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Report To: General Purpose and Administration Committee
Date of Meeting: January 5, 2015
Report Number: PSD-002-15 '�4 0 tA a
File Number: ZBA 2014-0026 By-law Number:
Report Subject: Rezoning Application to Permit Conversion of a Dwelling to
Office Uses at 1677 Durham Highway 2, Courtice
Recommendations:
1. That Report PSD-002-15 be received;
2. That the proposed application for Rezoning ZBA 2014-0026 continue to be processed
including the preparation of a subsequent report; and
3. That all interested parties listed in Report PSD-002-15 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD-002-15 Page 2
Report Overview
This report is prepared for a Public Meeting to receive resident comments. The applicant has
proposed to convert an existing single family dwelling into a mixed use building within the
Town Centre Commercial area of the Courtice Main Street Secondary Plan. A professional
office, relocated from elsewhere in Courtice, will occupy the main floor and the residential use
will be in the basement. No additions to the existing structure, parking area or septic system
are proposed.
1 . Application Details
1.1. Owner
2420643 Ontario Inc.
1.2. Agent
D.G. Biddle &Associates
1.3. Proposal
The applicant is requesting a zoning change to allow the existing single family residence
to be converted to a mixed use building. A professional office with occupy the main floor
and the residence will be contained within the basement. The property is currently zoned
Holding Urban Residential Type One ((H)R1).
Only internal renovations to facilitate moving the applicant's existing Courtice office to this
property are proposed.
1.4. Area
0.22 ha (approximately 70' x 320')
1.5. Location
1677 Durham Highway 2, Courtice
2. Background
Municipal and agencies staff held a pre-consultation meeting with the applicant on August
29, 2014. After the pre-consultation, the applicant prepared the required plans and
reports to apply for the rezoning.
The application including supporting material (Planning letter and a Daily Sewage Flow
Comparison) was received on October 28, 2014, and subsequently, the application for
site plan approval was received on November 21, 2014.
The application was deemed complete and notice of the public meeting was sent on
December 5, 2014.
Municipality of Clarington
Report PSD-002-15 Page 3
3. Land Characteristics and Surrounding Uses
This property was used as a single family residence by the previous owner. The front
yard has a large parking area as well as the septic system.
Figure 1. 1677 Durham Highway 2 Courtice
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The surrounding land uses can be seen on Figure 2 and are outlined as follows:
West: One single detached residence and two vacant properties.
North: Two single detached residences and The Islamic Centre of Clarington.
East: Two residential properties and the extension of Richard Gay Avenue.
South: Vacant land.
Municipality of Clarington
Report PSD-002-15 Page 4
Figure 2. 2013 Aerial photograph
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4. Provincial Policy
4.1. Provincial Policy Statements
The Provincial Policy Statement, 2014 states that settlement areas should be the focus
for new development and where appropriate, the use of existing building stock. The
Municipality is to promote cost-effective development patterns and standards that
minimize land consumption. Densities and mix of uses are to be transit-supportive where
transit is planned or exists.
4.2. Provincial Growth Plan
The Growth Plan, 2006 provides a framework for managing growth in the Greater Golden
Horseshoe. The Growth Plan provides direction regarding transportation, land use
planning, urban form, natural heritage protection and cultural heritage conservation.
The Growth Plan encourages intensification within built up areas as well the utilization of
existing infrastructure.
Municipality of Clarington
Report PSD-002-15 Page 5
5. Official Plans
5.1. Durham Regional Official Plan
The subject property is designated Regional Centre in the Durham Regional Official Plan.
Regional Centres are to be developed as the main concentrations of commercial,
residential, cultural and government functions. They shall support a long term density
target of 75 residential units per gross hectare and a floor space index of 2.5.
5.2. Clarington Official Plan
The subject land is designated Town Centre in the Clarington Official Plan and is further
designated as Town Centre Commercial in the Courtice Main Street Secondary Plan.
The Town Centre Commercial area will develop overtime into the primary area for retail
and service uses and have focal points for civic gatherings in Courtice. The permitted
uses within the Town Centre Commercial designation include retail, service and office
uses in scale and proportion appropriate for the Town Centre, community facilities and
residential uses either in single use buildings or as part of a mixed use are encouraged.
As part of Ontario Municipal Board hearing for the Courtice Main Street Secondary plan,
the Municipality and appellants reached a settlement agreement. In the agreement the
municipality is obligated to prepare an Urban Design Plan, in 2015 which will guide the
development of the Town Centre for the long term. The future development of the
subject property will be included in this Plan.
One of the main objectives of the Courtice Main Street Secondary Plan is to facilitate the
transformation of the area over the next 20 years into a transit supportive, pedestrian
friendly compact mixed use area. The Secondary Plan recognizes the transformation of
the area will include the conversion of existing dwellings and future redevelopment to a
mixed use and a more dense corridor in a manner that achieves the Main Street Plan
objectives.
6. Zoning By-law
The subject land is zoned Urban Residential Type One (H(R1) in the Comprehensive
Zoning By-law 84-63. The Comprehensive Zoning By-law 84-63 has not been brought
into conformity with the Courtice Main Street Secondary Plan. A new Zoning By-law to
implement this Secondary Plan will be brought forward in the first quarter of 2015. The
Zoning By-law Amendment being applied for will be conformity with Secondary Plan.
7. Summary of Background Studies
The Planning Justification Report submitted by the proponent states that this
development proposal represents good planning and it offers the following justifications:
• This proposal meets the definition of intensification in the Provincial Policy Statement,
albeit minor, as the conversion of the existing dwelling introduces a new use to the
property while maintaining the residential use;
Municipality of Clarington
Report PSD-002-15 Page 6
• This proposal to allow for the additional office use represents intensification within the
built up area and is within an area identified for intensification in accordance with the
Growth Plan policies; and
• Although the proposal does not achieve the long term urban design policies of the
Courtice Main Street Secondary Plan, it does introduce new commercial uses to the
area and works toward achieving the economic development policies of the Province,
Region, and Municipality
8. Public Notice and Submissions
Public meeting notices were mailed Friday December 5, 2014 to all of the owners of the
properties that are located within 120 metres of this property.
The Public Meeting notice sign was installed on the property by Friday December 12,
2014.
9. Region of Durham Comments
9.1. Regional Planning
The subject land is within the "Regional Centre" designation in the Regional Official Plan.
Regional Centres shall be developed as the main concentration of commercial,
residential, cultural and government functions in a well-designed and intensive land use
form, within Urban Areas. The property fronts onto Highway 2, which is designated as a
Type 'B' arterial road and is identified as a Transit Spine in the Regional Official Plan.
The proposed use (office) is permitted by the policies of the Regional Official Plan and
generally conforms to the policies of the Growth Plan.
9.2. Transportation Planning
The proposed development does not present any significant Regional Transportation
impacts.
9.3. Regional Works
Sanitary sewers are not available at this time, however the site has Regional Water
service.
Regional Works has no objection to the processing of this application.
9.4. Regional Health
Regional Health is seeking clarification regarding the Daily Sewage Flow Calculations
that were provided by the proponent.
Municipality of Clarington
Report PSD-002-15 Page 7
10. Departmental Comments
10.1. Emergency and Fire Services and Operations
Emergency and Fire Services and the Operations Department have no concerns with this
rezoning.
10.2. Engineering Services
Engineering Services (including the Building Division) has no concerns with this rezoning.
The Building Division notes however that two building permits are needed, one for the
apartment in the basement and one to convert the first floor to commercial use. It is also
noted that all four commercial development charges will apply.
11 . Discussion
The proposal is to convert an existing dwelling into an office use with a basement
apartment. It is proposed as an interim step towards the development of a Town Centre.
The necessary parking could be accommodated at the front of the house.
12. Concurrence
Not Applicable
13. Conclusion
The purpose of this report is to provide background information on the proposed
rezoning. Staff will continue processing the applications including the preparation of a
subsequent recommendation report.
14. Strategic Plan Application
The recommendations contained in this report conform to the Strategic Plan.
Submitted by: Reviewed
David J. Crome, MCIP, RPP �j Franklin Wu,
Director of Planning Services Chief Administrative Officer
Staff Contact: Lisa Backus, Senior Planner, 905-623-3379 ext. 2413 or Ibackus @clarington.net
There are no interested parties to be notified of Council's decision.
DJC/LB/sn