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Home My WebLink AboutPSD-072-04 ~ . .. CllJl-!l1gton REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, June 21, 2004 Report #: PSD-072-04 File #: ZBA 2004-022 a.e..~: ("PA - 30<+ -D...( By-law #: Subject: REZONING APPLICATION TO PERMIT AN EXPANSION TO THE MEDICAL CLINIC PROPONENTS: BOWMANVILLE PROFESSIONAL BUILDING INC. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-072-04 be received; 2. THAT the rezoning applications submitted by Bowmanville Professional Building Inc. to permit the expansion of the medical clinic be referred back to staff for further processing; and, 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: Reviewed by: cJ ~..:..- ~ Franklin Wu Chief Administrative Officer av (I. Crome, M.C.I.P.,R.P.P. Director, Planning Services CP*DC*df 15 June 2004 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623- 3379 F (905)623-0830 ~ 611 REPORT NO.: PSD-072-04 PAGE 2 1.0 APPLICATION DETAILS 1.1 Proponents: Bowmanville Professional Building Inc. 1.2 Owner: Bowmanville Professional Building Inc., and Sabina Investments Inc and Ankara Realty Limited 1.3 Rezoning Application: To permit the expansion of the existing medical clinic with a maximum setback to St. George Street of 7.5 m, and to permit the development of the associated parking area on lands currently zoned urban residential type three (R3) 1.4 Location: Part Lot 10, Concession 1, former Town of Bowmanville, municipally known as 222 King Street East. 2.0 LOCATION 2.1 The subject lands are located at the northeast corner of King Street East and St. George Street in Bowmanville. The lands proposed for the parking area are immediately to the north and east of the medical building and parking area known as the Bowmanville Professional Building. 3.0 BACKGROUND 3.1 222 King Street East is currently developed with a three storey medical building containing a floor area of approximately 23,000 ft2. The applicants are proposing a 3 storey 21,000 ft2 addition to the medical building. The addition would be connected at grade to the existing building and generally be located within 2 metres or less of the King Street street line. The applicants propose to rezone a 3136 m2 area immediately to the north of the existing medical building development to accommodate the parking for the proposed addition. 3.2 The Bowmanville Professional Building along with lands being rezoned for the expanded parking area are within the area known as the King Street East Corridor Study Area. 3.3 The Study identified a "medical precinct" in the area of the Bowmanville hospital and the Bowmanville Professional Building that could be expanded and enhanced over time. The study was completed in September 2003 and Council adopted the recommended official plan amendment (OPA 36) and zoning by-law amendment (By-law 2003-153) in October 2003. Both the OPA and ZBA have been appealed to the Ontario Municipal Board. Currently, they are not in effect. 612 REPORT NO.: PSD-072-04 PAGE 3 3.4 The Study and Official Plan Amendment also identified transportation improvements. One of the recommendations is to extend Church Street easterly to connect with the proposed northerly extension of Simpson Avenue and Galbraith Court. The area proposed for the parking lot expansion would accommodate the alignment of the future Church Street extension. At such time Church Street is extended, additional access to the medical centre parking lot may be provided to it. 3.5 The second part of the rezoning application is to allow a building to be constructed with a setback from St. George Street of up to 7.5 m. The application does not comply with the Council-approved C1-30, zone requirements that the building to be located between 1.5 metres and 2.0 metres from a front and exterior streetline. While the building has been designed to provide a street front edge along King Street, the proponent requires a variance from the St. George Street yard requirements. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The existing medical facility property contains a three-storey building with a paved parking area and landscaping around the front entrance and property edges. The new lands to be added to the facility are vacant generally draining in a eastern direction. 4.2 Surrounding Uses: West: North: East: South: Urban residential and St. George Street vacant, urban residential and institutional office commercial uses retail commercial uses 5.0 PUBLIC MEETING 5.1 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. Staff have received a few enquiries from people seeking additional information. No objections have been received to date. 6.0 OFFICIAL PLAN POLICIES 6.1 The Clarington Official Plan designates the lands containing the existing medical facility "Strip Commercial Area" within the East Business District of the Bowmanville East Main Central Area. The lands proposed for the expanded parking area are currently designated "Urban Residential" subject to a "Medium 613 REPORT NO.: PSD-072-04 PAGE 4 Density Symbol". Official Plan Amendment 36, as approved by Council, re- designates the Bowmanville Professional Building from "Strip Commercial Area" to "Street-Related Commercial Area", and re-designates the lands proposed for the parking area from "Medium-Density Residential" to "Street-Related Commercial Area". The Council approved OPA would permit the rezoning of the lands for the parking area. 7.0 ZONING BY-LAW CONFORMITY 7.1 The property is currently zoned "General Commercial - C 1", "General Commercial Exception - C1-21" and "Urban Residential Type Three (R3)". The R3 zone does not permit a parking lot for a commercial uses, hence the rezoning application. 8.0 AGENCY COMMENTS 8.1 The application was circulated for comments to various agencies. At this time comments remain outstanding from most of the agencies circulated including Regional Planning and Regional Works, both the Public and Separate School Board and the Conservation Authority. 8.2 Engineering Services advised that additional information with respect to the parking lot design, and on-site storm water drainage is required in order to process the site plan application. No issues have been identified for the rezoning application. 9.0 COMMENTS 9.1 The proposal would be providing additional doctors' office in Bowmanville, which the group has indicated they have commitments for in the first half of 2005. The applicants are currently finalizing their site plan submission. 9.2 The rezoning application is subject to final approval of OPA 36 to re-designate lands from medium density residential to street-related commercial. During the pre-hearing conference in May 2004 for the appeals to OPA 36 and By-law 2003- 153 counsel for two of the appellants and the agent for the third appellant indicated that they would consider removing their appeal as it related to site specific applications within the King Street East Corridor provided it did not have a detrimental impact on their appeals. 9.3 The addition to the medical centre starts to implement the new planning framework for the King Street East corridor. The street-related building repairs the street wall. One access is eliminated and a second access is limited only for 614 REPORT NO.: PSD-072-04 PAGE 5 , the handicap parking area. Most traffic is redirected to St. George Street and eventually to the Church Street extension. 10.0 CONCLUSIONS 10.1 As the purpose of this report is to satisfy the requirements for a Public Meeting under the Planning Act, 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: D. Hartford 19 Saunders Ave Bowmanville, ON L 1 C 2A6 Charles Cattran Bowmanville Professional Building Limited 222 King Street East Bowmanville, ON L 1 C 1 P6 Strike Salmers and Furlong Box 7 Bowmanville, ON L 1 C 3K8 Attention: Dan Strike Sabina Investments Inc. and Ankara Realty Limited 7501 Keele Street, Suite 100 Vaughan, ON L4K 1Y2 Attention: Rudolph Bratty 615 ----- ,&.'. -, I I I .. '" ~ Ul.IJ !.OQ 5~.60! '21.' I 1101,'"" j I- W W It: I- en W C) It: 0 w C) ...: l~ en I "l;) ~~ ~~ SU~{~ct ~!1!m!~ iI[J~mr ! - - ~~~J'~WI PROPOSED 2 STOREY AOOmON Bowmanville Key Map ATTACHMENT 1 I r J KING STREET EAST ZBA 2004-022 Zoning By-law Amendment Owner: Sabina Investments Inc. ~ 616