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HomeMy WebLinkAboutPSD-057-14 Staff Report #1 If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102 Cialh-19t,011 Report Planning Services Meeting: Council Date: September 29, 2014 Resolution: By-law: O \L\ _ k\9 Report: PSD-057-14 File: COPA 2014-0003, ZBA 2014-0022 Subject: To permit an expansion of the Bowmanville Professional Building and permit the creation of a new parking lot Recommendations: It is respectfully recommended to Council the following: a) That Report PSD-057-14 be received; b) That Amendment No. 101 to the Clarington Official Plan submitted by Bowmanville Professional Office Ltd. to permit the expansion of an existing medical center, as contained in Attachment 2 to Report PSD-057-14, be adopted and the By-law adopting the Official Plan Amendment contained in Attachment 3 to Report PSD-057-14 be passed; c) That the Zoning By-law Amendment application submitted by Bowmanville Professional Office Ltd. be approved as contained in Attachment 4 to Report PSD-057-14; d) That the Region of Durham Planning and Economic Development Department and the Municipal Property Assessment Corporation be forwarded copies of Report PSD-049-14 and Report PSD-057-14, and Council's decision; and e) That all interested parties listed in Report PSD-057-14 and any delegations be advised of Council's decision. F Submitted by: Reviewed by: i J. Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Municipality of Clarington Report PSD- 057 -14 Page 2 Report Overview Taking into account the concerns expressed by the neighbouring residents, it is Staff's opinion that the proposed redevelopment will conform with the policies of the Durham Regional Official Plan and the Clarington Official Plan and will not be a detriment to the surrounding area. It is recommended that the applications submitted by Bowmanville Professional Office Ltd.be approved, Approval of these applications will result in: • An expansion of the 4,395 m2 (47,325 ft2) existing facility by an additional 2,442 M2 (26,295 ft2); • An expansion of the existing parking lot; and • The creation of a new parking lot on the west side of St. George Street. 1. Background 1.1 At a Public Meeting held on September 22nd, 2014, the General Purpose and Administration Committee heard from two residents whose properties abut the proposed parking lot on the west side of St. George Street. The following five concerns were expressed by the public: • If approved, this development will leave 6 St. George Street North as the last residential property between King Street East and Church Street. • What impact will this have on residential property values? • Once complete, 6 Church Street will be surrounded by parking lots. • What will the enclosure /fence around the parking lot on the west side of St. George St. look like? and • Will traffic calming measures be installed? 1.2 During the Public Meeting, the Owner's architect and planning consultant expressed the following seven points: • Significant expense will put into fencing and landscaping around the new parking area proposed for the west side of St. George Street; Within the past week, Bowmanville Professional Office Ltd. has begun discussions with the neighbour at 6 Church Street on acquiring that property; Municipality of Clarington Report PSD- 057 -14 Paqe 3 • The Parking Study submitted in support of this application demonstrated that the existing and proposed parking areas will be sufficient to meet the parking needs generated by the proposed development; • Occupancy of the new addition will increase over time. It is not expected to be fully occupied upon completion; • After more than two years of planning and preparation, the Owners are eager to proceed with the development proposal as outlined in the submitted application; • Delaying development while awaiting the outcome of real estate discussions on 6 Church Street will have negative financial implications on the outcome of the current proposal and will not immediately benefit the staff and clients of the Bowmanville Professional Building; and • It is respectfully requested that the Committee recommend approval of this application to Council on September 29th, 2014. 2. Discussion 2.1 The parking lot proposed for the west side of St. George Street will have a 20 metre frontage along Church Street and 49 m along St. George Street. This will create a gap in the street wall which is generally not desirable. The Church Street frontage will be opposite the Vincent Massey Public School playground area. Screening of the parking area will come from a brick and iron decorative fence as well as landscape plantings to provide a street edge. This will include the preservation of existing mature trees. The entrance to the new parking lot will be on St. George Street. 2.2 There is one parking lot located on Church Street associated with 196 King Street East (the former Blockbuster store). Based on the minimal orientation of the parking lot on Church Street, the design of the proposed fence and landscaping and the fact that automobile traffic will access the parking lot from St. George Street, the residential character of Church Street will be preserved, provided that additional redevelopment does not create further gaps along the street edge. 2.3 The Parking Study submitted with this application stated that, while the building was at 98% occupancy, the peak parking needs of the Bowmanville Professional Building were 1 space for every 40 square meters of gross floor area. For the current 4,395 m2 (47,325 fz) facility, that parking ratio results in a maximum requirement of 111 parking spaces. Following the proposed building expansion, the additional 2,442 m2 (26,295 ft2) will generate a need for an additional 62 parking spaces for a combined 173 parking spaces. The current application proposes to provide 206 parking spaces which will exceed anticipated demand by 19 %. Staff support the conclusions of the Parking Study that a reduction of Municipality of Clarington Report PSD- 057 -14 Page 4 the minimum parking requirements will not have a detrimental impact on the surrounding area. 2.4 6 Church Street is designated as "Street- Related Commercial" in the Bowmanville East Town Centre Secondary Plan. It is intended that this property will redevelop over time to accommodate commercial or mixed -uses along King Street. The orientation and design of the new parking lot on the west side of St. George Street will not inhibit the future redevelopment of 6 Church Street. It should be considered as part of a redevelopment plan for 265 King Street East and not the medical facility. 2.5 Bowmanville Professional Office Ltd. have submitted detailed landscape plans, tree preservation plans and an illumination plan that identify how the proposed parking lot on the west side of St. George St. will be screened and buffered from the residential neighbours. Staff have spoken with the neighbour at 3 Church Street to learn what additional measures can be incorporated into these plans to further enhance their effectiveness. 2.6 The Engineering Services Department has considered the additional traffic that will be generated by this development and does not believe that the additional staff and patients would have a demonstrable impact on local traffic volume or speeds. As with all Municipal roads, traffic management will be reviewed in accordance with Municipal practice and appropriate traffic controls will be considered where required. 3. Conclusion 3.1 Approval of the attached Official Plan Amendment and Zoning By -law Amendment will permit the construction of a 2,442 m2 addition to the existing medical facility, expand the existing parking area and create a new parking lot as shown on Attachment 1. The corresponding Site Plan amendment will ensure that the design and screening of the new parking areas will not detract from the character of Church Street as a residential street. The resulting development will continue to meet all of its parking needs on -site and will conform with the stated objectives of the Durham Regional Official Plan and the Clarington Official Plan. 3.1 It is recommended that the proposed Official Plan Amendment (Attachment 2 and 3 of Report PSD- 057 -14) and Zoning By -law Amendment (Attachment 4 of Report PSD - 057 -14) be approved. 4. Strategic Plan Application 4.1 Not applicable. Staff Contact: Paul Wirch, Planner II, 905 - 623 -3379 extension 2418 or w irch(aclarin_. tan. net Municipality of Clarington Report PSD- 057 -14 Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Official Plan Amendment Attachment 3 - Clarington Official Plan Amendment Adopting By -law Attachment 4 - Proposed Zoning Bylaw Amendment Interested parties to be notified of Council's decision: Reg Freethy Michael Fry Derek Specht Derek Rowden David Coupland Sonal Ness Page 5 Attachment 1 to Municipality of Clarington Report PSD- 057 -14 r � . t�roLrvs ©�w— a�i m 3nv�oss�xs 3nrF =nv E rn j �33aLSxr�rus_ __ 51 US x p� EiIEiON t33E115l= L2J3fiFl jii_fKtS 1�3l1LS ALLY S`. C OtIV JVV V cZ VJ y. mCF y^77 VVV C � Q � U 63 W M d% U) �-'� 0 Z 2z �U �o tx iGGQ i•':: •i' ��.�::�' Vii•':, (��J � V N 1S �J�fO�� 1S t7 9�Z L a �. U3 o Cu d OZ .0 U C Z 9 7 ~ Q 4 Q f L L1JZ iV i Attachment 2 to Municipality of Clarington Report PSD- 057 -14 Amendment Number 101 To The Municipality Of Clarington Official Plan Purpose: To change the land use designation of the two properties at the southwest corner of Church Street and St. George Street North in the "Bowmanville East Town Centre Secondary Plan" from "Low Density Residential" to "Street Related Commercial" on Map B. Location: 2 and 4 St. George Street North, Bowmanville Plan Hanning Blk 2 Pt Lot 5 Plan Grant Blk 2 Pt Lot 5 Basis: This amendment is based on a Stormwater Management Brief and a Planning Rationale Report prepared by D.G. Biddle & Associates, a Parking Study prepared by MMM Group Limited and as further reviewed by Municipal staff. Actual Amendment: The Bowmanville East Town Centre Secondary Plan is hereby amended as follows: By amending Map B Land Use as shown on Schedule A attached. Implementation: The provisions set forth in the Municipality of Clarington Official Plan, regarding the implementation of the Plan, shall apply in regard to this Amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment. Exhibit "A ", Amendment No.101 To The Municipality of Clarington Official Plan, Map B, Land Use, Bowmanville East Town Centre Secondary Plan E �W ..t A2iG N!!Yd Z a OZ � qj r 4�,t. , • t • e� :`rr7 •.ti: F 3AY NOS OM 11.? t•it�Ii �.. � (y � `•tillYit$•T!^J :iitt:. _. 15 a g •: ii: "•3�i:t" �Y t�OSd� � � O Z O 133WS ��• � �� ,? o �y'0 S 'S 3J23030 'i5 � w 3SIS A2i30iM � y WW m J333315 l L fir""" " "'rCC�i16S v: ! N � A o R�, v Q< s �s LL kp� u� sy� Attachment 3 to Municipality of Clarington Report PSD- 057 -14 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY -LAW NO. 2014- being a By -law to adopt Amendment No. 101 to the Clarington Official Plan WHEREAS Section 17 (22) of the Planning Act R.S.O. 1990, as amended, authorizes the Municipality of Clarington to pass by -laws for the adoption or repeal of Official Plans and Amendments thereto; AND WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend the Clarington Official Plan to permit the conversion of two residential properties to commercial use; NOW THEREFORE BE,IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. That Amendment No. 101 to the Clarington Official Plan (Bowmanville East Town Centre Secondary Plan), is hereby adopted. 2. This By -law shall come into force and take effect on the date of the passing hereof. BY -LAW passed in open session this 29«' day of September, 2014. Adrian Foster, Mayor Anne Greentree, Municipal Clerk Attachment 4 to Municipality of Clarington Report PSD- 057 -14 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY -LAW NO. 2014- being a By -law to amend By -law 84 -63, the Comprehensive Zoning By -law for the Corporation of the former Town of Newcastle WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By -law 84 -63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2014 -0022; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 16.5.47, the "GENERAL COMMERCIAL EXCEPTION (C1 -47) ZONE ", is hereby deleted and replaced with the following: Notwithstanding the provisions of Sections 3.13 a., 3.16 a., 3.16 c. 1), 3.16 i. ii), I. ill), 3.22, 16.1, 16.3 a. i) and iii) and 16.3 d. no person shall use any land or erect or use any building or structure located in a C1-47 Zone except for a medical or dental clinic and any complimentary professional office, retail and/or service uses subject to the applicable provisions of the aforesaid By -law 84 -63 and the following: a. Yard Regulations i) Front Yard ii) Exterior Side Yard b. Building Height (maximum) c. Parking Space Ratio a minimum of 1.5 metres and a maximum of 4.5 metres for a minimum 38 metres of the building a minimum of 1.5 metres and a maximum of 6.5 metres 3 stories 1 parking space for every 40 square metres of gross floor area of a building containing medical offices, dental offices, professional offices, retail and /or service uses d. Within the parking area located on the west side of St. George Street North: i) Each parking space shall be a minimum of 5.4 m by 2.75 m; and ii) No parking space shall be permitted within 1.2 metres of the boundary of a residential zone, street line or within a sight triangle. e. Loading Space (minimum) f. Sight Triangle (minimum) 1 space 5 metres by 5 metres 2. Schedule "3" to By -law 8463, as amended, is hereby further amended by changing the zone designation from "URBAN RESIDENTIAL TYPE ONE (R1) ZONE" to "GENERAL COMMERCIAL EXCEPTION (C1 -47)" as illustrated on the attached Schedule "A" hereto. 3. Schedule "A" attached hereto shall form part of this By -law. This By -law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY -LAW passed in open session this 2P day of September, 2014. Adrian f=oster, Mayor Anne Greentree, Municipal Clerk This is Schedule "A" to By -law 2014- , passed this day of , 2014 A.D. Adrian Foster, Mayor ® zoning Change From "R1" To "C1 -47" C. Anne Greentree, Municipal Cferk ;•,' \Fq,�.�t3'-y :� 4. , f� >• �' - y."' car `.-i$. 1. `�.�.. ,�; =� fP`•f • \p ..•p �� _ STREET �'l•.� ��Ir' ^�. �`r- t,��;�; �'f 13I `O�G`�N %`f ` T•ry �. }�r_..��J3 �rj F 3�_ � En g Bowmanviile C, i o Q1 � I Vincent Massey I Y € PubltcSchool CHURCH STREET . 'm r— LO M _ 2 i � Current Medical Centre and I u� W 5 Parking Lot t 4 U) vt m � € E�dsUng W tV) BUIIdr19 1 I CD Exlslitrg aJ ,N d o - 0 f KING STREET us O p ' N N crcVV p'1 N �.t N /V Adrian Foster, Mayor ® zoning Change From "R1" To "C1 -47" C. Anne Greentree, Municipal Cferk ;•,' \Fq,�.�t3'-y :� 4. , f� >• �' - y."' car `.-i$. 1. `�.�.. ,�; =� fP`•f • \p ..•p �� _ STREET �'l•.� ��Ir' ^�. �`r- t,��;�; �'f 13I `O�G`�N %`f ` T•ry �. }�r_..��J3 �rj F 3�_ � En g Bowmanviile