RECOMMENDATION:
THAT the Record of Public Meeting held on
January 20, 2004, regarding the proposed zoning by-law amendment application
(ZA 03 117946) submitted by Danvest Wismer Inv. Ltd./Dovcom Realty
Inc. to reduce the minimum width of unenclosed
parking spaces for Blocks 67 to 72, Plan 65M-3613, be received;
AND THAT the application (ZA 03 117946) to amend
zoning by-law 177-96, submitted by Danvest Wismer Inv. Ltd./Dovcom Realty
Inc. be approved and the implementing by-law, set out in Appendix ‘A’ to this
report, be enacted.
PURPOSE:
The
purpose of this report is to recommend approval of a zoning by-law amendment to
permit the reduction of the minimum width of unenclosed parking spaces for 40
townhouse units within the Wismer Commons Community.
BACKGROUND:
Property and Area
Context
The subject lands comprise 3 townhouse blocks on the east side of Roy Rainey
Avenue and 3 townhouse blocks on the east side of Omega Street within the Wismer
Commons Community (see Figure 1). The
lands comprise Blocks 67 – 72 on registered plan of subdivision 65M-3613.
To the north across Castlemore Avenue are vacant lands subject to
a proposed residential plan of subdivision 19TM-02009 (Phase 2) that is
awaiting assignment of water allocation. To the east is a future community
park. To the south are
vacant townhouse blocks and to the west single detached lots which are
also within registered plan subdivision 65M-3613.
Proposal
The applicant is requesting a by-law amendment to reduce
the minimum width of unenclosed parking spaces from 2.75 m to 2.68 m for the
subject townhouse blocks. This is a
reduction of 7 cm or 3 inches.
OPTIONS/DISCUSSION:
The dimensions of parking spaces is
regulated by Parking Standards By-law 28-97
The following are the minimum dimensions for
parking spaces:
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Minimum width
(metres)
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Minimum length
(metres)
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|
Parking space in an enclosed garage
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2.6
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5.8
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Unenclosed parking spaces
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2.75
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5.8
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Public meeting
A statutory public meeting was held on January 20, 2004, to consider the proposed reduction in parking pad width. There
were no comments from members of the public or written submissions received.
Concerns and issues identified in the
preliminary staff report have been addressed.
In the preliminary staff report on this proposal, considered by
Development Services Committee on December
9, 2003, staff requested that the applicant provide a
rationale outlining how the reduced parking space width of 2.68 metres can
satisfactorily accommodate the entry and exit of a range of sizes of passenger
vehicles. The rationale was also to comment on the impact of the encroachment
of downspouts and other architectural features into the parking spaces.
The concerns/issues identified in the
preliminary staff report have been addressed to the satisfaction of staff, as
follows:
Entry and exit from passenger vehicles
The two required parking spaces for each
proposed townhouse unit will comprise a single car garage and an unenclosed
parking space beside the garage.
The dimensions of the parking spaces within
the garages will comply with the requirements of the by-law.
As shown on Figure 4, the unenclosed parking
spaces will be in one of two configurations:
- Most will be
paired with the unenclosed parking space on the adjoining lot. In this configuration, car doors can be
opened partially into the adjoining parking space.
- The remainder
will be located beside the garage on the adjoining lot, which is required
by the zoning by-law to be set back 0.3 metres from the lot line. In this configuration car doors can be
opened into the side yard of the adjoining garage.
Staff are satisfied that in these specific configurations the available width will
be sufficient to satisfactorily accommodate the entry and exit of a
range of sizes of passenger vehicles.
Staff will ensure, through the site plan approval process, that reduced
width parking spaces will be permitted
only in these configurations. Also through the review of site plans, staff will
ensure that, where parking pads are paired, fences are not constructed between
them.
Encroachment
of downspouts, architectural features and fences
The proposed
townhouses are subject to site plan approval.
Staff will ensure through this process that there are no encroachments
of downspouts, architectural features or fences into the unenclosed parking
spaces.
Staff support
for requested reduction based on specific development proposal
In supporting this
application, staff is not necessarily in support of future reductions in
parking space pad widths. The merits of individual proposals need to be
considered in assessing future similar applications.
FINANCIAL CONSIDERATIONS:
No
financial implications at this time.
ENVIRONMENTAL CONSIDERATIONS:
There are no
environmental considerations.
BUSINESS UNITS CONSULTED AND AFFECTED:
The requirements of other Town
Departments and external agencies have been incorporated into the recommended
zoning by-law amendment.
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|
|
|
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Valerie Shuttleworth,
M.C.I.P., R.P.P.
Director of Planning & Urban Design
|
|
Jim
Baird, M.C.I.P., R.P.P.
Commissioner of Development Services
|
ATTACHMENTS:
Figure 1 – Location Map
Figure 2 – Area Context/Zoning
Figure 3 – Aerial Photo
Figure 4 – Site Plan of Proposed Townhomes
Appendix A – Draft Zoning By-law Amendment
APPLICANT/AGENT:
Sandra Wiles
KLM Planning Partners Inc.
64 Jardin Drive Tel. 905.669.4055
Concord ON L4K 3P3 Fax 905.669.0097
Q:\Development\Planning\APPL\ZONING\03 117946
DanvestWismerInvLtdDovcomRealtyInc(67-72 65M-3613)\recommendation report.doc
