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Home My WebLink AboutPD-83-98r ~ DlJ: PD-83-98 _~ Meeting: Date: Report #: THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT PUBLIC MEETING General Purpose and Administration Committee Monday, July 6, 1998 PD-83-98 FILE #: COPA 98-003 & DEV 98-030 coq caPA . 9~~ ~3 File# DIG. DeJ.~`s'.o~C Res.#G~~•'~~~ ~~ By-law # Subject: CLARINGTON OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS APPLICANT: 564069 ONTARIO INC. PART LOTS 27 & 28, CONCESSION 1, FORMER TOWNSHIP OF CLARKE FILE NO.: COPA 98-003 &DEV 98-030 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-83-98 be received ; 2. THAT the applications to amend the Clarington Official Plan and the former Town of Newcastle Comprehensive Zoning By-law 84-63 submitted by 564069 Ontario Inc. be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and, 3. THAT the Region of Durham Planning Department, listed interested parties and any delegations be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: 564069 Ontario Inc. 1.2 Agent: J. E. Doubt Associates Inc. 1.3 Official Plan Amendment Application: Part 1: From "Main Central Area: Medium Density Residential" to an appropriate land use designation permitting the development of a parking lot to serve the future supermarket. (see Attachment No. 2) Part 2: Not Applicable - ~~~ REPORT NO.: PD-83-98 PAGE 2 1.4 Rezoning Application: Part 1: From "Holding -Urban Residential Type One ((H)R1) Zone" to an appropriate zone permitting the development of a parking lot to serve the future supermarket. (see Attachment No. 2) Part 2: From "Light Industrial Exception (M1-2) Zone" to an appropriate zone permitting the conversion of an existing three storey industrial building for retail commercial, office commercial, and apartment uses. (see Attachment No. 2) 1.5 Site Area: Part 1:0.23 hectares (0.57 acres) Part 2: 0.23 hectares (0.57 acres) 2. LOCATION 2.1 The subject lands are located in Newcastle Village at the southeast corner of King Street East and Beaver Street South (see Attachment No. 1). Formerly know as the Massey factory lands, the total site area is approximately 1.22 hectares (3.0 acres). The property is legally described as Part Lots 27 and 28, Concession 2, in the former Township of Clarke. 2.2 The Part 1 area of the application (see Attachment No. 2) is located at the southeast corner of the property. This portion of the applicant's land holdings totals 0.23 hectares (0.57 ac) and is located within Part Lot 27, Concession 1, in the former Township of Clarke. 2.3 The Part 2 area of the application (see Attachment No. 2) is located at the corner of King Street East and Beaver Street. This portion of the applicant's land holdings, which contains the former Massey factory, also totals 0.23 hectares (0.57 ac). These - 602 REPORT NO.: PD-83-98 PAGE3 lands are located within Part Lot 28, Concession 1, in the former Township of Clarke. 3. BACKGROUND 3.1 On May 13, 1998, 564069 Ontario Inc. filed applications with the Municipality of Clarington to amend the Clarington Official Plan and the former Town of Newcastle Comprehensive Zoning By-law 8463. The application proposes to change the land use designation from °Main Central Area: Medium Density Residential° to an appropriate land use designation permitting the development of a parking lot to serve the future supermarket. A rezoning application is also being considered in conjunction with this amendment. 3.2 The applicant has also submitted an application to amend the former Town of Newcastle Comprehensive Zoning By-law 8463 permitting the conversion of the existing three storey Massey factory building for retail commercial, office commercial, and apartment uses. 3.3 Staff wish to note that a site plan application fora 2,320 m2 (25,000 sq.ft.) IGA supermarket on additional lands owned by the applicant (Application DEV 98-015) is currently being processed (see Attachment No. 2). 4. EXISTING AND SURROUNDING USES 4.1 Existing Uses: Part 1: Vacant lands Part 2: Vacant three storey Massey factory building 4.2 Surrounding Uses: East - Urban Residential and Parkview Seniors Building North - Urban Residential and Newcastle Memorial Park West - Urban Residential and Commercial South - Urban Residential and Vacant Lands 603 REPORT NO.: PD-83-98 5. OFFICIAL PLAN POLICIES PAGE 4 5.1 The portion of the subject lands described as Part 1 of the application is designated "Main Central Area: Medium Density Residential". Permitted uses include townhouses and low-rise apartment buildings. As commercial uses are not permitted within a residential designation, this application has been submitted for consideration. A copy of the amendment to the Clarington Official Plan as proposed by the applicant is attached to the report for the Public Meeting purposes (see Attachment No. 3). 5.2 The portion of the subject lands described as Part 2 of the application is designated "Main Central Area: Street-Related Commercial Area". The policies permit a mixture of uses including retail commercial, personal service, office, residential, community facility, and institutional uses. The proposed conversion of the Massey factory building conforms with the relevant policies of the Official Plan. 6. ZONING BY-LAW CONFORMITY 6.1 Lands described as Part 1 of the application are currently zoned "Holding -Urban Residential Type One ((H)R1) Zone" which only permits residential uses. As the proposed use does not comply with the Zoning By-law, an application to rezone the property is warranted. 6.2 Lands described as Part 2 of the application are currently zoned "Light Industrial Exception (M1-2) Zone" which only permits dry light industrial and warehouse uses. As the proposed use does not comply with the Zoning By-law, an application to rezone the property is warranted. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Pursuant to requirements of the Planning Act, the appropriate signage acknowledging the application was erected on the subject lands. The required b04 REPORT NO.: PD-83-98 PAGE 5 notice was mailed to each landowner within the prescribed distance. 7.2 A number of inquiries have been received from adjacent residents on the proposed parking lot addition. The following concerns have been noted: • The proposed parking lot area contains fill material which has increased the grade of this area. Residents to the west requested information on stormwater management for the parking lot. • Representatives for the Parkview seniors building expressed concern regarding noise from the proposed parking lot resulting from truck access and unloading activities. 7.3 A letter from a local developer indicating support for the development proposal has 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 The Durham Region Planning Department has no concerns with the proposal but provide the following comments: • King Street has been identified as a potential source of vehicle noise. The Municipality should be satisfied that vehicle noise can be adequately mitigated. • The applicant proposes additional retail commercial space within the Newcastle Village Main Central Area. While the Region generally requires a retail analysis 605 REPORT NO.: PD-83-98 PAGE6 for additional retail floor space, local Council can exclude applications proposing less than 2,500 m2 of retail floorspace from this requirement. 8.3 The Durham Region Public Works Department has no objections to the application. Full municipal services are available to the site. 8.4 Bell Canada has no concerns with the application. Bell Canada has an existing cable buried across the property and will require an easement for access purposes. 8.5 The Local Architectural Conservation Advisory Committee (L,gCAC) provided the following comments: • All signage should be in keeping with the Massey factory building; • The original brick facade should remain; and • The brick used for the new IGA supermarket should match the brick of the Massey factory building. 8.6 Comments are still outstanding from the following agencies: Clarington Public Works -Engineering Division • Clarington Public Works -Parks Division • Clarington Public Works -Building Division • Ganaraska Region Conservation Authority • Clarington Hydro • Public and Separate School Boards Canada Post 9. STAFF COMMENTS 9.1 The applicant is proposing retail commercial uses and office uses on the first two floors. With the building area being approximately 685 mZ on each floor, the additional retail and office floorspace would total approximately 1,370 mZ . The Clarington Official Plan only requires a retail impact study if the amount of floorspace proposed exceeds 2,500 m2. Therefore, a retail impact study will not be required for the application. 606 REPORT NO.: PD-83-98 PAGE 7 9.2 The applicant has indicated their intention to retain the Massey factory building facade and convert the structure for retail commercial, office, and apartment uses. This meets LACAC's objective of preserving the building as it currently stands. In addition, the applicant will endeavour to match the brick on the new IGA supermarket as closely as possible to the brick used on the Massey factory building. This would integrate the new construction with the existing heritage resource. 9.3 The applicant has prepared a stormwater management plan for approval by the Municipality and the Conservation Authority. Much of the stormwater for the parking lot portion of the property currently flows southeast. Some of the stormwater from the Massey factory portion of the site also drains towards the south. With the exception of the edges of the property, the applicant proposes to channel the majority of the stormwater from the property into storm sewers. This greatly reduces the amount of stormwater which presently impacts adjacent properties. 9.4 Representatives of the Parkview seniors building voiced concern over noise from delivery trucks idling in the parking lot or unloading at the rear of the supermarket. The site plan submitted for the supermarket included a landscaping strip and delivery lane along the eastern boundary of the property towards the proposed parking lot. Although the location of truck access and loading areas are site plan approval issues, the concern potentially impacts future expansion possibilities, orientation of the loading area, and truck movements within the future parking lot. As a result of a meeting between Staff, Parkview representatives, and the applicant, it was decided that the supermarket would be shifted towards the eastern property boundary. The loading area will now be oriented away from the seniors building with trucks gaining access from the King Street entrance. This addresses the concerns of the 6v'! REPORT NO.: PD-83-98 PAGE 8 Parkview representatives. 9.5 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and taking into consideration all of the comments received, it is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report. Respectfully submitted, Franklin Wu, M.C.I.P., R.P.P. Director of Planning & Development RH*FW*df June 24, 1998 Reviewed by, W.H. Stockwell, Chief Administrative Officer. Attachment No. 1 - Key Map Attachment No. 2 - Application Map Attachment No. 3 - Proposed Amendment to the Clarington Official Plan Interested parties to be notified of Council and Committee's decision: 564069 Ontario Inc. c/o Tenzin Gyaltsan 15 King Street West NEWCASTLE, Ontario L1B 1K9 James Doubt J. E. Doubt Associates Inc. 304 Division Street COBOURG, Ontario K9A 3R3 Robin Glanville 149 King Street East NEWCASTLE, Ontario L161H3 Garth White 63 Beaver Street South NEWCASTLE, Ontario L1B 1H3 - 608 ATTACHMENT #1 ® SUBJECT SITE OTHER LANDS OWNED BY APPLICANT LOT 28 LOT 27 ~y(~o ' E ST. EAR 0 _ o . A ~ ~ N z I I ~ O I ~ ~ w R E ~ ~. A W ~ U _ ~ - R ~ - z ~ ~ }~_{ T O z ~ ' ~ H -~~ J i ~ I~JG S E. ... ~:. E :.~:.:-:.:_..:.M.. Z - - O T. ~ W - - ~ I Z ED ~ U S H NEWCASTLE VILLAGE DEV. 98-030 KEY MAP CO PA. 98-003 6G9 A I I A(;HMtNT #2 ® PART ~ ~ COPA098D003R&NDEV~98-030 PART 2 ~ p~Tlgg 030SEY FACTORY BUILDING PART 3 ~ DEV 98 015 ROPOSED IGA SUPERMARKET N --~ LT27 z o I ~ U J 0 _~ w o` w m S NEWCASTLE VILLAGE KEY MAP z 0 w U Z O U b10 KING STREET EAST ATTACHMENT #3 AMMENDMENT NO. TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The amendment designates a block of land, within a parcel of land at the southeast corner of the intersection between King Street and Beaver SVeet in the Village of Newcastle, Street Related Commercial, a change from Medium density Residential. This change is to allow the development of parking and landscaped spaces related to the commercial uses on the balance of the property. The parcel of land which is currently designated residential (medium density) is a vacant part of a property previously used for industrial an commercial purposes and is landlocked within the commercial designation. BASIS: The Amendment is based upon an application for site plan approval submitted by Ontario Limited ACTUAL AMENDMENT: The Newcastle Village Main Central Secondary Plan, tieing a portion of the Clarington Official Plan, is hereby amended as follows: by amending the land use in Map A, land use plan as shown on schedule A to change the residential designation on the parcel of land lying south of and abutting the street related Commercial Area to Street. Related Commercial. IMPLEMENTATION: The provisions set forth in the Clarington Official Plan and the Newcastle Village Main Central Area Secondary Plan as amended regarding the implementation of the Plan shall apply in regard to this amendment. INTERPRETATION: The provisions set forth in the Clarington Official Plan and the Newcastle Village Main Central Area Secondary Plan as amended regarding the implementation of the Plan shall apply in regard to this amendment. 611 N O 3 ° O 2 ,` 00 00000°0°0° 0000 Qo 000000 ~ 00000 000000 ~ 00000 00000000 000000 0000000 o I; 3ALDWIN ST. NORTH STREE _ c~ ~'; ~ o o ". 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