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Home My WebLink AboutPSD-014-02 .. C/NJ!}gron REPORT PLANNING SERVICES Meeting: PUBLIC MEETING GENERAL PURPOSE AND ADMINISTRATION COMMITTEE C/Il-/03-o2 Monday, March 4,2002 VJ 1 ' PSD-014-02 File #: COPA 2002-001 By-law #: ZBA 2002-003 Date: Report #: Subject: OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS APPLICANT: OSHAWA KOREAN PRESBYTERIAN CHURCH PART LOT 31, CONCESSION 4, FORMER TOWNSHIP OF DARLINGTON 32 PRINCE RUPERT DRIVE, COURTICE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD014-02 be received; 2. THAT the official plan amendment and rezoning applications submitted by Mills & Associates Limited on behalf of Oshawa Korean Presbyterian Church be referred back to staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and, 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. Submitted by: vi . Crome, MCIP, RP.P. Director of Planning Services ?J~~. Reviewed by:l.rfanklin Wu, Chief Administrative Officer RH*DCJ*sn February 22, 2002 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 F 905-623-0830 6,~ ? . REPORT NO.: PSD-014-02 PAGE 2 1. APPLICATION DETAILS 1.1 Applicant: Oshawa Korean Presbyterian Church 1.2 Agent: Mills & Associates Limited 1.3 Official Plan Amendment: To amend the land use designation from "Green Space" and "Country Residential" to a designation permitting the conversion of the existing structures to a place of worship, pastoral manse, and ancillary uses. 1.4 Rezoning: To rezone the property from "Agricultural (A) Zone" and "Residential Estate (RE) Zone" to implement the uses requested by the official plan amendment. 1.5 Site Area: 3.1 hectares (7.6 acres) 2, LOCATION 2.1 The property is located at 32 Prince Rupert Drive north of Courtice (See Attachment 1). The applicant's land holdings under consideration totals 3.1 hectares (7.6 ac). The property is located within Part Lot 31, Concession 4, in the former Township of Darlington. 3. BACKGROUND 3.1 On January 28, 2002, Mills & Associates Limited, on behalf of Oshawa Korean Presbyterian Church, submitted official plan amendment and rezoning applications to permit the conversion of the existing structures to a place of worship, pastoral manse, and ancillary uses. A copy of the proposed official plan amendment is contained in Attachment 2. 3.2 The organization does not intend to expand any existing buildings. Other activities conducted in the church would include church choirs, Bible studies, prayer groups, and various meetings. 633 REPORT NO,; PSD-014-02 PAGE 3 3.3 Walter Wasik, who currently owns the property, previously operated a film studio in the large building. The property was used to make films for over 25 years. 4. SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The southern portion of the property has a fairly steep slope. The northern portion of the property is more flat. The majority of site drainage flows towards lots fronting on Prince Rupert Drive. The property contains a 10,000 ft2 former film studio building and a two storey single detached dwelling. Property access is currently obtained from Prince Rupert Drive. 4.2 Surrounding Uses: East: North: West: South: Agricultural lands Agricultural lands Country residential and agricultural lands Country residential 5. OFFICIAL PLAN POLICIES 5.1 The Clarington Official plan designates the majority of the property is designated "Green Space" with the driveway being designated "Country Residential". The Plan encourages places of worship to locate within urban areas and hamlets to enable easy access to the majority of the population and to, where possible, utilize full municipal services. As a place of worship is not permitted within this land use designation, an official plan amendment application was submitted for consideration. 5.2 The Natural Features and Land Characteristics map in the Clarington Official Plan indicates that the subject lands are located within the "Lake Iroquios Beach" feature and adjacent to "Hazard Lands" associated with Farewell Creek. Although an Environmental Impact Study will not be required for this development, the applicant will have to demonstrate that that the conversion does not impact adjacent properties. 6.34 REPORT NO.: PSD-014.02 PAGE 4 6. ZONING BY-LAW CONFORMITY 6.1 The lands subject to the application are currently zoned "Agricultural (A) Zone" and "Residential Estate (RE) Zone". In order to permit the proposed development, a rezoning application was submitted for consideration. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres ofthe subject site and two public meeting notice signs were installed on the lands. 7.2 A number of objections have been received to this application on the following grounds: . Traffic increase on Prince Rupert Drive resulting from the church will be substantial. . Growth of the congregation will cause unsafe neighbourhood conditions. . Existing agreements which apparently only permit estate residential uses on these properties for a specified timeframe. . Invasion of privacy of this residential community. . Increased noise pollution levels from traffic and church activities. Although all residents object to the Prince Rupert Drive access, some indicated that, if a Trulls Road access was obtained, the proposal would be acceptable. 8. AGENCY COMMENTS 8.1 The Clarington Building Division has no objections to the proposal at this time. Structural adequacy of the building, water supply for fire fighting, and fire truck access can be resolved during site plan approval. 8.2 The Clarington Engineering Services Department has indicated that this application is premature for the following reasons. . A site plan that provides detailed information on all existing and proposed buildings is required. . The size and location of the proposed parking areas and entrances must be identified on the plan. . The ultimate potential of the site must be clearly identified. A traffic study may be required to address the ultimate development scenario. 635 REPORT NO.: PSD-014.02 PAGE 5 8.3 The Durham Region Health Department requires additional information for its review. · Sewage flow rates from the proposed church and ancillary uses must be provided. · A design of the proposed church's sewage disposal system must be submitted for review. 8.4 The application has also been circulated to the following agencies for review. · Clarington Operations Department · Clarington Emergency Services Department . Durham Region Planning Department · Durham Region Public Works Department · Central Lake Ontario Conservation · Hydro One Networks Inc. 9. COMMENTS 9.1 The following supporting documentation will be required before a decision can be rendered on the proposal. · A hydrogeological assessment is required to determine the impacts of water usage from the proposed use on the area's groundwater regime and surrounding properties. · A site servicing plan is required to determine the size and location of the septic system for the proposed use. · A storm water management plan is required to examine quantity and quality of storm water generated by the proposal. · A traffic study is required to determine traffic levels generated by the proposal. · Additional studies or technical information may be required through the agency circulation process. 10. CONCLUSIONS 10.1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and taking into consideration all of the comments received, it is respectfully requested that this report be referred back to staff for further processing and the preparation of a subsequent report. 636 A REPORT NO.: PSD-014.02 PAGE 6 Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Official Plan Amendment Interested parties to be advised of Council's decision: Mr. Walter Wasik 293 Blue Heron Drive OSHAWA, Ontario L 1 G 6X7 Mr. David Shin Oshawa Korean Presbyterian Church 333 Rossland Road West OSHAWA, Ontario L 1 J 3G6 Mr. David Mills Mills & Associates Ltd. 57 Simcoe Street South Unit H2 OSHAWA, Ontario L 1 H 4G4 Mr. Dwight Davis 31 Prince Rupert Drive COURTICE, Ontario L 1 E lZ5 Mr. Fred Simkins 18 Prince Rupert Drive COURTICE, Ontario L 1 E 1 Z5 Robert and Patricia Clarke 29 Prince Rupert Drive COURTICE. Ontario L1E lZ5 Mr. Fred Meng-Swee Tan 27 Prince Rupert Drive COURTICE, Ontario L 1 E lZ5 Ms. Bonnie Brown 2 Prince Rupert Drive COURTICE, Ontario L 1 E 1 Z4 6.37 -.._c;..o ATTACHM ENT 1 LOT 32 LOT 31 LOT 30 II r T lf~~~:jF31~ -.-J ~I I LJ 1---- F= T C F~ ~ a::: - a::: ~ ~ ...J 0 ...J ~ ::l ,~ H , ~ ~-----r-- I --... ~ )fck-' ~'U ~\ Ii,L V OUfT~ ~-f J I ~ ~~~~~ ,/1 ~J l-i __ /IF::./30~r-1 r--' r0 --, ~ -:!f y~~ ~ \ )J - I I n II ) PEBBLESTONE ROAD I II l I I I I I I I I ~ Subject Site, 32 Prince Rupert Drive Darlington Key Map COPA 2002-001 . ZBA 2002-003 638 ..q- z o (f) (f) l.LJ () Z o u . PURPOSE: BASIS: ACTUAL AMENDMENT: IMPLEMENTATION: INTERPRETATION: ATTACHMENT 2 AMENDMENT NO. TO THE CLARINGTON OFFICIAL PLAN To amend the Clarington Official Plan designation from "Green Space" and "Country Residential" to permit the conversion of existing structures to be used as a place of worship, pastoral manse and ancillary uses. The amendment is based on application for official plan amendment filed by the Korean Presbyterian Church, file number COPA 2002-001. The Clarington Official Plan is hereby amended as follows: "14.5.2 Notwithstanding Section 14.5.1 land subject to assessment roll #18-17-010-140-062250000 and #18-17- 010-140-062500000, Registered Plan 10R-2422 Part 1, 3 irreg., Part Lot 31 Concession 4, Darlington shall permit the land and existing structures to be used as a place of worship, pastoral manse and ancillary uses." The provisions set forth in the Clarington Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this amendment. The provisions set forth in the Clarington Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this amendment. 639