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Home My WebLink AboutPSD-059-04 .. Clw:-mgton REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, June 7, 2004 Report #: PSD-059-04 File #: ZBA 2002-010 and ZBA 2004-008 ~ : f.p!J 027'-1--0'1- By-law #: Subject: REZONING APPLICATIONS TO PERMIT A CONVENEINCE STORE, CAR WASH, AND RESTAURANT WITH DRIVE-THROUGH FACILITY APPLICANT: IMPERIAL OIL LIMITED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-059-04 be received; 2. THAT the application submitted by Evans Planning on behalf of Imperial Oil Limited be referred back to Staff for further processing and the preparation of a further report following the receipt of all outstanding agency comments; and, 3, THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: /I Re'_~~ ~O Chief Administrative Officer vi , . Cr me, M.C.I.P.,R.P.P. Director, Planning Services RH*CP*DC*df 31 May 2004 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623- 3379 F (905)623-0830 601 ~ REPORT NO.: PSD-oS9-04 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: I mperial Oil Limited 1.2 Agent: Evans Planning 1.3 Rezoning: To amend the "Service Station Commercial Exception (C7 -5) Zone" and "Urban Residential Type One (R1) Zone" to permit the redevelopment of a gas station with a convenience store, car wash, and a restaurant with a drive-through facility. 1.4 Site Area: 0.54 hectares 2.0 LOCATION 2.1 The lands under consideration include 1451 and 1455 Highway 2 as well as 1 Darlington Boulevard. They are generally located at the southeast corner of Highway 2 and Darlington Boulevard in Courtice (See Attachment 1). The applicant has recently purchased the property at 1 Darlington Boulevard to accommodate the larger proposal. The site area totals 0.54 hectares (1.3 acres). The property is located within Part Lot 34, Concession 2, in the former Township of Darlington. 3,0 BACKGROUND 3.1 On March 5, 2004, Staff received a revised set of rezoning applications from Evans Planning on behalf of Imperial Oil Limited to permit the redevelopment of the existing gas station including a convenience store, car wash, and restaurant with a drive-through facility. The applicant has interest from a restaurant franchise that proposes to include a drive-through facility as part of their operation. With the recent acquisition of property located at 1 Darlington Boulevard, the application has been revised to include an expanded site area and range of uses within the redevelopment. 3.2 Council approved a rezoning for the applicant on 1451 and 1455 Highway 2 on June 13, 2003, which permits a car wash and convenience store as well as reducing the interior side yard setback requirements. 3.3 At the Public Meeting held for the original application on May 6, 2002, no one spoke either in favour of or in opposition to the application. 602 REPORT NO.: PSD-059-04 PAGE 3 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The developed portion of the property contains a small kiosk with gas pumps covered by a canopy. These lands generally drain towards Highway 2. The property at 1455 currently drains to the south and east. The property at 1 Darlington Road contains a residential dwelling that would be removed through redevelopment. Grading and drainage between the properties would be integrated through redevelopment. 4.2 Surrounding Uses: East: North: West: South: Commercial uses Courtice Medical Centre and Whitecliffe Terrace Seniors Building Waltzing Weasel pub and restaurant Urban residential 5,0 OFFICIAL PLAN POLICIES 5.1 The Durham Region Official Plan designates the property "Sub-Central Area". The proposed amendment is in conformity with the Durham Region Official Plan. 5.2 The Clarington Official Plan designates the property as "Mixed Use" within the Courtice Sub-Central Area Secondary Plan. This land use designation permits mixed use buildings with commercial and residential uses, office buildings, medium and high density residential uses, and community facilities. Although the existing gas station is not contemplated within the current land use designation, Section 10.10 of the Clarington Official Plan permits service stations within any urban land use designation. 6.0 ZONING BY-LAW CONFORMITY 6.1 The property at 1451 and 1455 Highway 2 is currently zoned "Service Station Commercial Exception (C7-5) Zone" , which does not permit the proposed restaurant and drive-through facility. The lands located at 1 Darlington Boulevard are currently zoned "Urban Residential Type One (R1) Zone", which does not permit any of the proposed uses. In order to consider the proposed development, a rezoning application was submitted for consideration. 7.0 PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and a public meeting notice sign was installed on the property's road frontage. Only one general inquiry has been received to date. ~ 603 REPORT NO.: PSD-059.04 PAGE 4 8.0 AGENCY COMMENTS 8.1 The Clarington Emergency Services Department has no objections to the proposed development. 8.2 The Clarington Engineering Services Department cannot provide full comments until the applicant submits full engineering drawings. 8.3 Due to the limited commenting period, comments from the Durham Region Planning Department, Durham Region Public Works Department, Central Lake Ontario Conservation, and Hydro Networks Inc. have not been received to date. The applicant has recently submitted engineering drawings that have been circulated to all relevant agencies for comment. 9.0 COMMENTS 9.1 Staff have completed a preliminary review of the development proposal. The proximity of the drive-through to the future mixed-use development area and the car wash and its stacking lane to the residence located at 3 Darlington Boulevard are issues which require more detailed review. Although a stacking lane for a car wash generally does not have the daily peak periods associated with a restaurant drive-through, there will be peak periods that must be considered, Staff are concerned with issues of noise and pollution that this residence may be subjected to. Further investigation of this issue, and discussions with the applicant are required. 9.2 A revised noise study must be prepared to ensure that noise from the drive- through and car wash operations, including the cars idling in the stacking aisle, do not adversely impact adjacent residential properties. 9.3 A revised lighting study must to be prepared to ensure that light will not adversely impact surrounding properties or traffic operations on Highway 2. 9.4 Redevelopment of the subject lands will also trigger construction of the centre median on Highway 2 from Darlington Boulevard east towards the eastern extent of the Courtice Medical Centre and Whitecliffe Terrace Senior's Building. All existing entrances onto Highway 2 within the affected area will be limited to right- in/right-out status. The applicant will be required to contribute towards the cost of the centre median construction. 10.0 CONCLUSIONS 10.1 As the purpose of this report is to satisfy the requirements of the Public Meeting under the Planning Act, and taking into consideration all of the comments 604 REPORT NO.: PSD-059-o4 PAGE 5 received, it is respectfully recommended that this report be referred back to Staff for further processing and the preparation of a subsequent report. Attachments: Attachment 1 - Key Map Interested parties to be notified of Council's decision Murray Evans Evans Planning 28 Ellery Drive Richmond Hill, ON L4C 8Z6 Terry Addington Imperial Oil Limited P.O. Box 56613 8601 Warden Avenue Markham, ON L3R OM6 605 ATTACHME~jT 1 455C.C TRAFFIC IS..AND E~T. ~50" TR.JCK R~UTE TRAFFCCIR"CTICNALS'Gi\ Icreerr DURHAM HIGHWAY 2 -CCIJRB ~uJ J/T D;RECTlC~A~ SCN ~ 1 , ""."" ,_~ART 19N"rSj. 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