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HomeMy WebLinkAboutPSD-087-17Clarbgton Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: December 4, 2017 Report Number: PSD -087-17 Resolution Number: PD -223-17 File Number: ZBA 2017-0031 By-law Number: Report Subject: An Application by 2533937 Ontario Inc. to rezone the lands at 2005 Green Road for a two-storey commercial building, and a three to five storey mixed use building. Recommendations: 1. That Report PSD -087-17 be received; 2. That staff consider the public comments received in the further processing of the Zoning By-law Amendment application ZBA 2017-0031 and in the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -087-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -087-17 Report Overview Page 2 The Municipality is seeking public comments for the construction of a two-storey commercial building and a three to five storey mixed use building at the northeast corner of Green Road and Stevens Road in west Bowmanville. 2533937 Ontario Inc. is proposing to construct in two phases: Phase 1 of the development will be a 488 square metre (5,250 square feet), two-storey commercial building at the east side of the site. Phase 2 of the development will be a mixed use building with 483 square metre (5,200 square feet) of commercial floor area as well as apartments above the commercial uses at the northeast corner of Stevens Road and Green Road. 1. Application Details 1.1. Applicant: 2533937 Ontario Inc. 1.2. Agent: D.G. Biddle and Associates Limited 1.3. Proposal: To rezone a property, to permit the construction of two buildings: a two-storey commercial building, and a three to five storey mixed-use commercial/residential building. 1.4. Area: 1.5. Location: 1.6. Roll Number: 1.7. Within Built Boundary: 2. Background 4,640 square metres (before road widening) 2005 Green Road, Bowmanville �E:�rQ1�IlallGilal�r`II] Yes 2.1. On September 27, 2017, D.G. Biddle and Associates Ltd., on behalf of 2533937 Ontario Inc., submitted a rezoning application to permit two buildings, one commercial and one mixed-use. The application was deemed complete on October 20, 2017. The first phase is a two-storey commercial building which will include a dental clinic and two commercial rental units (see Figure 1 & 2). The second phase is a three to five storey mixed-use commercial/residential building which will include 483 square metres of commercial space on the ground floor and apartment dwellings above the commercial uses (see Figure 1 & 3). Municipality of Clarington Report PSD -087-17 Phase 11 Phase 1 I: �Y Mixed Use Commercial Building g Building --- / occ1 ; Stevens Road c-- -- "`� Figure 1: Conceptual Site Plan Page 3 Z=7 Figure 2: Conceptual Phase I Perspective Commercial Building Municipality of Clarington Report PSD -087-17 Page 4 Figure 3: Conceptual Phase II Perspective Mixed Use Building — North East corner of Green and Stevens Roads 2.2 The property to the north (2021 Green Road) was approved in May 2015 for a mixed use development currently under construction. The layout of the development at 2021 Green Road was designed to permit a future access connection with the development at 2005 Green Road (the subject site). The purpose of this access connection is to permit the staff, residents and customers of both sites to freely travel across one another's property (see Figure 4). Each property owner will apply for an access easement over their driveway in favour of the neighbouring property owner. 7 Building under ' onstruction ' Existing Ease Imer►t w . Phase 11 _ 1 1 11 1 1 1 1 1 1 H ITI I r - , Proposed Easement-•,; 7 Building r -Building -- ----- --_--- ------ jUz---- - - -- Stevens Road" ----- - ---- - - - - - - _ _ z� Figure 4: Proposed easements over 2005 Green Road and 2021 Green Road Municipality of Clarington Report PSD -087-17 Page 5 2.3 Should this rezoning application be successful, the tentative timeline for this project is as follows: x Site Plan Approval — August 2018 x Conditional Foundation Building Permit — June 2018 x Construction of Phase One — 2018 x Occupancy of Phase One — 2019 x Construction of Phase Two — 2022 x Occupancy of Phase Two -- 2023 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located at the northeast corner of Stevens Road and Green Road in west Bowmanville. The west portion of the property along Green Road currently has a residential dwelling, a shed, and an outdoor swimming pool. The east part of the property, beyond the fenced backyard, is vacant. Figure 5: Single -detached dwelling as viewed from Green Road facing east. Municipality of Clarington Report PSD -087-17 Page 6 Figure 6: View of the east side of the site on Stevens Road. 3.2 The surrounding uses are as follows: North - A mixed-use building currently under construction South - West Bowmanville Shopping Centre, including Dollarama and Home Depot East - Clarington Central Secondary School West - Commercial including Canadian Tire and Walmart 4. Provincial Policy 4.1 Provincial Policy Statement, 2014 The subject property is located within the Bowmanville urban area. The Provincial Policy Statement identifies settlement areas as the focus of growth and development. Land use patterns within settlement areas shall include a mix of land uses, intensification and redevelopment where it can be accommodated. The proposal represents intensification by demolishing the existing single detached dwelling to construct a commercial and mixed-use building at higher densities than exist today. The application is consistent with the Provincial Policy Statement. Municipality of Clarington Report PSD -087-17 4.2 Provincial Growth Plan Page 7 The Growth Plan for the Greater Golden Horseshoe, 2017 requires municipalities to develop a strategy to achieve the minimum intensification target and intensification throughout delineated built-up areas. The subject property is located within the delineated built-up area boundary and therefore intensification is generally encouraged. The Growth Plan strives to achieve compact and complete communities by promoting intensification in settlement areas. In order to achieve complete communities, development must: x feature a diverse mix of land uses; x improve social equality and overall quality of life; x provide a diverse range and mix of housing options; x provide easy access to a range of transportation options; and x ensure development is of high quality compact form. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the property as a Regional Centre. Regional Centres are to develop to provide a fully integrated array of institutional, commercial, major retail, residential, recreational, cultural, entertainment and major office space. The proposed mixed-use development conforms with the Durham Region Official Plan. 5.2 Clarington Official Plan The subject land is designated "Urban Centre" within the Clarington Official Plan and is located within the Bowmanville West Town Centre Secondary Plan (Secondary Plan). The Bowmanville West Town Centre has regional significance and is intended to provide a mix of higher density uses, and the integration of residential, employment, cultural, community, recreational and institutional uses. All new Commercial Development within Urban Centres shall be a minimum height of two storeys. Additionally, all development applications must demonstrate how they will assist in achieving the Floor Space Index and densities established in the Official Plan and Regional Official Plan. Development within the Urban Centre shall be developed in accordance with the urban design policies of the Official Plan. New development within the Bowmanville West Urban Centre must incorporate sustainable design through an efficient use of land, pedestrian friendly features and create a high quality public realm that reflects the character of the community. Further policy and direction is found within the Secondary Plan. Municipality of Clarington Report PSD -087-17 5.3 Bowmanville West Town Centre Secondary Plan Page 8 The subject property is designated "Street -Related Commercial". Within the Street - related Commercial designation, permitted uses include retail and service uses, medical offices located on the second or upper levels above ground floor, and residential dwelling units located on the second or upper levels above ground floor. Commercial and residential uses are permitted to be built above retail businesses to promote intensification in the delineated built-up area. The intent of the designation is to create an active streetscape, by attracting retail businesses to the ground floor. The buildings shall be designed to be located at grade with the adjacent sidewalk. The parking facilities will be designed with minimum disruption to the pedestrian use of the streets. The Clarington Official Plan requires development to comply with urban design policies of the Secondary Plan, and the layout of the properties should achieve a high quality pedestrian retail environment. The urban design policies will be addressed through the site plan process. 6. Zoning By-law This site is currently zoned "Agricultural (A)" in Zoning By-law 84-63. The existing zoning does not conform with the current Clarington Official and Secondary Plans designations for this property. The applicant is seeking an amendment to the Zoning By-law to both implement the Official Plan and Secondary Plan designations and accommodate the two proposed buildings. 7. Public Notice and Submissions Public Notice was mailed to each landowner within 120 metres of the subject property and two public meeting signs were installed on the property. As of writing this report, staff only received one phone call asking for the location and the number of apartments. 8. Agency and Department Comments 8.1 At this time, agency comments have been received from: x Clarington Emergency & Fire Services; x Clarington Building Department; x Kawartha Pine Ridge District School Board; x Enbridge; and x Rogers. Municipality of Clarington Report PSD -087-17 8.2 Clarington Engineering Services Page 9 The Clarington Engineering Services Department has no objections to the proposal. However they have offered the following comments: x A Truck Turning Movement Plan is required, which confirms the type of trucks that will be accessing the site and the turning area required to manoeuvre on-site; x The grading plan must be amended to clearly illustrate any areas subject to ponding under the 100 year storm sewer conditions; x The grade of the eastern most entrance is too steep and must be revised; and x The applicant must provide documentation illustrating that the requirements for on- site parking are met to the satisfaction of the Director of Engineering. 9. Discussion 9.1 The subject property was a residential parcel stretching along Stevens Road. It was not included in the acquisition of the lands for the Clarington Central High School. In preparing the Bowmanville West Town Centre Secondary Plan, it was recognized that 2005 Green Road as well as 2021 Green Road would eventually redevelop as part of the Town Centre. It was anticipated that these two parcels would redevelop as a consolidated block. However, these properties have separate owners and are being developed independently. As a result, the design of each site has been coordinated to allow a joint access for pedestrians and vehicles through both of these properties. This joint access will improve traffic flow into both sites. The joint access will be secured with access easements over both properties. 9.2 The initial concept drawings proposes a street -oriented siting of two buildings with direct access to sidewalks, full height windows, and canopies framing the street. 9.3 Once all agency and public comments have been received, staff will work with the applicant to revise the concept if required. 10. Concurrence Not Applicable. 11. Conclusion The purpose of this report is to provide background information on the proposal by 2533937 Ontario Inc. for a Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report once all public and agency comments have been received. Municipality of Clarington Report PSD -087-17 12. Strategic Plan Application Not applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Page 10 Reviewed by: ✓ Andrew C. Allison, B.Comm, LL.B CAO Staff Contact: Ms. Tanjot Bal, Planner, 905-623-3379 ext. 2422 or tbal clarington.net Mr. Carlos Salazar, Manager, 905-623-3379 ext. 2409 or csalazar(a-)calrington.net The following is a list of the interested parties to be notified of Council's decision: Ms. Hilary Kerrigan Ms. Denise Wilkins TB/COS/tg i:v,uepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0031 2005 Green Road\6-Staff Reports\PSD-087-17_Fina1.docx