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Home My WebLink AboutPSD-098-02 . ~n REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE PSD-098-02 ])/1 S-C-2002-004 0'1Jfl- 376-0~ By.law #: Date: Monday, October 7, 2002 Report #: File#: Subject: DRAFT PLAN OF SUBDIVISION APPLICATION APPLICANT: WAVERLY ROAD PROPERTIES INC. PART LOT 14, CONCESSION B.F., FORMER TOWN OF BOWMANVILLE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1, THAT Report PSD-098-02 be received; 2. THAT the development applications submitted Waverly Road Properties Inc. 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. u~~ Submitted by: Dav rome, MCIP, R.P.P. Reviewed by: Franklin Wu, Director of Planning Services Chief Administrative Officer RH*L T*DJC*sh September 25, 2002 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 F 905-623-0830 601 REPORT NO.:PSD-098-02 PAGE 2 1.0. APPLICATION DETAILS 1,1 Applicant: 1.2 Agent: Waverly Road Properties Inc, D.G, Biddle & Associates Ltd. 1.3 Draft Plan of Subdivision: To subdivide the subject lands into nine commercial lots. 1.4 Site Area: 11,2 hectares (27.7 acres) 2.0. LOCATION 2.1 The property under consideration is located at the southwest corner of Waverly Road and Baseline Road in Bowmanville (See Attachment 1). The land holdings under consideration total 11.9 hectares (27.7 ac), The property is located within Part Lot 14, Broken Front Concession, in the former Town of Bowmanville. 3.0 BACKGROUND 3.1 On August 27, 2002, Waverly Road Properties Inc. submitted a draft plan of subdivision application to permit the subdivision of nine commercial lots, ranging in size from 0.63 hectares to 1,78 hectares as shown on Attachment 2. Block 10 contains a storm water management facility to service the subdivision, 3.2 The uses contained in the development would comply with the current special purpose commercial zoning. The applicant intends to develop these lands with an auto mall, restaurants, and a hotel. The number of dealerships in the auto mall has not been confirmed. Any additional uses not currently permitted within Zoning By- law 84-63, would be subject to a further rezoning application. 602 REPORT NO.:PSD-098-02 PAGE 3 4. SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The property was previously used as a tree nursery, which accounts for all of the tree stock on the property. The property is generally flat with drainage occurring south and west. 4.2 Surrounding Uses: East: North: Tim Horton'slWendy's restaurant and Shell gas station Preston Transport, retail commercial, car wash, Sunoco gas station, Skylight Donuts kiosk RCMP building, vacant commercial lands, and Westside Creek Highway 401 West: South: 5. OFFICIAL PLAN POLICIES 5.1 The Clarington Official Plan designates the property as "Highway Commercial". Permitted uses include automotive sales and service, restaurants, and hotels. The proposal conforms to the relevant policies. 5.2 The development will be subject to the following urban design principles. · A variety of urban forms are permitted. · A consistent building setback with consistent architectural principles should be achieved. · Safe automobile circulation should be achieved through turning lanes, consolidated access points, and internal traffic between lots. · Some pedestrian walkways should be provided where necessary. · Attractive and coordinated signage should be developed. 5.3 The southwest corner of the property is designated "Environmental Protection". This area contains the proposed storm water management facility. No development will be permitted in this area. 603 REPORT NO.:PSD-098-02 PAGE 4 6. ZONING BY-LAW CONFORMITY 6.1 The developable portion of the subject lands are currently zoned "Holding - Highway Commercial ((H)C5) Zone". The proposed development consisting of an auto mall, restaurants, and hotel are permitted by the zoning. The holding (H) symbol ensures that no development will proceed on the property prior to registration of a subdivision agreement and relevant site plan agreements for all lots. Prior to development commencing on the site, the holding (H) symbol must be removed. 6.2 The southwest corner of the property is zoned "Environmental Protection (EP) Zone". No development will be permitted on or within 3.0 m of these lands. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and two public meeting notice signs were installed on the lands. 7.2 Two general inquiries for information on proposed uses and access management were received. No correspondence has been received on this application to date. 8. AGENCY COMMENTS 8.1 The Clarington Emergency Services Department has no objections to the proposal as long as proper fire protection and access routes are provided. 8.2 The Ministry of Transportation has requested the following items. . No modifications to the existing Tim Horton'slWendy's entrance onto Waverly Road to accommodate a mutual entrance with lots internal to this development will be permitted. . All new structures and buildings must be set back 14 metres from the Ministry's property line. . All lots within the subdivision are subject to site plan approval. Ministry building and sign permits will be issued through this review process. 604 REPORT NO.:PSD-098-02 PAGE 5 The Ministry has requested the following conditions of draft plan approval, all of which must be approved by the Ministry: a) A traffic study outlining anticipated traffic volumes and impacts on the Waverly and Baseline Road intersection as well as the Highway 401 on- ramp must be submitted to the Ministry for review. b) A stormwater management report indicating treatment methods must be submitted. c) An illumination plan indicating the intended treatment of glare emanating from building signage must be submitted for review. 8.3 Veridian Connections has no objections to the proposal provided that the applicant pays for the installation of electrical services to the property. 8.4 The application has been circulated to the following agencies for review. · Clarington Engineering Services . Clarington Operations . Clarington Building Division · Durham Region Planning Department · Durham Region Public Works Department · Durham Regional Police Services · Central Lake Ontario Conservation . Canada Post Corporation . Bell Canada . C.N. Rail . Rogers Cable . Enbridge Consumers Gas Comments have not been received from these agencies to date. 9. COMMENTS 9.1 Staff have requested that the applicant provide an architectural concept plan to address the urban design policies. The plan should address the following issues. · The plan should outline the uses being contemplated for each site. The urban form in terms of massing and height for each site should be delineated on the plan. · A consistent set of building setbacks and architectural principles should be achieved. 605 REPORT NO.:PSD-098-02 PAGE 6 · Safe automobile circulation and necessary turning lanes will be determined through the traffic study. The concept plan should create internal traffic connections between lots where appropriate. · The necessity for pedestrian walkways will be evaluated through the concept plan. · Attractive and coordinated signage themes should be developed. This would include signage exposure internal to the development and external to the subdivision. 9.2 The southwestern corner of the property contains a portion of wide West Side Creek floodplain. This floodplain is wide at this location but lacks a clearly defined top-of- bank feature. Delineation of environmental protection (EP) zone limits will be determined through the approvals process in conjunction with staff at Central Lake Ontario Conservation. These lands will be transferred to the Municipality free and clear of all encumbrances. 9.3 Staff have requested that Martin Road be constructed as a second access to the development. The roadway would be constructed to the northern limit of the environmental protection (EP) zone area. The internal roadway and lotting pattem should be modified to incorporate the Martin Road entrance. Further discussion on this matter with the applicant will be required. 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. Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Draft Plan of Subdivision 606 REPORT NO.:PSD-098-02 PAGE 7 Interested parties to be notified of Council and Committee's decision: Don Gleed Waverly Road Properties Inc. 595 Foxwood Trail PICKERING, Ontario L 1V 4K1 Glenn Genge D.G. Biddle & Associates Limited 96 King Street East OSHAWA, Ontario L 1 H 1 B6 Robert Dragecivic Walker Nott Dragecivic Associates Limited 172 St. George Street TORONTO, Ontario M5R 2M7 Louis Reznick Group 262 81 Ronald Avenue TORONTO. Ontario M6E 4M9 607 - ~ --- BASELINE ROAD (ROAD ALLOIJANCE B TIJEEN BF CON AND CON D - , ...... _1_ -.-..--- R.CJI4.P. DET ACHHENT ~4.- I ~O\._ llSol.-. TIM HORTtNS IK]NUT SHlP ~ ! ...~--- I i I 1 ...* ! 2 ~* ~ ...........-- . . I - .. " z <[ - " ;!; ~ . 3 -* - '" >- CJ 8...J Wz Zw Ww "-;. CJ>- Zw 3", "W <[u CJZ "'<[ ;. CJ Z...J -...J t;;<[ <[" :>:<[ ~ I -.........- 9 ~* ... ~ ...... -- " ~. ..,.. . I " 7 I I I 7 ,m* 4 UM* 9 -* I ~ I . ! ILK 10 1J'ENSPM:[/S\oIII .m* ) ~~E ~ ~~[ [][ ATTACHMENT 1 I ~ . l~- I . -l I ~ ;!; " Z <[ Cl '" >- CJ "...J <[ CJz "'w w >-;. w>- ...Jw el'" i >w <[u ;'z <[ ;. 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