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HomeMy WebLinkAboutPSD-049-14 If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102 c1tvington Report Planning Services Public Meeting Meeting: General Purpose and Administration Committee Date: September 22, 2014 Resolution: �� ~�3�� By-law: Report: PSD-049-14 File: COPA 2014-0003, ZBA 2014-0022 Subject: To permit an expansion of the Bowmanville Professional Building and permit the creation of a new parking lot Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: a) That Report PSD-049-14 be received; b) That the Official Plan Amendment and Zoning By-law Amendment applications submitted by Bowmanville Professional Office Ltd., to permit the expansion of an existing medical centre, continue to be processed and that a subsequent report be prepared; and c) That all interested parties listed in Report PSD-049-14 and any delegations be advised of Council's decision. r. Submitted by: Reviewed by Davi ome, CIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Municipality of Clarington Report PSD-049-14 Page 2 Report Overview Located at the northeast corner of King Street East and St. George Street, the Bowmanville Professional Building is situated within the commercial corridor that runs along both sides of King Street through east Bowmanville. The owners of the Bowmanville Professional Building are seeking to: • expand their 4,395 m2 (47,325 ft2) existing facility by an additional 2,442 m2 (26,295 ft2); • expand their existing parking lot; • create a new parking lot on the west side of St. George Street. The purpose of this report is to receive public comments. Background Existing Site 1. Originally contained within a modest, two-storey building, a number of major renovations over the years have resulted in the current 4,395 m2 (47,325 ft2) facility which offers doctor's offices, an urgent care clinic, a pharmacy, diagnostic services and other health- related services. The last major expansion to this facility was completed in the Fall of 2006. Current Proposals 2. On June 27th, 2014, the Municipality received applications to amend the Clarington Official Plan and Zoning By-law 84-63 in order to permit an expansion of the existing medical building and to create a new parking lot. 3. The first part of the application is to amend Zoning By-law 84-63 for three properties located on the east side of St. George Street (#3, #5 and #7). The result of this amendment will be to permit a three-storey, 2,442 m2 (26,295 ft2) expansion of the existing building and an expansion of the existing parking area. 4. The second part of this application is to amend the Clarington Official Plan (Bowmanville East Town Centre Secondary Plan) and Zoning By-law 84-63 for two properties located on the west side of St. George Street (#2 and #4). The result of these amendments will be to permit the creation of a new parking lot on the opposite side of the street from the medical centre. Municipality of Clarington Report PSD-049-14 Page 3 Land Characteristics and Surrounding Uses 5. The three lots on the east side of St. George Street are presently occupied by three single detached dwellings. Of the two lots on the west side of St. George Street, one is vacant and one is presently occupied by a single detached dwelling. CHURCH STREET . r :r F Uj I r 7 W � r - ' .o 1 W W - W r� T i7 WE cm o xp 1W KING STREET EAST 01 s F Figure 1: Medical Centre Property (yellow) and Properties to be Redeveloped (red) Municipality of Clarington Report PSD-049-14 Page 4 • - / a O & - O _ — 1 r — 6 III Cy f3flfl 0� G O I' 63 a ©0C300mO6®6Q3 n r f , 20 1 C') ,� 10 9 1 I 081, i s..i e xs v I l O y •r• • pp,, d 65!1 + i I I O O Y � ©��^ 3 C C li aittuua:- ,} — D • I 1 " Existing r �I ; •.� :.�p iv I Figure 2: Current Medical Centre and Proposed Development 6. The surrounding uses are as follows: North: Medium-density Residential (Kingscourt Townhomes), Vincent Massey Public School South: Commercial offices, retail and services East: Commercial offices, retail and services West: Low-density Residential Provincial Policy Statement 7. The Provincial Policy Statement promotes efficient land use and development patterns with the intent of creating sustainable communities that are home to people of all ages. Development is directed to occur within existing settlement areas and to occur in a manner which minimizes land consumption and servicing costs. In order to achieve this objective, opportunities for intensification (redevelopment at a higher density than exists Municipality of Clarington Report PSD-049-14 Page 5 today)will be promoted. The floor area of the proposed expansion will more than triple the floor area of the homes it will replace. It, therefore, represents intensification. The Growth Plan for the Greater Golden Horseshoe 8. The policies of the Growth Plan for the Greater Golden Horseshoe (Growth Plan) promote the creation of compact, complete communities that are transit-supportive and pedestrian-friendly. Part of the intent of the Growth Plan is to manage growth in a manner that will optimize existing infrastructure and support a strong economy. The first priority of growth shall be to seek to intensify within existing built-up areas. 9. The subject property is located within the Provincially-defined "Built Boundary" for the Bowmanville Urban Area. The Growth Plan requires that population and employment growth be directed to built-up areas of the community to optimize existing land supply and better utilize existing municipal services. Official Plans Durham Regional Official Plan 10. The Durham Regional Official Plan designates all of the subject lands as "Regional Corridor". Regional Corridors are intended to accommodate higher density, mixed-uses, which justify higher order transit services and result in a pedestrian oriented development. The goal is for Regional Corridors to support a long-term density target of at least 60 residential units per gross hectare and a floor space index of 2.5. 11. The proposed development will increase the overall floor space index across the newly amalgamated site bringing this property into closer conformity with the Durham Regional Official Plan. Though it will not include a mix of uses on-site, the presence of the office and service uses proposed by this application will contribute to an overall mix of uses along this part of the Regional Corridor. Clarington Official Plan 12. All of the subject lands are designated "Town Centre" within the Clarington Official Plan and are a part of the Bowmanville East Town Centre Secondary Plan (Secondary Plan). One of the primary goals of the Secondary Plan is to accommodate ongoing redevelopment with an emphasis on increased densities and quality urban design. The Plan directs that new buildings shall be constructed close to the street in order to promote pedestrian activity and to maintain a continuous building facade. The Plan also encourages the consolidation of smaller parcels of land to achieve a more efficient site layout. 13. The lands located on the east side of St. George Street are designated "Street-Related Commercial" within the Secondary Plan. This designation permits a variety of commercial uses. Municipality of Clarington Report PSD-049-14 Page 6 14. The lands located on the west side St. George Street are designated "Low Density Residential" within the Secondary Plan. This designation does not permit commercial uses like a parking lot. As a result, the request to create a new parking lot on the west side of St. George Street requires an amendment to the Official Plan and the Secondary Plan. Zoning By-law 15. The subject lands on both the east and west side of St. George Street are currently zoned "Urban Residential Type One (R1)" in Zoning By-law 84-63. 16. It is necessary to amend the zoning for all of the subject lands in order to permit the proposed expansion of the medical centre and to create the new parking lot. Part of the requested zoning amendment is to reduce the amount of on-site parking provided for medical doctor's offices. Summary of Background Studies Planning Rationale Report 17. A Planning Rationale Report (Report) was provided by the applicant in support of the requested amendments. The Report states the proposed expansion and new parking lot will satisfy all Provincial and Regional policies. It further identifies that the property is Municipally serviced and is accessible by public transit. 18. The Report concludes: • The expansion of the existing medical centre is appropriate to the context of the surrounding land uses; and • The proposed building design and layout will be sympathetic to the surrounding area. Parking Study 19. A Parking Study (Study) was provided by the applicant in support of the requested amendments. The Study identified that the current facility contains 4,395 m2 (47,325 f2) of gross floor area and provides 184 parking spaces. The proposed expansion will increase the gross floor area by 2,442 m2 (26,295 ft2) and provide an additional 22 parking spaces. 20. Following the parking regulations in Zoning By-law 84-63, the total parking needs of the existing facility and the proposed expansion would total 379 parking spaces. The Study concludes that, based on the pattern of parking usage over the last several years, the 22 additional parking spaces will be sufficient to account for the increased vehicle traffic that will be generated by the expansion. Municipality of Clarington Report PSD-049-14 Page 7 Public Notice and Submissions 21. Public notice was given by mail to each landowner within 120 metres of the subject site and four public meeting notice signs were installed on the property. The public notice was also posted on the Municipal website and in the Planning Services electronic newsletter. 22. As of the writing of this report, Staff received one inquiry from a member of the public. While the local resident was in support of the medical centre expansion he expressed concern for the impact that it may have on vehicular traffic along Church Street. While acknowledging that this area was a downtown location, he also expressed concern that the proposed redevelopment may erode the residential character of Church Street. Agency Comments Regional of Durham Planning and Economic Development Department 23. The Region of Durham has offered no objections to the proposed applications. Central Lake Ontario Conservation 24. Central Lake Ontario Conservation has no objections, in principle, to the proposed development. However, prior to final development approval, the owner will need to provide Central Lake Ontario Conservation with additional details related to their stormwater management. Departmental Comments Engineering Services Department 25. The Engineering Services Department has no objections, in principle, to the proposed development. Conclusion 26. The purpose of Report PSD-049-14 is to provide background information for a Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. Strategic Plan Application 27. Not applicable. Staff Contact: Paul Wirch, Planner II, 905-623-3379 extension 2418 or pwirch(cDclarington.net Interested parties to be notified of Council's decision: Derek Specht