HomeMy WebLinkAboutPSD-075-13 Clarington
REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: December 9, 2013 Resolution#: - y-law#:
Report#: PSD-075-13 File#: COPA 2013-0003; ZBA 2013-0029
Subject: APPLICATIONS FOR AN OFFICIAL PLAN AMENDMENT AND REZONING TO
PERMIT A DRIVE-THROUGH RESTAURANT, A RESTAURANT, A BANK WITH
A DRIVE-THROUGH AND TWO OFFICE BUILDINGS, ONE WITH GROUND
FLOOR RETAIL AND RESTAURANT USES
APPLICANT: 668390 ONTARIO LTD. (KAITLIN CORPORATION)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-075-13 be received;
2. THAT the applications to amend the Clarington Official Plan and Zoning By-law 84-63,
submitted by 668390 Ontario Ltd. (Kaitlin Corporation) to permit a drive-through
restaurant, a restaurant, a bank with a drive-through and two office buildings, one with
ground floor retail and restaurant uses continue to be processed; and
3. THAT all interested parties listed in Report PSD-075-13 and any delegations be advised
of Council's decision.
Submitted by: Reviewed by: 1, r
David J. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
RP/CS/av/df
3 December 2013
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-075-13 PAGE 2
1. APPLICATION DETAILS
1.1 Owner: 668390 Ontario Ltd.
1.2 Applicant/Agent: Kaitlin Corporation
1.3 Proposal: Official Plan Amendment:
• To permit an increase to the maximum allowable retail and service
uses on the ground floor area from 200 sq. m. to 758 sq. m;
• To permit the use of stand-alone commercial buildings;
• To permit an increase in the number of financial institutions (bank)
in the West Bowmanville Town Centre from 2 to 3; and
• To reduce the minimum total street frontage occupied by buildings
on Durham Highway 2.
Zoning By-law Amendment:
To rezone the subject lands from Agricultural (A) Zone to an
appropriate zone to permit the proposed office and commercial
development.
1.4 Proposal Description:
The proposed development for this site will contain a three storey
mixed-use building with the ground floor dedicated to commercial
retail and restaurant uses (ground floor area is 758 sq. m.) and the
second and third floors to office space, three (3) stand-alone service
related commercial buildings, two (2) with drive-throughs and, a two
storey office building.
1.5 Area: 1.52 Ha (3.76 acres)
1.6 Location: The site is located on the southwest corner of Durham Highway 2
and Regional Road 57. The subject lands are located in part lot 15,
Concession 1, former Township of Darlington. The subject lands are
also referred to as 1 Martin Road Bowmanville (Figure 1).
REPORT NO.: PSD-075-13 PAGE 3
Figure 1 - Key Map
Durham Highway 2
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Future Prince William Boulevard
2. BACKGROUND
2.1 On October 9, 2013, Kaitlin Corporation submitted an application on behalf of 668390
Ontario Ltd., for an Official Plan Amendment and a Zoning By-law Amendment to
permit an office commercial development consisting of five (5) buildings and a public
open space area. The buildings will be used for office, retail, and service commercial
uses. The application was deemed complete on October 25, 2013.
2.2 The applicant submitted the following background studies in support of the application:
• Phase 1 Environmental Site Assessment prepared by Geo Logic Inc.
• Traffic Impact Study prepared by Tranplan Associates Ltd.
REPORT NO.: PSD-075-13 PAGE 4
• Planning Rational Report Prepared by The Biglieri Group
• Financial Institution Space Analysis prepared by UrbanMetrics Inc.
• Functional Servicing Brief prepared by DG Biddle Associates
• Master Plan prepared by JVF Landscape Consultants
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 The property comprises 1.52 Ha (3.76 acres) of vacant land-area. The site slopes
down to the east (Figure 2) and north (Figure 3) towards the existing roads, and to the
west toward a church. A rise of between two and three metres separates the northern
property line from the grade at Durham Highway 2, while the east property line is
approximately one to two metres above the grade from Regional Road 57.
Figure 2
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REPORT NO.: PSD-075-13 PAGE 5
3.2 The surrounding uses are as follows:
North — Community facility Garnet B. Rickard Recreational Complex across
Durham Highway 2
South — Vacant land planned for future extension of Prince William Boulevard and
designated for Mid-rise High Density Residential. The future proposed GO
station is also located southwest of the subject site
East — Vacant land across Regional Road 57 which is designated Office
Commercial
West — Church of Jesus Christ of Latter Day Saints
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
4.1.1 The Provincial Policy Statement (PPS) provides a framework to guide development
within municipalities. When building strong communities, the Province supports efficient
development and land use patterns which sustain the financial well being of the
province and municipality over the long term, particularly in areas where existing
infrastructure can be utilized. The proposed development is within a settlement area of
the Municipality. Settlement areas shall be the focus of growth and their vitality and
regeneration shall be promoted. Land use patterns within settlement areas shall
support a mix of land uses in a compact form.
4.2 Provincial Growth Plan
4.2.1 The Provincial Growth Plan provides a framework for accommodating growth. A
fundamental priority of the plan is to encourage intensification of underutilized urban
lands to create vibrant communities where infrastructure exists to accommodate
growth. The Provincial Growth Plan promotes the creation of compact, complete
communities that are transit supportive and pedestrian-friendly.
4.2.2 The subject property is located within the "Built Boundary". The Growth Plan requires
that population and employment growth be directed to the built-up areas of the
community to utilize existing municipal services and infrastructure and to optimize
underdeveloped land.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan (ROP) designates the subject lands as "Regional
Centre". Regional Centres shall be planned and developed as the main concentrations
of urban activities providing a fully integrated array of institutional, commercial, major
retail, residential, recreational, cultural, entertainment and major office uses. Regional
Centres shall support the overall, long-term targets by having a floor space index of 2.5.
REPORT NO.: PSD-075-13 PAGE 6
5.2 Clarington Official Plan
5.2.1 The Clarington Official Plan designates the subject lands as "Town Centre" which
permits an array of retail and personal service, office, residential, cultural, community,
institutional and recreational uses. Town Centres are to be developed as the main
concentration of urban activity in the community; providing a fully integrated array of
retail and personal service, office, residential, cultural, recreational and institutional
uses. The Town Centre will function as the focal point of culture, art, entertainment and
civic gathering, be places of symbolic and physical interest for residents, and foster a
sense of local identity.
5.2.2 Secondary Plan
The Bowmanville West Town Centre Secondary Plan (BWTCSP) was approved as a
more detailed planning document designed to guide land use, community design, and
transportation (See Figure 4). Under this Secondary Plan, the site is designated "Office
Commercial."
Figure 4
Major Tenants within the Bowmanville West Town Centre Area (BWTCSP)
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Subject Site
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REPORT NO.: PSD-075-13 PAGE 7
5.2.3 The "Office Commercial' area is to provide appropriate office employment opportunities
in addition to residential and commercial uses at a highly visible location in the West
Town Centre, such as the prominent intersection of Durham Highway 2 and Regional
Road 57. The permitted uses for this designation include:
• Office uses including: corporate; business; professional; administrative; and
government offices.
• Hotel and convention facilities.
• Institution and community uses including social, recreational, educational and
cultural facilities; day care and nursery facilities.
• Retail and service uses provided they are accessory to the primary office use,
are located on the ground floor of such building and the gross leasable floor area
does not exceed 20% of the ground floor area of such building or 200 sq. m,
whichever is the lesser of the two.
• Residential dwelling units up to a maximum of 150 units per hectare on the
development site.
5.2.4 In addition the BWTCSP permits a maximum of 2 full service banks or financial
institutions.
5.2.5 A public street (Street F) is designated along the west side of the site extending
between Highway 2 and Prince William Boulevard.
5.2.6 Urban design policies contained in the Clarington Official Plan and the BWTCSP apply
to the proposal:
Town Centres
• Have buildings sited near the street line to contribute to a sense of enclosure and
strong edge;
• Locate main building entrances that are visible and directly accessible from the
public sidewalk of the main street;
• Enhance the built environment with attention to massing, building articulation,
architectural detail, the use of local materials and styles; and
• Enhance the pedestrian environment with awnings, pedestrian scale lighting,
landscaping, benches and other street amenities.
Prominent Intersections
• Provide building massing and height sufficient to emphasize the significance of the
intersection;
• Provide high quality building materials and building articulation on both street
frontages;
• Provide the main public entrance located at the corner; and
• Provide landscaping, street furniture and public art elements.
Urban Design Objectives and Standards
• Achieves urban design objectives regarding sense of place, street connectivity,
pedestrian access, urban street edge, plan for infill and sustainability;
REPORT NO.: PSD-075-13 PAGE 8
• Provides appropriate sidewalks widths which continue to the building face and
promote active and safe pedestrian activity;
• Reduce building setbacks to allow for building entrances to be closer to public
street sidewalks;
• Provide appropriate setback from the property line on Highway 2;
• To define the street edge and the prominence of the intersection, at least 50% of
the total street frontage shall be occupied by buildings on King Street/Highway 2.
• Provide articulated building facades to create a consistent rhythm across the
fagade;
• Design corner buildings which include articulated building elements that enhance
the visibility of this location and emphasize the focal nature of the building;
• Minimize the visual impact of surface parking and service areas by screen walls,
landscaping or lowering of the parking areas; and
• Locate amenities in close proximity to building entrances.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. The applicant has
applied to amend the Zoning By-law to General Commercial (Cl) Zone to allow the
proposal.
7. PUBLIC NOTICE AND SUBMISSIONS
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and to the Historic Downtown Bowmanville Business Area (Bowmanville Improvement
Area).
7.2 Two public meeting notice signs were installed on the property. The public notice was
also posted on the Municipality's website and in the Planning Services electronic
newsletter.
7.3 The Historic Downtown Bowmanville Business Area (Bowmanville Improvement Area)
has not provided any specific comments but as Council is aware, they recently
requested that Council place a moratorium on further retail development in the
Bowmanville area until the local economy has stabilized.
8. AGENCY COMMENTS
8.1 The Central Lake Ontario Conservation Authority has no objection to the proposal.
They have advised that a stormwater management report along with site grading,
drainage and servicing plans, as well as sediment and erosion control plans will be
required through the site plan process.
8.2 At the time of the writing of this report, Staff have not yet received comments from the
Region of Durham Planning Department.
REPORT NO.: PSD-075-13 PAGE 9
9. DEPARTMENTAL COMMENTS
9.1 Engineering Services has no objection, in principle to the proposal. Prior to final
approval of the subject site plan the applicant will be required to satisfy the Engineering
Services Department regarding the following concerns and conditions:
• Traffic
A Traffic Impact Study has been submitted in support of this application. The Traffic
Impact Study is currently being reviewed and will be subject to the approval of the
Director of Engineering Services and the Region of Durham.
The Traffic Impact Study must address the impact of the adjacent development on
the road network and intersections. The study must assess the need for Street `F' as
shown in the Secondary Plan. It must make recommendations with respect to
entrances to the site and their location with respect to ingress and egress to and from
lands on the south side of Prince William Boulevard. The study must also make
recommendations with respect to road improvements required to facilitate this
development.
Any road network or intersection improvements deemed necessary by the Director of
Engineering Services or the Region to facilitate the development will be at 100% cost
to the developer.
• Prince William Boulevard Extension
The applicant will be responsible for 100% cost of construction of Prince William
Boulevard from its existing east terminus to Regional Road 57, to a full urban
standard. If this development is phased, the road must be constructed in its entirety
during the initial phase of the development. The Municipality will cost share for
oversizing of the road. Further discussion of this matter between the Municipality and
the applicant is required.
• Grading
A preliminary grading plan has been submitted which is currently under review. The
grading plan must be compatible with adjacent lands, perimeter road grades, future
road grades and must meet the intent of the West Side Creek Master Drainage
Study. There is a significant grade at the north end of the site down to the Regional
Road 57 road allowance. The treatment of this grade with the development of the
commercial buildings will be subject to further discussion among the Engineering
- ---- --- ---Services-Department Plan n+ng-Services Department and the applicant prior to the
approval of the future site plan application.
• Servicing
Water, sanitary sewer and storm sewer services will be provided to this site from the
Prince William Boulevard extension. A Functional Servicing Report has been
submitted which is acceptable in principle. Full engineering review of the servicing
will occur at the detailed design stage of the construction of Prince William Boulevard
in conjunction with the site plan application for the subject site.
REPORT NO.: PSD-075-13 PAGE 10
• Stormwater Management
The Functional Servicing Report confirms that the subject site is included in and does
conform to the Westside Creek Master Drainage Study in terms of stormwater
quantity and quality and that the runoff will be controlled by the existing infrastructure.
• Sidewalks
A pedestrian sidewalk connection must be provided from the Regional Highway
2/Regional Road 57 intersection to the site at 100% cost to the applicant and to the
satisfaction of the Director of Engineering Services and the Region of Durham.
The applicant will also be required to provide pedestrian connectivity to the future
residential lands to the west.
10. DISCUSSION
10.1 The applicant is proposing to delete a segment of the grid street system (Street F).
Further review will be required of this proposal in relation to the long term needs for
development and intensification.
10.2 The approach to commercial planning in Clarington was developed through the
Commercial Policy Review (Report #:PSD-027-06). The preferred approach for the
West Town Centre included the phasing of commercial space to avoid an adverse
impact on the downtown and the East Town Centre which resulted in the retail
threshold policies. The BWTCSP states; "It is intended that retail development in the
West Town Centre be phased in so as to ensure that retail growth in this area
complements existing businesses and potential commercial development in the East
Town Centre". The intent was not to regulate competition but to ensure that the planned
function of the downtowns, and the Town and Village Centres are maintained while
continuing to provide accessibility and convenience for the public.
10.3 The BWTCSP outlines the retail threshold policies of the Plan. This section states that
retail and service development shall proceed in a fashion that sufficiently supports the
existing population to ensure that retail development and the growth in population for
Clarington are balanced. The development of retail and service floor space in the
BWTCSP will proceed in an incremental fashion. Until such time as the Clarington
population reaches 91,000 persons, the maximum permitted retail and service floor
space in the West Town Centre is as follows: retail floor space 73,000 sq. m; service
floor space 7,000 sq. m. This will be further reviewed through the application process.
The estimated population in Clarington as of May 2013 was 90,000.
10.4 The BWTCSP only permits a maximum of two (2) full service banks or financial
institutions. The applicant has applied for an amendment to allow the development of
an additional bank. Traditionally banks have served as anchors to Bowmanville's
historic downtown. The Official Plan policies were restricted to two banks in the West
Town Centre, to retain the bank branches in Downtown Bowmanville. The Financial
Institution Space Analysis Study prepared by Urban Metrics Inc. indicates that with the
REPORT NO.: PSD-075-13 PAGE 11
overall demand for financial institution space and the growing population, the market
could support a bank on the site. Their analysis indicates that the two remaining banks
in the downtown would not be impacted. Existing banks in Bowmanville, including
those in the downtown, would be able to support additional branches in the community.
This will be reviewed further through the application process.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 The purpose of this report is to provide background information on the proposal
submitted by 668309 Ontario Ltd (Kaitlin Corporation) for the Public Meeting under the
Planning Act. Staff will continue processing the application including the preparation of
a subsequent report upon resolution of the identified issues.
CONFORMITY WITH STRATEGIC PLAN
The recommendations contained in this report conform to the general intent of the following
priorities of the Strategic Plan:
X Promoting economic development
Maintaining financial stability
Connecting Clarington
Promoting green initiatives
Investing in infrastructure
Showcasing our community
Not in conformity with Strategic Plan
Staff Contact: Ruth Porras, Senior Planner/Urban Designer
List of interested parties to be advised of Council's decision:
668390 Ontario Ltd.
Kaitlin Corporation
Anne Messore, SmartCentres
Jenny Lee, SmartCentres
Bowmanville BIA, c/o Edgar Lucas
Bowmanville BIA, c/o Garth Gilpin