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Home My WebLink AboutA2021-0015 221 Lake Road Comments 05-27Clarftwn Planning and Development Services Committee of Adjustment If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Date of Meeting: May 27, 2021 File Number: A2021-0015 Address: 221 Lake Road, Bowmanville Report Subject: A minor variance application to facilitate the construction of a six -unit industrial building by reducing the minimum exterior side yard setback from 7.5 metres to 6.5 metres and by reducing the minimum number of Darkina spaces from 113 to 73. Recommendations: 1. That the Report for Minor Variance Application A2021-0015 be received; 2. That all written comments and verbal submissions were considered in the deliberation of this application; 3. That application A2021-0015 for a minor variance to Sections 3.16 a. and 24.2 c. ii). of Zoning By-law 84-63 to facilitate the construction of a six -unit industrial building by reducing the minimum exterior side yard setback from 7.5 metres to 6.5 metres and by reducing the minimum number of parking spaces from 113 to 73, be approved as it is minor in nature, desirable for the appropriate development or use of the land and maintains the general intent and purpose of the Zoning By-law, the Durham Region Official Plan and Clarington Official Plan; and 4. That all interested parties listed in this report be forwarded a copy of Committee's decision. Municipality of Clarington Committee of Adjustment A2021-0015 1. Application Details Page 2 1.1 Owner/Applicant: Natmar Properties Inc./TD Consulting INC. 1.2 Proposal Minor variance to Sections 3.16 a. and 24.2 c. ii). of Zoning By- law 84-63 to permit the construction of a six -unit industrial building by reducing the minimum exterior side yard setback from 7.5 metres to 6.5 metres and by reducing the minimum number of parking spaces from 113 to 73. 1.3 Area of Lot 1.4 Location: 1.5 Legal Description 1.6 Zoning: 1.7 Clarington Official Plan Designation: 1.8 Durham Region Official Plan Designation: 1.9 Heritage Status 0.91 hectares (2.25 acres) 221 Lake Road, Bowmanville Block 16, Plan 10M-831 General Industrial (M2) Zone of Zoning By-law 84-63 Light Industrial Employment Area None Municipality of Clarington Committee of Adiustment A2021-0015 Paae 3 4 Z s O 251 83 30 C F rL vs 8 7 34 �a t- z s 401 1 my 0 m f 0 I� 10 LAKE ROAD ry ry CD 40 LOT: 10 LOT: LOT: 8 9 p �o CON: BF R1 CON: BF $ n / &A CON BF �i1 11 �r = 40 O ryb ._ i�77 48 41�h 44 WES n, 5 Nc'a _ T BEACH ROgD ADIaNNArIpN � N At R I1 yyq 1 I � ` y� a° - _ e Property Location Map nnleklllen (Bowmanville) Xayd fryoe e �M1�a M�y dal N # MIKM1eII Con�en - Area Subject To Minor Variance w , 221 Lake Road, Bowmanville e S Bewmaneille rvewl°nrllle �� - •� Newcastle "—�� azozr-oors -- 1.akc On tarlo Figure 1 — Location Map Municipality of Clarington Committee of Adjustment A2021-0015 Page 4 2. Background 2.1 On July 8, 2020, an application for Site Plan Approval was filed with the Municipality for development of the subject lands. The proposed site plan and building elevations for the industrial development are included as Figures 2, 3 and 4. m m -■ r m ® o a I w m m a e ' _ ,�-MIN ■ nv p • �� m ■ I D Figure 2- Proposed Overall Site Plan 2.2 The applicant proposes a six -unit industrial building that would accommodate a number of industrial uses. To allow for the largest number of uses and the most flexibility for potential occupants the applicant proposes a site design with 4 units including loading docks on the south side of the building. The loading docks and resultant truck turning movements limit the amount of parking spaces to the rear of the building. Municipality of Clarington Committee of Adjustment A2021-0015 Page 5 1L1 5. :A.r4CE TE\R71151'NAaE ..._ 1L,W T1:.111.:L IE 1W41.. . _ ir M I NORTH EXTERIOR ELEVATION Figure 3 - North Elevation fronting onto Lake Road Figure 4 - East Elevation fronting onto Britton Court 2.3 The site plan and building design results in a strong architectural design adjacent to Lake Road and Britton Court. The elevations include a mix of materials that wrap around the exterior side yard and will provide a strong design along both road frontages. The architectural design of the building enhances the existing development along Lake Road and is a welcome addition to the industrial area. 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located at the south-west corner of Lake Road and Britton Court. The vacant industrial parcel is 0.91 hectares with approximately 90 metres of frontage on Lake Road and 96 metres of frontage on Britton Court. The subject lands are within an employment area and the surrounding uses are industrial. There are also vacant industrial parcels nearby that will be developed over time. Municipality of Clarington Committee of Adjustment A2021-0015 4. Public Notice and Submissions 4.1 Pursuant to the requirements of the Planning Act, the appropriate signage acknowledging the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within the prescribed distance. 4.2 Staff did not receive any enquiries about this application. 5. Departmental Comments Page 6 5.1 The Infrastructure Division of Public Works has no concerns with this application. Final conditions will be addressed through the site plan approval process. 5.2 The Building Division of Planning and Development Services has no concerns with this application. 5.3 Clarington Emergency and Fire Services Department has no fire safety concerns with this application. Final conditions will be addressed through the site plan approval process. 6. Discussion Conformity with the intent and purpose of the Regional and Clarington Official Plans 6.1 Both the Regional and Clarington Official Plans permit the industrial use of the property. The six -unit industrial building will allow for flexible employment space that can accommodate several different uses. The urban design policies of the Official Plan have been addressed through the design of the building. 6.2 For the above stated reasons, it is staff's opinion that the application conforms to the intent and purpose of both the Official Plans. Conformity with the intent and purpose of the Zoning by-law 6.3 Within the Comprehensive Zoning by-law 84-63, as amended, the subject property is zoned "General Industrial (M2). There are several different industrial uses permitted within the M2 zone. The applicant does not have specific uses for each unit and as such the highest possible parking ratio, 1 space per 30 square metres, has been applied to the entirety of the floor area of the building. Parking Space Requirement 6.4 Section 3.16 a. contains a chart with parking requirements based on the use of a property. The General Industrial (M2) Zone permits a number of uses including all uses permitted in the Light Industrial (M1) Zone. The uses include but are not limited to warehousing, processing, equipment sales, commercial schools and private clubs. The Municipality of Clarington Committee of Adjustment A2021-0015 Page 7 parking requirements for these uses range widely from 1 space per 30 square metres to 1 space per 100 square metres. As mentioned previously the applicant does not have specific uses for each unit at this time and would like to have flexibility to allow different uses in the units. 6.5 The applicant has maximized the amount of parking spaces on the site while allowing for landscaping, loading spaces and appropriate snow storage. Further Public Works Staff did not require a parking study to support the reduction in parking nor did they identify any concerns that the parking reduction would result in any undesirable spillover effects on to adjacent properties or public streets. 6.6 Staff are satisfied that the 73 parking spaces, or 1 space per 44 square metres, provides sufficient parking for the proposed multi -unit industrial building and meets the intent of the by-law. Exterior Side Yard Reauirement 6.7 Section 24.2 c. ii). requires a minimum exterior side yard setback of 7.5 metres. The setback requirements are to ensure the buildings create a strong streetscape and allow for proper site function including landscaping and parking. The proposed building is seeking a variance to reduce the exterior side yard by 1 metre. The proposed 6.5 metre setback will allow for adequate planting and swales for stormwater management. Given the design and proposed height of the building (9.5 metres) at approximately 9.5 metres there should be no negative impact on the streetscape. 6.8 Given the comment outlined above, it is staff's opinion the variances being sought conform with the intent of the Zoning By-law. Desirable for the appropriate development or use of the land, building or structure 6.9 The proposed industrial development is a desirable use of the subject lands within this employment area. The proposed 6-unit building will provide for flexible employment space within the building. The site design with loading to the rear will also provide for space that will be attractive to a variety of tenants with loading space needs. The strong architectural design of the building will ensure the building creates a desirable street presence at the intersection of Lake Road and Britton Court. Minor in Nature 6.10 The 6-unit industrial building served by 73 spaces is considered adequate. This will result in approximately 18 spaces per unit. The required rate of 1 space per 30 square metres of floor space is the same rate that would be applied to an office building. In Staff's opinion the parking needs for these future industrial tenants would be less than that of an office use. Municipality of Clarington Committee of Adjustment A2021-0015 Page 8 6.11 The 1 metre reduction in the exterior side yard setback will allow for the building to be shifted closer to the street and accommodate the proposed site and building design. The impact to the streetscape will be minimal and will provide a strong design along both Lake Road and Britton Court while providing flexibility for a number of industrial uses. 6.12 Given the comment outlined above, it is staff's opinion the variances being sought are considered minor in nature. 7. Conclusion 7.1 Based on Staff's review of the application the application conforms to the intent and purpose of the Zoning By-law and the Regional and Municipal Official Plans, is desirable for the appropriate development or use of land and is deemed to be minor in nature. 7.2 Given the above comments, Staff recommends approving this application for a minor variance to Sections 3.16 a. and 24.2 c. ii). of Zoning By-law 84-63 to permit the construction of a six -unit industrial building by reducing the minimum exterior side yard setback from 7.5 metres to 6.5 metres and by reducing the minimum number of parking spaces from 113 to 73. Submitted by:�?G Anne Taylor Scott, Principal Planner Development Review Branch Staff Contact: Brandon Weiler Interested Parties: The following interested parties will be notified of Committee's decision: