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Home My WebLink AboutPSD-027-07 CWilJglon REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, March 5, 2007 Report #: PSD-027 -07 File #: COPA 2006-0006 and ZBA 2006-0035 By-Iaw#: GPA ~ ((;5'07. Subject: REZONING AND OFFICIAL PLAN AMENDMENT TO PERMIT A CHANGE IN USE FROM A SINGLE-DETACHED DWELLING TO A PROFESSIONAL OFFICE APPLICANT: SUSAN WOODLEY RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-027 -07 be received; 2. THAT the application to amend the Official Plan and Zoning By-law submitted by Susan Woodley be referred back to staff; and, 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: ,G /'-' /' .' Reviewed bY:~~ }..; ranklin Wu ~ (J Chief Administrative Officer avi . Crome, M.C.I.P., R.P.P. Director, Planning Services GF ICOS/DJC/df February 23, 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-027-07 PAGE 2 1.0 APPLICATION 1 .1 Applicant: Susan Woodley 1.2 Owner: Janice Seto 1.3 Proposal: The Applicant proposes a rezoning from "Urban Residential Type One (R 1-12)" to a zone appropriate for the proposed use as a professional office. In addition, an Official Plan Amendment is proposed that would change the land use designation from "Community Facility" to "Mixed Use" within the Bowmanville East Town Centre Secondary Plan. 1.4 Area: Downtown Bowmanville 1 .5 Location: 55 Temperance Street, Bowmanville, Lot 12, Concession 1, Part Lots 157 and 158, Plan Grant, Block Q, now RP10R2217, Part I. 2.0 BACKGROUND 2.1 On December 22"d, 2006, Susan Woodley submitted applications for an Official Plan Amendment, Zoning By-Law Amendment and Site Plan Approval for the lands located at 55 Temperance Street in Downtown Bowmanville. 2.2 The Applicant has submitted a Planning Rationale Report, completed by their Consultant, which outlines the need for these applications. Staff has reviewed this Report in detail and incorporated all relevant information from the Rationale Report into this Public Meeting Report to Council. The Rationale Report is available at the Planning Services Department counter should anyone wish to view it. 3.0 SITE CHARACTERISTICS AND SURROUNDING AREAS 3.1 Site Characteristics Located at 55 Temperance Street in Downtown Bowmanville, the subject property currently has one vacant single-detached residential dwelling with an existing small shed located in the rear yard. The Applicant is proposing the single-detached dwelling be converted to a professional office use (see Figure 1.0 on following page). An existing shed and several trees are located in the rear yard and the Applicant has informed Staff that it is their intention to remove the trees and shed to allow for the accommodation of parking for a professional office on the property (see Figure 2.0 on following page). Additionally, the Applicant has notified Staff that the exterior facades of the building are to be maintained in their entirety. REPORT NO.: PSD-027-07 PAGE 3 Figure 1.0 - Existing building Figure 2.0 - Rear yard with shed and trees 3.2 Surroundina Uses North - East - South - West - Urban Residential, Senior Condominium Building Municipal Parking Lot, Old Fire Hall Building and Water Tower Downtown Mixed Use, Directly south is a Church and Post Office Chiropractic Clinic, Bowmanville Museum, Hardware Store REPORT NO.: PSD-027-07 PAGE 4 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement The accommodation of a range and mix of residential and employment land uses are to be encouraged. Other properties in the immediate area have already undergone conversions such as that being proposed by the Applicant. This particular conversion would be desirable in achieving a good mix of residential and employment land uses in Downtown Bowmanville. Further, the conversion of the single-detached residential dwelling to a professional office would be a cost-effective method of minimizing land consumption and servicing costs as the building is already constructed and will fully utilize existing municipal services. The Applicant's proposal represents a unique opportunity to ensure the protection of significant built heritage in Downtown Bowmanville and should be viewed as being in conformity with the intentions of the Provincial Policy Statement. 4.2 Provincial Growth Plan Employment growth is to be accommodated by directing a significant portion of new growth to built-up areas of the community. The existing single-detached residential dwelling is not being used as such and a conversion to a professional office would be seen as accommodating new employment growth in the existing built-up area of Bowmanville. The Growth Plan encourages good access to transit systems, as well as ensuring a mix of uses and the creation of a pedestrian-friendly urban environment. The proximity of the new professional office to the existing Highway #2 regional transportation corridor provides convenient access to Durham Region Transit and GO Bus Services. The existing building is within walking distance of many homes, has existing sidewalks installed and the parking for the new professional office would be accommodated in the rear yard without taking away from the pedestrian environment. In summary, the Growth Plan encourages cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, as well as easy access to local stores and services. The Applicant's proposal for a change in use conforms to the intentions of the Growth Plan. 5.0 OFFICIAL PLAN 5.1 Durham Reaional Official Plan The Durham Regional Official Plan designates the property as a "Regional Centre." These areas are intended to contain the main concentrations of urban activities within the area municipalities, including the professional office use that is being proposed by the Applicant. REPORT NO.: PSD-027-07 PAGE 5 The Applicant's proposal for accommodating a professional office within the existing building is considered to be in conformity with the Durham Regional Official Plan. The Region has confirmed this in their comments to the Department. 5.2 ClarinQton Official Plan The Clarington Official Plan currently designates the property as "Main Central Area" and more specifically as "Community Facility" in the Bowmanville East Town Centre Secondary Plan. This designation permits a range of community-based uses such as libraries, cultural facilities, day cares, and schools, but the "Community Facility" designation within the Bowmanville East Town Centre Secondary Plan does not permit a professional office. As a result, the Applicant has proposed that the "Community Facility" designation be changed to "Mixed Use" which would accommodate the professional office use. The requested "Mixed Use" land use designation within the Bowmanville East Town Centre Secondary Plan would allow for the conversion of the existing single-detached residential dwelling. The Applicant intends on maintaining the existing fayade of the building and ensures that any alterations will complement the historic character of the Bowmanville East Town Centre. 6.0 ZONING BY-LAW 6.1 The property is currently located within the "Urban Residential Type One Exception (R1- 12)" Zone and as such a professional office is not a permitted use. The Applicant has requested that the property be zoned appropriately for the professional office use which is being proposed. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Notice was given to the public by mail to each landowner within 120 metres of the subject property and a public notice sign was installed by the Applicant on the Temperance Street frontage for a period of one month prior to the scheduled public meeting on March 5, 2007. 7.2 At the time of writing this report, Staff has not received any objections in regard to the proposed conversion from a single-detached residential dwelling to a professional office. REPORT NO.: PSD-027-07 PAGE 6 8.0 AGENCY COMMENTS 8.1 The applications and associated materials were circulated to a number of agencies for comment. Clarington Emergency Services and Veridian Corporation had no objections to the proposal. At the time of writing this Report a number of circulated agencies had not responded with comments regarding the Applicant's proposal. 8.2 The Building Division will require a "Change of Use" permit or a "Building" permit to convert the existing single family dwelling to a professional office. This may also involve the Applicant having to pay Municipal, Regional and the two school board development charges prior to the issuance of the building permit. This determination is made by the Building Division on receipt of the building permit application and required accompanying detailed plan drawings. 8.3 The Clarington Heritage Committee has commented that the structure is identified as a Secondary property in the Municipality's heritage resource inventory. The Clarington Official Plan policies regarding any changes to the exterior of the building do apply, however; the Committee notes that no changes are being proposed by the Applicant. 8.4 The Clarington Accessibility Advisory Committee has requested that the Applicant explore the possibility of installing an access ramp to complement the required disabled parking space on the property once the change in use to a professional office takes place. 8.5 Durham Region Works Department commented that Regional Development Charges will be applicable to the subject development for any proposed additions to the existing structure and due prior to issuance of a building permit by the local municipality. In addition, should the Applicant require additional or larger municipal water and sewer services, a detailed site-servicing drawing must be submitted to the Region for their review and approval. 8.6 Durham Planning Department has screened the applications against all relevant Provincial Plans and responsibilities and is satisfied that no Provincial interests are being compromised as a result of this application. The application is exempt from Regional approval. If a decision is made and a Clarington Official Plan Amendment is adopted it will be forwarded as required to the Region. 9.0 STAFF COMMENTS 9.1 Staff has noted that the Applicant's proposal will require the removal of several trees and an existing shed. The Applicant has agreed to replace these trees and will address this through the site plan process. 9.2 Staff has expressed concern that the small lot size might in the future threaten the ability of the lot to adequately provide parking and landscaping should the professional office use or the building it occupies be expanded. REPORT NO.: PSD-027-07 PAGE 7 10.0 CONCLUSION 10.1 Based on the comments in this report, it is respectfully recommended that the proposed Official Plan amendment and rezoning applications submitted by Susan Woodley be referred back to staff for further consideration of outstanding comments and resolution of any issues. Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Official Plan Amendment List of interested parties to be advised of Council's decision: Susan Woodley & I 9.((} # ~-r/ oS /' /~i:' C-SV-1>c.y ~ ~ -1-'''''/, c,yUli'c .~~ '0 ly S'h ~'f" ~~~7" ZBA 2006-0035 Zoning By-law Amendment COP A 2006-0006 Clatington Official Plan Amendment SPA 2006-0045 Site Plan Amendment c} :::0 CD "0 o ::+ '"'O~ enll) 00 ';::r ~3 ,"""CD I ::l 0_ '"""...... 4 Owner: Janice Seto Attachment 2 To Report PSD-027-07 AMENDMENT t-JO...-- TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this amendment to the Bowmanville East Main Central Area Secondary Plan, within the Clarington Official Plan, is to redesignate the property at 55 Temperance Street, Bowmanville from "Community Facility" to "Mixed Use Area", to permit Mixed Use Area uses including a professional office use. LOCATION: Tho 5' 'bii""....t s'lte ,'s lrocatod en thi:i Q!I:Icf Sirii:i of Tomporan~o ~troot Iv IIwI 'JCV ...,..... .,........ y...,....,1Iro .-....... ~_. - .,-- -.. -- I north of Church Street, on the property municipally known as 55 Temperance Street, Bowmanville within Part 1 t Plan 1 OR 2217, Municipality of Clarington. BASIS: This amendment is based on the resolution of the.General Purpose and Administration Committee on with respect to Official Plan Amendment Application ACTUAL AM ENDI\JIENT: The Municipality of Clarington Official Plan is hereby amended by amending Map A, Land Use Downtown, Bowmanville East Main Central Area Secondary Plan, as indicated on Exhibit "1 ~, attached to this amendment. IMPLEMI:NTATION: The provisions set forth in the Municipality of Clarington Official Plan. as amended regarding implementation of the Plan shall apply to this Amendment. INTERPFtETATION: The provisions set forth in the Municipality of Clarington Official Plan, as amended, regarding the interpretation of the Plan shall apply to this Amendment. ~: I l ~ _J ~ ~ ~; ~ ~ ~ <I" W 3 ~ IJ,~ 0: ::J '" n:: ~: <C '"' .o::z ,~ .W -' <€ Ii I ~a;!;:; ~ -. fI) :<2: ::l @b @ ~as~ ffi =) ~~ Q I j ~~~ ~ ~; W g~@ ~ d~ ....2! (J ~ ~~ ::: ... 8'oo]1(T.l -= 3nN3^,' 3>l1lllS ~I/ 1 ( I ) nun O~A31noa .QNO~ 1l4n n r [3 (3 L5 ~ ~; ~ %~ !; ,~o 3 "6n t; :::; ~w ~ ;:e S:b ~ 8 rsg: : IIII oiS . 15 !;;~ II ~ ~-' <l; z~ W:$ ~ IZ:C) ~i:3 ~ffi ;:l ~;;l; w c c w:E gj5 llJ _.::f ~ ~8 ~ OlD 0:: ~ I 1~1I11 I ... .. .. '11~ (1(100 .. .. . .\.," oa I E D ~ 0 0 - ~ --~~ I: o III EXHIBIT "1" AMENDMENT No._ TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN MAP A, lAND USE DOWNTOWN, BOWMANVILLE EAST MAIN CENTRAL AREA SECONDAIRY PLAN