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HomeMy WebLinkAboutPSD-033-10Clarington Leading the Way _ REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: March 8, 2010 Resolution #:QI~~-/'~S J © By-law #: NIA Report #: PSD-033-10 File #: ZBA 2009-0019 Subject: PROPOSED ZONING BY-LAW AMENDMENT TO ALLOW A MONTESSORI SCHOOL FOR CHILDREN AGES 1 TO 14 - 80 RHONDA BOULEVARD APPLICANT: WINTSER INVESTMENTS LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-033-10 be received; 2. THAT the application submitted by Wintser Investments Limited continue to be processed including the preparation of a further recommendation report; and 3. THAT all interested parties listed in Report PSD-033-10 and any delegations be advised of Council's decision. ~ i Submitted by: Reviewed by: a Lan a' FSCLA, MCIP Franklin Wu A ing Directo ,Planning Services Chief Administrative Officer MM/CP/df/av 2 March 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830 REPORT NO.: PSD-033-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: Wintser Investments Limited 1.2 Owner: Peterborough Victoria Northumberland Clarington District Catholic School Board 1.3 Proposal: To allow a Montessori School for children ages 1 to 14 at the former St. Stephens Catholic Elementary School 1.4 Area: 1.26 hectares 1.5 Location: 80 Rhonda Boulevard, Bowmanville 2.0 BACKGROUND 2.1 On January 29, 2010, Edgar Wilson on behalf of Wintser Investments Limited submitted an application for rezoning of the lands known as 80 Rhonda Boulevard in Bowmanville, formerly St. Stephens Catholic Elementary School. The purpose of the application is to allow a Montessori School for children ages 1 to 14. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The property is 1.26 Hectares in size and contains the vacant St. Stephens Elementary School. There is an existing parking area towards the north side of the site and soccer/play fields in the rear yard. 3.2 The surrounding uses are as follows: North -Residential and a neighbourhood park including a baseball diamond South -Residential East -Residential West -Residential 4.0 PROVINCIAL POLICY 4.1 Provincial Policv Statement The 2005 PPS states that land must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns. It also requires that these development patterns optimize the use of land, resources and public investment in infrastructure by occurring adjacent to the existing built-up area and providing for a mix of uses. The use of existing infrastructure and public service facilities should be optimized, wherever feasible, before consideration is given to developing new infrastructure and public service facilities. The existing school facility is considered to be a public service facility. This proposal makes use of an existing building and infrastructure and is generally consistent with the PPS. REPORT NO.: PSD-033-10 PAGE 3 4.2 Provincial Growth Plan The lands subject to this application are within the "Built-up Area" of the Growth Plan for the Greater Golden Horseshoe (GP), as delineated in the Built Boundary for the Growth Plan paper issued on April 2008. The GP encourages towns to develop as complete communities with a diverse mix of land uses and a range and mix of employment and housing types. In addition, an appropriate range of community infrastructure should be in place to foster complete communities. The proposed private school would maintain this site for use as a school and also create jobs and a diversity of uses within the community. 5.0 OFFICIAL PLANS 5.1 Durham Regional Official Plan The lands subject to this application are designated "Living Areas" in the Durham Regional Official Plan. Living Areas shall be comprised of communities with boundaries which are defined in the Clarington Official Plan. The policies under Section 5.2.1 of the Official Plan indicate that cultural facilities for such purposes as education may be permitted in this designation. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject property "Urban Residential" with a separate elementary school symbol present. Elementary schools are permitted in any residential area and the principles of the Official Plan support the continued use of this property as a school. Section 23.5.3 of the Clarington Official Plan authorizes Council to pass a by-law to recognize the continuation, expansion, or enlargement of a similar use. Given that the proposed Private Elementary School is a similar use to the "Separate Elementary School" use identified with the applicable symbol in the Clarington Official Plan, the application conforms. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands Urban Residential Type One Zone (R1). The zoning permits an array of residential uses including public uses, which may be permitted in any zone. Since this lot and building are proposed to become uses for non public use purposes, a Zoning By-law amendment is required. The Zoning By-law amendment is intended to permit a private school on this former public school site. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Public notice was given by mail to each landowner within 120 metres of the subject properties and a public meeting notice was installed on the site. As of the writing of this report, no comments or concerns from neighbouring land owners have been received. REPORT NO.: PSD-033-10 PAGE 4 8.0 AGENCY COMMENTS 8.1 Comments are outstanding from the following departments and agencies: Separate School Board Regional Works Department 8.2 The Municipality of Clarington Emergency Services Department and the Public School Board offered no objections to the application. 8.3 The Clarington Building Services Division indicated that should the zoning be approved a building permit would be required if the applicant will be doing any construction on the site and that a demolition permit will be required prior to removing the portable classrooms from the site. 8.4 The Clarington Engineering Services Department state that they have no objection to the proposed zoning change in principle, subject to the condition that no changes are made to the existing site. However, Staff have requested additional information from the consultant with respect to the traffic study submitted in support of the application. The applicant must satisfy the Director of Engineering Services with respect to traffic impacts resulting from the proposed use. 8.5 The Region of Durham Planning Department indicated that the subject property is located in the "Living Areas" designation in the Durham Regional Official Plan. The policies under Section 5.2.1 of the Official Plan permit educational facilities recognized by the. Ministry of Education within Urban Areas. This proposal conforms to the Region's Official Plan. This application has been screened in accordance with the terms of the provincial plan review responsibilities. There are no matters of provincial interest applicable to this application. 9.0 STAFF COMMENTS 9.1 The applicant intends to occupy the site in the fall of 2010. All portable classrooms presently on the site are proposed to be removed as they will not be needed by the Montessori School. 9.2 The applicant is simply proposing the continued use of the vacant St. Stephens Elementary School for its intended purpose as an educational facility. The only difference is the change in operation from a public use to a private institution. 9.3 Staff are concerned with one of the school requirements listed in section 4.0 of the Traffic Impact Study submitted by the applicant. The requirement is that "all parents will drop off and pick up students by car. As part of the requirements of school registration, students will not be allowed to walk to the school. They must be driven." Staff wish to explore this further with the applicant. From a sustainability/environmental perspective, REPORT NO.: PSD-033-10 PAGE 5 it would make far more sense to allow those who live close by to walk to school. In addition, this would reduce the volume of traffic coming and going from the school site both in the morning and afternoon. 10.0 CONCLUSION 10.1 The purpose of this report is to satisfy the requirements of the Public Meeting under the Planning Act. It is respectfully recommended that this report be referred back to Staff for further processing and the preparation of a subsequent report. Staff Contact: Mitch Morawetz Attachment: Attachment 1 -Key Map List of interested parties to be advised of Council's decision: Peterborough Victoria Northumberland Clarington District Catholic School Board Wintser Investments Limited Attachment 1 To Report PSD-033-10 2~ ~ c c ~ ~ A m E E ~`m° ~ r ~ ~ 01 Q p tCp H - z i O N 3 `p 'O ~ a m Q . >' t0 .• y ~ N J -~ _„~„~, N rn a ~ ~ c ~ a ~ N ;~t~ a ~ QZU a U ~n g Z ed 9E ~ 2`n 9 ' ~S ~ Ob v v ~ 0 a ~ Mme``' CL b - M ll ~ ~1s bb ~ _ Z ~ 8 __ ~ -- ~ ~ I VZ ~ I 1 . I f0 (O ~ LO (O O I~ n ~ ~~ l N ~6 ~ m [O OJ0000 ~~~ NN~ m a .- ~.- •- ~ .. ~.-. 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