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HomeMy WebLinkAboutPSD-019-05 J .' CllJl-!lJgtnn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday February 7, 2005 .l2e-s * h {J(J -04j-c>tC; By-law #: Report #: PSD-019-05 File #: COPA 2004-006, ZBA 2004-052 Subject: PROPOSED OFFICIAL PLAN AMENDMENT AND ZONING BY-LAW AMENDMENT TO PERMIT A 120 SQUARE METRE OFFICE USE APPLICANT: TERRANCE TIMMINS RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-019-05 be received; 2. THAT the applications for proposed Official Plan Amendment and Rezoning, submitted by Terrance Timmins be referred back to staff for further precessing and the preparation of a subsequent report. 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: Reviewed by: ()~L~~ Frankiin Wu, Chief Administrative Officer a i . Creme, M.C.I.P., RP.P. Director of Planning Services HB/CP/DJC/df January 31, 2005 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 601 REPORT NO.: PSD-019-05 PAGE 2 1.0 1.1 APPLICATION DETAILS Owner: Terrance Timmins 1.2 Applicant: D.G. Biddle and Associates 1.3 Clarington Official Plan Amendment: In addition to other residential uses permitted, to allow the establishment of a 120 square metre office at 5221 Main Street in Orono 1.4 Zoning By-law Amendment: Change the current zoning from "Service Station Commercial (C6)" to an appropriate zone to permit the proposed use. 1.5 Site Area: 610 square metres. 2.0 LOCATION 2.1 The subject property is located at the southeast corner of Main and Station Streets in Orono and has a municipal address of 5221 Main Street (see Attachment 1). 3,0 BACKGROUND 3.1 On November 11, 2004 Staff received applications to amend the Clarington Official Plan and Zoning By-law to permit an office use at 5221 Main Street in Orono. 3.2 During pre-consultation, Staff identified a need for a road widening on Station Street of up to 4.0 metres and a 5.0 metre widening on Main Street. However, when the application was submitted, the plan only indicated a 5.0 metre road widening on Main Street. Further consultation with Regional Works confirmed that a 2.5 metre widening would be required on Main Street. Station Street is slated for reconstruction in 2005. The detail design work for Station Street is now complete. A 1.5 metre road widening is required for a portion of the frontage along this property. The Municipality received the revised application accommodating the required road widenings on December 23, 2004 and the following day the application was circulated to agencies for review and comment. 3.3 The consultant has advised that a Phase 1 Environmental Site Assessment is being prepared by Geo Logic. It is anticipate that this study will be received shortly. 4.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES 4.1 The lands were previously used as a motor vehicle service station. The pumps and tanks associated with the gas station have been removed and the existing structure is currently vacant. The structure which is presently within the road allowance will be demolished. The site is small, just over 600 square metres in area. 602 REPORT NO.: PSD-019-05 PAGE 3 4.2 Surroundinq Uses North - Existing Residential South - Existing Residential East - Existing Residential West - Valley lands associated with the Orono tributary 5.0 OFFICIAL PLAN POLICIES 5.1 Durham Reqion Official Plan The Durham Regional Official Plan designates the lands as Living Area. Lands designated as Living Area shall be used predominantly for housing purposes. Limited office development may be permitted provided the functions and characteristics of the Central Area is not adversely affected. 5.2 Clarinqton Official Plan The Clarington Official Plan designates the lands Urban Residential Area. The use of land in the Urban Residential Area designation is predominantly for residential purposes. An office use is not permitted within the urban residential designation, hence an amendment to the official plan is required. 6.0 ZONING BY-LAW 6.1 Within Comprehensive Zoning By-law 84-63, as amended, the lands are zoned "Service Station Commercial (C6)". An application for a Zoning By-law Amendment has been submitted to permit a proposed office use on these lands. 7.0 PUBLIC NOTICE AND SUBMISSIONS 7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site. A Public Meeting sign was installed on the property facing Main Street. 7.2 As of the date of writing this report, Staff has received one enquiry from a nearby neighbour asking whether commercial uses would be allowed on the property and whether there will be an increase in traffic and on-street parking as a result of this use. This neighbour also enquired about the road widening along Main Street and whether it will impact her property that also fronts on Main Street. 8.0 AGENCY COMMENTS 8.1 Comments have not been received from the following departments and agencies: . Region of Durham Planning Department 603 REPORT NO.: PSD-019-05 PAGE 4 · Region of Durham Works Department · Region of Durham Health Department . Hydro One Networks Inc. 8.2 The following agencies offered no objections: · The Clarington Emergency Services Department · Engineering Services- Building Division 8.3 The Clarington Engineering Services Department has no objection to the Official Plan and Zoning Amendment. However, they provided comments in anticipation of a future site plan application. The comments are summarized below: · A 1.5 metre road widening will be required along Station Street. · A grading and drainage plan detailing on-site storm sewer system and conveyance of overland flow from the site shall be submitted. · The applicant shall pay for all costs associated with construction of the entrance, a performance guarantee for entrance construction shall be provided and an application for property access is required. . A $1000.00 road damage deposit shall be provided. · A cash contribution equal to 2% of the value of the property shall be provided in- lieu of parkland dedication. 8.4 The Ganaraska Region Conservation Authority has no objections to the application but advise that should an application for site plan approval be received, a stormwater management plan and a detailed sediment and erosion control plan will be required. 9~ STAFF COMMENT 9.1 The applicant wishes to establish a small (120 square metres) office administration building for his business, Race Mechanical Systems Inc. The office building will be used as an administration office and call centre and will support up to 4 employees. Race Mechanical Systems provides heating and air conditioning for commercial, industrial and institutional businesses. 9.2 The new building has been designed with a residential roof-line and will be landscaped to compliment the existing street scape. The design of the office is intended to be compatible with the adjacent residential uses. Parking is proposed in the rear of the property, behind the office building. The structure will be connected to municipal water and will have a private septic system. 9.3 In addressing the comments from the neighbour, the size of the building and the nature of the operation are not expected to attract customer traffic. Should the application be approved, the use would be limited to an office use which also typically has less traffic than a retail use. 604 REPORT NO.: PSD-019-05 PAGE 5 Road widenings are typically acquired through development and redevelopment of a property in order to ensure future road objectives can be met. There are no plans to reconstruct Main Street at this time. 10.0 CONCLUSIONS 10.1 The purpose of this report is to satisfy the requirements under the Public Meeting under the Planning Act, and taking into consideration the outstanding comments, staff respectfully request that this report be referred back to staff for further processing and the preparation of a subsequent report. Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Amendment to the Clarington Official Plan List of Interested Parties to be advised of Council's decision: T. Timmins D.G. Biddle and Associates Karen Miller 605 ATTACHMENT 1 ~ f- II W ~ W ~ a: a f- ~ (f) F ii' ~ .EXG\I ~ I~ ~ Si: ,,,,, "11;01\1 ~ S If? ' ((f~ r: ~ .~l oe: s ~ ..'~" . ,1. _ c . " ~ Z <C :2 PRa:>osEDllSPHALT PARKIJ<G AREA c/W ~ CONCRETEOJRBS (OGEl>>"~AIoQ J.80 2.75 2.75 2'5 0 , " "- ..., "''' 0 -- " 0 , ! . m ~ " +EX L Orono Key Map .J ZBA 2004-052 Zoning By-law Amendment COPA 2004-006 Clarington Official Plan Amendment Owner: Race Mechanical Systems Inc. II I) '1 606 ATTACHMENT 2 PROPOSED AMENDMENT AMENDMENT NO. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this amendment to the Clarington Official Plan is to add a site specific policy to allow an office use in addition to other urban residential uses at the southeast corner of Station Street and Main Street in the Orono Urban Area. LOCATION: The subject site is municipally known as 5221 Main Street, Orono and is located at the southeast corner of Station Street and Main Street within the Orono Urban Area. BASIS: This amendment is based on the resolution of the General Purpose and Administration Committee on 'with respect to Official Plan Amendment Application ACTUAL AMENDMENT: The Municipality of Clarington Official Plan is hereby amended by adding a new Section 23.14.5 as follows: 23.14.5 Notwithstanding Section 9.3, an office not exceeding 120.0 square metres in gross floor area is permitted at the southeast corner of Station Street and Main Street, municipally known as 5221 Main Street, in the Orono Urban Area." IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official Plan, as amended regarding implementation of the Plan shall apply to this Amendment. INTERPRETATION: The provisions set forth in the Municipality of Clarington Official Plan, as amended, regarding the interpretation of the Plan shall apply to this Amendment. 607