HomeMy WebLinkAboutPSD-082-10Clarington
ceadiag the way
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: July 5, 2010 Resolution #: ~~ -39 S bBy-law #: NIA
Report #: PSD-082-10 File #: ZBA 2010-0013
SPA 2010-0015
Subject: TO PERMIT THE DEVELOPMENT OF A 1,643 SQ. M., THREE STOREY
BUILDING FOR A PROFESSIONAL DENTAL, MEDICAL OFFICE WITH
PHARMACY AND ASSOCIATED PARKING AREA
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-082-10 be received;
2. THAT the application continue to be processed including the preparation of a further
report; and
3. THAT all interested parties listed in Report PSD-082-10 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by: y r ~'"'~-x''~' ~-'"`-~
ye ang ai , CSLA, MCIP Franklin Wu,
cti g Director f Planning Services Chief Administrative Officer
RP"`COS*sn
28 June 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-082-10 PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: D.G. Biddle & Associates Ltd.
1.2 Owner: 1 Hartwell Bowmanville Inc. c/o Reza Fadavi
1.3 Proposal: To permit the construction of a1,643 sq. m., three storey building for a
Medical/Dental Office with Pharmacy and associated parking area
1.4 Area: 0.32 ha
1.5 .Location: Part Lot 15, Concession 1, in the former Township of Darlington
1 Hartwell Avenue, Bowmanville
2.0 BACKGROUND
2.1 On May 25, 2010, D.G. Biddle & Associates Ltd. on behalf of 1 Hartwell Bowmanville
Inc., submitted an application for an amendment to the Zoning By-law (84-63) to permit
the construction of a 1,643 sq. m. Medical/Dental Office with Pharmacy.
2.2 The subject land is designated "Neighbourhood Centre" in the Clarington Official Plan.
The site, together with the existing commercial plaza to the north, was created through
a plan of subdivision on June 16, 1988. Both sites comprise the Neighbourhood Centre
designation. Development of the commercial plaza on the northern site was approved
on September 23, 2004.
2.3 The property under consideration is zoned "Holding -Neighbourhood Commercial
Exception ((H) C2-9) Zone" in Zoning By-law 84-63. The Applicant has requested an
amendment to the Zoning By-law (84-63) to an appropriate zone which would retain all
of the uses already permitted in the "Neighbourhood Commercial (C2-9) Zone" but
would modify some of the applicable regulations for those uses.
2.4 The Applicant has submitted a Planning Rationale Report, a Parking Study, and a
Phase 1 Environmental Site Assessment Report in support of this application.
3.0 LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The site slopes from northeast to southwest towards the existing residential
development. The property comprises 3,166 sq. m. of vacant land area. The site is
located at the southwest corner of Hartwell Avenue, a local road, and Durham. Regional
Road 57, a Type "A" Arterial road that serves as a main linkage between the 401
Highway and the West Bowmanville Town Centre.
REPORT NO.: PSD-082-10
PAGE 3
Photo 2: View of commercial plaza facing northeast (June 13, 2010)
Photo 1: View of site facing west (June 13, 2010)
REPORT NO.: PSD-082-10
PAGE 4
3.2 The surrounding uses are as follows
North: Commercial uses (Neighbourhood Centre retail plaza)
South: Residential Uses
East: Residential Uses
West: Residential Uses
4.0 PROVINCIAL POLICY
4.1 Provincial Policy Statement
The Provincial Policy Statement promotes efficient land use and development patterns
to protect the environment, public health and safety and facilitate economic growth. The
proposed development application is within the Bowmanville urban area and proposes
efficient development and land use patterns by accommodating an appropriate range of
office and retail uses.
The Provincial Policy Statement specifies that there shall be an appropriate mix of
serviced commercial lands available to meet long-term commercial and employment
needs of the community. The existing Neighbourhood Centre designation permits office
and commercial uses that better serve the needs of area residents. The proposal
conforms to the Provincial Policy Statement.
4.2 Provincial Growth Plan
The focus of the Provincial Growth Plan is to create compact, complete communities
that are supportive of transit and pedestrian friendly. A fundamental principle of the
Growth Plan is to encourage intensecation of underutilized urban lands to create a
vibrant community where infrastructure exists to accommodate growth. Intensification
areas will be planned and designed to provide a diverse and compatible mix of land
uses, including residential and employment uses.
The subject site is within the Built Boundary under the Provincial Growth Plan for the
Golden Horseshoe. The plan policies call for the first priority of growth to intensify within
built-up areas where better use of land and infrastructure can be made by directing
growth to these areas. Intensecation is encouraged to occur along arterial roads such
as Regional Road 57, with the potential to achieve increased employment densities.
The subject site with the existing commercial lot to the north was created through a plan
of subdivision on June 16, 1988. The site and the existing commercial plaza to the north
provide a compatible mix of uses and employment for the surrounding community.
Durham Road 57 is classified in the Clarington Official Plan as a Type A Arterial Road in
the Bowmanville urban. area where intensification is deemed to be appropriate by the
Growth Plan. The proposal conforms to the Provincial Growth Plan.
REPORT NO.: PSD-082-10
5.0 OFFICIAL PLANS
PAGE 5
5.1 Durham Regional Official Plan
.The Durham Regional Official Plan designates the subject land "Living Area". The Plan
indicates that subject to the inclusion of appropriate provisions and designations in the
area municipal official plan "Local Centres" shall also be permitted in Living Areas. Local
Centres designated in the local official plans shall be planned and developed in
accordance with a hierarchy including Urban Centres, Community Centres and
"Neighbourhood Centres". Neighbourhood Centres are generally smaller in scale and
serve the day-to-day needs of residents of the surrounding community, The proposal
conforms to the Durham. Regional Official Plan.
5.2 Clarington Official Plan
The subject lands are designated "Neighbourhood Centre". Neighbourhood Centres are
meant to serve as a focal point for the residential communities as well as providing for
day-to-day retail and service needs with a maximum amount of gross leasable floor
space of 5,000 sq. m. The Clarington Official Plan specifies that an appropriate range
of retail and service uses in the Neighbourhood Centres are desirable. The subject site
will include 1,643 sq. m. of gross leasable floor space while the existing adjacent
commercial plaza to the north has a gross leasable floor space of 1,919 sq. m. for a
total of 3,562 sq. m., well below the 5,000 sq. m. allowed in the Official Plan. The
existing and proposed commercial site are both well within the allowable gross leasable
floor space for the "Neighbourhood. Centre" designation of the Clarington Official Plan.
From a site development and urban design perspective, the Official Plan requires that
buildings be street-related with parking located at the side. or rear of the building. The
applicant has oriented the building towards the intersection with an upper storey step-
back facing south. This will place the building as close as possible to the street with the
parking area located between the building and the abutting residences. The proposal
conforms to the Clarington Official Plan.
8.0 ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject land "Holding -Neighbourhood Commercial
Exception ((H) C2-9) Zone". The uses currently permitted by this zone include retail
and service uses. The existing zoning permits the proposed Medical/Dental Office with
Pharmacy.
6.2 The Applicant has requested an amendment to the Zoning By-law (84-63)
"Neighbourhood Commercial (C2-9) Zone" which would retain all of the uses already
permitted but modify some of the applicable regulations for those uses. Specifically, the
Applicant has requested the following:
• Reduce the minimum front yard depth from 10 m to 2.5 m
• Reduce the minimum exterior side yard depth from 10 m to 4.8 m
• Reduce the minimum interior side yard from 10 m to 4.2 m
• Increase maximum building height from 10 m to 12.7 m
REPORT NO.: PSD-082-10
PAGE 6
• Increase maximum floor area from 500 sq. m. to 1,643 sq. m.
• Reduce minimum parking spaces required from 62 spaces to 52 spaces
• Reduce minimum accessible parking required from 3 spaces to 2 spaces
Reduce minimum loading space (4 m x 11 m) from 2 spaces to 1 space
7.0 SUMMARY OF BACKGROUND STUDIES
7.1 Planning Rationale Report
The Applicant has submitted a Planning Rational Report in support of this application. It
provides background information of the property and surrounding area together with a
review of Provincial, Regional and Local Planning Documents. The report indicates that
the location is appropriate for intensification for the following reasons:
• The proposed use will provide employment and economic stimulus and medical care
to meet long-term needs of the surrounding neighbourhood;
• Bowmanville is recognized as a major urban area in the Clarington Official Plan and is
an appropriate location for intensification; and
• The development of the subject site proposes to utilize the existing Type A Arterial
road and existing urban services infrastructure.
7.2 Parking Study
Due to the mix of uses that. could possibly be accommodated on this site, Staff have
advised the applicant to use amulti-use, shopping centre ratio to calculate parking
needs. The Zoning By-law requirement for a shopping centre is 1 parking space for
every 20 sq. m. of leasable floor area. This parking ratio is applied to commercial
plazas in Neighbourhood Centres so as to allow for the broadest range of possible
leasing options.
The Parking Study, submitted by the Applicant, provides just cation for a reduced
parking ratio. The Applicant's Parking Study relied on field observation and surveys of
parking lot utilization at other similar shopping centres, Zoning By-law requirements of
surrounding communities and local medical/dental buildings.
Based on the findings of the study, parking requirements to meet normal peak demand
for the proposed medical office is estimated to be between 42 to 63 parking spaces. The
Parking Study concluded that the proposed 52 parking spaces will adequately handle
the parking demands of the proposed development on-site.
7.3 Phase 1 Environmental Site Assessment Report
The Applicant has also submitted a Phase 1 Environmental Site Assessment Report
with the application. The report conducted looked for risks of environmental
contamination on the subject site, reviewed the history and interviewed people familiar
with. the site's history. The site has not been developed. and historically was used for
agriculture. There are surface indications of fill on site (i.e. brick, concrete, plastic).
This site is considered a low risk for contamination based on the area topography,
historical photos, and the suspected source of the fill. The reports states that a Phase 2
investigation is not recommended.
REPORT NO.: PSD-082-10 PAGE 7
7.4 Further analysis of the background studies submitted by the applicant will be included in
a future report.
8.0 PUBLIC NOTICE AND SUBMISSIONS
8.1 In compliance with the requirements of the Planning Act, public notice was given by mail
to each landowner within 120 metres of the subject site and two public meeting notice
signs were installed on the property, one on each road frontage.
8.2 At the writing of this report, two inquiries had been received from residents and
business owners regarding this application. Issues raised from these inquiries include:
• concerns about the current commercial zoning of the property, regulations and
proposed building design;
• the proposed location of the building in relation to the properties to the south;
• -noise and lighting that could impact neighbouring residential properties;
• the grading and storm drainage of the site and the affect on surrounding
properties; and,
• the privacy of the surrounding residential properties.
These matters will be more thoroughly discussed and addressed in a subsequent report.
9.0 AGENCY COMMENTS
9.1 The application was circulated to relevant agencies for comments. Clarington
Emergency Services Department, Clarington Operations Department, Central Lake
Ontario Conservation, and The Durham Region Public Works Department have no
objections to the application. They have no objections to the applications and have
advised that other concerns, if any, will be dealt with through the site plan approval
process.
9:2 The Durham Region Planning Department has no objection to the proposal.
Authorization for reliance of the Phase 1 Environmental Site Assessment report by the
Region will be required.
9.3 At the writing of this report comments had not yet been received from Durham Regional
Police Services and the Durham Regional Transit Department.
9.4 The Clarington Accessibility Advisory Committee advised that they cannot support the
reduction in the number of accessible parking spaces from three (3) to two (2).
9.5 Clarington Engineering Services Department advised that they are concerned that the
proposed medical clinic may result in an undesirable amount of on-site parking. Prior to
approval of the site plan they must be satisfied that there is adequate on-site parking for
the proposed use.
REPORT NO.: PSD-082-10
10.0 STAFF COMMENTS
PAGE 8
10.1 Building Size
The total floor area on the proposed site plan increases from the permitted 500 sq. m. to
1,643 sq. m. The increase of the total gross floor area would bring the Zoning By-law
regulations into closer conformity with the Clarington Official Plan's maximum amount of
leasable floor space in any one Neighbourhood Centre of 5,000 sq. m. and the new
provincial guidelines urging the intensification of urban sites. The increase of maximum
building height permitted by the Zoning By-law from 10 m to 12.7 m would allow the
construction of a three storey building.
10.2 Urban Design
The applicant has oriented the building towards the intersection with an upper storey
step-back facing south towards the adjacent fow-rise housing. This step-back creates
building massing, architectural interest and prominence at this intersection. It also
allows for a parking area partially shielded from the street by the building. The main
entrance has been located in the western elevation of the building so as to provide
direct access from the parking area. A pedestrian connection to Durham Regional Road
57 will be provided by a concrete walkway.
10.3 In order to review the Applicant's proposal it will be necessary to conduct a thorough
evaluation of the following matters:
• The impact of reduced front, exterior and interior yard set back requirements on the
surrounding properties and roads;
• The impact of increased building height and visibility issues into neighbour's yards;
The impact of the increase in the parking ratio and the subsequent reduction of on-
site parking;
• The impact of the reduced number of accessible parking spaces in a Medical/Dental
Office with Pharmacy; and
The impact of reducing the number of loading spaces from two (2) to one (1).
10.4 Matters such as noise mitigation, hours of operation, refuse, landscaping, illumination
and building design will be further addressed in a subsequent report and through the
site plan approval process.
11.0 CONCLUSIONS
11.1 As the purpose of this report is to satisfy the requirements for a Public Meeting under
the Planning Act, it is respectfully recommended that Staff continue to process this
application.
Staff Contact: Ruth Porras
Attachments:
Attachment 1 -Key Map
Attachment 2 -Proposed Elevations
REPORT NO.: PSD-082-10
PAGE 9
List of interested parties to be advised of Council's decision:
1 Hartwell Bowmanville Inc. c/o Reza Fadavi
Mehdi Rassaf
Glenn Genge
Durham Regional Planning Department
Municipal Property Assessment Corporation
Hugh and Vivian Perkins
Ruth Kolisnyk
Attachment 1
To Report PSD-082-10
2~7 3 ~ .~ a~, a ~,,,~,P~~~, C
~ s ~
~ - o~ ~ ~~ ~"°'~ y ~ C
N d
m
` 0
\?. ~• i I
/
r CC
O
IE
A
\
~ ~ d ~ I
- C
O a
m
~
:,
„ ~ ~ i~ e 3 a
3 roe, ~ a
v~ ~
~~ ~ r ..=r,.L .
I 1 0 R
N
~.
a m
W d
2
f
R
~ ' ~' - ~
m N c
m
a
o '
~
1 ni ~~~' N
a ~
~ ~,
~ ~~
no s
a
~tlN01`J3b WtlH
L5 OtlOa ~
I ~~~
rte-
I w ~~n ~~~1 _
~~ ~ ~/
~/'
--~,\
~
~. ~ ~
_ .
7
Z
^
~ 1
F
V
Q
J
J J
O
Z
~ U
K
_ ~ i~,
1~I
-~ I
I
i
i
it
Ili
i i~
l
i
3AR10 3l1SHOANN08
d
w
a
U]
0
W
Attachment 2
To Report PSD-082-10
w
0
0
W
a
d
O
W
81 1