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HomeMy WebLinkAboutPSD-009-07 Cl€J!illgtDn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Report #: PSD-009-07 File #: ZBA 2006-0024 GP /~ ~ 03 1- 0"7 . By-law #: Date: Monday, January 22,2007 Subject: REZONING TO PERMIT AN ADDITION TO A PLACE OF WORSHIP APPLICANT: HOPE FELLOWSHIP CHRISTIAN REFORMED CHURCH RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-009-07 be received; 2. THAT provided that there are no major issues raised at the Public Meeting the rezoning application submitted by Glenn Reinders on behalf of Hope Fellowship Christian Reformed Church be APPROVED and that the attached Zoning By-law Amendment be PASSED by Council; and 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. u~~ Submitted by: Reviewed by: Davi . Crome, M.C.I.P., R.P.P. Franklin Wu, Direc or of Planning Services Chief Administrative Officer BH/CP/DJC/df/jd 15 January 2007 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-009-07 PAGE 2 1.0 1.1 APPLICATION DETAILS Owner: Hope Fellowship Christian Reformed Church 1.2 Agent: Glenn Reinders 1.3 Rezoning: from "Agricultural Exception (A-73)" and "Agricultural (A)" to rezone the lands south of the existing church to permit the expansion of a place of worship. 1.4 Location: Part of Lot 30, Concession 1, former Township of Darlington - 1685 Bloor Street. 2.0 BACKGROUND 2.1 On September 11, 2006, Hope Fellowship Christian Reformed Church submitted an application to rezone the lands south of the existing church to permit the expansion of a place of worship. A site plan application was submitted simultaneously as the rezoning application to facilitate the construction of a 1608.7 square metre addition. 2.2 The existing building was originally built in 1959 as a public elementary school but sold to Hope Fellowship Christian Reformed Church in 2003. On September 13, 2003 Council approved By-law 2003-113 to permit the existing building to be used as a place of worship. 2.3 The existing building is currently used for meeting rooms throughout the week. The addition would include a sanctuary for weekly worship services. 2.4 Since the initial conversion of the school, the Church has acquired additional lands to provide for an expanded church facility. 3.0 PUBLIC NOTICE AND SUBMISSIONS 3.1 Public notice was given by mail to each landowner within 120 metres of the subject property and a public notice sign was installed on the Bloor Street frontage. 3.2 As of the writing of the report, staff received one telephone inquiry requesting additional information and clarification of the application. REPORT NO.: PSD-009-07 PAGE 3 4.0 LAND CHARACTERISTICS AND SURROUNDING AREAS 4.1 The property is occupied by a 647.51 m2 (6970 sq ft), five classroom, single floor former school building. As municipal water and sewers do not service the area, the school is serviced by a private well and septic system located on the property. A storage container is located on the east side of the property for temporary storage. 4.2 Surrounding Uses: West - North - East - South - Agricultural Agricultural Agricultural Agricultural 4.3 To the north-east of the property is the Courtice Flea Market. 4.4 Along the east and west property boundary of the existing school are poorly maintained hedge rows. 4.5 No livestock facilities are located within 300 metres of the proposed expansion. 5.0 AGENCY COMMENTS 5.1 In consideration of the nature of the application, the application was circulated to a limited number of agencies. 5.2 Clarington Building Department, Regional Planning, and Hydro One had no obiection to the proposed zoning amendment, however, they have provided comments through the circulation that will be applied during the site plan approval process. 5.3 Clarington Engineering have no objection to the rezoning application. They identified a number of issues that must be dealt with prior to site plan approval. One such issue is the location of the east-west collector road at the south limits of this property. 5.4 Regional Works Department also had no obiection to the proposed zoning amendment but specified that an 8 metre widening of the Bloor Street right-of- way is required. Furthermore, they require the grading be revised so that stormwater run-off goes to the south of the site. 5.5 The Regional Health Department has no obiection to the proposed amendment but has indicated that an evaluation of the existing tile bed is required for stress and sewage flow rates prior to approval of the site plan application. REPORT NO.: PSD-009-07 PAGE 4 5.6 Central Lake Ontario Conservation has a number of concerns with the Stormwater Management Report. Although numerous, their concerns should not affect the feasibility of the project. Therefore, Central Lake Ontario Conservation CLOC offers no objections to the rezoning application. Stormwater Management issues will be resolved through the site plan process. 6.0 PROVINCIAL POLICY 6.1 Provincial Policy Statement The Planning Act requires that decisions affecting planning matters "shall be consistent with" the Provincial Policy Statement. The Provincial Policy Statement states that Settlement Areas shall be the focus of growth. The application conforms. 6.2 Provincial Growth Plan The proposed does not conflict with the Provincial Growth Plan. 7.0 OFFICIAL PLAN CONFORMITY 7.1 The Durham Region Official Plan designates the property "Employment Area" within the urban boundary of Courtice. This proposal is an expansion of a legally existing use, and therefore conforms to the Regional Plan. 7.2 The Clarington Official Plan designates the subject property "Light Industrial Area". The predominant use of land in the Light Industrial Areas "shall be manufacturing, assembling, processing, fabricating, repairing, research and development and warehousing." However, the plan provides for consideration of the continuation, expansion or enlargement of a non-conforming use, or the variations to similar uses. The application will be reviewed under these policies. 7.3 The church property fronts onto Bloor Street. This section of Bloor Street is a Regional Type 'A' Arterial road. Type 'A' Arterials are to be designed to efficiently move large volumes of traffic at an operating speed of 70 km/hr in Urban Areas. With a right-of-way width of 36 to 50 metres, access in an urban area is to be limited to every 200 metres on the road. 7.4 The Clarington Official Plan designates the area north of the subject property, north of Bloor Street, as "Future Urban Residential". These areas shall only be used for existing uses or for agricultural purposes until additional residential lands are required. REPORT NO.: PSD-009-07 PAGE 5 8.0 ZONING BY-LAW CONFORMITY 8.1 The location of the existing church is zoned Agricultural Exception (A-73) which permits a place of worship and ancillary uses. Lands necessary to accommodate the church expansion are zoned Agricultural (A). Only places of worship which existed prior to the date of passing of the by-law (September 10, 1984) are permitted, hence the necessity for the rezoning application. 9.0 51 AFF COMMENTS 9.1 Hope Fellowship is proposing to triple the size of the existing 693 m2 building to 2,301.9 m2. In addition to the expanded building the proposal will provide enhanced parking, landscaping and on-site stormwater management. A future reserve septic bed and future soccer field are located south of the parking lot. 9.2 The site of the proposal is on the northern limit of the "Light Industrial Area" within the Courtice urban area. The site is approximately 1 km away from the existing built up residential area in Courtice. Across the street are residentially designated lands, expected to develop once full municipal services become available. 9.3 The Clarington Official Plan encourages places of worship to locate in urban areas in close proximity to centres of activity to enable easy access by the majority of the population. The expansion of the place of worship would provide a service to the existing and future residents of Courtice and make use of existing infrastructure. The subject site is close to transportation links and more important, in close proximity to future neighbourhoods. 9.4 The Clarington Official Plan provides for a future collector road to extend east- west in an area near the south end of the site. The woodlot on the adjoining property would lead to an alignment that would require the road to be located on the subject property. This will allow for the future development of the other lands owned by the church to the east. It is recommended that the southerly 45 metres of the subject property remain in the 'A' zone, with the precise collector road alignment to be determined by future studies. The site plan agreement would provide for transfers to dedicate to the Municipality at a nominal cost and address the issue of road construction costs. 9.5 The expansion of the existing church should not hinder future development of the "light industrial" lands. It is staffs opinion that the continuation and enlargement of the non-conforming place of worship is desirable and consistent with the policies of the Official Plan provided that the future road alignment is secured. 9.6 The existing church is serviced by private well and septic system. Urban services are not currently available to the site. As part of the site plan REPORT NO.: PSD-009-07 PAGE 6 agreement, the applicant will be required to connect to municipal services once they are extended to the subject site. 9.7 The majority of comments received from the commenting agencies were items that will be implemented through the site plan approval process. 9.8 The church property fronts onto Bloor Street which is a Regional Type 'A' Arterial Road. Through the site plan process the applicant will be required to dedicate an 8 metre widening to Durham Region. Access onto a Type 'A' Arterial Road should generally be limited to existing access points. 9.9 Staff has not received any objections from the circulated agencies or abutting property owners. Subject to comments at the public meeting, staff would have no objections to the approval of the application as filed. 1 0.0 RECOMMENDATIONS 10.1 Based on the comments in this report, it is respectfully recommended that unless significant issues are raised at the public meeting the rezoning application submitted by Hope Fellowship Christian Reformed Church be APPROVED and that the attached Zoning By-law be forwarded for adoption by Council. Attachments: Attachment 1 - Key Map Attachment 2 - Collector Road Context Map Attachment 3 - By-law List of interested parties to be advised of Council's decision: Hope Fellowship Christian Reformed Church Glenn Reinders Property Location Map ( Courtice ) J ~I~ I , ~ CI <( 0 c:: c:: - -, en ....I ....I ::::> c:: I- jl ~ w (,) i= c:: ::::> 0 (,) .. Lands to be Rezoned WJ Subject Site ZBA 2006-0024 ZONING BY-LAW AMENDMENT Owner: Hope Fellowship Christian Reformed Chuch -i o :::0 CD "0 o ~ "'U~ (J)- o~ I :=T 03 OCD <p:J 0- -oJ ........ Attachment 2 To Report PSD-009-07 wJs s BLOOR STREE SUBJECT PROPERTY o <( o e::: o <( o e::: CJ) ....J ....J ::> e::: I- UJ U l- e::: ::> o u (As Id ntified on the Natural eatures Map C1 of the Official Plan Collector Road Context Map THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2007- being a by-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the former Town of Newcastle in accordance with application ZBA 2006-0024 to permit the expansion of a place of worship; NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule "1" to By-law 84-63 as amended, is hereby further amended by changing the zone designation from: "Agricultural (A)", to "Agricultural Exception (A-73) Zone" as illustrated on the attached Schedule "A" hereto. 2. Attachment "A" attached hereto shall form part of this By-law. 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 2007 BY-LAW read a second time this day of 2007 BY-LAW read a third time and finally passed this day of Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk Attachment 3 To Report PSD-009-07 2007