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HomeMy WebLinkAboutA2022-0024 1675 Baseline Road Comments 07-28Clarftwn 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: July 28, 2022 File Number: A2022-0024 Address: 1675 Baseline Road, Courtice Report Subject: To facilitate the development of 19 self -storage buildings and an accessory office by reducing the minimum number of parking spaces from 46 to 24 and reducing the minimum number of 4 metre by 11 metre loadina spaces from 4 to 2. Recommendations: 1. That the Report for Minor Variance Application A2022-0024 be received; 2. That all written comments and verbal submissions were considered in the deliberation of this application; 3. That application A2022-0024 for minor variances to Sections 3.16 a. and 3.12 c. of Zoning By-law 84-63 to facilitate the development of 19 self -storage buildings (warehouse) and an accessory office by reducing the minimum number of parking spaces from 46 to 24 and reducing the minimum number of 4 metre by 11 metre loading spaces from 4 to 2, 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 A2022-0024 1. Application Details Page 2 1.1 Owner/Applicant: Baseline Properties Ltd. (Courtice) 1.2 Proposal Minor variances to Sections 3.16 a. and 3.12 c. of Zoning By- law 84-63 to facilitate the development of 19 self -storage buildings and an accessory office building by reducing the minimum number of parking spaces from 46 to 24 and reducing the minimum number of 4 metre by 11 metre loading spaces from 4to2 1.3 Area of Lot: 3.8 hectares (9.5 acres) 1.4 Location: 1675 Baseline Road, Courtice 1.5 Legal Description: Con BF, Part Lot 30, Darlington 1.6 Zoning: 1.7 Clarington Official Plan Designation: 1.8 Durham Region Official Plan Designation: 1.9 Heritage Status General Industrial (M2) Zone in Zoning By-law 84-63 Light Industrial Areas Employment Areas None Municipality of Clarington Committee of Adiustment A2021-0015 Paae 3 Figure 1 — 1675 Baseline Road, Courtice Municipality of Clarington Committee of Adjustment A2022-0024 2. Background Page 4 2.1 On April 6, 2021, an application for Site Plan Approval was filed with the Municipality of Clarington for development of the subject lands. The proposed site plan is for the development of 19 self -storage buildings including an accessory office and a contractor's workshop with an accessory two -storey office (See Figure 2). Municipality of Clarington Committee of Adjustment A2022-0024 Page 5 �!LYi�l.Is3r3 ■!S .. �. [ III f►'. p 1■ !IN NONE �nl■ r WWI Fiji ��� ■1 ■ 1�1 ®r�ME 1■ r�`r m I�i: !.� r 1iNw In:r �I:ir rS11. ��e. �xw ni .� rl■iN■ .null �O _ �u PINK Oiii a:19� 1� r lNE rmE uN IrrA .fir Mr ■. !r 1■ EO 1 11 19 :rill a � •�:T�� ei1J 0,00 —■rr� ■. sib ■r �:a� ii�aiiii313ii3iiia4l� ■r rf■� �Ni. r-__ 1 ■ 11! I�Nq 1::IElEsi!■iOiirt!lsi�■!i■r�:�. i� - ■� ■r r■11! ■ NI. Ell in ■■ r■nr .iEll i ?e is ti�"ii�1 ' ai��iiiiii9i� �tr'� ter ` .s1Nil : .O�i■�kk.OSER�OiisOrfalTTliIl! e40 SIR r�r � ■r r1l�llr w■mil, t■1�■ sue: 4Ew ll■ 11■Nll ty oils .N■IIIII I ■� llrl>r�r EN ■>r�r ■� 7 �.m eulro.! iti.iA _____vF �- IM -LINE ACA. LFUR ICE. ON SITE PI AN SIP Figure 2- Proposed Overall Site Plan Municipality of Clarington Committee of Adjustment A2022-0024 2.2 The applicant proposes to sever the contractor's yard from the self -storage site. Page 6 2.3 The contractor's yard meet all zoning requirements including loading and parking spaces. During the site plan review it was determined that the self -storage site would be deficient in parking and loading spaces. Minor variances are required for the self - storage site in order to satisfy the requirements for site plan approval. 2.4 On July 5, 2022, the applicant applied for minor variances to reduce the number of required parking spaces from 46 to 24 and the number of required 4 metre x 11 metre loading spaces from 4 to 2 in the self -storage portion of the property. 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located on the south side of Baseline Road in Courtice. The vacant industrial parcel is 3.86 hectares (9.54 acres) with an approximate lot frontage of 204 metres on Baseline Road. The property is currently vacant. To the north and west of the property are industrial uses. To the east of the property is an unopened road allowance and beyond this are rural residential dwellings and field area. To the south is Highway 401. 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 At the time of writing this report, Staff did not receive any inquiries about this application. 5. Departmental Comments 5.1 The Development Engineering Division of Public Works has no concerns with this application. 5.2 The Building Division of Planning and Development Services has no comments for this application. 5.3 Clarington Emergency and Fire Services Department has no fire safety concerns with this application. Municipality of Clarington Committee of Adiustment A2021-0015 Paqe 7 6. Discussion Conformity with the intent and purpose of the Regional Official Plan (ROP) 6.1 The property is designated "Employment Areas" in the Regional Official Plan. The site is also located adjacent to Baseline Road, a designated Type "C" arterial road in the Regional Official Plan and is immediately north of Highway 401. Employment Areas are set aside for uses that by their nature may require access to highway, rail, and/or shipping facilities, separation from sensitive uses, or benefit from locating close to similar uses. Permitted uses may include manufacturing, assembly and processing of goods, service industries, research and development facilities, warehousing and offices. The warehousing and accessory office use of the property conform to the Regional Official Plan. 6.2 For the above stated reasons, it is staff's opinion that the application conforms to the intent and purpose of the Regional Official Plan. Conformity with the intent and purpose of the Clarington Official Plan 6.3 The property is designated "Light Industrial Areas" in the Clarington Official Plan. Light Industrial Areas are located in places of high visibility along arterial roads and freeways. The range of permitted industrial uses shall be sensitive to and compatible with adjacent uses. The predominant use of land in the Light Industrial Areas shall be manufacturing, assembling, processing of raw materials, fabricating, repairing, research and development and warehousing. The urban design policies of the Official Plan have been addressed through the design of the buildings. Landscaping with coniferous and deciduous trees at the top of slope provide a visual buffer from Highway 401. The warehousing and accessory office use of the property conforms to the Regional Official Plan. 6.4 For the above stated reasons, it is Staff's opinion that the application conforms to the intent and purpose of the Clarington Official Plan. Conformity with the intent and purpose of the Courtice Transit -Oriented Community (TOC) and Go Station Area Secondary Plan 6.5 The property is within the ongoing Courtice Transit -Oriented Community (TOC) and Go Station Area Secondary Plan. Once complete, the Secondary Plan will guide this area's growth as it transforms into a major employment, mixed -use, and transportation hub for Courtice. One of the main drivers of this area will be the future GO train station and related transit -oriented community (TOC). A significant focus on mixed -use and higher density growth is expected for the area. 6.6 While the Courtice Transit -Oriented Community (TOC) and GO Station Area Secondary Plan intends to implement higher density growth it is ongoing and not complete at this time. Municipality of Clarington Committee of Adjustment A2021-0015 Conformity with the intent and purpose of the Zoning by-law Page 8 6.7 Within the Comprehensive Zoning By-law 84-63, as amended, the subject property is zoned "General Industrial (M2). There are various industrial uses permitted within the M2 zone. The proposed warehouse and accessory office use is permitted in the M2 zone. The requested variances are to reduce the minimum number of parking spaces from 46 to 24 and reduce the minimum number of 4 metre by 11 metre loading spaces from 4 to 2 The self -storage portion of the site will meet all other zoning provisions including lot coverage, landscaped open space and setbacks. The contractor's yard complies with all zoning provisions. 6.8 Section 3.12 and Section 3.16 of Zoning By-law 84-63 contain loading space and parking space requirements, respectively, based on the use and size of a proposed development. The by-law does not differentiate between different types of warehousing and applies the same parking and loading standards to all industrial uses (See Table 1 and 2). Zoning By-law 84-63 Section 3.12 Required Loading Spaces Proposed Loading spaces Industrial Requirement Length - 11 metres Width - Length - 11 metres Width - 4 metres 4 metres Permitted uses with 4 2 greater than 7,0001 square metres of gfa Table 1: Loading Space Requirements for Industrial Uses Zoning By-law 84-63 Required Loading Spaces Required Proposed Section 3.16 Parking Parking Spaces Spaces Warehouse 1 parking space per 100 m2 of total 20 16 Minimum floor area up to 2000 m2 Parking Requirement 1 additional parking space for every 18 0 500 m2 of total floor area over 2000 m2 Municipality of Clarington Committee of Adjustment A2021-0015 Page 9 Office 1 parking space for each 30 m2 of 8 8 gfa of the building directly related to the specified permitted use Total Parking 46 24 Table 2: Parking Space Requirements for Warehouse and Office Uses 6.9 The intent of the loading and parking provisions of the Zoning By-law are to ensure adequate parking and loading spaces for an intended use on a property, ensuring there are no negative traffic impacts or spillover onto surrounding properties or the public right-of-way. 6.10 The zoning by-law provides one loading and parking standard for a number of industrial related uses including processing, assembly and fabricating plants, manufacturing facilities and warehousing. Many of these uses require significantly more employees to occupy the facility each day and truck traffic to bring in and ship out goods. 6.11 Self -storage warehousing is significantly different from these uses as it is not employee intensive and does not require goods to be shipped in or out as part of daily operations. Self -storage warehousing typically produces less traffic, particularly truck traffic as when users do require trucks this is typically only when they move into or out of a storage unit. The development will provide the required 2 accessible parking spaces as part of the 24 parking spaces. 6.12 Public Works Staff have not identified any concerns that the parking or loading reductions would result in any undesirable spillover effects onto adjacent properties or the public right-of-way. 6.13 Staff are satisfied that the 2 loading spaces and 24 parking spaces provide sufficient parking for the proposed self -storage and accessory office use and meets the intent of the zoning by-law. Desirable for the appropriate development or use of the land, building or structure 6.14 The proposed self -storage development has unique parking and loading demands. The variances are considered to be appropriate for the use of the land as they will allow the site to operate as a self -storage facility with parking and loading requirements that are considered appropriate for the proposed use. 6.15 The loading spaces will still meet the minimum size requirement and provide access for loading and unloading storage items. The self -storage facility typically sees intermittent Municipality of Clarington Committee of Adjustment A2021-0015 Page 10 loading and unloading of items and oftentimes this is done from vehicles that do not require loading spaces. 6.16 The reduction in parking spaces is appropriate for the use as the number of employees for the self -serve facility is minimal. The applicant has indicated there will be up to four employees at the site. 6.17 The self -storage use is compatible with surrounding land uses in terms of built form and will not generate the same impact as other industrial uses such as noise and traffic. 6.18 It is considered Staff's opinion that the variances are appropriate for the development and use of the land. Minor in Nature 6.19 In assessing if the requested minor variances are considered minor in nature, the variances must not have a negative impact on the subject site or adjacent properties both individually and cumulatively. This consideration does not include the numeric value of the requested variances. The proposed self -storage development has lower parking and loading demands than a more typical industrial use. The reduction in parking and loading spaces will not cause spillover onto adjacent properties or the public right -or -way and as such will have a negligible impact on adjacent properties. 6.20 The site design provides loading spaces internal to the site in a centralized location that is considered practical and does not detract from a desirable street presence on site. There are sufficient parking spaces provided on site for the self -storage use. Both the proposed parking and loading spaces allow the site to function appropriately for the proposed use. 6.21 It is Staff's opinion that the requested variances 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 approval of this application for minor variances to Sections 3.16 a. and 3.12 c. of Zoning By-law 84-63 to facilitate the development of 19 self -storage buildings and an accessory office by reducing the minimum number of parking spaces from 46 to 24 and reducing the minimum number of 4 metre by 11 metre loading spaces from 4 to 2. Municipality of Clarington Committee of Adjustment A2021-0015 Page 11 Submitted by: / 4 � s, � Amanda Tapp, Acting Manager Development Review Branch Staff Contact: Toni Rubino Interested Parties: The following interested parties will be notified of Committee's decision: Ashlee Prescott, D.G. Biddle & Associates Hannu Halminen, Baseline Properties Ltd. (Courtice)