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Home My WebLink AboutPD-11-98° oN:Meoicn~.caaTHE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT PUBLIC MEETING Meeting: General Purpose and Administration Committee File #~4 ~~-~' ~ `~~ ~ 9' Date: Monday, February 2, 1998 Res. # ~~ PI-~ . -70 ~ ~ Report #: PD-11-98 File #: DEV 97-097 By-law # Subject: REZONING APPLICATION APPLICANT: CLINIC BUILDING (1979) LTD. PART LOT 34, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON NORTH EAST CORNER OF VARCOE ROAD AND HIGHWAY 2 FILE NO.: DEV 97-097 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-11-98 be received; 2. THAT the application to amend the former Town of Newcastle Comprehensive Zoning By-Law 84-63 submitted by Barry-Bryan Associates Limited on behalf of Clinic Buildings (1979) Limited be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and, 3. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Clinic Buildings (1979) Limited 1.2 Agents: Barry-Bryan Associates Limited 1.3 Application: From "General Commercial Exception (Ci-11) Zone" to an appropriate zone permitting the development of 1,015 mZ of retail commercial floorspace, 3,370 m2 of medical office space, and 110 seniors apartment units. The specific changes to the by-law are: 601 REPORT NO.: PD-11-98 PAGE 2 a) an increase in the amount of office and personal service floorspace; b) a decrease in the amount of retail commercial floorspace; and, c) setbacks, height, parking, loading and coverage requirements for the proposed buildings 1.4 Site Area: 1.62 hectares (4.0 acres) 2. LOCATION 2.1 The subject lands are located at the northeast corner of Varcoe Road and Highway 2 in Courtice. The applicant's land holdings total 1.62 hectares (4.0 ac.) The property in legal terms is known as Part Lot 34, Concession 2 in the former Township of Darlington. 3. BACKGROUND 3.1 On December 18, 1997, Barry-Bryan Associates Limited filed an application on behalf of Clinic Buildings (1979) Limited with the Municipality of Clarington to amend the former Town of Newcastle Comprehensive Zoning By-Law 84-63. Prior to submission of the application, staff met with the applicant on a number of occasions to discuss potential issues regarding the development proposal. 3.2 In 1991, Rosebridge-Newcastle Inc. submitted rezoning and site plan applications to permit a mixed use development on this property. Council approved a zoning by-law amendment which permitted 3,200 mz of retail floorspace, 929 m2 of office and personal service floorspace, and 110 apartment units. Clinic Buildings (1979) Limited, in purchasing the lands, wish to proceed with a slightly different project than previously approved. 4. EXISTING AND SURROUNDING USES 4.1 Existing Uses: Vacant land ~~~ REPORT NO.: PD-11-98 PAGE 3 4.2 Surrounding Uses: East - Urban residential North - Urban residential West - Commercial uses South - Commercial uses 5. OFFICIAL PLAN POLICIES 5.1 Within the existing 1991 Durham Region Official Plan, the subject lands are designated "Sub-Central Area". Uses permitted within this designation include commercial, residential, office, recreational, and community uses. The application appears to conform with the policies. 5.2 The subject lands are designated "Sub-Central Area -Mixed Use Area" within the Clarington Official Plan. This corner is encouraged to be developed for high intensity uses and to become the focal point of architectural interest for the Courtice Sub-Central Area. Permitted uses include mixed use buildings with retail and personal service uses on the ground floor, professional and business office buildings with ground floor retail not to exceed 20% of the gross floor area, medium or high density residential buildings, and community facilities. The policies indicate that a mixed use development cannot exceed a combined floor space index (F.S.I.) of 1.0. Floor space index refers to the ratio of the total floor area of a building or buildings excluding enclosed parking areas, loading facilities, and garbage rooms to the area of the lot on which the building(s) are located. The combined F.S.I. for the proposal is 0.73. r~~3 REPORT NO.: PD-71-98 PAGE 4 The maximum height for buildings within the designation is 6 storeys. The proposed building height is only 4 storeys. The proposal appears to conform to the official plan policies. 6. ZONING BY-LAW CONFORMITY 6.1 The existing "General Commercial Exception (C1-11) Zone" was approved by Council on a site specific basis to permit the former Rosebridge-Newcastle Inc. development proposal. The proposal submitted by Clinic Buildings (1979) Limited differs from the previous application in terms of building layout, form, and mix of uses as discussed in Section 1.3. A site specific rezoning application is warranted to permit the requirements of the current proposal. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Pursuant to the requirements of the Planning Act, R.S.O. 1990, the appropriate signage acknowledging the application was erected on the subject lands. The required notice was mailed to each landowner within the prescribed distance. 7.2 As of the writing of this report, no written submissions or inquiries have been received. 8. AGENCY COMMENTS 8.1 The application was circulated to solicit comments from other relevant agencies. The Clarington Fire Department has no objections to the application. 8.2 Comments still remain outstanding from the following agencies: • Clarington Public Works Department -Engineering • Clarington Public Works Department -Parks • Clarington Public Works Department -Building • Durham Regional Planning Department • Durham Regional Public Works Department - ~~~ • Central Lake Ontario Conservation • Canada Post Corporation • Ontario Hydro • Bell Canada 9.2 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, R.S.O. 1990, and considering the number of outstanding comments, it is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report. rezoning applications must now be accompanied by an environmental site report prepared by a professional engineer indicating whether a site is clean or contaminated. The applicant commissioned Gibson Associates Limited to prepare an environmental review of the property. The report indicates that there is no evidence of contamination on the property. REPORT NO.: PD-11-98 PAGE 5 9. STAFF COMMENTS 9.1 Based on a downloading of responsibilities from the Ministry of Environment, Respectfully submitted, Franklin Wu, M.C.I. P., R.P.P. Director of Planning and Development RH*FW*df 23 January 1998 Attachment #1 -Key Map Attachment #2 -Proposed Site Plan Reviewed by, W.H. Stockwell Chief Administrative Officer 605 REPORT NO.: PD-11-98 PAGE 6 Interested parties to be notified of Council and Committee's decision: Mr. Harry Horricks c/o Oshawa Clinic 117 King Street East Oshawa, Ontario Li H 169 Mr. Dennis Bryan Barry-Bryan Associates Limited 11 Stanley Court Whitby, Ontario Li N 8P9 - 606 ~ ATTACHMENT #1 ® SUBJECT SITE LOT 35 LOT 34 z~ ,_ _ ~ r - ~~~~~~ - °~ ' I '~ ~ j ~ ROAD ~ ~ _ ~ w o _Z ~ I L' _ _ ~ p,~j € z ~ _ _ ~ o ~ I p ~ HIGHWAY l 2 > - ; , _~ j N - _ ~-, -~ ~~ U Z ~, I i' ~ --~ T ~ (n ~~_ _~ W ~/ ~ ~ /, _ - U _ -I --- J ~_ O Z ~ ~ ~ ~'~ Z - - - /, U Z _ n - Z _ ~ ,, p ~_ _ /~~ ~ ~2 - - ;~~ ~/; ~ ~ ~ ~, '~, --- x ~ ~~,; - ;; ,~, ~ ,~ t~ -- _ ',~ ~~ ~~ ~, - OO COURTICE DEV. 97-097 KEY MAP 6~J7 ATTACHMENT #2 ~ Ba ~ ~~ I T~ 0 00 ~~~ ~ ~ ` °a ~y ~ ~ ,~ ~ ~ <~ ~ ~~~ g a ogia I ~9! 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