HomeMy WebLinkAboutPSD-039-14 Clarbgton REPORT
PLANNING SERVICES DEPARTMENT
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: June 23, 2014 Resolution#: 4`a-kL� By-law#: -tc,\pc
Report#: PSD-039-14 File#: ZBA2014-0018
Subject: TO AMEND THE ZONING FOR THE FORMER NEWCASTLE FIRE HALL
PROPERTY INTO CONFORMITY WITH THE OFFICIAL PLAN
OWNER: MUNICIPALITY OF CLARINGTON
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-039-14 be received;
2. THAT the amendment proposal continue to be processed by Staff and that a
subsequent report be forwarded to Council; and
3. THAT all interested parties listed in Report PSD-039-14 and any delegations be advised
of Council's decision.
.4
Submitted by: Reviewed by:
Da id . Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
PW/COS/df
18 June 2014
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-039-14 PAGE 2
1. APPLICATION DETAILS
1.1 Owner: Municipality of Clarington
1.2 Proposal: To permit commercial uses on a municipally owned property.
1.3 Area: 2,400 m2 (0.6 ac.)
1.4 Location: 247 King Avenue East, Newcastle
FIGURE 1: former Newcastle fire hall viewed facing south
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2. BACKGROUND
2.1 With construction and occupancy of the new Newcastle Fire Hall, the former Newcastle
Fire Hall, located at 247 King Avenue East can be considered for alternative uses. Prior
to determining the next steps for this property, the property will be brought into
conformity with the Zoning By-law as outlined in PSD-069-13.
2.2 The subject property is currently zoned to permit low-density, residential uses. Since
March of 2006, the Newcastle Village Centre Secondary Plan has designated this
property for "Street-Related Commercial" use.
It is the recommendation of staff that the zoning of this property be amended from the
current "Urban Residential Type One (R1)" to an appropriate zone which will conform
with the Secondary Plan's vision for this site.
2.3 A Phase One and a Phase Two Environmental Site Assessment were prepared in
support of this process.
REPORT NO.: PSD-039-14 PAGE 3
3. LAND CHARACTERISTICS AND SURROUNDING USES
3.1 Site Description
The subject property is located on the south side of King Avenue East, east of the village
downtown but is still within the Newcastle Village Centre Secondary Plan. The site is
generally flat, however it sits elevated above the residential properties that it borders to
the south.
FIGURE 2: Aerial view of former Newcastle fire hall
3.2 The surrounding uses are as follows:
North - Motor vehicle fuel bar and commercial uses
South - Low-density residential
East - Vacant daycare facility
West - Low-density residential
3.3 Site History
The existing building on the site was constructed in approximately 1950. Prior to this site
being used as a Municipal fire hall (which began around 1976) the building and property
were used as part of a motor vehicle service station and motor vehicle repair/sales garage
(Carveth Motors).
Due to the historical use of the site as a service station and repair garage, along with the
on-site storage of fuel for the fire hall, a Phase Two Environmental Site Assessment was
conducted to determine the possibility of on-site contamination. The results of this
investigation are further discussed in Section 10.2 of Report PSD-039-14.
REPORT NO.: PSD-039-14 PAGE 4
4. PROVINCIAL POLICY
4.1 Provincial Policy Statement
The policies of the Provincial Policy Statement (PPS) promote efficient land use and
development patterns in order to protect the environment, public health and safety and
facilitate economic growth.
Redevelopment of land is encouraged where it represents compact form, occurs within an
existing settlement area, is connected to existing services and does not negatively impact
the natural environment (air quality, ground water, flora and fauna). The subject land is
located within the existing settlement area of Newcastle and possess connections to
existing Municipal services.
The addition of commercial uses to this site will facilitate the kind of efficient land use that
is promoted by the PPS. In addition, the future redevelopment of this site with
commercial uses will support the identity of King Avenue as a commercial "main street".
This application is consistent with the PPS.
4.2 Provincial Growth Plan
The policies of the Provincial Growth Plan promote the creation of compact and complete
communities that are transit-supportive and pedestrian-friendly. Part of the intent of the
Growth Plan is to manage growth in a manner that will optimize existing infrastructure and
support a strong economy. The first priority of growth is to intensify within existing built up
areas.
The subject property lies within the built-up area, as identified by the Provincial Growth
Plan. The introduction of commercial uses will promote the objectives of the Growth Plan
to maintain a complete community and support a strong economy. Though no
development is proposed at this time, this application will likely facilitate the future
intensification of this site through the introduction of a broader range of land uses.
This application conforms with the policies of the Provincial Growth Plan.
5. OFFICIAL PLANS
5.1 Durham Regional Official Plan
The Durham Regional Official Plan designates the subject property "Regional Centre".
Regional Centres shall be developed as the main concentration of commercial,
residential, cultural and government functions within urban areas.
By introducing commercial uses to this property, this proposal conforms with the Durham
Regional Official Plan.
REPORT NO.: PSD-039-14 PAGE 5
5.2 Clarington Official Plan
The Clarington Official Plan designates this property "Village Centre".
Within the Newcastle Village Centre Secondary Plan (NVCSP) this property is further
designated "Street-Related Commercial Area". This designation permits the following
uses:
• retail, personal service and office uses;
• residential dwellings generally above the ground floor;
• recreational and cultural uses including theatres and places of entertainment but
not including video arcades and adult entertainment uses; and
• community facilities.
Amending the Zoning By-law to include commercial uses on the subject property is
necessary to conform with the Clarington Official Plan. By conforming with the Official
Plan the future zoning amendment will support the objectives of the NVCSP such as
reinforcing the role of King Avenue as the economic, cultural and social hub of Newcastle
and promote King Avenue as the principal commercial corridor in the Village.
The Newcastle Village Centre Urban Design Guidelines, which form part of the NVCSP,
identify this property as part of the "East District". Buildings in this area should have a
minimum height of two storeys. Buildings that are taller than two storeys should
incorporate a transitional design, such as a stepped building form, to create a more
compatible relationship with adjacent, low-rise buildings.
New buildings are encouraged to be sited near the King Avenue East street edge and
include main entrances that face the street. The street frontage should be occupied by a
majority of the new building so as to provide a consistent building line at the street and
assist in promoting and active street front.
As a result, commercial parking areas shall be sited to the side or rear of buildings.
These parking areas should be appropriately screened from adjacent sensitive uses
through the use of landscape buffers and/or screening.
The proposed Zoning By-law amendment for this property will implement the policies of
the Clarington Official Plan and the NVCSP.
6. ZONING BY-LAW
6.1 Zoning By-law 84-63 zones the subject lands "Urban Residential Type One (R1)". This
zoning permits:
• low-density residential uses;
• home occupations; and
• places of worship.
REPORT NO.: PSD-039-14 PAGE 6
The current zoning category predates the Official Plan and Secondary Plan designations
for this property. Therefore, the current zoning does not conform with the approved
vision for downtown Newcastle and the King Avenue corridor.
7. PUBLIC NOTICE AND SUBMISSIONS
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. The public notice was
also posted on the Municipal website and in the Planning Services electronic newsletter.
7.2 Prior to issuing a Public Notice for this Zoning By-law amendment process, the
Municipality received several unsolicited public inquiries about this site from people
interested in purchasing it and reusing the existing building for commercial or community
uses.
7.3 Since issuing the Public Notice for this Zoning By-law amendment process, staff
received one inquiry from an area resident who requested further information regarding
the proposed uses intended for the site. No concerns were raised.
8. AGENCY COMMENTS
8.1 The Durham Regional Planning Department has advised that they have no objection, in
principle, to the addition of commercial uses to this site. However, it is their
recommendation that, as a condition of any approval, a Holding (H) Symbol be placed
on the property until such time as the Ministry of the Environment certifies that any
contaminants on the property have been remediated to acceptable levels.
9. DEPARTMENTAL COMMENTS
9.1 Engineerinq Services
The Engineering Services Department has advised that they have no concerns with the
proposed change in zoning.
10. DISCUSSION
10.1 Land Use
King Avenue is the commercial centre of downtown Newcastle. As such, several of the
neighbouring properties to the west of this site have been zoned to permit commercial,
mixed-use for the last 30 years. Though not yet complete, the conversion of residential
homes to commercial use is already underway along King Avenue between the
downtown and the fire hall site.
REPORT NO.: PSD-039-14 PAGE 7
There are a limited number of commercially zoned sites in Newcastle which are vacant
or are suited for redevelopment. By amending the zoning of this site to permit
commercial uses, the amount and diversity of commercial land available in Newcastle
will be increased.
The purpose of the requested amendment is to permit commercial uses on this site.
Should the property be sold in the future, the property owner will be required to follow
standard development procedures (Site Plan Approval) to address all functional
concerns that may arise from the redevelopment of this site. Matters that would be
reviewed through a Site Plan application process include traffic into and out of the site
as well as protecting the private amenity space of the surrounding neighbours.
10.2 Environmental Contamination
The Phase Two Environmental Site Assessment states that the levels of petrochemical
hydrocarbons discovered during the on-site investigations exceed the Provincial
standards. Further investigation is being undertaken to determine the extent of the
contamination and the potential costs of remediation.
11. CONCURRENCE — Not Applicable
12. CONCLUSION
12.1 Amending the zoning for this property will:
• bring this property into conformity with the Official Plan and NVCSP policies;
• continue to reinforce/support the function of downtown Newcastle; and
• permit the Municipality to achieve a higher market value should the property be
offered for sale.
12.2 The purpose of this report is to provide background information on the Zoning By-law
amendment proposal for the Public Meeting under the Planning Act. Staff will continue
processing the application including the preparation of a subsequent report upon receipt
of all public comments and the resolution of any issues identified through the Public
Meeting process.
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: Paul Wirch, Planner II, Community Planning & Design Branch
REPORT NO.: PSD-039-14 PAGE 8
Attachments:
Attachment 1 - Key Map
List of interested parties to be notified of Council's decision:
Durga Persaud
John Shewchuk
Kris Titus
Roger Forchuk
Masood Vatandoust
Sharlene Kooger
Payam Sareian
Doug Humphrey
Doug Holweg
Al and Sherri Sylvester
Marion Saunders
Newcastle Community Improvement Program c/o Faye Langmaid
Newcastle Community Improvement Plan c/o Myno Van Dyke
Newcastle Village and District Historical Society c/o Bob Malone
Josey Fowler
N Property Location Map(Newcastle Village)
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