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HomeMy WebLinkAboutPSD-127-04 , Clw:illgron REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING Date: Monday, October 18, 2004 Report #: PSD-127-04 File #: ZBA 2004-022 .Ke61t {7f/l-'-[ //-iY-f By-law #: Subject: REZONING APPLICATION TO PERMIT AN EXPANSION TO THE EXISTING MEDICAL CLINIC AND LANDS 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-127-04 be received; 2. THAT the rezoning applications submitted by Dan Strike on behalf of the Bowmanville Professional Building Inc. to permit the expansion of the medical clinic and land area 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: v . Crome, M.C.I.P.,R.P.P. Director, Planning Services Reviewed~~~ ranklin Wu Chief Administrative Officer CP*DC*df 13 October 2004 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.127-04 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 expand the land area of the existing facility by rezoning lands to permit a parking area and 2185 m2, three storey expansion to the existing medical clinic with adjustments to the required front and exterior side yard setback, a 5 metre sight triangle as opposed to the minimum required 7.5 metres, parking space lengths reduced to 5.4 metres where abutting a landscaped strip, and a vehicle entrance located 3 metres from the side yard lot line of a residentially zoned property as opposed to the minimum required 7.5 metres. 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 additional lands to be acquired for the proposed parking area are located immediately to the north and east of the Bowmanville Professional Building and parking area, as well as the lands east of the adjoining property at 234 King Street East. (see Attachment 1) 3.0 BACKGROUND 3.1 Application for rezoning to allow an expansion to the Bowmanville Professional Building, 222 King Street East was originally received in late May 2004 and a Public Meeting was held June 21. Since that time the owner's have negotiated the acquisition of an additional 1840 m2 of land for parking on the east side of 234 King Street East to accommodate the required parking. A new public meeting was scheduled so all the lands to be part of the development can be zoned uniformly and to accommodate other setback compliance issues that have arisen through the detailed site plan design process. 3.2 The Bowmanville Professional Building currently consists of a three storey medical building containing a floor area of approximately 23,000 ft2. The applicants are proposing a 3 storey 23,500 tt2 addition to the medical building. The addition would be connected at grade to the existing building and generally be located to the west of the existing building within 2 metres or less of the King Street streetline. tiU2 '- REPORT NO.: PSD-127.04 PAGE 3 3.3 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. 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 implementing some of the study recommendations. Both the OPA and ZBA have been appealed to the Ontario Municipal Board. Recently, staff have been able to negotiate settlements with two of the appellants while the third appellant has withdrawn their appeal. The Ontario Municipal Board is scheduled to hear the settlements on October 19, 2004, after which it is expected both the official plan amendment and zoning by-law will come into effect. 3.4 The Study identified transportation improvements within the study area which were implemented through OPA 36. 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 to the north of the building 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 will be provided to it. 3.5 The proposal complies with the intent of the King Street East Corridor Study by proposing a building that is predominantly within 2 metres of King Street and reducing the number of vehicle access points to King Street East. Being an addition to an existing building that is setback from the streetline not all aspects of the Council-approved C1-30, zone requirements are being adhered to. The rezoning application is also seeking the following relief from the zone provisions: . . The at grade connection to the existing building will be setback more than 2 metres from the King Street East streetline; . A 5m x 5m sight triangle at the intersection of King Street East and St. George Street; . The vehicular entrance to the parking lot on St. George Street is to be located 3.0 m from the side yard lot line of a residentially zoned property, as opposed to the zoning by-law minimum of 7.5 m; . Parking spaces abutting a planting strip to have a length of 5.4 m as opposed to 5.7 m; and . To allow the third floor to maintain the same setback as the first two floors, as opposed to requiring a further 1.5 m setback from the King Street East property line. tiU3 "- REPORT NO.: PSD.127-()4 PAGE 4 3.6 Application for site plan approval for the proposed development was received on September 21, 2004, and is currently being circulated for comments. 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 of structures with some existing vegetation. 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 received a few enquiries from people seeking additional information. One individual has suggested that one of the trees on the lands proposed for the parking area expansion is rare and should be preserved. The landscape architect will be required to review this issue. 6.0 OFFICIAL PLAN POLICIES 6.1 The Durham Region Official Plan designates the lands as Main Central Area. Lands within said designation shall be planned as the main concentration of urban activities, providing a full array of integrated uses. The application is deemed to conform. 6.2 Amendment 36 to the Clarington Official Plan, as approved by Council, re- designates subject lands from "Strip Commercial Area" to "Street-Related Commercial Area", and re-designates the northern lands, proposed for the parking area, from "Medium-Density Residential" to "Street-Related Commercial Area". When OPA 36 comes into force, it would permit the proposed rezoning for the expansion of the medical building. 604 '- REPORT NO.: PSD-127-04 PAGE 5 7.0 ZONING BY.LAW CONFORMITY 7.1 The property is currently zoned "General Commercial - (C1)", "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. By-law 2003-153 zones the lands fronting on King Street East all C1-30. The lands east of 234 King Street East are subject to a (H) Holding provision. The lands to the north are zoned ((H)R3). 8.0 AGENCY COMMENTS 8.1 The application was circulated for comments to various agencies. At this time comments received from the agencies through the original circulation did not raise any issues with the rezoning, however many of the agencies noted they would have conditions to be implemented through site plan approval. 8.2 CLOCA advised that a stormwater management brief would be required. The brief would need to detail grading and drainage information including temporary and permanent stormwater quality and quantity controls. 8.3 Regional staff advised that the site is connected to full municipal services. No new services will be constructed for the site. The proposal must be serviced internally. 8.4 Engineering Services advised that on-site storm water drainage is required in order to process the site plan application. Additionally verbal. discussions with Engineering require the consolidation of driveway access to King Street East between this proposal and 234 King Street East (see Attachment 2), as well as the parking area at the rear of the existing two buildings should be re-configured to allow easy movement between the sites. 9.0 COMMENTS 9.1 The proposed expansion of the medical centre provides additional doctors' office in Bowmanville, which have commitments for in the first half of 2005. As noted in Section 3 of the report, the rezoning application is subject to final approval of OPA 36 to re-designate lands from medium density residential to street"related commercial. 9.2 The addition to the. medical centre starts to implement the new planning framework for the King Street East corridor as follows: · the proposed 3 storey street-related building commences the transformation of King Street East by defining a pedestrian-friendly street wall. · two existing access points are eliminated from King Street East. 605 '. REPORT NO.: PSD.127-04 PAGE 6 · A new access will be provided from church Street at such time as the road is extended. 9.3 Planning and Engineering staff are reviewing King Street access to the proposed parking area for the medical centre in conjunction with the interviewing lands at 234 King Street East. The proposed access, and the two existing accesses to 234 King Street East should be consolidated to one access point and aligned with Frank Street to the south. TSH has prepared a plan indicating how one consolidated access to King Street could be achieved and the proposed parking shared with 234 King Street East (Attachment 2). Staff met with the owner of 234 King Street East who is not opposed to the principle of this option. This option and the Municipality's involvement will be explored further with both parties prior to site plan approval. 9.4 At such time as the lease arrangements between the Bowmanville Professional Building and Sabina Investments/Ankara Realty are finalized, it will be necessary for the Municipality and the landowners to enter into a multi-party agreement regarding future severances, the release of the site plan agreement from the balance of the Sabina/Ankara lands and other issues not covered through site plan approval powers under the Planning Act. 10.0 CONCLUSIONS 10.1 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 Attachment 2 - Consolidated Access and Communal Parking Sketch oUo ~ REPORT NO.: PSD-127-04 PAGE 7 Interested parties to be notified of Council's decision: D. Hartford 19 Saunders Avenue Bowmanville, ON L 1C 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 John Shewchuk Royal LePage Frank Real Estate 39 Temperance Street Bowmanville, ON L 1 C 3A5 The Friendly Landlord 73 Barley Mill Crescent Bowmanville, ON L 1 C 4E9 607 'f{!/i'C/i @ ,,-~ TREET 0 &u~ +. . ~ ~ t; I t t5 ~ ~ " '" + t t "'" Proposed 3 Storey Additi KING STREET EAST =:n it" .... ,,~~ I ~~ ~_.- Bowmanville Key Map ~~ ~A1~ Subject > ~' Lands ~!~!rnJ! Ii ogml (ill~' Y1111:t::n ~ STRECT t;; ~ ATTACHMENT 1 ~ J ZBA 2004-022 Zoning By-law Amendment Owner: Bowmanville Professional Building Inc. and Sabina Investments Inc. 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