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Home My WebLink AboutPSD-025-01 '" . CI~ilJglOn REPORT PLANNING SERVICES DEPARTMENT PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Resolution #:0IVj- 5~1-o / MONDAY, OCTOBER 22,2001 1)1 'f PSD-025-01 File #: ZBA 2001-019 By-law #: Date: Report #: Subject: REZONING APPLICATION LDB HOLDINGS LIMITED PART LOT 31, CONCESSION 2, FORMER TWP. OF DARLINGTON 1603 HIGHWAY 2, COURTICE Recommendations: It is respectfully recornrnended that the General Purpose and Administration Cornmittee recommend to Council the following: 1. THAT Report PSD-025-01 be received; 2. THAT the rezoning application submitted by Derek Baird on behalf of LDB Holdings Limited be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and, 3. THAT all other parties listed be forwarded a copy of this report and any delegations be advised of Council's decision. Submitted by: D vi . Crome, M.C.I.P.,R.P.P. Director, Planning Services Reviewed b~ ') ~J({~{~ 7r-t Franklin Wu Chief Administrative Officer RH*L T*DC*df 16 October 2001 601 REPORT NO.: PSD-025-01 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: LDB Holdings Limited 1.2 Rezoning: To rezone the portion of the property zoned "Urban Residential Exception (R1-50) Zone" to permit the existing professional office use on a permanent basis. 0.22 hectares (0.54 acres) 1.3 Site Area: 2.0 LOCATION 2.1 The property is located on the south side of Highway 2 in Courtice (see Attachment 1). The portion of the applicant's land holdings under consideration totals 0.22 hectares (0.54 ac). The property is located within Part Lot 31, Concession 2, in the forrner Township of Darlington. 3.0 BACKGROUND 3.1 On September 6, 2001, Derek Baird, on behalf of LOB Holdings Limited, submitted a rezoning application to permit the existing professional office use on a permanent basis. 3.2 The applicant subrnitted a rezoning and site plan application in 1999 to permit the conversion of the existing dwelling for professional office uses. Council approved the rezoning application on February 7, 2000 to perrnit the professional office use within the existing dwelling footprint. The approved temporary use by-law only permits the use for a three year period ending February 7, 2003. The applicant signed a letter indicating that the property would be restored to a residential state once the three year period has elapsed. The rational for the approach is discussed in Section 9.2 of this report. 4.0 SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The southern portion of the property is comprised of vacant and treed areas. The existing single detached dwelling was converted to a professional office with 602 REPORT NO.: PSD-025-01 PAGE 3 paved parking area to the south. The front of the property slopes towards Highway 2. 4.2 Surrounding Uses: East - North - West - South - Courtice Motel Large Lot Residential Large Lot Residential Urban Residential 5.0 OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Region Official Plan. The predominant use of land shall be for housing purposes. Limited office development, in appropriate locations, is permitted within this designation as a component of mixed use developments, provided that they do not impact the function of planned Central Areas. Conformity will be determined through the review of this application. 5.2 The lands are designated "Residential" with an overlay designation of "Special Policy Area F - King Street Corridor" within the Clarington Official Plan. The area is identified for intensified, transit-supportive land uses including medium and high density residential housing, recreation, community facilities and institutional uses. In addition, limited office development is permitted at locations within the Special Policy Area. The lands are currently the subject of a secondary planning study. 6.0 ZONING BY-LAW CONFORMITY 6.1 The lands subject to the application are currently zoned "Urban Residential Exception (R1-50) Zone", which permits the professional office use for a period of three years ending February 7, 2003. In order to permit this use on a permanent basis, a rezoning application was submitted for consideration. 603 REPORT NO.: PSD-025-01 PAGE 4 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, no inquiries have been received on this application. 8.0 AGENCY COMMENTS 8.1 The Clarington Emergency Services Department has no objections to the proposal. 8.2 The Clarington Engineering Services Department has no objections. The Building Division, requires a "Change of Use" permit for the office conversion. 8.3 The Durham Region Public Works Department has no objections to the application subject to the following conditions: . Water supply is presently available from a 19 mm water service from an existing 300 mm water main. Detailed drawings must be submitted if a larger service is required. . The property is presently not serviced by sanitary sewers. If required, the applicant would be responsible for the 510 metre extension of sanitary sewers from Highway 2 and Old Kingston Road to the subject lands. . Highway 2 is a Type "B" arterial road under the jurisdiction of Durham Region. The applicant must provide a 1.60 metre road widening to the Region. 8.4 The Durham Region Health Department has indicated that the application cannot be approved until the sewage system applied for and approved by this Department in 1999 is installed. 8.5 Comments have not been received from Central Lake Ontario Conservation. 604 REPORT NO.: PSD-025-01 PAGE 5 9.0 COMMENTS 9.1 The subject lands are within the Courtice Highway 2 Corridor and Main Central Study Area. A Public Meeting was held on September 17, 2001 to consider Amendment #24 to the Clarington Official Plan, which contains the proposed Courtice Highway 2 Corridor and Main Central Secondary Plan. The subject lands are also within the area affected by the Interim Control By-law as approved by Council on September 10, 2001. Council cannot make a decision on this application until either the Interim Control By-law is repealed or the By-law lapses after nine months. 9.2 Staff recommended to Council under the rezoning application filed in 1999, that a temporary use by-law be approved for the subject lands. The applicant had demonstrated to staff that no significant interior or exterior renovations would be undertaken that would prevent it to be returned to original conditions as a residential use nor would it jeopardise the results of the Highway 2 Corridor Study. The subject lands are part of larger block of land, which could be assembled and comprehensively redeveloped for more intensive residential uses. The applicant previously signed a letter indicating that the office will be removed and the residential use restored once the temporary use by-law lapses. 10.0 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 - Site Plan 605 REPORT NO.: PSD-025-01 PAGE 6 Interested parties to be advised of Council's decision: Mr. Derek Baird LDB Holdings Limited 1603 Highway 2 Courtice, ON L 1 E 2R7 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 606 ATTACHMENT 1 ~ SUBJECT SITE 1603 DURHAM HIGHWAY 2, COURTICE _ OTHER LANDS OWNED BY APPLICANT LOT 32 LOT 31 CREEK DURHAM HIGHWAY 2 l:i l:i ~ ~ q: c::a )... C\l fil ~ z ~ ~ ~ 0 (f) (f) l:i ~ w ~ () ~ l:i e: z CI) 0 ~ ~ () ~ ~ ~ Q I" ~ ~ DR. EMIL Y -- !fj STOWE ~ PUBUC Cl)n ELEMENTARY ~F7 SCHOOL f!: STUART PARK COURTICE KEY MAP ZBA 2001-019 607 DURHAM HIGHWAY 2 SITE PLAN -.. en n, J.. ' - .. ~ r'" , +-~ ~ t- I_~I LOT 32 ~ ~ ~ - . "!I'" - &-i! . Il iQ~ ~ , ~c_ N '" Z 0> ... . g", - ~ ~ "' r- 0> ." i 0> I P- O> ::0 '" ! I -< . } < ,,, l ~ ! IJ " r ~ ~ '1>" 8t~' -to4:/(~ ('~ 04': , "'0 2406 '" []J ~ " 23 6-49 28.5:>9 - ., '" " I I ;ai ~I ~ ~~~ "?I ::0 I.~ ~ -< "i! _I vi I :1 ~I I CD , I ''''. I .. r I . s*g ~i, g~i! --~ ~~~ .. ~ 4 6 608 9 i l i ATTACHMENT 2 C\I Z o - CJ) CJ) w () z o () ~ l' ZBA 2001-019