Economic Development & Planning Committee

PUBLIC MEETING AGENDA

Economic Development & Planning Committee February 1, 2011  - 6:00 p.m. City Hall - Council Chambers 

Committee Members Councillor M. Kalivas Chair Councillor J. Baker Councillor D. Beatty Councillor J. Earle Mayor D.L. Henderson, Ex-Officio

  Areas of Responsibility Economic Development Planning DBIA Heritage Brockville

  Museum Board Library Board Brockville Arts Centre Chamber of Commerce Tourism

Page

Item1. 2011-004-02

Proposed Zoning By-Law Amendment 31 Pearl Street West, Brockville

2. 2011-005-02 Proposed Amendment to the Official Plan Zoning By-Law 194-94 and Downtown Community Improvement Plan 137 George Street, Brockville Owners:  St. Lawrence Parish of the Anglican Diocese of Ontario

3-9

11-23

Page 1 of 23

Page 2 of 23

I7Jan2OI I

REPORT TO ECONOMIC DEVELOPMENT PLANNING COMMITTEE — PUBLICMEETING-I FEBRUARY 2011

2011 00402PROPOSED ZONING BY-LAW AMENDMENT M. PASCOE MERKLEY31 PEARL STREET WEST, BROCKVILLE DIRECTOR OF PLANNINGOWNER: DEAN AND JULIE LEEDER A. MCGINNISFILE NO.: D14-130 PLANNER II

RECOMMENDED

THAT Report 2011-004-02 be received as information and that a report on this matterbe prepared by staff for consideration of the Economic Development PlanningCommittee at a future meeting.

PURPOSE

Dean and Julie Leeder, owners of the property described as Lot 18, Block 32, Plan 67,City of Brockville, County of Leeds, municipal address 31 Pearl Street West, havesubmitted an application for amendment to City of Brockville Zoning By-law 194-94which would recognize the addition of one (1) residential unit within the existing triplexdwelling.

The fourth residential unit has been created by the owners without obtaining therequired permission or building permits. The owners are requesting a change in zoningfrom an R4-General Residential Zone to an R7-Multiple Residential Site Specific Zoneto legalize the addition of the fourth unit. The site specific elements of the proposedzone would include an increase in permitted density, and recognize existing lot area, lotfrontage, and all existing setbacks through the proposed site specific zone.

A site plan sketch indicating the location of the existing building on the subject propertyis attached to this report as Schedule “A”.

ANALYSIS

31 Pearl Street West is located on the south side of Pearl Street West, being thesecond property east of William Street. The first, second and third floors of the buildingare currently occupied by dwelling units. The basement level of the first floor unit hasbeen converted to a fourth dwelling unit.

Zoning and Official Plan Information:

Official Plan Designation: Residential (no change requested)Designation in Proposed Neighbourhood AreaOfficial Plan:

Page 3 of 23

Report 2011-004-02 Page 2Proposed Zoning By-law Amendment31 Pearl St. West, BrockvilleOwner: Dean and Julie LeederFile No.: D14-145

Existing Zoning: R4-General Residential Zone

Proposed Zoning: R7-Multiple Residential Site Specific Zone to allow forthe increase in density (fourth unit), and recognition ofexisting lot area, frontage and setbacks.

Site Characteristics:

Total Area: 371.6 m2 (4,100 sq.ft.)Frontage (Pearl Street West): 12.19 m (40 ft.)Average Depth: 30.48 m (100.0 ft.)

The site is occupied by an existing residential dwelling with attached porches, decks,and a garage in the rear yard. Two (2) parking spaces are provided in the garage withroom in the rear yard for an additional two (2) parking spaces for a total of four (4)spaces. Should the addition of the fourth unit in the existing building be approvedthrough the rezoning, the owners are required to provide five (5) parking spaces. ThePlanning Department has been advised that additional parking can be provided in a newdriveway that has been approved for the front yard with access off of Pearl Street West.The required curb depression for this driveway has already been put in place. Theowners have advised that they will be installing the driveway in the approved locationwhich will provide the additional required parking space.

Surrounding Land Uses:

The lands to the north (opposite side of Pearl Street West) are zoned C2-GeneralCommercial Zone and are occupied by the Pharma Plus Drug Store.

The lands immediately to the east of the subject lands are zoned R4-GeneralResidential Zone and are vacant. Additional lands to the east are zoned R4-GeneralResidential Zone and are occupied by older residential dwellings.

The lands immediately to the south of the subject lands are zoned R4-GeneralResidential Zone and are occupied by a single family detached dwelling. Additionallands to the south are zoned R4-General Residential Zone and are occupied by olderresidential dwellings.

The lands immediately to the west of the subject lands are zoned R7-X2-1 MultipleResidential Site Specific Zone and are occupied by a detached residential building withfour (4) units. Additional lands to the west (west side of William Street) are zoned R4-General Residential Zone and are occupied by older residential dwellings.

Page 4 of 23

Report 2011-004-02 Page 3Proposed Zoning By-law Amendment31 Pearl St. West, BrockvilleOwner: Dean and Julie LeederFile No.: D14-145

Comments Received Schedule “B”:

1. Brent Caskenette, Chief Building Official - City of Brockville (memo dated January 10,2011 attached)

No concerns provided the necessary building permits for the creation of thefourth unit are obtained.

2. Douglas Smith, 49 Pearl Street West, Brockville (letter received January 19, 2011)

Mr. Smith raised his strong object with respect to approval for the construction ofthe proposed driveway exiting directly onto Pearl Street. The location of thedriveway would be only one narrow lot away from the intersection of Pearl andWilliam Streets which is one of the busiest intersections in the City, particularlywith a heavy flow of vehicles turning from William Street onto Pearl Street West.

3. Conal Cosgrove, Director of Operations - No comments.

4. Eric Jones, Engineering Supervisor - Environmental Services Department

Creation of an additional unit in the basement for a total of four (4) units shouldbe considered if parking is adequate on-site as there is no on street parking onPearl Street.

Potential Issues for Discussion:

1. Appropriateness of proposed amendment and increased density.2. Parking - creation of the additional required parking space.

POLICY IMPLICATIONS

The contents of this report are provided for information purposes for the Public Meeting.Following the Public Meeting, Planning Department Staff will prepare a report forconsideration of the Economic Development Planning Committee which will includereview and consideration of policies that are relevant to the proposed amendment.

CONCLUSION

The Staff Report on these matters, including a detailed analysis of the proposedamendment, review and consideration of the issues raised at the public meeting and arecommendation from Planning Staff, will be prepared for consideration of the EconomicDevelopment Planning Committee at a future meeting.

Page 5 of 23

Report 2011-004-02Proposed Zoning By-law Amendment31 Pearl St. West, BrockvilleOwner: Dean and Julie LeederFile No.: D14-145

M. Maureen PascoeDirector of Planning

Planner II

z

//

7

Bob CasselmanCity Manager

Page 4

Page 6 of 23

SCHEDULE “A” - Report 2011-004-02P,41L. 3TE7-

4o ‘rr

Page 7 of 23

SCHEDULE “B” - Report 2011-004-02

BROCKVILLECrTYOFThEI000ISLANDS CITY OF BROCKVILLE

PLANNING DEPARTMENT - BUILDING SERVICES DIVISION

INTEROFFICE MEMORANDUM

TO: LORRAINE BAGNELL - ADMINISTRATIVE COORDINATOR

COPY:

FROM: BRENT CASKENETTE - CHIEF BUILDING OFFICIAL

SUBJECT: ZONING BY-LAW AMENDMENT — FILE D14-145

31 PEARL STREET WEST

DATE: MONDAY, JANUARY 10, 2011

Lorraine:

Our review of the Zoning By-law Amendment notice for the above noted subject sitedevelopment has been completed and at this time would advise that we have noconcerns, provided that the applicant obtain the necessary permits for creation of theadditional unit.

The applicant should be made aware that a review of complete construction drawings atthe time of application for a building permit may reveal requirements of the OntarioBuilding Code, not evident as part of this notice, which may affect the site development.

Regards,

BRENT B. CASKENETTE - CHIEF BUILDING OFFICIAL

City of Brockville, One King Street West, P.O. Box 5000, Brockville, ON K6V 7A5

Tel. (613) 342-8772, ext. 441 - Fax (613) 498-2793 - Email: [email protected]

Page 8 of 23

SCHEDULE “B” - Report 2011-004-02

49 Pearl Street WestBrockville, Ontario KÔV 4B7January 17, 2011

Director of PlanningPlanning DepartmentCity HallI King Street WestP0 Box 5000Brockville, Ontario K6V 7A5

Re: 31 Pearl Street West, City of Brockville — File No. D14- 145

Dear Sir or Madame,

With regard to the proposal to vary the zoning for this property, I wish to object stronglyto the any approval being given which would allow construction of the proposeddriveway (shown in the plan of the property) exiting directly onto Pearl Street to bepermitted. This driveway would be only one narrow lot away from the intersection ofPearl and William Streets, which is one of the busiest intersections in the city and theflow is particularly heavy of vehicles turning from William onto Pearl Street West.Given the narrow width of this proposed driveway, cars would either have to back in orout which would be a dangerous for motorists on Pearl Street.

As there is already asphalt parking for four vehicles at the rear of the building which hasa much safer and existing exit onto William Street and, as the building will continue tohave four residential units if the variance in zoning is permitted, I see no need for theproposed new driveway onto Pearl Street.

Thanking you for your consideration, please provide me with a copy of the decision ofthe Economic Development Planning Committee.

Yours truly,

-

7,7

Douglas N W smith

Page 9 of 23

Page 10 of 23

l7Jan2Ol I

REPORT TO ECONOMIC DEVELOPMENT PLANNING COMMITTEE — PUBLICMEETING—I FEBRUARY 2011

2011 00502PROPOSED AMENDMENTS TO THE OFFICIAL PLAN, M. PASCOE MERKLEYZONING BY-LAW 194-94, AND DOWNTOWN CIP DIRECTOR OF PLANNING137 GEORGE STREET, BROCKVILLEOWNER: ST. LAWRENCE PARISH OF THE

ANGLICAN DIOCESE OF ONTARIOFILE NO.: DI4-146, 266-89

RECOMMENDED

THAT Report 2011 005 02 be received as information and that a report on this matterbe prepared by staff for consideration of the Economic Development PlanningCommittee at a future meeting.

PURPOSE

RoIf Baumann, RGB Group, acting on behalf of St. Lawrence Parish of the AnglicanDiocese of Ontario, owner of lands described as Lots “A” and 23, Block 44, Plan 67,City of Brockville, County of Leeds, municipal address 137 George Street, hassubmitted applications for amendments to the Official Plan for the City of Brockville,Zoning By-law 194-94 and the Community Improvement Plan (CIP) for DowntownBrockville with respect to the subject lands.

The proposed amendments to the Official Plan and Zoning by-law 194-94 would, ifapproved, allow the subject lands to be developed for an eleven (11) storey residentialcondominium building with ninety-four (94) units (six of which propose to meet theCounty’s definition of affordable), two levels of structured parking (one of which is belowgrade), surface parking, and preservation of the Trinity Anglican Church building forpotential community benefit.

The proposed amendment to the Downtown CIP would expand the Priority Area Iboundary to include the subject lands, thus providing the opportunity for thisdevelopment to access additional incentive programs.

ANALYSIS

Schedule “B” to this report is a copy of a drawing package including the proposed siteplan of the project (which shows the location of the subject lands), parking plans,various elevations of the building, floor plans, street section, and schematic skyline.

Page 11 of 23

2011 00502 Page 2Proposed Amendments to the Official Plan, Zoning By-Law 194-94, andDowntown Community Improvement Plan137 George Street, BrockvilleOwner: St. Lawrence Parish of the Anglican Diocese Of OntarioFile Nos.: D14-146, 266-89

Official Plan, Zoning and CIP Downtown Information:

Official Plan Designation: Institutional

Proposed OP Designation: Commercial Downtown

New site specific policy to permit the development ofa mixed use project, including but not limited to, aresidential building up to eleven (II) stories in heightand containing not more than ninety-four (94) dwellingunits, and commercial and institutional use of theexisting former church building and grounds.

Existing Zoning: Ii General Institutional Zone

Proposed Zoning: R9 Multiple Residential Site Specific Zone

The proposed site specific zone would permit thedevelopment of a residential building (as notedpreviously) as well as establish provisions respectingexterior and interior side yard setbacks, buildingheight, density and parking.

Existing CIP Downtown: The Downtown Community Improvement Plan (CIP)has two priority areas being Priority Area 1 andPriority Area 2. The Tax Increment Equivalent forRehabilitation and Redevelopment (TIERR) GrantProgram is one of the programs under the DowntownCIP. The intent of the TIERR Grant program is toprovide a grant to owners of lands and buildings whoundertake improvements or redevelopment that wouldresult in increased assessment. The TIERR GrantProgram is however only eligible to those lands withinPriority Area 1. The subject lands are located inPriority Area 2 and therefore are not eligible for theTIERR Grant Program.

Proposed Amendment The proposed amendment to the Downtown CIPto the Downtown CIP: would adjust the Priority Area I boundary to include

the subject property which would then permit thedeveloper to benefit from the TIERR Grant Program.

Page 12 of 23

2011 00502 Page 3Proposed Amendments to the Official Plan, Zoning By-Law 194-94, andDowntown Community Improvement Plan137 George Street, BrockvilleOwner: St. Lawrence Parish of the Anglican Diocese Of OntarioFile Nos.: D14-146, 266-89

Site Characteristics:

Total Area: 0.35 Hectares (0.87 ac)Frontage (Clarissa St.): 30.48 rn (100.0 ft.)Frontage (George St.): 116.73 m (383.0 ft.)Frontage (Gilmour St.): 32.61 m (107.0 ft.)Average Depth: 113.23 m (371.48 ft.)

The subject property contains the Trinity Anglican Church building at the eastern side ofthe property which fronts on Clarissa Street. The two-storey stucco annex was addedto the back of the church building with a large gravel parking area behind the annex tothe west.

Surroundinc Land Uses:

North: The lands to the north (north side of George Street - immediately acrossfrom the subject lands) are zoned R4-General Residential Zone and areoccupied by older two storey single family and duplex dwellings.

East: The lands to the east (east side of Clarissa Street) are zoned R8-X1-1Multiple Residential Site Specific Zone and are occupied by a six (6)storey residential building (Marguerita Residence) with associated surfaceparking. Continuing on the east side of Clarissa Street, the lands are zoneC2D General Commercial Downtown Zone and are occupied by a singlefamily dwelling and the Ultramar Gas Bar and Mac’s convenience store.

South: The lands to the south are zoned C2D-X1-1 General CommercialDowntown Site Specific Zone and are occupied by the Leon’s Furnitureand Appliance Store with associated parking, and a chip wagon located inthe north east corner of the property.

West: The lands to the west (opposite side of Gilmour Street) is Rotary Parkwhich extends from Gilmour Street to Beecher Street, between GeorgeStreet to the north and Buell’s Creek to the south. Rotary Park consists ofan outdoor skating rink, basketball court, playground, open space andButlers Creek with a building fronting on Gilmour Street which is occupiedby the Brockville Gymnastic Academy.

Comments Received Schedule “D”:

1. Brent Caskenette, Chief Building Official (memo dated January 10, 2011)

No concerns with respect to the proposed development.

Page 13 of 23

2011 00502 Page 4Proposed Amendments to the Official Plan, Zoning By-Law 194-94, andDowntown Community Improvement Plan137 George Street, BrockvilleOwner: St. Lawrence Parish of the Anglican Diocese Of OntarioFile Nos.: D14-146, 266-89

“The applicant should be made aware that a review of completed constructiondrawings at the time of application for building permit may reveal requirements ofthe Ontario Building Code, not evident at this time that may affect the sitedevelopment.”

2. C. Cosgrove, Director of Operations

Comments pending.

3. P. Raabe, Director of Environmental Services

Comments pending.

Potential Issues for Discussion:

1. Appropriateness of proposed amendments to the Official Plan, Zoning By-lawand the Downtown Community Improvement Plan.

2. Appropriateness of increase in density, traffic and building height.3. Impact on neighbourhood.4. Reduction in parking requirement and location of parking in front yard.

POLICY IMPLICATIONS

The contents of this report are provided for information purposes for the Public Meeting.Following the Public Meeting, Planning Department Staff will prepare a report forconsideration of the Economic Development Planning Committee which will includereview and consideration of policies that are relevant to the proposed amendments.

CONCLUSION

The Staff Report on these matters, including a detailed analysis of the proposedamendments, review and consideration of the issues raised at the public meeting and arecommendation from Planning Staff, will be prepared for consideration of the EconomicDevelopment Planning Committee at a future meeting

M. Maureen Pascoe MerkJ Bob CasselmanDirector of Planning City Manager

Page 14 of 23

rnon

yC

ON

CB

TOC

RN

IUW

INC

3501

m2

1671

m2

(47%

)SI

TEA

REA

:LA

ND

SCA

PEA

REA

:

AM

ENIT

EA

RE

A.R

EQ

40:

ON

E8E

DU

NIT

SX

10r/

UN

ti=

40

0rn

54:

TWO

BED

UN

ITS

X2

0m

/UN

I1=

10

80

rr

TOTA

L14

80m

N

AA

4EN

rTY

AR

EAPR

OV

IDED

:B

ALC

ON

IES:

RO

OF

TO

P:LA

ND

SCA

PE:

INTE

RN

AL

CO

MM

ON

AREA

:(I

NEX

IST.

CH

UR

CH

)TO

TAL

ARE

A:

SETB

AC

KS

SHO

WN

:FR

ON

T:1

3.S

m±

IEX

T.SI

OE:

O.O

m±

ISI

DE:

O.O

rn±

REA

R:

UPP

ERCA

NA

DA

CO

ND

OS

-BR

OCK

VIL

LESE

TBA

CK

SA

ND

ARE

AS

-D

ECEM

BER

2010

o0

13

10

2020

30nN

1rN

NT

hE

RG

BG

RO

UP

[1

\6ndenherg

&W

ldeb

oer

8L

0R

EE

A8

TS

DIO

$F

OR

LIf

t

__

__

__

A2l.(-1f

EC

TN

S

Page 15 of 23

SUM

MER

SHA

DE

IMPA

CT

STU

DY

UPP

ERCA

NA

DA

CO

ND

OS

-BR

OCK

VIL

LESI

TEPl

AN

-D

ECEM

BER

2010l-tflA

L

c-c

-Q

14

IIT

’>1

4

V%

lZl&

lLk

I’M

l4o

N;0--

F-k

1t-

S2-

42

-rIA

iA

’>(!

-0

51

01

52

025

30,e

5es

APR

IL10

-N

OSH

AD

EFR

OjI

12;O

IJPM

-SU

ND

OW

NSE

PT01

-NO

SHA

DEF

l

TH

ER

GB

GR

OU

PV

ande

nber

g&

Wld

ehec

rA

LU

RE

EA

BU

IU)I

NC

F1R

I0E

E

______

‘0

I

Page 16 of 23

I

rt

uJ.-J.-J

LU

z

LU

2-J

0

U,

u_I

SCHEDULE “A” - Report 2011-005-02

H L

“3

T

LU.

I

Page 17 of 23

GR

OU

ND

FLO

OR

PLA

NPE

NTH

OU

SEPL

AN

UPP

ERCA

NA

DA

CO

ND

OS

-B

RO

CK

VIL

LE0

50

1523

25

TH

ER

GB

GR

OU

P2R

IEN

13tf

lI)I

N(2

5FO

RL

WE

F1M

Irg

FLO

OR

PLA

NS

DEC

EMB

ER20

10

Page 18 of 23

UPP

ERCA

NA

DA

CO

ND

OS

-BR

OCK

VIL

LER

OU

P‘V

nden

bcrg

&id

ebo

ert,

GR

INB

LD

ING

FO

R1

JF

E

__________

..

‘.-

S

Cl)

C) m C I m

3 1

TYPI

CAL

FLO

OR

PLA

N

TYPI

CAL

FLO

OR

PLA

NS

-D

ECEM

BER

2010

00

W5

2025

____

Page 19 of 23

-

SOU

THEL

EVAT

ION

Cl)

C.) z m C I m a

UPP

ER

CA

NA

DA

CO

ND

OS

-B

RO

CK

VIL

LE0

50

520

2030

-

Van

denb

erg

&W

ldeb

oer

HI

-‘-

S

1

r] r—

ii—

i

fl

4

ELEV

ATI

ON

-D

ECEM

BER

2010

Page 20 of 23

UPP

ER

CA

NA

DA

CO

ND

OS

-B

RO

CK

VIL

LE0

5¶0

520

25

TH

ER

GB

GR

OU

PV

mde

nber

g&

Wld

eboe

rflC

I

Cl)

C•) z m C I m

NO

RTH

ELEV

ATIO

N

30

ELEV

ATI

ON

-D

ECEM

BER

2010

Page 21 of 23

PROPERTYLINE

\\\PROPERTYLINE

\

\\

rn

0.

Q

z

0

C)m0

C)P1

(I)

-Q:-

>>

z.C)0

P1P1<<mmr

C-)P10

C)P1

(1)-1

to

007c

I

P1

0z

0

C)P10

C)P1

Cl)

LI

E4PROPERTYLINE

\

\

\

\

PROPERTYLINE—

o-oo-uozpodeN-31fl3H3SPage 22 of 23

UPP

ERCA

NA

DA

CO

ND

OS

-BR

OCK

VIL

LET

HE

RG

BG

RO

UP

Ym

denb

crg

&W

ldeb

oer

Rt;R

rJ:N

IuN

EoR

uE

SCH

EMA

TIC

SKY

LIN

E

SCH

EMA

TIC

SKY

LIN

E-D

ECEM

BER

2010

Page 23 of 23