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Home My WebLink AboutPSD-077-02 ~ REPORT II 1 ClfJI#]gron REPORT PLANNING SERVICES PUBLIC MEETING Meeting: COUNCIL Date: Friday July 12, 2002 Report #: PSD-077 -02 File#: -y/'-(- ZBA 2002-024 By-law #: Subject: REZONING APPLICATION APPLICANT: DENISE GERRITS RECOMMENDATIONS: It is respectfully recommended to Council: 1. THAT Report PSD-077-02 be received; 2. THAT the rezoning application, submitted by Denise Gerrits, 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: D vi J Crome, MCIP, RP.P. Direct r of Planning Services Reviewed by: F nklin Wu, f Chief Administrative Officer SA*DJC*sn July 5, 2002 REPORT NO.: PSD-077-02.doc PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: Denise Gerrits 1.2 Rezoning: To rezone the subject lands from "Urban Residential Type One (R1)" to an appropriate zone to permit the development of a crisis care facility. 1.3 Site Area: 862m2 2.0 LOCATION 2.1 The subject lands are located at 121 Queen Street, Bowmanville (see Attachment 1). The property is contained within Part Lot 12, Concession 1, in the former Town of Bowmanville, on the east side of Rotary Park. 3.0 BACKGROUND 3.1 On June 18, 2002, Denise Gerrits, on behalf of Bethesda House, submitted a rezoning application to the Municipality of Clarington to rezone the subject lot at 121 Queen Street to permit the development of a crisis care facility. 3.2 The intent of the development of this site is to attain a larger facility than the previous facility that existed in Bowmanville. The existing crisis care facility in Bowmanville is now closed. The proposed facility will provide temporary housing for women and their children in crisis. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The subject property contains an existing single detached dwelling and a detached garage. The subject lot has frontage and access to Queen Street. 4.2 Surrounding Uses: East: Residential North: St. John's Anglican Church West: Rotary Park South: Rotary Park and the Bowmanville Creek Valley REPORT NO.: PSD-077-02.doc PAGE 3 5.0 OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Regional Official Plan. The goal of the Living Area designation is to provide a full range of housing. 5.2 Within the Clarington Official Plan, the subject lands are designated "Main Central Area". The Secondary Plan for the East Main Central Area identifies the lands a "Mixed Use Area". The Mixed Use Area currently contains predominantly residential dwellings. It is the intent of the Official Plan to allow for the conversion or redevelopment of existing structures to enhance the character of these areas. Permitted uses include low density residential. A crisis care facility is a low density residential use and thus the proposed use is in conformity with the Clarington Official Plan. 6.0 ZONING BY-LAW CONFORMITY 6.1 The subject lands are currently within the "Urban Residential Type One (R1) Zone", which permits a single detached dwelling unit and a home occupation use. A crisis care facility would not be permitted, thus the need for the rezoning application. 7.0 PUBLIC NOTICE AND SUBMISSION 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 lands. 7.2 As of the writing of this report, four inquiries have been received regarding this application. One caller asked for clarification of the proposed use and the exact location of the property. The remaining three callers/inquiries, all neighbouring property owners, stated that they object to the siting of a crisis care facility in this location. Their objections included an increase in traffic to the property, that the property and building are too small for the intended use and that there is already a high crime rate in the area and this may attract more violence and crime. Two of the callers noted that Rotary Park has a high level of vandalism and suspected drug trafficking, thus they felt a crisis care facility would be better served in a safer neighbourhood. REPORT NO.: PSD-077-02.doc PAGE 4 8.0 AGENCY COMMENTS 8.1 The Clarington Building Division has no objections subject to the following conditions: . A change in use permit will be required for the project; and . As site servicing drawings were not included in the initial submission, Plumbing comments are not included at his time, but will be required prior to Site Plan approval. 8.2 Clarington Emergency Services and Veridian Connections have no concerns with this application. 8.3 Clarington Engineering Services have no objection to the application in principle. More detailed comments will be offered at the site plan stage of this development. 8.4 Regional Works Department have no objection to this application. If a future addition is proposed, further review and a detailed site servicing plan will be required. 8.5 Verbal comments have been received from the Regional Planning Department. They have no objection to the rezoning application subject to the applicant providing a Phase 1 Environmental Site Assessment. The results of the Phase 1 will direct the need for any further work or a Phase 2 to be conducted. 8.6 Verbal comments have also been received from the Kawartha Pine Ridge School Board. No objection in principle were offered to the location of a crisis care facility at this location. More detailed comments will be sent during the site plan approval stage. 8.7 Comments remain outstanding from the Durham Police Services, and the Local Architecture Conservation Advisory Committee (LACAC). LACAC does not meet until September. Any proposed additions or building modifications will be circulated at that time through the site plan approval process. REPORT NO.: PSD-077-02.doc PAGE 5 9.0 COMMENTS 9.1 The applicant is proposing to develop the existing 218m2 (2,346 ft2) dwelling and existing 52m2 (449 ft2) detached garage into a crisis care facility. The proposed facility will accommodate beds for 15 persons, associated rooms such as a kitchen, living room, play areas and several staff offices in the principle building and, if required, the one storey accessory building may be used for staff offices. 9.2 The applicant is aware site plan approval is required and has hired an architect to prepare plans and drawings. Although no building renovations or expansions have been submitted at this time, the applicant stated that some changes will be required to accommodate the change to a crisis care facility. 9.3 The existing neighbourhood is composed of varied land uses including Rotary Park, Morris Funeral Chapel, the Odd Fellows Hall, the vacant Lawn Bowling Club, St. John's Anglican Church, a condominium complex, Bowmanville Senior Public School, law offices, chiropractic offices and a number of residential dwellings, some of which have been converted to apartments. This land use variety has existed for a number of years. 9.4 The subject property is within walking distance of many downtown Bowmanville services such as doctors, dentists, lawyers, personal services and retail services. 9.5 This dwelling is identified as a heritage resource. Official Plan policies require that alternations, renovations, additions or repairs are compatible and consistent with the building and surrounding area in terms of building materials, colour, height, scale and design, including windows, doors and roof lines. Any proposed exterior alterations or additions will be subject to site plan review by LACAC. REPORT NO.: PSD-077-02.doc PAGE 6 10.0 CONCLUSIONS 10.1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act. It is respectfully requested that this report be referred back to Staff for further processing and the preparation of a subsequent report. Attachments: Attachment 1 - Key Map Interested parties to be notified of Council's decision: Mr. M. Fagan 117 Queen Street BOWMANVILLE, Ontario L 1 C 1 M7 I . ATTACHMENT 1 Rotary Park Qu~ ~1t .s'~ ~~ , Bowmanvllle Key Map ~/ y!.R'" ~v <. ,,~ullo usfIID ~Q.s,.~~~~. ~ '" ~ g "'DJ ?; .s- <S' 0. (}' t;; . ~~~~ .s~ ~ !- & ~ I ;^---:... ~ ~ ,tt/t::'::.( "" ZBA 2002-024 Zoning By-law Amendment Owner: Merrill D. Brown