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Home My WebLink AboutPSD-013-15 Clarington Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: General Purpose and Administration Committee Date of Meeting: February 23, 2015 Report Number: PSD-013-15 Resolution Number: File Number: ZBA 2014-0032 By-law Number: Report Subject: An Application by Dr. R.J.C.G. Inc.to Rezone Lands at 2021 Green Road for a Mixed Use Building Recommendations: 1. That Report PSD-013-15 be received; 2. That staff consider the public comments received in the further processing of the Zoning By-law Amendment application submitted by Dr. R.J.C.G. Inc. to permit the construction of a three-storey, mixed-use building; and 3. That all interested parties listed in Report PSD-013-15 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-013-15 Page 2 Report Overview The Municipality is seeking public comments on an application it has received. The proposal is located near the northeast corner of Green Road and Stevens Road in west Bowmanville. The Owner is seeking to rezone this property, into conformity with the Official Plan, in order to permit the construction of a 2,400 square metre (26,000 square feet), three-storey, mixed-use building. The proposed building would contain: • 825 square metres (8,900 square feet) of commercial space on the ground floor; and • Fourteen apartments on the second and third floors (various sizes). The purpose of this report is to receive public comments. 1 . Application Details Owner: Dr. R.J.C.G. Inc. Agent: D.G. Biddle & Associates Inc. Proposal: To rezone a property, into conformity with the Official Plan, in order to permit the construction of a three-storey, mixed-use building. Area of Site: 3,484 square metres (before road widening) Location: 2021 Green Road, Bowmanville Within Build Boundary: Yes 2. Background 2.1. Physical Description The site is generally flat and has no major vegetation or significant natural features. The surrounding uses are as follows: North and East: Clarington Central Secondary School athletics field South: Single detached dwelling West: Canadian Tire retail store Municipality of Clarington Report PSD-013-15 Page 3 FIGURE 1: 2021 Green Road (outlined in red) larin.gton �` =econdary i, Rhoo Canadian cc Tire ; ` ,, Subject Site juA � Stevens Road 2.2 Site History This property previously contained a single detached dwelling which was demolished in July 2009. The property has remained vacant since that time. The current owner acquired the property in December 2011. 2.3 Current Proposal The property owner has submitted a rezoning application in order to permit the construction of a 2,400 square metre (26,000 square feet), three-storey, mixed-use building. A Phase One Environmental Site Assessment, a Noise Study, an Archaeological Report and a Planning Rationale Report were all submitted in support of this application. 3. Provincial Policy The Provincial Policy Statement The Provincial Policy Statement promotes efficient land use and development patterns with the intent of creating sustainable communities that are home to people of all ages. Development is directed to occur within existing settlement areas and to proceed in a manner which minimizes land consumption and servicing costs. In order to achieve this objective, opportunities for intensification (redevelopment at a higher density than previously existed) will be promoted. The replacement of the former single detached Municipality of Clarington Report PSD-013-15 Page 4 dwelling with a three storey, mixed-use building represents intensification. Should this development proceed, it will contribute towards the Municipality's intensification targets. The Growth Plan for the Greater Golden Horseshoe The policies of the Growth Plan for the Greater Golden Horseshoe (Growth Plan) promote the creation of compact, 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 shall be to seek to intensify within existing built-up areas. The subject property is located within the Provincially-defined "Built Boundary" for the Bowmanville Urban Area. The Growth Plan requires that population and employment growth be directed to built-up areas of the community to optimize existing land supply and better utilize existing municipal services. 4. Official Plans Durham Regional Official Plan The Durham Regional Official Plan designates all of the subject lands as "Regional Centre". Regional Centres are intended to serve as the main concentration of commercial, residential and institutional functions within urban areas. To achieve this function developments within Regional Centres should include a mix of uses, favour pedestrian traffic with a prime consideration for built form and urban design. Compact, higher-density housing is recommended in order to increase the variety of housing stock available. As a Regional Centre, the Bowmanville West Town Centre is expected to support a long-term density target of 75 units per gross hectare and be built to accommodate a floor space index of 2.5. If approved, the proposed development will contribute towards this density target. Clarington Official Plan The subject land is designated "Town Centre" within the Clarington Official Plan and is a part of the Bowmanville West Town Centre Secondary Plan (Secondary Plan). The policies of the Secondary Plan support development which includes a mix of uses, increased densities and quality urban design. Within the Secondary Plan the subject property is designated "Street-Related Commercial". This designation permits retail and service uses on the ground floor with residential apartments above the ground floor. The design of buildings and the layout of properties should promote pedestrian activity into and through the site. 5. Zoning By-law This site is currently zoned "Agricultural (A)". The zoning for this site has been in place since the creation of the current Zoning By-law (September 1984) and does not Municipality of Clarington Report PSD-013-15 Page 5 correspond with the current Official Plan and Secondary Plan designations for this property. The Owner is seeking an amendment to the Zoning By-law to both implement the Official Plan and Secondary Plan designations and accommodate the proposed three-storey, mixed-use building. 6. Summary of Background Studies The Owner's consultant submitted four separate studies in support of this application. A summary of their conclusions is provided below: • Phase One Environmental Site Assessment— No evidence of any on-site contamination. • Archaeological Assessment— Unlikely that this property possesses any archaeological resources. • Environmental Noise Assessment— Noise mitigation to be addressed through Site Plan approval. • Planning Justification —This proposal satisfies all relevant Provincial land use policies and conforms with the Durham Regional Official Plan and the Clarington Official Plan. 7. Public Notice and Submissions 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. As of the writing of this report, Staff had received no inquiries from the public. 8. Concurrence Not applicable. 9. Conclusion The purpose of Report PSD-013-15 is to provide background information for a Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. 10. Strategic Plan Application Not applicable. Municipality of Clarington Report PSD-013-15 Page 6 Submitted by: Reviewed by: J. Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Paul Wirch, Planner ll, 905-623-3379 ext. 2418 or pwir&6 clarington.net Attachments: Attachment 1 — Key Map There are no interested parties to be notified of Council's decision. DJC/COS/PW/df N Property Location Map(Bowmanville) �? c 1. 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