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HomeMy WebLinkAbout05/15/2017Final claftwig Planning and Development Committee Agenda Date: May 15, 2017 Time: 7:00 PM Place: Council Chambers, 2nd Floor Municipal Administrative Centre 40 Temperance Street Bowmanville, Ontario Inquiries & Accommodations: For inquiries about this agenda, or to make arrangements for accessibility accommodations for persons attending, please contact: Michelle Chambers, Committee Coordinator, at 905-623-3379, ext. 2106 or by email at mchambers(o)-clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Audio Record: The Municipality of Clarington makes an audio record of General Government Committee meetings. If you make a delegation or presentation at a General Government Committee meeting, the Municipality will be audio recording you and will make the recording public by publishing the recording on the Municipality's website. Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non -audible mode during the meeting. Copies of Reports are available at Nww.clarington.net ClarjU00II Planning and Development Committee Agenda Date: May 15, 2017 Time: 7:00 PM Place: Council Chambers 1 Call to Order 2 New Business — Introduction Members of Committee are encouraged to provide the Clerk's Department, in advance of the meeting, a copy of any motion the Member is intending to introduce, (preferably electronic) such that staff could have sufficient time to share the motion with all Members prior to the meeting. 3 Adopt the Agenda 4 Declaration of Interest 5 Announcements 6 Adoption of Minutes of Previous Meeting 6.1 April 24 Minutes of a Regular Meeting of April 24, 2017 Page 6 Minutes 7 Public Meetings 7.1 George Lysyk Application for a Proposed Zoning By-law Amendment Page 11 & Salvator Risorto Public Applicant: George Lysyk and Salvator Risorto Meeting Report: PSD -029-17 7.2 Brookfield Application for a Proposed Zoning By-law Amendment Residential Public Meeting Applicant: Brookfield Residential Report: PSD -030-17 7.3 Gyaltsan Application for a Proposed Official Plan and Zoning Public Meeting By-law Amendment Applicant: Gyaltsan Property Management Report: PSD -031-17 Page 13 Page 15 Page 2 ClariflOOI1 Planning and Development Committee Agenda Date: May 15, 2017 Time: 7:00 PM Place: Council Chambers 7.4 Fifty Five Application for a Proposed Zoning By-law Amendment Page 17 Clarington & Modo Applicant: Fifty Five Clarington & Modo Bowmanville Public Meeting Towns Ltd. Report: PSD -032-17 8 Delegations No Delegations 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications— Direction 10.1 Newcastle Bob Malone, President, Newcastle Bond Head Ratepayers Bond Head Association — Regarding Report PSD -031-17, An Application Ratepayers by Gyaltsan Property Management Inc. to Relocate a Association Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle (Motion to refer the correspondence from the Newcastle Bond Head Ratepayers Association, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process.) Page 3 ClariflOOI1 Planning and Development Committee Agenda Date: May 15, 2017 Time: 7:00 PM Place: Council Chambers 10.2 Sobeys Vincent Raso, Sobeys Inc. — Regarding Report PSD -031-17, An Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle (Motion to refer the correspondence from the Sobeys Inc., concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process.) 10.3 Redwood Richard Aubry, Redwood Properties — Regarding Report Properties PSD -034-17, Recommendations to Add Three Properties to the Municipal Register (Motion to refer the correspondence from Redwood Properties to the consideration of Report PSD -034-17, Recommendations to Add Three Properties to the Municipal Register.) 11 Presentations No Presentations 12 Planning Services Department Reports 12.1 PSD -029-17 An Application by George Lysyk and Salvator Risorto to Page 19 Permit the Creation of Three Building Lots for Single Detached Dwellings at 849 Townline Road North, Township of Darlington 12.2 PSD -030-17 An Application by Brookfield Residential to Amend the Page 28 Zoning By-law to Facilitate a Temporary Homes Sales Pavilion, 995 Regional Road 17, Newcastle 12.3 PSD -031-17 An Application by Gyaltsan Property Management Inc. to Page 37 Relocate a Previously Approved, Mixed-use Building and Page 4 Clarifl#OII Planning and Development Committee Agenda Date: May 15, 2017 Time: 7:00 PM Place: Council Chambers Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle 12.4 PSD -032-17 An Application by Fifty Five Clarington Ltd. & Modo Page 63 Bowmanville Towns Ltd. (Kaitlin) to Rezone Lands to Permit Two 6 -Storey Apartment Buildings Containing 201 Dwelling Units at 51 & 55 Clarington Blvd. Bowmanville 12.5 PSD -033-17 Sidewalk Patios, Parklets and Streateries Page 72 12.6 PSD -034-17 Recommendation to Add Three Properties to the Page 85 Municipal Register 12.7 PSD -035-17 An Application by Lanarose Homes Ltd. Removal of the Page 92 Holding (H) Symbol for Two Medium Density Buildings Each Containing 61 Residential Units in the Port of Newcastle 12.8 PSD -036-17 Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan 13 New Business — Consideration 14 Unfinished Business None 15 Confidential Reports No Reports 16 Adjournment Page 5 Clarftwn Planning and Development Committee Minutes April 24, 2017 Minutes of a meeting of the Planning and Development Committee held on Monday, April 24, 2017 at 7:00 PM in the Council Chambers. Present Were: Mayor A. Foster, Councillor S. Cooke, Councillor R. Hooper, Councillor J. Neal arrived at 7:12 PM, Councillor W. Partner, Councillor W. Woo Regrets: Councillor C. Traill Staff Present: C. Clifford, D. Crome, C. Pellarin, K. Richardson, J. Gallagher, M. Chambers 1 Call to Order Councillor Woo called the meeting to order at 7:00 PM. 2 New Business — Introduction There were no new business items added to the Agenda. 3 Adopt the Agenda Resolution #PD -079-17 Moved by Councillor Hooper, seconded by Councillor Cooke That the Agenda for the Planning and Development Committee meeting of April 24, 2017 be adopted as presented. Carried 4 Declarations of Interest There were no disclosures of interest stated at this meeting. 5 Announcements Members of Committee announced upcoming community events and matters of community interest. -1- A• Clarftwn Planning and Development Committee Minutes April 24, 2017 6 Adoption of Minutes of Previous Meeting Resolution #PD -080-17 Moved by Councillor Cooke, seconded by Councillor Partner That the minutes of the regular meeting of the Planning and Development Committee, held on April 3, 2017, be approved. Carried 7 Public Meetings 7.1 Application for a Proposed Zoning By-law Amendment and Plan of Subdivision Applicant: William Tonno Construction Ltd. Report: PSD -027-17 Cynthia Strike, Principal Planner, made a verbal and electronic presentation to the Committee regarding the application. Councillor Neal arrived to the meeting at 7:12 PM. Garnet Felhaber, local resident, spoke in opposition to the application. He asked what studies have been completed to determine the impacts of the storm water management pond on the wells in the surrounding area. Mr. Felhaber noted there have recently been articles in the paper regarding Clarington residents having issues with their wells as a result of the construction of new homes in the area. He added that he is concerned that his dug well will be affected if this development is approved. Mr. Felhaber asked what his options would be if there were any future issues with his well as a result of this construction. He asked if the landscape strip will expand to Luverme Court and if the mature trees in the area will remain in place. Ms. Felhaber continued by asking if removed trees would be replaced with new ones. He advised the Committee that he is concerned with the recent implications of the dust storm in the housing development south of Concession 3. Mr. Felhaber added that he is concerned that this may happen again and asked if any preventative measures are being put in place and how will issues be dealt with. He concluded by asking if Brookhill Boulevard will connect to Highway 57 or if it will be a dead end. No one spoke in support of the application and neither the applicant or representative spoke. -2- Clarftwn 8 Delegations Planning and Development Committee Minutes April 24, 2017 8.1 Rob Walker, KWA Site Development Consulting Inc., Regarding Addendum to Report PSD -021-17, An Application by Valiant Property Management Lowe's Home Improvement Store Rob Walker, KWA Site Development Consulting Inc., was present regarding Addendum to Report PSD -021-17, an application by Valiant Property Management Lowe's Home Improvement Store. He explained to the Committee that they have been working with Staff and support the recommendations in the report. Mr. Walker added that they have reached an agreement with respect to the outdoor display areas. He thanked the Committee and offered to answer any questions. 8.2 Mike Pettigrew, The Biglieri Group Ltd., Regarding Report PSD -028-17, Application by Averton Homes (Bowmanville) Limited to permit increased porch and building heights on lots in Draft Approved Plan of Subdivision 18T-95030, Mearns Avenue in Bowmanville Mike Pettigrew, The Biglieri Group Ltd., was present regarding Report PSD -028-17, Application by Averton Homes (Bowmanville) Limited to permit increased porch and building heights on lots in Draft Approved Plan of Subdivision 18T-95030, Mearns Avenue in Bowmanville. He advised the Committee that they support the recommendations in the Report. Mr. Pettigrew offered to answer questions from the Committee. 9 Communications - Receive for Information There were no Communications to be received for information. 10 Communications — Direction There were no Communications for direction. -3- 0 Clarftwn Planning and Development Committee Minutes April 24, 2017 11 Planning Services Department Reports 11.1 PSD -027-17 An Application by 821012 &821013 Ontario Ltd. (William Tonno Construction Ltd.) for 335 Residential Units, Brookhill Boulevard, Bowmanville, ON Resolution #PD -081-17 Moved by Mayor Foster, seconded by Councillor Hooper That Report PSD -027-17 be received; That the revised applications for proposed draft Plan of Subdivision and Zoning By-law Amendment submitted by 821012 & 821013 Ontario Ltd. (William Tonno Construction Ltd.) continue to be processed and that a subsequent report be prepared; and That all interested parties listed in Report PSD -027-17 and any delegations be advised of Council's decision. Carried 11.2 PSD -028-17 Application by Averton Homes (Bowmanville) Limited to Permit Increased Porch and Building Heights on Lots in Draft Approved Plan of Subdivision 18T-95030, Mearns Avenue in Bowmanville Resolution #PD -082-17 Moved by Councillor Cooke, seconded by Councillor Neal That Report PSD -028-17 be received; That the application for an amendment to Zoning By-law 84-63, submitted by Averton Homes (Bowmanville) Limited to permit increased porch heights to 1.2 metres for dwellings within Phase 1 of Draft Approved Plan of Subdivision 18T-95030 be approved as contained in Attachment 1 to Report PSD -028-17; and That all interested parties listed in Report PSD -028-17 and any delegations be advised of Council's decision. Carried 12 New Business — Consideration There were no New Business Item to be considered under this Section of the Agenda -4- 9 Clarftwn Planning and Development Committee Minutes April 24, 2017 13 Unfinished Business 13.1 Addendum to PSD -021-17 An Application by Valiant Property Management Lowe's Home Improvement Store [Referred from the April 10, 2017 Council Meeting] Resolution #PD -083-17 Moved by Councillor Neal, seconded by Councillor Hooper That Report PSD -021-17 and Addendum to Report PSD -021-17 be received; That Official Plan Amendment Number 110 and a related Zoning By-law Amendment to permit a Lowe's home improvement store in the former Target building, be approved as contained in Attachment 3 and Attachment 4 to Addendum to Report PSD -021-17; That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Addendum to Report PSD 021 17 and Council's decision; and That all interested parties listed in Addendum to Report PSD -021-17 and any delegations be advised of Council's decision. Carried 14 Confidential Reports There were no Confidential Reports scheduled under this Section of the Agenda. 15 Adjournment Resolution #PD -084-17 Moved by Councillor Partner, seconded by Councillor Neal That the meeting adjourn at 8:12 PM. Chair Carried -5- 10 Deputy Clerk Clarbgtoa Nonce of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend the Zoning By-law. George Lysyk (on behalf of Salvatore Risorto) has submitted an application to amend the Zoning By-law to permit the creation of three building lots for single detached dwellings. The land is currently vacant and is zoned to permit one single detached dwelling only. 849 Townline Road North, Clarington East side of Townline Road North, north of Pebblestone Road. The proposed amendment, and additional information are available for review at the Planning Services Department. Questions? Please contact Amanda Watson 905-623-3379, extension 2420, or by email at awatson(a)_clarington.net Speak at the Public Meeting: Date: Monday, May, 15, 2017 Time: 7:00 pm Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre Council Chambers Or write to the Planning Services Department to the attention of Amanda Watson. File Number: ZBA2017-0010 11 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. 41*4 1 e- - David J. Crome, MCIP, RPP Director of Planning Services 12 Clarbgtoa Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend the Zoning By-law. 13 Brookfield Residential proposes a temporary home sales pavilion related to an approved subdivision between Regional Road 17 and Arthur Street, north of the Railway. The proposed sales pavilion is approx. 89.2m2 (960 ft2) in floor area and approx. 3.35m (11 ft.) in height. The application has been deemed complete. ' • • - 995 Regional Road 17, Newcastle The proposed home sales pavilion is on the east side of Regional Road 17, south of Concession Road 3. CONCESSION ROAD 3 _ S !•� r Q 1 J O af •' M� J r j O t [D Site of 2 LU Temporary House Sales Trailer ZaA Zai 7-Doo4 sP2617-0008 A How to • - Informed The proposed amendment, additional information and background studies are available for review at the Planning Services Department. Questions? Please contact Bob Russell at 905-623-3379, extension 2421, or by email at brussell�clarington.net How to Provide Comments Speak at the Public Meeting: Date: Monday, May 15, 2017 Time: 7:00 pm Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre Council Chambers Or write to the Planning Services Department to the attention of Bob Russell File Numbers: ZBA 2017-0004, SPA 2017-0008 13 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Accessibility Coordinator at 905-623-3379, ext. 2131. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. David J-Crome, MCIP, RPP Director of Planning Services I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0004 Brookfield Sales Trailer\Public Notice\ZBA2017-0004 - Public Meeting Notice.docx 14 Clarbgtoa Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend the Official Plan and Zoning By-law. Revised Development Proposal Gyaltsan Property Management Inc. wants to relocate a previously approved, mixed-use building and increase the height from five storeys to six storeys. ����f�� 11)�S'1P Proposed Building Sq ' •• - 109 King Avenue East, Newcastle (formerly 49 and 63 Beaver Street South) 65 Beaver Street South, Newcastle How . be Informed Additional information and background studies are available for review at the Planning Services Department and on our website at clarington.net/developmentproposals Questions? Please contact Paul Wirch, Planner II at 905-623-3379, extension 2418, or by email at pwirch clarington.net vide How to ProComments Speak at the Public Meeting: Date: Monday, May 15, 2017 Time: 7:00 pm Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre Council Chambers Or write to the Planning Services Department to the attention of Paul Wirch. File Number: COPA 2017-0005 and ZBA 2017PJ58 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. 447;10z_ David J. Crome, MCIP, RPP Director of Planning Services �.,r......,.._�� .._... _.._ ------ Zoning\2017\ZBA2017-0008 109 King Ave. W. (Gyaltsan)\4-Public Notice\Concept 2\ZBA 2017-0008 (5) Public Mtg Notice 2.docx 16 Clarbgton Notice of Public Information Centre Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend Zoning By-law 84-63. Applicant: Fifty Five Clarington Ltd. & Modo Bowmanville Towns Ltd. Application to Amend the Zoning By-law: To permit a multi -unit residential development containing a total of 201 dwelling units in two 6 storey buildings: Building at 51 Clarington Boulevard: 136 units (6 storeys) with surface parking; Building at 55 Clarington Boulevard: 65 units (6 storeys) with underground parking; The application submission has been deemed complete. Address: 51 & 55 Clarington Boulevard, Bowmanville The proposed zoning by-law amendment together with any additional information and background studies submitted in support of the application are available for review at the Planning Services Department. Questions or Comments? Please contact or write to Anne Taylor Scott, Senior Planner 905-623-3379, extension 2414, or by email at ataylorscott clarington.net Public Information Centre: Statutory Public Meeting: The Applicant will be hosting a Public Information Centre on: Date: Monday, May 15, 2017 Time: 7:00 p.m. Date: Thursday, May 4, 2017 Place: 40 Temperance Street, Time: 6:30 p.m. to 8:30 p.m. Bowmanville, ON L1 C 3A6 Place: Church of Jesus Christ of Latter Municipal Administrative Centre Day Saints, 2425 Highway 2, Council Chambers Bowmanville, Ontario 17 File Number: ZBA 2017-0003 (Cross-reference SPA 2017-0005) Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Clerk's Department at 905-623-3379, extension 2109. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. David J. Crome, MCIP, RPP Director of Planning Services IAADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA Zoning\2017\ZBA2017-0003 55 Clarington Blvd\Public Meeting\51-55 Clarington Notice of PIC & Public Meeting.docx Clarftwa PI nnin Services Planning Se ces 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: May 15, 2017 Report Number: PSD -029-17 Resolution Number: File Number: ZBA 2017-0010 By-law Number: Report Subject: An Application by George Lysyk and Salvator Risorto to permit the creation of three building lots for single detached dwellings at 849 Townline Road North, Township of Darlington Recommendations: 1. That Report PSD -029-17 be received; 2. That the proposed application for Rezoning ZBA 2017-0010 continue to be processed including the preparation of a subsequent report; 3. That staff consider the public comments received in the further processing of the Zoning By-law Amendment; and 4. That all interested parties listed in Report PSD -029-17 and any delegations be advised of Council's decision. 19 Municipality of Clarington Report PSD -029-17 Report Overview Page 2 Staff is seeking public input on a proposed Zoning By-law amendment by George Lysyk on behalf of Salvatore Risorto to allow reduced lot frontages for the creation of two additional building lots fronting onto Townline Road North in an existing Rural Cluster. 1. Application Details 1.1. Owner: Salvatore Risorto 1.2. Applicant: George Lysyk 1.3. Proposal: Amend Zoning By-law 84-63 from "Rural Cluster (RC)" to an appropriate exception zone to allow the creation of two additional building lots for single detached dwellings. 1.4. Area: 1.48 hectares (3.67 acres) 1.5. Location: 849 Townline Road North, former Township of Darlington 1.6. Roll Number: 1817-010-140-11400 1.7. Within Built Boundary: No 2. Background 2.1. On March 16, 2017, an application was submitted to rezone the property known as 849 Townline Road North to allow the creation of two additional building lots for single detached dwellings by reducing the minimum required lot frontage. If successful, the applicant would then submit consent applications to the Region of Durham to create the parcels. Currently, only one dwelling is permitted to be constructed on the subject lot. If approved as applied for, this application would allow a total of three building lots. 2.2 A Planning Justification Report prepared by D.G. Biddle and Associates was submitted in support of the application. A site grading plan was also submitted in support of the application. 20 Municipality of Clarington Report PSD -029-17 Page 3 f���i t a• }. Loi%l r i Lot 3 i Proposed detached dwellings Lot 2 Figure 1: Proposed lot layout and sample dwelling locations I Land Characteristics and Surrounding Uses 3.1 The subject property is generally vacant and located on the east side of Townline Road, north of Pebblestone Road. The land is relatively level with no significant natural heritage features on the property. The land owner cleared a 0.56 ha (1.4 acre) woodlot towards the east end of the property sometime prior to 2008 and established a gravel parking area for storing containers, boats, cars and recreation vehicles between 2008 and 2013. Since then the site has had some residual vehicles and boats left on the site. (See Figure 2) 3.2 The surrounding uses are as follows: North - Rural Residential South - Rural Residential East - Agricultural West - Urban Residential Subdivision in Oshawa 21 2 0 C i L r - J f���i t a• }. Loi%l r i Lot 3 i Proposed detached dwellings Lot 2 Figure 1: Proposed lot layout and sample dwelling locations I Land Characteristics and Surrounding Uses 3.1 The subject property is generally vacant and located on the east side of Townline Road, north of Pebblestone Road. The land is relatively level with no significant natural heritage features on the property. The land owner cleared a 0.56 ha (1.4 acre) woodlot towards the east end of the property sometime prior to 2008 and established a gravel parking area for storing containers, boats, cars and recreation vehicles between 2008 and 2013. Since then the site has had some residual vehicles and boats left on the site. (See Figure 2) 3.2 The surrounding uses are as follows: North - Rural Residential South - Rural Residential East - Agricultural West - Urban Residential Subdivision in Oshawa 21 Municipality of Clarington Report PSD -029-17 Page 4 Figure 2: Aerial photo of subject property 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement (PPS) identifies rural areas as important to the economic success of the Province and our quality of life. Development in the rural area shall give consideration to the rural characteristics, the scale of development and the provision of appropriate service levels. It must be demonstrated that the proposed dwellings can proceed on individual on-site sewage services and individual on-site wells with no negative impacts. The Durham Region Health Department is currently reviewing this application. 4.2 Greenbelt Plan The Greenbelt Plan recognizes that settlement areas, including existing rural clusters in the Greenbelt are integral to the character of the rural and agricultural areas. While growth is to be focused in areas with municipal water and wastewater services, infill and intensification is permitted subject to appropriate water and sewage services. The lands are within an existing rural cluster north of the Courtice urban boundary and identified for residential use. 22 Municipality of Clarington Report PSD -029-17 5. Official Plans 5.1 Durham Regional Official Plan Page 5 The Durham Region Official Plan designates the subject lands as "Major Open Space". The predominant uses of lands within Major Open Space areas shall be conservation and a full range of agricultural, agricultural -related and secondary uses. However, the Regional Official Plan recognizes distinct clusters of non-farm residential development that exist in Rural and Greenland Systems that are identified in area municipal official plans and/or zoning by-laws. Residential infill development is permitted, provided the boundary of the cluster is not expanded. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands as "Green Space". Green Space areas are intended to link other significant components of the Municipality's Open Space System. The predominant use of lands within the Green Space areas shall be conservation and active or passive recreational uses. Rural residential clusters are identified on Map A once the limits of a rural cluster have been defined in the Zoning By-law, no expansion shall be permitted. Infilling may be permitted subject to meeting the applicable policies of this Plan. 5.3 Clarington Official Plan as amended by Amendment 107 On November 1St, 2016 Council adopted Official Plan Amendment 107 which brought the Clarington Official Plan into conformity with the Regional Official Plan and provincial policies. The subject lands are designated "Rural" within the Clarington Official Plan as amended by Amendment 107. The rural residential cluster policies did not significantly change with the adoption of OPA 107 6. Zoning By-law Zoning By-law 84-63 zones the subject lands "Rural Cluster (RC)". The "RC" zone permits single detached dwellings on lots with minimum 30 metres of frontage and 3,000 square metres of lot area. 23 Municipality of Clarington Report PSD -029-17 Page 6 Figure 3: Aerial photo of subject property and existing Rural Cluster zoning 7. Summary of Background Studies 7.1 Planning Justification Report The applicant retained D.G. Biddle & Associates Limited to prepare a Planning Justification report in favour of the development proposal. 7.2 The report's key conclusions are as follows: • The proposed use is permitted by the current Official Plan and the Clarington Official Plan as amended by Amendment 107; • The proposed use as detached dwelling lots is consistent with the existing uses within the rural residential cluster; and • The lots can be developed in compliance with the Zoning By-law requirements with regard to use, lot area, building coverage and building setbacks. 24 Municipality of Clarington Report PSD -029-17 8. Public Notice and Submissions Page 7 8.1 The Public Notice of this meeting was given by mail to landowners within 120 metres of the study area in accordance with the Planning Act. A Public Meeting Notice sign was posted along the property frontage. Figure 4: Notice of Proposed Zoning By-law Amendment At the time of writing this report, Staff had received one inquiry from a nearby resident inquiring about the proposal. 9. Agency Comments 9.1 Durham Region Departments The application was circulated to the Durham Planning, Works and Health Departments. As of the writing of this report, no comments had been received. Once Regional comments are received, they will be included in a future recommendation report. 9.2 Central Lake Ontario Conservation Authority The Central Lake Ontario Conservation Authority has reviewed the application for the proposed properties and has no objection to the proposed rezoning. 25 Municipality of Clarington Report PSD -029-17 10. Departmental Comments 10.1 Engineering Services Department Page 8 The Engineering Services Department has no objection, in principle, to the proposed zoning change. Actual development of the subject lands will require the applicant to enter into a consent agreement with the Municipality which addresses all of the standard requirements for a rural cluster land severance. 10.2 Building Division The Building Division has no comments regarding this application. 10.3 Emergency and Fire Services The Emergency and Fire Services found no fire safety concerns with the submitted drawings. 11. Discussion 11.1 Staff have requested that the planning consultant provide some enhancement to various sections of the Planning Justification Report to better articulate compliance with the Durham Region Official Plan and applicable provincial policies. Further, some inaccurate base information from the Municipal Property Assessment Corporation led to incorrect conclusions being drawn regarding lot frontage widths for other lots in the immediate area of the subject property. 11.2 The applicant will be required to submit a Phase 1 Environmental Site Assessment as well as Noise Study in support of the future consent applications should the rezoning application be approved. 11.3 No other significant issues have been raised to date regarding this proposed Zoning By- law amendment. Until such time comments are received from Durham Region, it is unknown whether there are any issues of Regional concern. The property is located on a Regional road and requires Regional approval for private services. 12. Conclusion The purpose of this report is to provide background information on the proposed Zoning By-law amendment to allow infill lots having reduced lot frontages in an existing rural cluster. The application was submitted by George Lysyk and Salvatore Risorto for the Public Meeting under the Planning Act. Staff will continue the processing of the application including the preparation of a subsequent report upon receipt of the outstanding agency comments, the updated Planning Justification Report and considering any public input received at this meeting. 26 Municipality of Clarington Report PSD -029-17 13. Strategic Plan Application Not applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Page 9 Reviewed by: Curry Cliff&d, W'A, CMO, Interim CAO Staff Contact: Amanda Watson, Planner, 905-623-3379 ext. 2420 or awatson(a-clarington.net No Attachments There are no interested parties to be notified of Council's decision. AW/MM/CP/df 27 Clar;wgton 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: May 15, 2017 Report Number: PSD -030-17 Resolution Number: File Number: ZBA2017-0004 By-law Number: Report Subject: An Application by Brookfield Residential to Amend the Zoning By-law to facilitate a temporary homes sales pavilion, 995 Regional Road 17, Newcastle Recommendations: 1. That Report PSD -030-17 be received; 2. That provided there are no substantive concerns raised, that the proposed application for Rezoning ZBA2017-0004 by Brookfield Residential be approved and the By-law contained in Attachment 1 be adopted; 3. That a by-law to remove the (H) Holding Symbol be forwarded to Council once the Minimum Distance Separation has been confirmed to comply and all the requirements of the Clarington Official Plan are satisfied; 4. That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -030-17 and Council's decision; and 5. That all interested parties listed in Report PSD -030-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -030-17 Report Overview Page 2 Staff has received a proposal by Brookfield Residential to amend the Zoning By-law to rezone from "Agricultural Exception (A-1)" to a zone that facilitates a temporary home sales pavilion, with a related 15 space parking area. Brookfield Residential proposes to sell homes for a draft approved subdivision south of the subject site, located between Regional Road 17 and Arthur Street, north of the Railway. 1. Application Details 1.1. Owner: 1.2. Applicant/Agent: 1.3. Proposal: 1.4. Area: 1.5. Location: 1.6. Roll Number: 1.7. Within Built Boundary: 2. Background Go Home Investments Inc. Brookfield Residential Amend Zoning By-law 84-63 to rezone from "Agricultural Exception (A-1)" to "Agricultural Exception (A-91)" 17.17 hectares (42.43 acres) 995 Regional Road 17, Newcastle (see Figure 1) 18-17-030-030-04100 No 2.1. The proposal is to rezone a small portion of the property known as 995 Regional Road 17 to permit the placement of a trailer on a vacant site for a sales pavilion for the Draft Approved subdivisions in the North Village Neighbourhood between Regional Road 17 and Arthur Street, north of the Railway (see Figure 1). The applicant has applied for a related site plan approval. A driveway off Regional Road 17 will have to be built to access the site. The rezoning application is required as the sales pavilion, although on Brookfield -owned lands designated Urban Residential, will be north of the limits of the Draft Approved Plan of Subdivision. 29 Municipality of Clarington Report PSD -030-17 Figure 1: Site Plan Location, north of existing house and shed Page 3 Figure 2: Sales Pavilion Front Elevation 30 Municipality of Clarington Report PSD -030-17 Figure 3: Existing, Condition of Sales Pavilion Site 3. Land Characteristics and Surrounding Uses The land is currently used for agricultural purposes. The surrounding uses are as follows: North - Agricultural Fields South - Residence & Agricultural Fields East - Agricultural Fields West - Regional Road 17 & Residential 4. Provincial Policy 4.1 Provincial Policy Statement and Provincial Growth Plan Page 4 The Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe addresses the need to maintain and direct land use to achieve efficient development and land use patterns. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns. The proposed temporary use of a portion of the property will provide an interim use that supports the future urban residential neighbourhood it is located in. 31 Municipality of Clarington Report PSD -030-17 5. Official Plans 5.1 Durham Regional Official Plan Page 5 The Durham Region Official Plan designates the property as "Living Areas". The proposed temporary use supports the future urban residential neighbourhood it is located in. It appears to conform to the Durham Region Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands Urban Residential — Low Density subject to Special Policy Area G. Special Policy Area G recognizes a nearby hog operation northeast of the subject site and its related Minimum Distance Separation (MDS) area of influence. The proposed temporary use supports the future urban residential neighbourhood it is located in — North Village, while allowing for future development of said neighbourhood. The area of influence is to exist as long as the hog farm or similar livestock use exists, or the building has capacity to house livestock. Section 23.4.4 of the Official Plan allows Council to pass Temporary Use By-laws subject to conditions. The Official Plan policies relating to Temporary Use By-laws state that Temporary Use By-laws may be passed to permit the use of lands, buildings or structures, on a temporary basis, for any purpose provided that: a) is temporary in nature; b) is compatible with the adjacent existing land uses, there is minimal impact on the Natural Features and Land Characteristics on Map `C', or satisfactory measures to mitigate any adverse impact will be applied; c) there will be no adverse impacts on traffic or transportation facilities or services in the area; d) adequate access and parking are provided; e) the use can be removed and the site can be restored to its original condition; f) adequate sewage disposal and water services are available in compliance with provincial and regional standards; and g) it does not jeopardize the long term implementation of the plan. Generally, the extension of any temporary use by-law beyond a period of 10 years will not be permitted. The proposal conforms to the Clarington Official Plan. 5.3 Clarington Official Plan as amended by Amendment 107 The subject lands are designated Urban Residential — Low Density. The proposed temporary use supports the future urban residential neighbourhood it is located in, while allowing for future development. Section 23.4.4 of the Official Plan allowing temporary rezonings has remained and is unchanged in any significant way. The proposal conforms to the Amendment 107 Clarington Official Plan. 32 Municipality of Clarington Report PSD -030-17 6. Zoning By-law Page 6 The property is currently zoned "Agricultural Exception (A-1)" which does not permit the use of a temporary sales pavilion and associated parking, hence the rezoning application. 7. Public Notice and Submissions 7.1 Public Notice was mailed to each landowner within 120 metres of the subject property and a public meeting sign was installed on the Regional Road 17 frontage 18 days prior to the Public Meeting. 7.2 As of writing this report, Staff has not received any inquiries. 8. Agency Comments 8.1 The Ganaraska Region Conservation Authority does not require circulation and has no comments. 8.2 The proposal has been reviewed by the Region of Durham Planning and Economic Development Department who have no concerns with the rezoning. 8.3 Access to the site for the temporary use is from Regional Road 17. The proposed access is located over 350 metres south of the intersection of Regional Road 17 and Concession Road 3 and does not have any sight line constraints. 9. Departmental Comments Engineering Services advised they have no objection to the temporary rezoning. The site plan will be reviewed for compliance to engineering standards for grading and drainage, site alteration and on-site movements. Emergency and Fire Services has no fire safety concerns. 10. Discussion 10.1 This proposal conforms to the Clarington Official Plan with respect to temporary uses. There is some discussion required on the exact location of the sales pavilion with respect to the minimum distance formula, road access and relationship to the neighbouring residential uses on the west side of Regional Road 17. This can be examined further at the site plan stage, provided that the rezoned area is sufficiently large to be flexible. 10.2 The minimum distance separation from the former hog operation must meet the requirements of the Province's March 1, 2017 MDS requirements. An assessment of the capacity of the existing, unused farm buildings is required to confirm the building is outside of the setback arc. It is anticipated that the proposed location will be beyond the setback arc. The applicant has been informed of the need to gather the capacity 33 Municipality of Clarington Report PSD -030-17 information and confirm the required setback. 11. Concurrence Not Applicable. 12. Conclusion Page 7 Given the minor and temporary scale of this proposal and that no public inquiries have been made, it is recommended that the application be approved, provided there are no concerns raised at the public meeting. 13. Strategic Plan Application Not applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: , Y Curry Cliff d, M CMO, Interim CAO Staff Contact: Bob Russell, Planner II, 905-623-3379 ext. 2421 or brussell .clarington.net Attachment 1: Proposed Zoning By-law Amendment The following is a list of the interested parties to be notified of Council's decision. Joanne Fung, Brookfield Residential B R/C P/tg IAADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0004 Brookfield Sales Trailer\Staff Report\PSD-030-17.docx 34 Municipality of Clarington Attachment 1 to PSD -030-17 Corporation of the Municipality of Clarington By-law Number 2017-OXX being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA2017-0004; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 6.4 "Special Exceptions - Agricultural (A) Zone" is hereby amended by introducing a new subsection 6.4.91 as follows: "6.4.91 Special Exceptions — Agricultural (A-92) Zone Notwithstanding Section 3.12, 3.26, 6.1, 6.2 and 6.3 c) i), those lands zoned A-92 as shown on Schedule "A" attached to this By-law may, in addition to the other uses permitted in the Agricultural (A) Zone, be used for a Temporary Sales Office, subject to the following zone regulations: a) Yard Requirements i) Setback from Regional Road 17 (minimum) 24 metres b) Loading Spaces (minimum) Pursuant to the requirements of Section 39 of the Planning Act, 1990, as amended, this use may be permitted for a period of three years, ending on May 23, 2020." 35 0 2. Schedule `5' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural Exception (A-1) Zone" to "Holding - Agricultural Exception (H))A-92) Zone" as illustrated on the attached Schedule `A' hereto. 3. Schedule `A' attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34, 36 and 39 of the Planning Act. By -Law passed in open session this day of , 2017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0004 Brookfield Sales Trailer\Staff Report\PSD -030-17 Draft Zoning By-law.docx 36 Planning Services ff-IC ri 0 � Public Meeting Report ort 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: May 15, 2017 Report Number: PSD -031-17 Resolution Number: File Number: COPA 2017-0005 and ZBA 2017-0008 By-law Number: Report Subject: An Application by Gyaltsan Property Management Inc. to relocate a previously approved, mixed-use building and increase the height from five storeys to six storeys, 109 King Avenue East, Newcastle. Recommendations: That Report PSD -031-17 be received; 2. That, subject to no significant concerns being raised at the Public Meeting: i) Amendment 111 to the Clarington Official Plan, including amendments to the Newcastle Village Centre Secondary Plan, be approved to permit the development of a six storey, mixed-use building, as contained in Attachment 1 to Report PSD -031-17; and ii) the Zoning By-law Amendment application to permit the development of a six storey, mixed-use building, be approved and the By -Law as contained in Attachment 2 to Report PSD -031-17 be passed; 3. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -031-17 and Council's decision; and 4. That all interested parties listed in Report PSD -031-17 and any delegations be advised of Council's decision. 37 Municipality of Clarington Report PSD -031-17 Report Overview Page 2 Gyaltsan Property Management Inc. has previously received approval for a five -storey, mixed- use building in Newcastle on Beaver Street South. Since the time of that approval: 1. The Municipality has adopted Official Plan Amendment 107 that permits up to six storey buildings in the Newcastle Village Centre; and 2. The developer has acquired 65 Beaver Street South. The current proposal is to relocate the previously approved building further south along Beaver Street South and add a sixth floor of residential units. This will increase the number of residential units from 30 to 40. Provided that there are no significant issues raised at the Public Meeting it is recommended that these applications be approved. 1. Application Details 1.1 Owner/Applicant 1.2 Proposal: 1.3 Area: Gyaltsan Property Management Inc. To relocate a previously approved, mixed-use building and increase the height from five storeys to six storeys. 1.5 ha 1.4 Location: 109 King Avenue East, Newcastle (formerly 49, 63 and 65 Beaver Street South) 1.5 Within the Provincial Built Boundary: Yes 2. Background 2.1 On October 26, 2015, the Applicant presented a proposal to Council for a five -storey, mixed-use building to be built on the development site shared with the Massey Building and the Foodland supermarket in Newcastle (see Figure 1). During the review of the original proposal the main topics that were raised by the public included: Y Appropriate building height; Y Relationship of the new building to the surrounding neighbourhood; Y Increased traffic on the surrounding roads; Y Pedestrian safety; Y Increased noise; Municipality of Clarington Report PSD -031-17 Y Construction disruptions; and Y Change in property values. Page 3 2.2 Council was satisfied that these items had been adequately addressed and approved the original proposal on December 14, 2015. 2.3 After receiving zoning approval, the Applicant attempted to satisfy Municipal and Regional requirements while negotiating with the supermarket tenant (Sobeys — Foodland's parent company) to reconfigure the parking lot. Unfortunately, Sobeys was unwilling to modify their current lease agreement to allow any changes to the layout of the existing parking lot. 2.4 As a result, the Applicant submitted applications to relocate the mixed-use building away from Beaver Street and into the middle of the property (see Figure 2). In report PSD -023-17, the Planning Services Department identified that moving the building to the middle of the property would not be street -oriented and would therefore not conform with the policies of the Clarington Official Plan. It was proposed that the Applicant continue their discussions with Sobey's in an effort to find a mutually acceptable solution. 2.5 The Applicant has subsequently acquired the property located at 65 Beaver Street South. With this additional property the Applicant has revised the application by returning the mixed-use building to Beaver Street South and increasing the maximum height to six storeys (see Figure 3). Figure 1 — Original Building Approval Figure 2 — April 3, 2017, Building Proposal 39 King Avenue East F K L fll y �. - -- Proposed - S Storey '. } Building r moo$ �•,'. 1 M r fr King Avenue East 0 _ , L Cn y + ro Pit �r - !! Approved I 2. l s I 5 Storey .. Building '� T sea,ra ,�;. X66 Figure 2 — April 3, 2017, Building Proposal 39 King Avenue East F K L fll y �. - -- Proposed - S Storey '. } Building r moo$ �•,'. 1 M r fr Municipality of Clarington Report PSD -031-17 Figure 3 — Current Building Proposal Page 4 2.6 The proposed six -storey building will be 24.5 metres in height as compared to the previously approved 20.9 metres. The building will be located 3 metres from the sidewalk on Beaver Street South and 15 metres from the property line to the south. Figure 4 — Proposed six -storey building as seen from Beaver Street South. im ",p ,,p " left 11 451 Wr MM W -M WW" HE King Avenue East ' U, .x A m . I 4) Oil. '. Proposed 6 5t<)rey r �lJtli�lfti� #- � Page 4 2.6 The proposed six -storey building will be 24.5 metres in height as compared to the previously approved 20.9 metres. The building will be located 3 metres from the sidewalk on Beaver Street South and 15 metres from the property line to the south. Figure 4 — Proposed six -storey building as seen from Beaver Street South. im ",p ,,p " left 11 451 Wr MM W -M WW" HE Municipality of Clarington Report PSD -031-17 Page 5 2.7 The Applicant has submitted a Planning & Architectural Justification Report in support of the revised building location. 3. Provincial Policy 3.1 Provincial Policy Statement The Provincial Policy Statement (PPS) promotes efficient land use. This includes providing an appropriate range and mix of residential uses (i.e. single detached homes, townhomes and apartments). This mixing of uses contributes to the creation of sustainable communities that include affordable housing and a range of commercial services. Development is to occur within existing towns and villages where infrastructure and public service facilities are already available. The PPS encourages development and redevelopment at higher densities that existing today. This is known as intensification. The PPS states that long-term economic prosperity will be achieved by maintaining and enhancing the vitality and viability of downtowns and main streets. Long-term economic prosperity will also be achieved by promoting well-designed built form and by conserving features that help to define the character of a community. 3.2 Provincial Growth Plan The Growth Plan promotes communities that are walkable and have sufficient density to support local transit. The subject site is located within the "Built Boundary" of the Newcastle Urban Area. The Growth Plan directs a significant portion of new growth to occur within "built-up areas" (existing neighbourhoods). Focusing intensification to existing neighbourhoods will make the best use of existing land and take full advantage of existing municipal services. New development in existing neighbourhoods should be planned and designed to appropriately transition between new buildings and existing buildings in the neighbourhood. The Growth Plan encourages development of complete communities with a diverse mix of land for employment and housing. Each of these is needed to support a strong economy and create complete communities. 4. Official Plans 4.1 Durham Regional Official Plan The subject sites are located within the "Regional Centre" designation in the Durham Regional Official Plan. Regional Centres shall be planned and developed as the main concentrations of urban activities. They should provide an array of institutional, commercial, major retail, residential, recreational, cultural, entertainment and major office uses. 41 Municipality of Clarington Report PSD -031-17 4.2 Page 6 The Regional Official Plan encourages well-designed developments which make pedestrians and connections to transit a top priority. The overall, long-term density target for Regional Centres is at least 75 residential units per gross hectare and a floor space index (FSI) of 2.5. Clarington Official Plan Current Clarinaton Official Plan The Clarington Official Plan designation for the subject site is "Village Centre". Within the Newcastle Village Centre Secondary Plan these lands are further designated "Street -Related Commercial Area". The policies of the Clarington Official Plan, the Newcastle Village Centre Secondary Plan and the Newcastle Village Centre Urban Design Guidelines share a consistent focus on creating complete neighbourhoods that are well-designed and incorporate a mix of uses (homes, businesses and services). A few of the design objectives of these documents include: Y Create attractive streets and sidewalks (high quality public realm); Y Give priority to compact development and green design practices (sustainable design); Y Create places where people want to spend time (sense of place); Y Produce a variety of building types and unit sizes (diversity of built -form); Y Maximize the use of land in existing neighbourhoods (intensification); Y Create neighbourhoods that encourage walking and other active transportation (cycling and transit); Y Ensure new development is designed to be accessible for residents of all levels of ability; and Y Avoid negative impacts on surrounding and shadows). buildings and neighbourhoods (light, noise The revised building location and design are in conformity with the urban design policies of the Clarington Official Plan. Clarington Official Plan (OPA 107) adopted by Council on November 1, 2016 Within Village Centres, the policies of the Council adopted OPA 107 now permit mid -rise development of up to six storeys in height. Since the policies of OPA 107 have not yet been approved by the Region of Durham the Applicant has submitted an application to amend the existing policies of the Official Plan and Secondary Plan on a site-specific basis. The Region has now issued its post -circulation letter on the OPA 107 and has raised no issues that would affect this application. 42 Municipality of Clarington Report PSD -031-17 5. Summary of Background Studies 5.1 Planning and Architectural Justification Page 7 As part of the Applicant's original proposal in 2015, they provided a Planning Justification Report and an Architectural Justification Report. These documents provided the analysis to support the original building size and location. The Applicant has submitted a supplemental Planning & Architectural Justification Report (Architectural Report) to support the revised application. The Architectural Report offers the following comments about the new building location. Y It will provide a focal point through a terminal vista at the eastern end of Emily Street East; Y The setback of the new building from the adjacent residential properties will not be reduced; and Y The setback of the new building from the Massey Building will be increased. 6. Public Notice and Submissions 6.1 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 site (one facing Beaver Street South and one facing King Avenue East). The public notice was also posted on the Municipal website and in the Planning Services' E -Update newsletter. 6.2 In addition, all members of the public who had previously inquired or requested information about this project were advised of this Public Meeting. 6.3 On Friday, May 5, 2017, the Applicant held a limited Public Information Centre for residential neighbours in the area. The Applicant used this meeting to present the project details and answer questions. Those in attendance raised a number of concerns related to Site Plan issues such as: Y Storm water drainage; Y Parking lot lighting; Y Fencing and landscape screening; and Y The design of the rooftop amenity area. 7. Department and Agency Comments 7.1 Durham Region Planning & Economic Development Department The Regional Planning Department have no objection, in principle, to extended the "Street -Related Commercial" designation onto 65 Beaver Street South and increasing the height to six stories. 43 Municipality of Clarington Report PSD -031-17 Page 8 During Site Plan review the Applicant will be required to satisfy the Region that a number of items have been satisfactorily addressed. These items include: Y Confirming no contamination of site soils; and Y Ensuring adequate mitigation of noise — both from the building to the neighbours as well as from the street to the residents of the proposed building. 7.2 Engineering Services The Engineering Services Department has no objection, in principle, to relocating the approved mixed-use building and increasing the height from five to six storeys. The previously approved alignment of the private driveway, across from Emily Street, is still preferred based on better traffic flow, improved sight line distances and overall increased traffic safety. The lands on the west side of Beaver Street South are likely to be redeveloped in the future. Maintaining the driveway for this development in the existing location will limit the placement of future entrances on Beaver Street South. A number of revisions are still required to the Traffic Impact Study (TIS). Based on these revisions, the TIS may recommend improvements to improve overall levels of service either within the development site or on the streets immediately surrounding the development site. These improvements can be addressed during Site Plan review. 8. Discussion 8.1 A five storey, mixed use building was previously approved for construction along Beaver Street South. The Official Plan amendment that was adopted by Council on November 1, 2016, (OPA 107) incorporated 65 Beaver Street South into the Newcastle Village Centre and increased the maximum building height in the Village Centre to six storeys. However, until the Region of Durham provides final approval for OPA 107 the Applicant is unable to take advantage of these changes in policy. The current applications will permit the Applicant to proceed on a site-specific basis until Regional approval is received. The current proposal maintains the overall building design, adds a sixth storey of residential units and relocates the building 15 metres further south along the Beaver Street South frontage. Municipality of Clarington Report PSD -031-17 Figure 5 — Proposed building viewed facing northeast. y�34 0 46 4 t1-041 8.2 Growth and Development in Downtown Newcastle Intensification Page 9 This proposal meets the intensification policies in the Provincial Growth Plan and the Durham Regional Official Plan. The Clarington Official Plan identifies Town and Village Centres as the main concentrations of urban activity which includes a mixture of uses including retail, office and residential. The Municipality has set the target of having at least 32% of all future urban residential units occur within existing neighbourhoods (the Built-up Area) between now and 2021 rising to 40% afterwards. Downtown Newcastle Additional retail, service and office space will spur increased interest in downtown Newcastle and contribute to the long-term viability of the Village Centre. Rather than competing directly with existing merchants and services in the downtown the increased commercial floor space will assist in generating a critical mass of goods and services which will draw more people to the downtown. Additional residents in and around the downtown will help to support the viability of the downtown. 45 Municipality of Clarington Report PSD -031-17 Page 10 Once constructed, this building will provide a focal point at the end of Emily Street East. (see Figure 5) This building will contribute to the creation of an attractive and interesting streetscape along this section of Beaver Street South. Landscaping and other site design elements around the building will create a pedestrian entry into this site. The limited road width of Beaver Street and the downtown road grid support slower traffic speeds and dispersal of vehicle traffic. Aside from minor revisions to the existing driveway design on Beaver Street South, major upgrades to the road and sidewalk network are not required to address motorist and pedestrian safety. 8.3 Relationship to the Residential Neighbourhood Distance to surrounding residences The proposed six storey building will be located 15 metres (50 feet) from the property line shared with the neighbor to the south and 18 metres (59 feet) from the property line of the neighbours on the west side of Beaver Street South. The revised building location will be 32 metres (105 feet) from the Massey Building located further west from the properties on Cutler Avenue compared to the previous revised application. The building therefore maintains the same setbacks as the previously approved building. Noise The proposed building will include retail and service uses on the ground floor. As part of the Site Plan review process, a Noise Study will be required to address the impact of any noises generated by delivery vehicles and / or mechanical units on the new building. The Applicant will be required to mitigate any noise that exceeds Ministry (MOECC) standards for existing residents and for the future residents of the residential units in the proposed building. Privacy In urban locations, privacy and oversight issues are to be expected to one degree or another. The proposed building has been designed without private balconies. Instead, a private outdoor amenity area has been provided on the roof. The rooftop amenity area will be located 8 metres (26 feet) from the edge of the roof thereby preventing residents of the new building from peering directly into the backyards of the surrounding properties. Lights All exterior security lighting and accent lighting must conform with the Clarington Lighting Guidelines which require "Night Sky Friendly" light fixtures. In addition, no retail windows will be located along the south side of the building to avoid light glare facing the residential neighbours. As part of the Site Plan review, an illumination plan must be submitted that includes calculations confirming that on-site light will not be directed towards or spill over into neighbouring properties. Municipality of Clarington Report PSD -031-17 Shadows Page 11 As shown in the Architectural Report submitted by the Applicant (Attachment 3), the proposed building location is ideally situated to limit the impacts of shadows on neighbouring properties to only the first and last hours of daylight during the day. The greatest shadowing will occur within the existing and expanded parking areas on-site. Shadow diagrams are provided in Attachment 1. 8.4 Relationship with the Foodland / Massey Building Property While the six storey building will be located on its own property, it will be interconnected with the drive aisles and parking areas of the Foodland and Massey Building. The joint parking lot will exceed the Municipal parking requirements. Vehicle access to the new building will be from either of the two existing driveways on King Avenue East and Beaver Street South and will be preserved through a joint access easement between the two sites. The Applicant does not anticipate any difficulties with Sobeys with respect to lease arrangements since there are minimal changes required to the parking lot. 9. Concurrence Not Applicable. 10. Conclusion The Applicant is proposing to relocate the mixed-use building along the Beaver Street South frontage and increase the height from five to six storeys. This building will meet the land use and urban design policies of the Clarington Official Plan. Specifically, it will: Y Implement the Municipal objectives for a Priority Intensification Area; Y Contribute to an attractive street edge; Y Provide a variety of building types and unit sizes; Y Build on the character of the existing neighbourhood, specifically the Massey building; An intensification project of this quality and magnitude, that achieves the majority of the Municipality's urban design objectives, will support the long term viability of the Newcastle Village Centre. Provided that no new major issues are raised at the Public Meeting, and in consideration of all agency, staff and public comments, it is respectfully recommended that the applications to relocate a previously approved, mixed-use building and increase the height from five storeys to six storeys be approved. 47 Municipality of Clarington Report PSD -031-17 11. Strategic Plan Application Page 12 The recommendation conforms to the Strategic Plan, specifically to 3.1 to "provide for walkable mixed use neighbourhoods and encourage a small town feel" and 3.2 to "support a variety of affordable mixed housing types and community design attributes that support our residents in every stage of life and across all abilities". Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Curry Clifford, MPA, CMO, Interim CAO Staff Contact: Paul Wirch, Planner II, 905-623-3379 x 2418 or pwirch clarington.net Attachments: Attachment 1 — Official Plan Amendment Attachment 2 — Zoning By-law Amendment Attachment 3 — Shadow Diagrams List of interested parties to be notified of Council's decision. Nicholas Swerdfeger Ashwan Krish James Coburn Sobeys Inc. Ruth Knight Jennifer Lemery Victor Suppan Frances Mallon Myno Van Dyke Mark Kartusch PW/COS/DJC/tg Richard & Lynne Jefferson Linda Rammal Laura Morgan Kevin Symak Mark Clarey Jatin Nayak Colleen Savage Robert & Barbara Parsons Bob Malone I:\^Department\LDO NEW FILING SYSTEMWppli cation Files\ZBA-Zoning\2017\ZBA2017-0008 109 King Ave. W. (Gyaltsan)\5-Reports\PSD-031-17.docx M Municipality of Clarington Attachment 1 to PSD -031-17 Amendment Number 111 to the Municipality of Clarington Official Plan Purpose: To permit the construction of a six storey mixed-use building by: Y Expanding the Village Centre to incorporate 65 Beaver Street South; Y Including 65 Beaver Street South within the Newcastle Village Centre Secondary Plan; Y Designating 65 Beaver Street South as "Street -Related Commercial" within the Newcastle Village Centre Secondary Plan; and Y Increasing the maximum height limit in this location to six storeys. Basis: This amendment is based on a review of the applicable urban design policies. Actual Amendment: The Clarington Official Plan is hereby amended as follows: 1. Existing Map A4 Land Use Newcastle Village Urban Area is amended to redesignate the lands at 65 Beaver Street South from "Urban Residential" to "Village Centre" as shown on Exhibit "A" to this amendment. 2. Existing Map A Land Use Newcastle Village Centre Secondary Plan is amended to include 65 Beaver Street South within the Village Centre Boundary and to designate these lands as "Street -Related Commercial" as depicted on Exhibit "B" to this amendment. 3. By deleting the existing Section 5.7 in the Newcastle Village Secondary Plan and replacing it as follows: "5.7 A six storey, mixed-use industrial loft style building with a floor space index of up to 2.0 is permitted south of the historic Massey Building." Implementation: The provisions set forth in the Municipality of Clarington Official Plan, regarding the implementation of the Plan, shall apply in regard to this Amendment. Part 1 of this Amendment duplicates changes incorporated the Municipality's conformity Amendment 107 currently under review by the Region of Durham. It shall be implemented with whichever Amendment comes into force and effect first. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment. Exhibit "A% Airnendment No.111 to the Municipal of Clarington Official Plan, Map A4. La rid Use, Hewcsstle Village Urban Area - Amend the boundary of the >: SewrmJwy Flan & designate the sub)ect lands as'VEllage Centre' L- — - lAF(E 0WAR10 r�/./f}rlr�� IR7Ah flhLffASRY ISeTUtl S'AMt 4�N12+fll1•C}Ii+Y PiquC rsrYfrfrT' N�T� 5FPLMT{ ' N44W4CPw�'n4 F htga4�7nT tgmq ■ y�rr ag4yTru; AREA Cr. LTV WhZFJCrCMMi+ �w � ! 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RJ.XMIA/AG5 rri*•rllwi iAfBhl Gd a:r yAF� T3Axfr�+�aBC JAREPORTS TO CLERKS\Electronic Reports\2 - Signed by CAO\PSD-031-1AAttachment 1 - PSD-031-17.docx 50 MAP A4 LANDU5E KeVK;PS7Lt: YiLLAGL- IjWd&N Ak FA QF FFCFAL P%AN AWFIICIPAIRY OF CLARMpCiT4N EI o- L4 � D � _CLU C}Q) E M 5 — } W ij r z O Z $ 1k E C 99 m al m 49 e � F CL 11� �� i■ -. 4 .- � 111110111 , �_ IIIIIIII T' ■ru!!r fIIIIIIII 4*fi .■t■■laa�............. 1 saiiii■i■iiiiii ti 04004000041 ..::ZF::......... �.f! l... .,::. UO U01:011::1.a.101y.1�:: **■t!*............. ....a. ......::....11",..01■M l+l: 44444444444 F44F 4444444444il441 44444444444:4r�44444.=-�-11 - vt 9 x Q H1k14H 133N15'ltii'+ W f7GiP►WaT 51 HL -K S Ad ALLS 917 W w 14 A�3ZIY$ %�IflliJ 1-93 -L9 NWW-h% C6 m E 3 'n = m 2� m, z C_1 Z = MOE tla Q {¢ Iq < b Q V E 9 m E C 0 e¢ 4 LA a n i Attachment 2 to PSD -031-17 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2017 - being a By-law to amend By-law 84-63. Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 16A.3 "Mixed -Use (MU) Zone" is hereby deleted in its entirety. 2. Section 16.5.62 "GENERAL COMMERCIAL EXCEPTION (C1-62) ZONE" is added as follows: "16.5.62 GENERAL COMMERCIAL EXCEPTION (C1-62) ZONE Notwithstanding 3.12, 3.16 a., 3.17 a., 16.1, 16.2 and 16.3 those lands zoned C1- 62 as shown on the Schedules to this By-law shall be subject to the following uses and regulations: a. Definitions i) Apartment Dwelling Shall mean a dwelling within either an apartment building or a mixed- use building. ii) Mixed -Use Building Shall mean a building containing residential uses and at least one non- residential use. b. Permitted Uses In Table 16.5.62 b. the symbol "✓' indicates that the use is permitted. 1 52 mum Apartment Dwelling ✓ 1,2 ,- Artisan Studio ✓ Convenience Store ✓' Retail Commercial Establishment ✓' . • Business, Administrative or Professional Office ✓ Eating Establishment ✓' Eating Establishment, Take-out ✓ Financial Office ✓ Fitness Centre ✓ Day Nursery ✓ Dry Cleaning Distribution Centre ✓ Laundry ✓ Medical or Dental Clinic ✓ Printing or Publishing Establishment ✓ School, Commercial ✓ Service Shop, Personal ✓' Service Shop, Light ✓ Assembly Hall ✓ Place of Entertainment ✓ Place of Worship ✓ Private Club ✓ Footnotes: 1 Only pemitted within a mixed-use building. 2 May not be located within the business establishment street fagade of the first storey. 53 c. Regulations The regulations for development in the C1-62 zone are set out in Table 16.5.62 c. Minimum Lot Frontage (metres) 50 1,2 . • . Minimum Front Yard (metres) 2.0 Maximum Front Yard (metres) 5.0 Minimum Exterior Side Yard 2.0 (metres) As shown on the Zoning Maximum Exterior Side Yard 5.0 (metres) 4.0 Minimum Interior Side Yard 1.5 (metres) 6.0 Minimum Interior Side Yard abutting a Residential Zone 5.0 (metres) 4.0 Minimum Rear Yard (metres) 1.5 Minimum Rear Yard abutting a 10.0 Residential Zone (metres) . • . accessory• . • Minimum number of storeys As shown on the Zoning Map Schedule Maximum number of storeys As shown on the Zoning Map Schedule Minimum height of the first storey 4.0 (metres) Maximum height of the first 6.0 storey (metres) Maximum height of the all storeys above the first storey 4.0 (metres) 54 Minimum storey requirements Above the ground floor, each storey shall contain a floor area equal to no less than 50% of the floor area immediately beneath it to be considered a storey. Minimum length of the street fagade along Beaver Street 50% South 4 55 Amount of transparent glazing 10% within the business 50% establishment street fagade 3 2.0 residential uses. Within a street facade; or Along the side of the Location of a Residential building but no more than Entrance half the width of the building from the street fagade. Location of Non -Residential Use At least one main building Entrances entrance shall be located within the street fagade. Maximum size of non-residential units within a mixed use building 600 (square metres) 4 55 Maximum amount of the total 10% first floor area of the building that 100% may be occupied by non- 2.0 residential uses. 4 55 Landscaped Open Space 10% (minimum) Minimum planting strip abutting a 2.0 residential zone (metres) 4 55 kBicycle Requirements 41� um bicycle parking/storage 1 for every 30 square spaces for non-residential uses 10% as a percentage of the required automobile parking spaces. 1 Minimum internal bicycle parking/storage spaces for 0.5 per dwelling residential uses LParking and ... • Parking Requirements for Retail 1 for every 30 square Uses, and Personal and metres Professional Services (minimum) Minimum number of loading 1 spaces (3 metres x 7.5 metres) Footnotes: 1 Notwithstanding Section 3.7a. no new uses may be established on a lot that contains less than the minimum required lot frontage. 2 Where a property is a corner lot, the front lot line shall always be located on the street line of the highest category of street identified in the Clarington Official Plan (e.g. the front lot line will be on the arterial road frontage versus the collector or local street frontage). 3 Where a building is located on a corner lot, the glazing requirements will apply to both street fagades." 3. Schedule "5" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Mixed -Use 1 (MU1(S:5)) Zone" to "General Commercial Exception (C1-54)" as illustrated on the attached Schedule "A" hereto. 4. Schedule "5" to By -Law 84-63, as amended, is hereby further amended by changing the zone designation from "Mixed -Use 1 (MU 1(S:5)) Zone" to "General Commercial Exception (C1-62 (SA/6))" as shown on the attached Schedule "A" hereto. 5. Schedule "5" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Urban Residential Exception (R1-1) Zone" to "General Commercial Exception (C1-62 (S:4/6))" as illustrated on the attached Schedule "A" hereto. 56 6. Schedule "5" to By -Law 84-63, as amended, is hereby further amended by changing the zone designation from "General Commercial Exception (C1-54) Zone" to "General Commercial Exception (C1-62 (S:4/6))" as shown on the attached Schedule "A" hereto. 7. Schedule "A" attached hereto shall form part of this By -Law. 8. A new Section 26.5b is added as follows: That prior to paragraph of Section 26.4, a new section title be added as follows: "Section 26.5 Zone Suffixes" and the second paragraph be numbered subsection a. 9. A new Section 26.5b is added as follows: "b. On occasion, the zone symbol on the schedules may be followed by one or more letters and numbers enclosed in brackets. The information provided in the brackets indicates the maximum number of units permitted within the boundary of the zone limits. The maximum total numbers of units permitted is indicated by the letter "T" followed by a number. For example, "R1 (T: 0.65)" indicates that a maximum of 65 units may be developed." 10. That the following Section 26.5 to 26.7 be renumbered accordingly. 11. This By -Law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 17(2) and 34 (21) of the Planning Act, R.S.O. 1990. By -Law passed in open session this day of , 2017. Adrian Foster, Mayor Anne Greentree, Municipal Clerk 57 ll This is Schedule "A" to By-law 2017- , passed this day of , 2017 A.D. KING AVENUE EAST 0 CO W W CO W W w CO i Zoning Change From "C1-54" To "C1-52(SA16)" Zoning Change From WU1(S:5)" To "Ci -54" �/V Zoning Change From WUI(S:5)" To "C1 -62(S:416)" �I Zoning Change From "R1-1" To "C1 -62(S-416)" V Adnan Foster, Mayor Newcastle Village • ZBA 2017.0008 • Schedule 5 C- Anne Greentree, Municipal Clerk PP Municipality of Clarington Attachment 3 to Report PSD -031-17 59 Z LU 0 2 �o QJ Z W ow w� J W U) Q V_ en J Z W Q Q 0 U W 0a Q W (D �- > w Q w� a OZ❑ Tp • c 61 Z LU C ❑ C of a- 50 Z o> LU w� J w U) Q V_ en J w Q Q 0 U W 0a Q w (D �- > w Q w� a OZ❑ Tp 62 r z W 0 2 �o QJ Z W ow wo J W U) Q V_ en J Z W Q Q 0 U W 0a Q W (D �- > w Q w� a OZ❑ =O Clarftwn PI nnin Services Planning Se ces 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: May 15, 2017 Report Number: PSD -032-17 Resolution Number: File Number: ZBA2017-0003 (Cross-reference SPA2017-0005) By-law Number: Report Subject: An Application by Fifty Five Clarington Ltd. & Modo Bowmanville Towns Ltd. (Kaitlin) to rezone lands to permit two 6 -storey apartment buildings containing 201 dwelling units at 51 & 55 Clarington Blvd. Bowmanville Recommendations: 1. That Report PSD -032-17 be received; 2. That the proposed application for Rezoning ZBA 2017-0003 continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -032-17 and any delegations be advised of Council's decision. 63 Municipality of Clarington Report PSD -032-17 Report Overview Page 2 This is a public meeting report to provide an overview of the applications by Fifty Five Clarington Ltd. and Modo Bowmanville Towns Ltd. (Kaitlin). The proposed multi -unit residential development would introduce a total 201 apartment units in two six -storey buildings along the extension of Clarington Boulevard. 1. Application Details 1.1 Owner/Applicant: 1.2 Proposal: 1.3 Area of Subject Lands: 1.4 Location: 1.5 Roll Number: 1.6 Within Built Boundary: 2. Background Fifty Five Clarington Ltd. and Modo Bowmanville Towns Ltd. (Kaitlin Corporation) Proposed Zoning By-law Amendment To rezone the lands from the existing Agricultural (A) zone to permit two six -storey apartment buildings, as follows: • 136 units with surface parking at 51 Clarington Boulevard; and, • 65 units with underground parking at 55 Clarington Boulevard. 1.82 hectares 51 and 55 Clarington Boulevard (Part of Lot 16, Concession 1, former Township of Darlington) 1817 010 020 17280 and Part of 1817 010 020 16800 Yes 2.1 The subject application was deemed complete on March 14, 2017 and circulated to staff and agencies for comments. A site plan application was submitted concurrent with the proposed rezoning (see Key Map: Figure 1). • Municipality of Clarington Report PSD -032-17 Page 3 Figure 1: Key Map - O _ w LU Existing Commercial Uses !^t .O = PFINCE WILLIAM BOULEVARD Z — Existing GO Site Municipal Park � �''�� a , Proposed Subject an Townhouse !� Development * .- (up EXTENSION OF GLARINGTON BLVD Future GO Site O¢ 'Proposed s-� 0 Townhouse Approved Apartment Z Development �` Under Construction LLJ (up to 144 units] ; `� Existing !Existing Pedestrian ha,:�°" Potential For Future Park Connection Pedestrian Connection ' f•� 4 ` 1 . w ; Al ZBA.2017003 ,',:•:r€ __ ,r� ..��-N; s�,.- 2.2 The following studies were submitted in support of the application- • Archaeological Assessment • Phase 1 Environmental Site Assessment • Storm Water Management Report • Urban Design Plan • Functional Servicing Report • Traffic Impact Study • Shadow Study • Vibration Study • Energy Conservation and Sustainability Plan • Noise Study 65 Municipality of Clarington Report PSD -032-17 Page 4 2.3 A Public Information Centre was held on May 4, 2017 at the Church of Jesus Christ of Latter Day Saints. Six Individuals attended the Public Information Centre, in addition to the applicant, their architect, staff and two councillors. An overview is provided in Section 7.3 of this report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are relatively flat, and free of any structures. No significant vegetation is present on the site. An informal pedestrian connection crosses the site and provides a connection south of the railway. 3.2 The surrounding uses are as follows: North - Municipal parkette block and existing commercial development South - CP Railway; existing low-rise apartment buildings along Aspen Spring Drive East - Existing retirement home and apartment building West - Proposed medium density townhouse development 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. Opportunities for redevelopment and intensification must be promoted. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to the area residents. Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.2 Provincial Growth Plan The subject lands are within the defined Built Boundary. Population and employment growth will be accommodated by directing a significant portion of new growth to the built up areas through intensification and efficient use of existing services and infrastructure. The development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. New transit -supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. A minimum of . • Municipality of Clarington Report PSD -032-17 40 percent of all residential development occurring annually within each upper tier municipality will be within the built up area. 5. Official Plans 5.1 Durham Regional Official Plan Page 5 The subject lands are within a Regional Centre. Regional Centres provide a full array of institutional, commercial, major retail, residential, recreational, cultural, entertainment and major office uses. Regional Centres function as places of symbolic and physical interest for the residents, and shall provide identity to the area municipalities within which they are located. Regional Centres shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. Development in Regional Centres shall be based on the following principles: • Compact urban form which is transit -supportive; • Provides a mix of uses and opportunities for intensification; • Follows good urban design principles with focus on public spaces and pedestrian connections, with parking sited to the rear or within buildings; and • Enhances grid connections for pedestrians and cyclists. The lands are within the Built Boundary, the Clarington urban area shall be planned to accommodate a minimum 32 percent of all residential development occurring annually through intensification within the built-up area. 5.2 Clarington Official Plan The Clarington Official Plan designates the lands as a Town Centre. The lands are designated Town Centre and are within Bowmanville West Town Centre Secondary Plan area. The West Town Centre has a housing target of 1900 units, including 1500 high density units and 400 medium density units. The Bowmanville West Town Centres will be planned and developed as a centre of regional significance providing the highest level of retail and service uses and are the primary focal point of cultural, community, recreational and institutional uses in Clarington. Town Centres provide a mix of uses, encourage active street life, and develop in a manner that supports transit and pedestrian connectivity. The urban design policies of the Town Centre designation are implemented through the review and approval of development applications. 67 Municipality of Clarington Report PSD -032-17 5.3 Bowmanville West Town Centre Secondary Plan Page 6 The subject lands are designated as Midrise High Density Residential in the Bowmanville West Town Centre Secondary Plan. The designation allows for residential development having a net density between 50 and 300 units per hectare. Permitted dwelling types include apartment buildings up to 12 storeys in height. In addition to the Urban Design and Town Centre policies that give direction to site plan design, the Bowmanville West Town Centre Secondary Plan contains detailed Urban Design policies, including an Urban Design Guideline, and policies specific to residential buildings and site layout. 5.4 Clarington Official Plan as Amended by Amendment 107 On November 1, 2016, Council adopted Official Plan Amendment 107 to bring the Clarington Official Plan into conformity with the Regional Official Plan and provincial policies. The amended Clarington Official Plan establishes urban structure typologies and built form directives for Centres, Corridors, Transportation Hubs, Waterfront Places, Edge of Neighbourhoods, Along Arterial Roads and Internal to Neighbourhoods. The subject lands are within an "Urban Centre". A mix of mid- and high-rise development (between 4- 12 storeys) is permitted, with a minimum net density of 120 units per net hectare. Urban Centres are part of Priority Intensification Areas which are the primary locations to accommodate growth and the greatest mix of uses, heights and densities. The site is located near the Transportation Hub being the location of existing and future GO Transit facilities, and also in close proximity to the Regional Transit Spine (Highway 2). The Secondary Plan for the Bowmanville West Town Centre requires amendments to better implement the policies of OPA 107. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required to permit the proposed apartment buildings. 7. Public Notice and Submissions 7.1 A combined notice of the Public Information Centre and Public Meeting was mailed on April 13, 2017 and details of the application were also included on the municipal website and in the Planning Services Department E -update. 7.2 The Public Information Centre was held May 4, 2017 at the Church of Jesus Christ of Latter Day Saints on Highway 2 in Bowmanville. Municipality of Clarington Report PSD -032-17 Figure 2: Photo of sign advising of Notice of Development proposal DEVELOPMENT PROPOSAL A"PPFIIIwet - PiftyAlaeClaringtonuwn Lb,,Id,IBI Modo BowmanuileTownslid. SiteLoralion 51 & 55 Claringmn Boulevard, P0.OPOSAL- • gyilding at 5l Clalmglon BNd, tnntams 13g aPenmem units witn surface Parking. �sm mveemeivma•�•'y i' ° °""°: • 9uilding 55 [larington Blvd nsiats 0165 ayadment vola with underground palling. HM: Zaning ey0Law Amendment 2017 0003 8 Site Plan ApP—I 2017-0(105 7.3 At the time of writing this report, concerns raised relate to: • Density; • Views/overlook; • Traffic; and • Acknowledgement of future commercial expansion. A couple attended to inquire about buying a unit. 8. Agency Comments Page 7 At the time of writing this report, comments from the Region of Durham, Metrolinx and Central Lake Ontario Conservation Authority have not been received. 8.1 Canadian Pacific Railway CP Railway is satisfied that the proposed development will ensure proper mitigation against noise and vibration. All agreements of purchase and sale will require appropriate warning clauses in accordance with MOECC guidelines. 8.2 Other Agencies Durham Regional Transit, Canada Post, Rogers, and Enbridge have no objections to the development. Staff forwarded technical comments to the applicant. L!Jtj Municipality of Clarington Report PSD -032-17 9. Departmental Comments 9.1 Engineering Services The development relies on the extension of Clarington Boulevard and is subject to subdivision approval. The proposed development may require adjustments as the subdivision process is finalized. Page 8 Engineering Staff have no objection to the findings of the Traffic Impact Study however staff have concerns about the shared westerly access and will further review during the site plan process for the subject lands and the townhouse application to the west. The Functional Servicing Report is satisfactory. Financial contribution for post development cleaning of the stormwater management pond may be necessary. General comments relating to site alteration, entrance works, revisions to the grading plan, road occupancy and excavation, securities and deposits will be forwarded to the applicant and implemented through the site plan process. 9.2 Building Division The Building Division has no objections to the rezoning and has provide detailed building code related comments for consideration as part of the site plan review. 9.3 Operations Department Operations has no objection to the proposed rezoning and site plan. 9.4 Accessibility Committee Planning Staff met with the Accessibility Committee to review the application. The Committee provided comments on the development to Planning Staff and these will be forwarded to the applicant for their consideration and action as part of the site plan review. 10. Discussion 10.1 This site is located within the Bowmanville West Town Centre. This midrise development would integrate well with existing apartment buildings to the east and proposed medium density townhouse development to the west. The site will also have access to a wide range of retail and commercial uses, a parkette block, and existing and planned transit services. 10.2 The proposed development has a density of approximately 110 units per hectare. This is less than the 120 units per hectare required through policies of OPA 107. During the review of the application, Staff will assess whether unit yield should be increased to better achieve population and housing targets for the secondary plan area, or whether any shortfall will be accommodated on other high density sites. 70 Municipality of Clarington Report PSD -032-17 Page 9 10.3 There may be an opportunity to formalize a pedestrian connection beneath the railway and eventually connecting to the commercial area, at least until the GO station is built. (see Figure 1). Staff will explore any opportunities to maintain and/or improve the existing pedestrian connection beneath the rail corridor, subject to the appropriate approvals from the railway, Clarington Staff and impacted property owners. 10.4 The items addressed in the preceding paragraph will be examined in the Clarington Transportation Hub Study that has just been initiated. 11. Concurrence Not Applicable. 12. Conclusion The purpose of this report is to provide background information for the Public Meeting under the Planning Act as it relates to the proposed apartment development proposed by Fifty Five Clarington Ltd. & Modo Bowmanville Towns Ltd. (Kaitlin). Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 13. Strategic Plan Application Not applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Curry Clifford, MPA, CMO, Interim CAO Staff Contact: Anne Taylor Scott, Sr. Planner, 905-623-3379 ext. 2414 or ataylorscott(o)-clarington. net The following is a list of the interested parties to be notified of Council's decision: Enzo Bertucci Ken & Irene Pattison C. Brown Leigh Taylor Beth Kelly Laura Labine I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0003 55 Clarington Blvd\Staff Report\PSD-032-17-ZBA2017-0003 Public Meeting Report.docx 71 Clarftwn Planning Services 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: May 15, 2017 Report Number: File Number: Report Su PSD -033-17 PLN 37.0.1 Resolution: By-law Number: Sidewalk Patios, Parklets and Streateries Recommendations: Report PSD -033-17 be received; 2. That should a restaurant in the downtown area of Bowmanville or Newcastle wish to implement a parklet or streatery pilot project in 2017, the application process developed by the Town of Newmarket and the Newcastle Village Centre Urban Design Guidelines be used; 3. That Council approve setting aside $15,000 from the 2017 and prior year grants allocation for both Newcastle and Bowmanville to be used as incentive to assist a restaurant with implementing a parklet or streatery in a similar manner to the existing grants; 4. That Planning Services develop Guidelines and Approval Procedures for the approval of privately -initiated sidewalk patios, parklets and streateries on municipal road allowances for the 2018 summer season; 5. That Council provide direction on the use of either the Silver Street sideyard or the King Street bus -stop as a 2017 municipal project for a streetscape enhancement, provided that the Bowmanville BIA agrees to maintain any vegetation; 6. That the funds for the Silver Street or King Street public domain pilot project be drawn from the 2017 Community Improvement Grants for Bowmanville; and 7. Council authorize staff to take all necessary actions to assist with the implementation for the summer 2017 season. 72 Municipality of Clarington Report PSD -033-17 Report Overview Page 2 Council requested a report on the feasibility of a pilot project to permit restaurants in downtown Bowmanville and Newcastle to use on -street parking as a patio for patrons to eat and drink outdoors. The report outlines the actions necessary to provide private and public parklets for the 2017 summer season, and guidelines to be developed for the 2018 season. 1. Background 1.1. On April 10, 2017, Council adopted resolution #C-092-17 as follows: That Planning Staff report back on the feasibility of implementing a pilot project to permit restaurants in downtown Bowmanville and in the Village of Newcastle business areas to use on -street parking spaces as a patio for patrons to eat and drink outdoors; and That staff consult with the Bowmanville BIA and Newcastle BIA and restaurant owners in drafting the above report, as well as other interested departments such as By-law Enforcement and Emergency and Fire Services. 1.2. At the time of the passing of the resolution, various members of Council indicated this was a priority of Council to be implemented in the summer of 2017. 1.3. In order to accommodate Council's timeframe, the Planning Services Department made the following adjustments to our intended work program: The update of the Community Improvement Plans will be delayed and it will include a new grant program and guidelines for parklets. The Canada 150 public art for painting utility boxes has been cancelled. The Canada 150 maple grove planting initiative will be delayed. 2. Sidewalk Patios, Parklets and Streateries Sidewalk patios, Parklets and Streateries are various types of uses on the municipal road allowance for pedestrian -oriented amenities that improve liveability, enhance the pedestrian experience, activate the street and support local business. 2.1 Sidewalk Patios A Sidewalk Patio uses the public sidewalk or areas outside of the traveled portion of the road. (see Figure 1) This can be further subdivided to address various conditions such as whether it is on the frontage or the flankage (in the case of a corner lot), on a larger (busier) street or a smaller street with less pedestrian activity. The City of Toronto has identified 6 types of patios for licencing purposes. 73 Municipality of Clarington Resort PSD -033-17 Paae 3 Figure 1 - A typical sidewalk patio with both a frontage and flankage. 2.2 Parklet A parklet is a small open space constructed in a parking spot, usually on a seasonal and temporary basis. It is intended for communities with limited public space in surrounding areas that can attract people. It is multi -functional and includes sitting and eating areas with potential shade structures and play areas for children. (Figure 3 — 5) In some cases, such as the Newmarket example (Figure 2), the parklet was constructed to divert pedestrian traffic around a sidewalk patio that expanded to take over the entire sidewalk. 2.3 Streateries Streateries is a term some cities use to identify a combination of a sidewalk patio and a parklet. It distinguishes a situation where a restaurant has an exclusive use of a parking space for a patio during certain hours while it is public space at other times. 74 Municipality of Clarington Resort PSD -033-17 Paae 4 W-1 Figure 2 - The restaurant patio has been extended and the sidewalk routed through the parking space. Figure 3 - A parklet that serves as a patio or rest area open to the public 75 4� � � � � -r ,fir` . � _, ;�, ' ,fir . �.• � - '� � �.. _ _�� *.Y L�.�_ �ryh�b �.��1 �, 1 1 � fir. � ��S "� -'_ 1 � � �• r � _ �. .� . s n � � �'r •n. #� r �'i �,. �... '�. �� r - �._... r• •�.�"� r� �:.�" ?.yam �, �: �_� � � } .-y � � . � �` `` t,� �— .�... s �� �� - _ '� _ .� � � �k Municipality of Clarington Report PSD -033-17 Page 6 2.4 The programs for parklets and streateries have common elements, outlined below: • Pre-existing community support • Identified community or business steward • Unimpeded pedestrian throughway • Not immediately adjacent to a corner (e.g. sight lines) • Not blocking a fire hydrant or bus stop As a community led initiative, a number of cities have produced manuals to outline requirements for applicants. While sidewalk patios have long been part of the urban scene, the concept of Parklets and Streateries originated on the west coast and have gradually spread across North America. The process used in Seattle for the development of Parklets and Streateries is shown below in Figure 6 and 7. PRE -PLANNING APPLICATION DESIGN DEVELOPMENT (As long as you need) (2 months) d-3 monthsi Review Handbook f Application Form Apply for Public Space . Permit Site Scouting Site Plan &Photos �. Assist in Design Neighbor Outreach Letters of Support HOST Review Fees Funding Plan Identify Cesign Team 411111i* X% Prepare Concept Design —► X DESIGNER BUILDER Application Screening & — Review Concept Design Selection Public Notice SDOT SEATTLE DEPARTMEM OElRANSPOHT N Figure 6 — Parklet Process, Preliminary Phase 77 Municipality of Clarington Report PSD -033-17 Page 7 Prepare Construction Permit Documents Prepare Construction- T- Construct Parklet Plan Install Signs & Safety Features Review Construction r Monitor Construction Permit Documents Issue Permits Evaluation Figure 7 — Parklet Process — Implementation Phase 2.5 Cost of designing and constructing a Parklet The costs involved are variable depending on the range of donated design work, donated materials, municipal fees and site conditions such as grade. Things for restaurant owners that wish to expand and create outdoor patio areas to consider include: • Design • Fees for Municipal review, traffic control, inspection, etc. • Liquor Licencing Control Board application • Construction • Seasonal Maintenance 0 Off-site storage for winter 'Timelines are rough esh'mates. For Bram pie, some parkleta may a Mance q uickly Ihmug h design hul lake longer m instill. The more complete your pmposals and documents, the faster you' II be able to mora Ihmug h the parklat process. The mitre parklel process from initial ap plkalion to parklat opening will take aboul 6 le 12 months. TECHNICAL BUILDING YOUR DEVELOPMENT PARKLET CELEBRATION POST -INSTALLATION (1-3 months) (2 weeks -1 month) (Ongoing) Apply for Construction Monitor Construction Cleaning & Maintenance Use Permit Pay Permit Fees Public Space Permit Secure Liability Insurance Renewal Disassembly/Removal Prepare Construction Permit Documents Prepare Construction- T- Construct Parklet Plan Install Signs & Safety Features Review Construction r Monitor Construction Permit Documents Issue Permits Evaluation Figure 7 — Parklet Process — Implementation Phase 2.5 Cost of designing and constructing a Parklet The costs involved are variable depending on the range of donated design work, donated materials, municipal fees and site conditions such as grade. Things for restaurant owners that wish to expand and create outdoor patio areas to consider include: • Design • Fees for Municipal review, traffic control, inspection, etc. • Liquor Licencing Control Board application • Construction • Seasonal Maintenance 0 Off-site storage for winter Municipality of Clarington Resort PSD -033-17 Paae 8 Based on a literature review, it would appear that $15,000 would be the minimum cost. Other municipalities control the number of parking spaces that can be converted, hours of operation and maintenance through the business licence. As Clarington does not have business licences these items will have to be addressed through the guidelines and application. 3. Issues 3.1 Road Occupancy Currently, the Traffic and Parking By-law 2014-059 regulates retail sales on the street. It says "No person shall sell or offer for sale by retail any goods, wares, merchandise, produce, food or other edible substance or beverage within the limits of any highway." Highway is defined as the road allowance, which includes both the sidewalk and parking spaces. The Food Trucks and other vendors that attend festivals are allowed under the special event permit. An amendment or another means of meeting the intent of the by- law will have to be addressed in the guidelines. 3.2 Insurance Private proponent parklets are intrusions into the public domain. As part of the guidelines and application process proponents will have to provide general liability insurance for $2 million per occurrence with an aggregate limit of no less than $5 million. In addition, the Municipality will be required to be added as an "Additional Insured" within the policy with a certificate of insurance provided satisfactory to the Director of Finance/Treasurer. 3.3 Parking The approval of parklets or rerouting of the sidewalk through parking spaces will reduce the available parking in the downtown core. Dependant each individual restaurant needs this could mean up to two parking spots may be required. Council may wish to specify how many parking spaces can be removed from the downtown core to accommodate this initiative. There is a minimal loss of revenue of $45 a week per parking spot. 3.4 Safe, Quality Design Guidelines and standards will have to be developed for the design of safe parklets using appropriate materials. It is recommended that until Clarington staff have time to research and develop our own guidelines, that a process similar to our site plan review and requirements be followed. There are already design requirements for Building Code and fagade grants that maintain the heritage theme and materials for Bowmanville and Newcastle downtown cores. We are recommending that the Village of Newcastle Urban Design Guidelines be used on an interim basis. 79 Municipality of Clarington Resort PSD -033-17 3.5 Accessibility Paae 9 The Municipality has obligations under the Accessibility for Ontarians with Disabilities Act (AODA) to prevent new barriers from being created and to create accessible public spaces. Any new public -use outdoor spaces will need to be designed using the principles of universal design to ensure these spaces meet the needs of people with disabilities. 3.6 Restaurant Operating Hours The Town of Newmarket restricts streateries to restaurants that are open from 1lam — 9pm, Monday to Saturday. This would seem to be a reasonable restriction considering that the Municipality would want to ensure the space is well -used in return for the loss of 1 or 2 parking spaces. 3.7 Noise There is potential negative impacts to nearby residents due to noise generated on sidewalk patios, parklets and streateries. This issue is generally handled by a requirements for the operator to meet the Municipal Noise By -Law and closing the sidewalk patio or streatery by 10pm. 3.8 Fees Municipalities who have implemented sidewalk patios, parklets and streateries charge a fee for the encroachment permit, design review, loss of parking revenue, construction inspection and annual renewal. These fees can reach up to $1,200. A CIP grant could be used to offset these fees. 4. Opportunities in Bowmanville and Newcastle At the present time, there are a number of restaurants that have historically placed informal seating and tables within the sidewalk area adjacent to their storefronts. These include, the Birch Bistro & Lounge and Coffee and Cakes. The use of the sidewalk should be formalized and is something that can be addressed when Clarington's guidelines are being drafted. In the meantime a clear pedestrian throughway must be maintained at 1.8 metres at these sites for accessibility. Some restaurants have private outdoor patio areas such as the Village Inn, Wild Wing and Copperworks in Bowmanville. They are located on private property outside of the municipal road allowance. In Newcastle the Newcastle House has a private outdoor patio and the Snug has considered converting the alley between their building and the convenience store to the east into an outdoor patio. Municipality of Clarington Resort PSD -033-17 5. Community Support Paae 10 The Bowmanville and Newcastle BIA executives were notified of the Council Resolution, the concept and the possible issues and opportunities. At the time of this report the Bowmanville BIA is scheduled to meet on May 9t" and the Newcastle BIA on May 11tH Their response will be provided to Council as part of the update memo. The Clarington Board of Trade undertook a Business Retention and Expansion study of the retail sector in 2016. The study did not have any questions specific to outdoor patios and no comments were received. The study did include questions on parking adequacy. Expansion of parking opportunities was a recurring response in Bowmanville, less so in Newcastle where it was considered to be adequate. There are 14 restaurants in Bowmanville's downtown core and 5 restaurants in Newcastle's downtown core that were approached with respect to their potential interest in developing a parklet/streatery. At least two restaurants are interested in pursuing such a development in Bowmanville. In Newcastle there is general support from the restauranteurs, with one restaurant interested. Staff will meet with these potential proponents to outline the pilot project and engage in further discussion. 6. Public Domain Project for 2017 Staff from affected departments met and reviewed the potential of the under-utilized public spaces to determine if opportunities exist to better utilize these spaces. The review included potential safety concerns such as sight lines, mountable curbs, catch basin locations, fire hydrant and building connections and location of accessible parking stalls. A public streetscape enhancement area is already covered under our insurance as it is part of the public domain. To be clear, this is not a parklet pilot project but this type of project could be implemented in 2017. It would achieve many of the same objectives as a parklet without using a parking space. 6.1 Potential public space enhancement along King Street in Bowmanville As part of the streetscape development in Bowmanville in 2004, bump -outs or pedestrian refuges were installed at Silver Street. In addition to these large pedestrian refuge areas there is under-utilized public space next to 44 King Street East. W Municipality of Clarington Report PSD -033-17 Page 11 Figure 7A - Overview of the Silver and King Streets Intersection In Figure 7B below, the bulb -out to the west could have vegetation and seating added to enhance the area. Figure 713 - Detail of the East Bulb -out, where seating could be added adjacent to 44 King Street East LID Jr 11� Municipality of Clarington Report PSD -033-17 Page 12 The King East Parking Lot has been the topic of previous proposals from the BIA and Municipality. The concept has been that this area could play a more vital role as an outdoor gathering spot adjacent to the bus stop. The existing woodchip beds could be hard surfaced to provide seating areas, with planters enclosing the space. More elaborate concepts similarly could be considered to provide tables or shade structures. This area would benefit a number of take-out restaurants in the area including Norm's, Pita Pit and Bowmanville Thai. It would also make better use of the area by providing a hard surface area with features that screen off the parking lot. Figure 8 - King East Bus Stop 6.2 Newcastle Streetscape Enhancement The Newcastle streetscape project was first identified in the Community Improvement Plan and has been a desire of the Newcastle BIA. The award of the tender for the streetscape enhancements for Newcastle was recommended at the General Government meeting on May 8t" and will be on the same Council agenda as this report. The works to be carried out include the additional of street furniture on the bump outs. It is to be completed by July of 2017. This would make it unrealistic to have a parklet pilot project in 2017, given the limited season but Newcastle have an enhanced public domain. 7. Concurrence This report has been prepared in consultation with the Director of Engineering Services, the Director of Operations, Fire Chief, Director of Finance and the Clerk, whom all concur. t, :b7 Municipality of Clarington Resort PSD -033-17 Paae 13 8. Strategic Plan Not applicable 9. Conclusions The Community Improvement Plan review and renewal has been delayed to free up time for staff to work on the guidelines and approval process for sidewalk patios, parklets and streateries on municipal road allowances for any potential 2017 pilot project and full implementation for the 2018 summer season. Staff will meet with interested restauranteurs to determine whether any are interested in pursuing development in 2017. Applications will be reviewed in keeping with the site plan review process, the Town of Newmarket application process, the Village of Newcastle Urban Design Guidelines and other risk management concerns. Should a private proponent come forward matching grants of up to $15,000 will be allocated in a similar manner to other Community Improvement Plan grants. It is unlikely that a parklet or streatery would be advanced for Summer 2017. Staff have provided for an alternative public domain project in Bowmanville. Staff request that Council provide direction on which public domain project they wish to see proceed. The public domain project will be funded from the Bowmanville Community Improvement Plan grants account. Submitted by: David Crome, MCIP, RPP, Director of Planning Services Reviewed by: Curry Clifford, MPA, CMO Interim CAO Staff Contact: Faye Langmaid, Manager, Special Projects, 905-623-3379 x2407 or flangmaid@clarington.net FL/tg/df I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 37 Community Improvement Plan\PLN 37.0 CIP General\PLN 37.0.1 Cafe's Parklet & Streateries\Staff Report\PSD-033-17_Sidewalk Patios Parklets & Streateries.docx Clarftwa Planning Services 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: May 15, 2017 Report Number: PSD -034-17 Resolution Number: File Number: PLN 34.5.4.54, 34.5.4.55, 34.5.4.56 By-law Number: Report Subject: Recommendation to add three properties to the Municipal Register Recommendations: 1. That Report PSD -034-17 be received; 2. That 282 Liberty Street North be added to the Municipal Register; 3. That 1598 Baseline Road be added to the Municipal Register; 4. That 1738 Bloor Street be added to the Municipal Register; and 5. That all interested parties listed in Report PSD -034-17 and any delegations be advised of Council's decision. W Municipality of Clarington Report PSD -034-17 Report Overview Page 2 The Clarington Heritage Committee are recommending the addition of three properties to the Municipal Register. The three properties (282 Liberty Street North, 1598 Baseline Road and 1738 Bloor Street) are all primary properties on the municipal inventory. The addition of the properties to the Municipal Register will provide additional protection for the buildings and promote Clarington's local heritage. The Municipal Register is a listing of the cultural resources of the Municipality including designated buildings and buildings where further consideration is warranted. By including them on the Municipal Register, the Municipality has ample time to evaluate whether a demolition permit should be issued when an application is received. 1. Ontario Heritage Act Every municipality in Ontario, under Section 27 of the Ontario Heritage Act, is required to maintain a Municipal Register that lists all formally designated heritage properties. In 2009 Council expanded Clarington's Municipal Register to include "non -designated" properties that it believes to be of cultural heritage value or interest. The decision to include a "non -designated" property rests with municipal council upon consultation with its municipal heritage committee. Listing a property is a formal indication that a property has cultural heritage value. Listing a property provides minimal protection for the property. When the property is on the Municipal Register, the Municipality has additional time, up to 60 days to review a request for a demolition permit rather than the timelines outlined in the Building Code Act. This increased time allows for a more thorough evaluation of the property and time to provide Council with a recommendation on demolition or moving forward with designation of the property. The 60 days allows sufficient time to properly evaluate the building condition, protection options, alternate development proposals, etc. and make a recommendation to Council on the cultural value of a property. Adding the property to the Municipal Register also allows the Municipality to request a demolition applicant to undertake a study or research to show that the property does not have significant heritage value, that mitigation measures or alternative recognition can be implemented. 2. Properties on Clarington's Municipal Register The Municipal Register is the list of cultural heritage properties that have been identified as being important to the community. It is an important tool to help a municipality monitor its cultural heritage resources and plan for their conservation. The majority of non -designated properties that have been added to the municipal register have been under threat of demolition. Examples are the buildings at Camp 30 and properties effected by the 407 extension. In these cases, since it was a reactive approach, the Municipality had to act very quickly when the properties were under threat. L. • Municipality of Clarington Report PSD -034-17 Page 3 Proactively evaluating properties and adding properties to the Municipal Register is the preferred approach. The Municipal Register can be used to identify properties with cultural value and interest and to help educate the community and future owners, increasing transparency about the property's cultural value. Clarington currently maintains a cultural heritage property inventory, identifying properties as primary, secondary or merit. The inventory was created between 1985 and 1990. A number of buildings on the inventory have been lost to demolition over the years. Recently, the Clarington Heritage Committee set up a sub -committee and established a building evaluation criteria with the intention of reviewing properties on the municipal inventory. The Heritage Committee began reviewing properties on the municipal inventory, starting with the primary properties within the urban areas. The Heritage Committee members review properties using the evaluation criteria and make recommendations on properties to be included on the Municipal Register. The Heritage Committee reviewed three properties (282 Liberty Street North, 1598 Baseline Road and 1738 Bloor Road) and recommend adding all three properties to the Municipal Register. Committee members do not enter the property. A description of the properties can be found in Attachments 1, 2 and 3 of this report. 3. Public Notice and Submissions Under the Ontario Heritage Act there is no notification requirements before Council adds a property to the Municipal Register as a listed property. However, Staff, the Heritage Committee and previous Councils believed notification to property owners was important. Accordingly Staff have notified the owners of the three properties currently under consideration. Notice was sent to the property owners on May 1, 2017 indicating a staff report would be going to Planning and Development Committee recommending adding the respective properties to the Municipal Register. Preston Homes, the owner of 1738 Bloor Street, wish to proceed with the Secondary Planning process for this area. They do not intent to retain this building. They advised that the building has been vacant for a number of years and is in poor condition. A representative of the owners of 282 Liberty Street called to obtain more information. They requested that a decision on adding this property to the Municipal Register be deferred until they could address the Clarington Heritage Committee and provide additional background information to them. As of the time of writing this report, no response has been received from the owners of 1598 Baseline Road. Municipality of Clarington Report PSD -034-17 4. Concurrence Not Applicable. 5. Conclusion Page 4 Staff and the Clarington Heritage Committee are recommending that 282 Liberty Street North (Attachment 1), 1598 Baseline Road (Attachment 2) and 1738 Bloor Street (Attachment 3) be added to the Municipal Register. Proactively adding properties to the Municipal Register has the following benefits: i) It allows for 60 days prior to the issuance of a demolition permit to evaluate the property in more detail and explore options. ii) It provides a clear indication that a property has cultural value or interest. iii) It illustrates that a community places value on its culture and heritage. 6. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan, specifically actions 3.4 and 3.5. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Curry Clifford, MPA, CMO, Interim CAO Staff Contact: Staff Name, Brandon Weiler, 905-623-3379 ext. 2424 or bweiler clarington.net Attachments: Attachment 1 — 282 Liberty Street North Property Information Attachment 2 — 1598 Baseline Road Property Information Attachment 3 — 1738 Bloor Street Property Information The following is a list of the interested parties to be notified of Council's decision: Peter Zakarow Bellcorp Holdings Limited 2056421 Ontario Inc. Clarington Heritage Committee c/o Faye Langmaid BW/FL/df I:\ADepartment\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 34 Heritage (All Files)\PLN 34.5.4.54 282 Liberty St. N\Staff Reports\PSD-034-17.docx Municipality of Clarington 282 Liberty Street North (Norwood) w '4 i Ifs{ k6'11" :- Attachment 1 to Report PSD -034-17 The house at 282 Liberty Street North, known as Norwood Place, was constructed between 1897 and 1903 by the John (father) and Fred (son) Foster. The house is constructed in the Edwardian Style using artificial stone. Artificial stone is a unique building material as it was only popular for a very short time around the turn of the century. The stones were constructed on site using molds. The Foster family was one of the wealthiest families in Bowmanville around the time the house was constructed. The original house built on the property was converted to a garage which is believed to still be located on the property today. Attachment 2 to Municipality of Clarington Report PSD -034-17 1598 Baseline Road (Jesse Trull House) The Jesse Trull house was constructed in 1872, as evidenced by the date stone located above the front door. The three gable farm house was constructed using field stone and exhibits many gothic revival elements. This style of house could be seen around the township during this period but this is the only house that has been identified in that style that was built with fieldstone. The building has lost some of its original elements like the side verandas and bargeboard which once decorated the gables. Jesse Trull was a descendant of one of the earliest settlers in Darlington Township. Attachment 3 to Municipality of Clarington Report PSD -034-17 1738 Bloor Street (Christopher Courtice House "Lower Alsworth") The Christopher Courtice house, also known as Lower Alsworth, was constructed circa 1870. The farmhouse has a centre gable and buff brick around the windows and front door. The buff brick is used in an unusual fashion imitating stone quoins. The building had some alterations done around 1920 including the addition of the front porch. Christopher Courtice immigrated to Canada in 1833, arriving in Darlington in August of that year. Courtice is named for Christopher's brother Thomas, who emigrated in 1831. Christopher and his children are primarily credited with settling the area as Thomas moved to the Whitby area not long after Christopher arrived. Christopher helped to establish the first local school house in the area, was a local preacher and took the lead at many public meetings. Christopher was also essential in the formation of Ebenezer Church at the southeast corner of Courtice Road and Bloor Street. Christopher and his wife are interned in the Ebenezer cemetery. 91 Clarftwn Planning Services 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: May 15, 2017 Report Number: PSD -035-17 Resolution: File Number: ZBA 2017-0014 By-law Number: Report Subject: An Application by Lanarose Homes Ltd. Removal of the Holding (H) symbol for two medium density buildings each containing 61 residential units in the Port of Newcastle Recommendations: 1. That Report PSD -035-17 be received; 2. That the application submitted by Lanarose Homes Ltd. to remove the Holding (H) symbol be approved and that the attached By-law (Attachment 1 to Report PSD -035-17) to remove the Holding (H) symbol be passed; 3. That Council's decision and a copy of Report PSD -035-17 be forwarded to the Region of Durham and the Municipal Property Assessment Corporation; and 4. That all interested parties listed in Report PSD -035-17 and any delegations be advised of Council's decision. 92 Municipality of Clarington Report PSD -035-17 Page 2 Report Overview This report is recommending approval of an application by Lanarose Homes Ltd. to remove the Bolding (H) symbol from lands approved for two medium density buildings each containing 61 -esidential units known as Harbourview, in the Port of Newcastle. 1. Application Details 1.1 Owner/Applicant: Lanarose Homes Ltd. 1.2 Agent Enzo Bertucci, Kaitlin Corporation 1.3 Proposal: Removal of Holding (H) symbol from: "Holding -Urban Residential Exception ((H) R3-20) Zone" 1.4 Area: 1.610 hectares 1.5 Location: 70 and 80 Shipway Avenue, Port of Newcastle Lot 28, Broken Front Concession, former Township of Clarke, See Figure 1. 1.6 Roll Number: 1.7 Within Build Boundary 18-17-030-120-12250 Yes 93 Municipality of Clarington Report PSD -035-17 Page 3 Figure 1: Harbourview in the Port of Newcastle 2. Background On April 28, 2017 an application was submitted requesting that the Holding (H) symbol be removed from the subject lands within Port of Newcastle (See Figure 1). The removal of the Holding (H) symbol will facilitate the construction of two medium density buildings each containing 61 residential units, as well as parking and an access to the marina off of the future extension of Lakebreeze Drive. MI Municipality of Clarington Report PSD -035-17 Page 4 3. Staff Comments 3.1 The Holding (H) symbol is a provision enabled by the Official Plan to ensure that certain obligations have been considered prior to development of the lands. This includes: servicing, access, protection of natural areas, measures to mitigate the impact of development, submission of required studies, execution of agreements and any other requirements as may be deemed necessary by Council including the implementation of the policies of this plan. 3.2 Site Plan approval for Harbourview was issued in September 1, 2016 and the applicant has entered into a Site Plan Agreement and posted the necessary securities. Provisions of the Official Plan regarding removal of Holding have been satisfied and staff have no concerns with lifting the 'H' symbol. Site Plan Approval will be required for the other buildings north-east of Lakebreeze Drive and Shipway Avenue. Temporary access to the site will be from Shipway Avenue. Construction of the last section of Lakebreeze Drive will commence with occupancy of the first building. 3.3 All property taxes have been paid in full. 4. Concurrence Not applicable 5. Conclusion In consideration of the comments noted above, approval of the removal of the Holding (H) symbol to permit two medium density buildings each containing 61 residential units as shown on the attached By-law and schedule (Attachment 1) is recommended. 6. Strategic Plan Application Not applicable. 95 Municipality of Clarington Report PSD -035-17 Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Curry Clif ord., MPA, CMO Interim CAO Staff Contact: Cynthia Strike Principal Planner, 905-623-3379 ext. 2410 or cstrike@clarington.net Attachments: Attachment 1 - Zoning By-law Amendment to Remove `H' Symbol The following is a list of the interested parties to be notified of Council's decision: The Kaitlin Corporation c/o Enzo Bertucci IAADepartment\LDO NEW FILING SYSTEWApplication Files\ZBA-Zoning\2017\ZBA2017-0014 Lanarose (RofH)\Staff Report\PSD-035-17.docx Page 5 Attachment 1 to Municipality of Clarington Report PSD -035-17 The Corporation of the Municipality of Clarington By-law Number 2017 - being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington to permit the development of two medium density buildings each containing 61 residential units on the subject lands (ZBA 2017-0014); Now Therefore Be It Resolved That the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule "Y (Newcastle)" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Holding — General Commercial Exception ((H) C1-23) Zone" to "General Commercial Exception (C1-23) Zone" as illustrated on the attached Schedule "A" hereto. 2. Schedule "A" attached hereto shall form part of the By-law. 3. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. By -Law passed in open session this day of , 2017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk I:\"Department\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0014 Lanarose (RofH)\Staff Report\PSD-035-17 Attachment 1.docx 97 Attachment 1 to Municipality of Clarington Report PSD -035-17 This is Schedule "A" to By-law 2017- , passed this day of , 2017 A.D. c Q co CO LakebreeZe Drive Zoning Change From "(H)C1-23" To "C1-23" N Newcastle Village • ZBA 2017-0014 • Schedule 5 Adrian Foster, Mayor C. Anne Greentree, Municipal 0lerk `;.. � �.E I i qac_ NEWCASTLE/BOND HEAD RATEPAYERS ASSOCIATION May 11, 2017 Municipal Council, Municipality of Clarington, BOWMANVILLE, ON The Directors of the NBHRA have expressed their unanimous support of the Tenzin Gyaltsan proposed development to be located at 109 King Avenue East, Newcastle, ON. The latest iteration, which we understand has been worked out with Planning staff, would see the proposed building located closer to Beaver Street South, thus improving the relationship between the two, and the increased distance between the new building and the historic Massey/JASCO building. We do not believe the addition of one more residential storey will make a material difference to the building; after all, that is the height planned for the proposed Parkview Seniors addition and the recent application for a six storey residential building at the N.E. corner of King Avenue (Highway 2) and Ruddell Road. Respectfully, Bob Malone, President robertmalone@hotmail.ca /obey y 0- SobeysInc. 498o Tahoe Blvd, Mississauga, ON L4W oC7 T 905 238 7124 sobeyscorporate.com May 11, 2017 sent via email Mr. Paul Wirch Planner II Municipality of Clarington 40 Temperance Street Bowmanville, ON, L1C 3A6 Re: 109 King Avenue East, Newcastle and 63 Beaver Street South, Newcastle — Application to Amend the Official Plan and Zoning By-law COPA 2017-0005 and ZBA 2017-0008 Dear Mr. Wirch: With regards to the proposed development at 109 King Avenue East and 63 Beaver Street in Newcastle, application numbers referenced above, Sobeys Inc. wishes to submit this letter to formally comment on the proposed application. Sobeys is concerned with the re- designation of the residential property and the potential impact the proposed development may have on the integration with the existing commercial uses. Although with the acquisition of the additional residential parcel and relocation of the proposed building to the south, the site plan is generally improved, Sobeys remains apprehensive with how this will further impact parking and site circulation. Sobeys will continue to monitor the status of this application, however if there are any questions, please feel free to contact the undersigned. Yours truly, Vincent Raso Intermediate Planner, Real Estate cc. Ms. Anne Greentree, Clerk, Municipality of Clarington (via email) redwood P R O P E R T I E S Corporation of the Municipality of Clarington 40 Temperance Street Bowmanville, Ontario L1C 3A6 Attention Clerk Re: Report on the Municipal Register for 1738 Bloor Street File Numbers: PLN 34.5.4.56 Dear Council and Staff, We are writing to you with respect to a letter we received addressed to 2056421 Ontario Inc. dated April 28, 2017, wherein we were advised that a Staff Report regarding the addition of the above noted property to the Municipal Register, under the provisions of the Ontario Heritage Act, is scheduled for consideration at an upcoming Planning and Development Committee Meeting to be held on Monday, May 15, 2017. We are requesting deferral of the Staff Report. During this deferral period, our Heritage Consultant, Philip Evans of ERA Architects, will prepare an independent report for the Town to consider. This will take a few months for the preparation and submission, which we believe is more than reasonable. The report will review both the existing farmhouse structure and the cultural heritage of the site. This report will provide the critical information needed in order to make the decision to register this property, as well as identify, more specifically, any and all Heritage features. As the Secondary Plan for this area, where a matter of this nature would typically be addressed, has yet to commence, there is time to take the appropriate review. Apart from the above noted letter, the only communication we have had regarding this matter, was a phone conversation we had with a Town representative over one year ago where we were advised that the Town would be considering this matter. Since then there has been no additional communication from the Town. We look forward to hearing from you in this regard. Yours Truly, Redwood Properties Richard Aubry Redwood Properties 330 New Huntington Road Vaughan, ON L4H 4C9 t.905.856.7774 f.905.856.7764 www. redwood properties.ca Clarftwn Planning Services 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: May 15, 2017 Report Number: File Number PSD -036-17 COPA2016-0001 Resolution: By-law Number: Report Subject: Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan Recommendations: That Report PSD -036-17 be received for information. Municipality of Clarington Report PSD -036-17 Report Overview Page 2 The Region of Durham has issued a Post Circulation Letter on Official Plan Amendment No. 107. Staff have worked closely with Regional staff in the review process which has included full circulation to agencies and provincial ministries. Although a large number of modifications are proposed, for the most part they are not substantive changes. Four deferrals are proposed, two related to the classification of roads, which will be resolved through either the Durham Transportation Master Plan update or the Longworth Avenue Environmental Assessment. Hamlet extensions have been deferred for more detailed study and the Courtice Waterfront Park has been deferred at the Municipality's request. The expansion of Orono has been refused but policies will be put in place to provide for consideration of this in the context of the next Regional Official Plan update. For the most part, staff are satisfied with the input in this final stage of the Official Plan Review. The Director of Planning will be responding to the proposed changes as outlined in this report and finalize any other items with the Region. 1. Background The Official Plan Review led to Council's adoption of Official Plan Amendment No. 107 (OPA 107) on November 1, 2016. Immediately after, OPA 107 was sent to the Durham Region for approval. During the last few months, staff have been working with the Regional Planning staff to address any issues raised and clarify the adopted amendment. Regional approval of OPA 107 is delegated to the Regional Commissioner of Planning and Economic Development. Prior to final approval, the Region circulates the Council adopted OPA 107 to various Provincial ministries, Regional departments and external agencies. The different comments are then consolidated and reviewed to determine conformity with Regional and Provincial policies. In addition, the Region has received letters and met with private landowners and they have been having ongoing discussions with Clarington staff. The outcome of this process is what is called the Post Circulation Comments letter which was received by the Municipality on May 5, 2017. 2. Post Circulation Comments 2.1 The Post Circulation Comments letter (see Attachment 1 to this report) includes 3 attachments. The first attachment is a table that describes the proposed modifications, deferred decisions and refusals to the Council adopted OPA 107. The next two attachments are the correspondence received from the Agencies and landowners. These attachments are available in the Planning Services Department or at: http://www.claringtonopreview.ca/. 2.2 The majority of the comments from the Region regarding the Council adopted OPA 107 are positive and supported by staff. Comments have been provided in three categories: Municipality of Clarington Resort PSD -036-17 Paae 3 Y Modifications — proposed changes to the policies and maps in the adopted Official Plan. Y Deferred Decisions — decisions on the proposed changes that can likely be supported later after further study (e.g. changes to the road network that are being recvied through the Durham Transportation Master Plan). Y Refusals — a decision to refuse a proposed change to the Official Plan. Modifications 2.3 The modifications generally fall into four categories: Y Housekeeping changes — adding cross-reference, correcting cross-references, minor wording changes. Y Clarification Changes — changes that either clarify the intent, provide for consistency through the document or address specific issues with a policy. Y Conformity Changes — changes requested by the Province to more closely implement Provincial Policy. Not all of the Province's proposed changes were incorporated; the Region has determined in most instances that OPA 107 satisfactorily implemented Provincial policy. Y Other Substantive Changes — significant changes to the policies adopted by Council. The substantive changes are related to Hamlets and Orono, which are discussed below. 2.4 With these changes, staff's opinion is that the modifications were generally appropriate, except as noted below. Deferred Decisions 2.5 The Region deferred making a decision on four matters in order that more technical information may be available or other policy processes like the Regional Transportation Master Plan are concluded. 2.6 Deferral 1 — Road Network Many of OPA 107 changes to the road network system also require amendments to the Regional Official Plan. While the Region agrees in principle with most of the changes proposed, a decisions cannot be made since it would not conform with the Regional Official Plan. The soon to be completed Region of Durham Transportation Master Plan will confirm this and lead to Regional Official Plan amendments. 2.7 Deferral 2 —Road Network in Maple Grove Area Proposed changes to the road network around Maple Grove have been deferred until the Municipality completes the Longworth Avenue Extension Municipal Class Environmental Assessment. Municipality of Clarington Resort PSD -036-17 2.8 Deferral 3 - Hamlet Expansions Paae 4 The Region is deferring a decision on the expansion of hamlet boundaries until more detailed information is prepared by the landowners that would meet the requirements of the Greenbelt Plan and the Regional Official Plan. This includes studies of such matters as hydrogeology, impact of development on existing wells, suitability of soil conditions for private sewage disposal systems, surface drainage and hamlet character. Accordingly, the Region of Durham is proposing a modification (Modification 80) below. "A new Section 12.4.6 is herebv added as follows: 12.4.6 Notwithstanding policy 3.4.3.2 of the Greenbelt Plan, minor rounding -out of the hamlet boundaries of Leskard, Newtonville, Kendal, Hampton, Maple Grove and Solina may be permitted in accordance with the relevant policies of the Greenbelt Plan and the Durham Regional Official Plan, subject to the completion of appropriate studies to justify and establish the limits of such rounding -out." The net result is that the one-time rounding out of hamlets under the Greenbelt Plan is preserved and can be implemented through an individual decision on each hamlet when a proponent (or the Municipality) has justified, through the appropriate studies that the Hamlet may expand. Staff agree with deferral and related modification with the exception of Leskard and Maple Grove. The Leskard expansion was only to recognize one existing lot. There is no reason a landowner would undertake this type of study only to be "officially" recognized as part of the hamlet. Similarly, in Maple Grove the hamlet expansion was only to recognize the Durham Regional Police East Division and Forensics facilities. The Region should either approve or refuse this boundary expansion and eliminate the reference to Leskard and Maple Grove in the modification. 2.9 Deferral 4 — Courtice Waterfront Park As discussed at the Council meeting of October 31 and November 1, 2016, the objection of Mr. Kirk Kemp with respect to the Community -Wide Park designation on the Courtice waterfront was parked at the Municipality's request reading the Region to defer making a decision on this matter. Municipality of Clarington Resort PSD -036-17 Refusals Paae 5 2.10 The Region of Durham has refused the Orono Urban Area boundary expansion at this time. Orono is considered an Urban Area under the Provincial Growth Plan and as a result, as noted in the Post Circulation letter, Urban Boundary expansions must first occur through a Regional Official Plan Amendment process. While it has refused the expansion, the Region has recognized that an expansion should be explored through the next comprehensive review of the Durham Region Official Plan. The additional policies added to the Official Plan in support of Orono are contained in Attachment 2 to this report. Modification 126 adds policies to recognize Orono as Special Study Area No. 5. In addition, an existing policy (7.3.3) has been modified to specifically recognize the need for services and infrastructure to support the economic development of Orono (Modification 43). There are additional policies that call for the Municipality to prepare an economic development strategy for Orono. (Modification 44). 2.11 There are three modifications to the road network that essentially restore the road classification in the existing Official Plan. They should correctly be considered refusals. These were: Y Deletion of a Type C Arterial Road at the north limits of Bowmanville east of Liberty (Modification 198). Y Redesignation of Aspen Spring Drive from a Collector Road to a Type C arterial (Modification 199). Y Redesignation of Brookhilll Boulevard from a Collector Road to a Type C arterial (Modification 200). These modifications are in areas where Secondary Plans will be prepared or updated. The transportation network can be addressed in more detail through these studies and amendments required at that time. Regional Official Plan Deferral No. 4 2.12 In 1993, the Province deferred the approval of proposed to be designated Industrial on the east side of 35/115 in Orono. This area currently includes Ell -Rod Custom Millwork. The Region will be requesting the Province to lift this deferral coincident with the approval of OPA 107. 3. Next Steps Through the resolution adopting OPA 107 on November 1, 2016, Clarington Council authorized the Director of Planning Services to take all steps to finalize OPA 107. At this time, as the Director of the Planning Services, I will respond to the Region of Durham Planning Department to advise of our concurrence with the Modifications, Municipality of Clarington Reaort PSD -036-17 Paae 6 Deferrals and Refusal outlined the Post Circulation Comments letter except as noted in this report and address any other issues that arise. Upon receipt, it is our understanding that the Commissioner will approve OPA 107 as provided for in the Post Circulation Letter. A Notice of Decision will be given to those people who have requested such notice from the Region. Should no appeals be received within the 20 day appeal period, OPA 107 will come in to full force and effect. We anticipate that any appeals will be limited in scope. It should be noted that the Municipality also has the opportunity to appeal the decision of the Region if we cannot agree to the changes but Planning staff do not foresee the need for such an appeal. Submitted by: Reviewed by: David J. Crome, MCIP, RPP for: Curry Clifford, MPA, CMO, Director of Planning Services Interim CAO Staff Contact: Lisa Backus, Sr. Planner, 905-623-3379 ext. 2414 or Ibackus(o)_clarington.net Attachment 1 Post Circulation Letter from Roger Saunders, Region of Durham Director of Planning dated May 5, 2017 Attachment 2 Orono Support Modifications DJC/tg I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\COPA-Official Plan Amend ment\2016\COPA2016-0001 (No 107 PLN 38.13)\Staff Reports\PSD-036-17\PSD-036-17.docx Municipality of Clarington i DURHAM REGION The Regional Municipality of Durham Planning and Economic Development Department Planning division 605 RO55LAN❑ RD E 4TH FLOOR PO BOX 623 WHITBY ON UN 6A3 CANADA 905.668-7711 1-800.372.1102 Fax. 905-666-6208 Email. r)lanning@durham.ca www.durham.ca May 5, 2017 Ms. Anne Greentree Municipal Clerk Municipality of Clarington 40 Temperance Street, 2nd Floor Bowmanville, ON L1 C 3A6 Dear Ms. Greentree: Attachment 1 to Report PSD -036-17 Re: Post Circulation Comments on Amendment No. 1107 to the Municipality of Clarington Official Plan File No.: COPA -2016-001, Municipality of Clarington Conformity Amendment The Region's review of Amendment No. 107 to the Municipality of Clarington Official Plan, as adopted by Clarington Council on November 1, 2016, is now complete. This review included consultation with public bodies, adjacent municipalities and Regional Departments. The adopted Amendments have been assessed for conformity with the Durham Regional Official Plan and Provincial Plans and policies. Brian Bridgeman, MCIP, RPP Commissioner of planning and Economic Developmenl Overview Amendment No. 107 proposes comprehensive changes to the policies in the Municipality of Clarington's Official Plan. The Amendment addresses conformity to the Provincial Greenbelt Plan, Provincial Growth Plan for the Greater Golden Horseshoe and the Regional Official Plan. Overall, the Amendment has incorporated growth management and intensification policies in the Municipality's urban areas while promoting greater protection to natural heritage features and their functions in the rural area. There was also several redesignations of employment land within the Courtice and Bowmanville Urban Areas. Some of the redesignations apply to properties that are designated "Living Areas" in the Regional Official Plan (ROP). Therefore, the effect of these redesignations conform to the ROP. All of the employment land related redesignations were addressed in Clarington's "Employment Lands" background study. The study identified that Clarington has an adequate supply of employment lands for future use. As such, the Region accepts Clarington's employment land redesignations as appropriate. "Service Excellence for our Communities" If this information is required in an accessible format, please contact Planning Reception at 1-800-372-1102, extension 2551. Overall, regional involvement in the process of preparing the Amendment, and the cooperation and assistance of Municipal staff has resulted in a document that raises relatively few fundamental issues. The review did identify specific areas of the Amendment that must be modified to clarify the intent of the Amendment or to address specific issues. In addition, certain amendments proposed must have the decisions deferred pending additional work being undertaken by the Municipality or other on-going exercises being concluded. The proposed modifications and deferral of decisions to the Amendment are contained in Attachment 1 to this letter. The majority of the changes are housekeeping annotation corrections and minor modifications requested by Clarington staff. Particular modifications and deferrals include the following: Modifications Transportation There was a few technical modifications to the Transportation Schedules of the Official Plan to bring this Plan into conformity with the Regional Official Plan. Deferred Decisions Transportation A decision on a number of transportation re -designations shall be deferred at this time, pending the completion of the Region's Transportation Master Plan (TMP) and implementing Regional Official Plan Amendment (ROPA). Certain transportation re -designations within the Hamlet of Maple Grove are also proposed to be deferred pending the completion of the Longworth Avenue Extension Municipal Class Environmental Assessment. Hamlets A new policy is proposed to address the provision of Hamlet rounding -out. The related mapping changes are deferred, allowing Clarington to complete the appropriate studies to justify the rounding -out of specific hamlets. I 01M, A The Municipality of Clarington has asked the Region to defer a decision on the "Municipal Wide Park" symbol located at the Courtice Waterfront on Land Use Schedule'A2'. It is anticipated that this deferral will be resolved through a future Planning Act application to identify the appropriate use of these lands. Refusal Orono Urban Area The proposed expansion of the Orono Urban Area boundary to the west is refused. This boundary expansion goes beyond the limits of the Urban Area Boundary for Orono in the ROP and therefore cannot be approved. Any and all urban boundary expansions were established through Regional Official Plan Amendment No. 128, which did not include an expansion to the Orono urban area, as proposed. Additional urban boundary expansions will be considered by the Region through its' next municipal comprehensive review that will bring the ROP into conformity with the amended Growth Plan for the Greater Golden Horseshoe. Reaional Official Plan Deferral No. 4 This area has been deferred in the ROP since the Plan was approved by the Province in 1993. Through the process of approving ROPA 128, the Province agreed to withdraw Deferral No. 4 through Clarington's Greenbelt Plan conformity exercise. Accordingly, the Region will request the Province to lift the deferral coincident with the Region's approval of Amendment 107. Responses from Aaencv Circulation and the Public For your information, Attachment 2 contains a copy of all comments and responses received from agencies circulated a copy of Amendment No. 107. Attachment 3 includes a copy of all submissions received from members of the public. Next Steps Please review the matters raised in this letter and the proposed modifications and deferrals contained in Attachment 1 and provide us with your response respecting concurrence with each proposed change. If you have any questions, please contact Heather Finlay, Senior Planner, Lino Trombino, Manager or myself. We would be pleased to meet and review our comments with you if you wish. Yours truly, Roger Saunders, MCIP, RPP Director of Planning Attachments: 1. Proposed Modifications and Deferrals 2. Responses from Agency Circulation 3. Public Submissions cc: David Crome, Municipality of Clarington, Planning Services (all attachments) Mark Christie, Ministry of Municipal Affairs (all attachments) Chris Jones, CLOCA (attachment 1) Greg Wells, GRCA (attachment 1) Jasmine Gibson, CIRCA (attachment 1) Municipality of Clarington Orono Support Modifications 1.1 Modification #43 Attachment 2 to Report PSD -036-17 Amend AA #226 to add a new bullet point to the list which states "investment in downtown Orono. So the policy reads, "27.3.3 The Municipality shall seek the assistance of other levels of government to ensure essential business services and infrastructure are available to meet the economic development objectives of the Municipality, including: • hiaher education facilities: • high calibre ele�;telecommunications and communications network;_ telIfreetelephone coniine to Toronto • sufficient and reliable electric power and natural gas, including the refurbishment and expansion of the Darlington Nuclear Generating Station; • expansion of quality health care facilities, • investment in downtown Orono; • water supply and sanitary sewer services;_ • Regional road and Provincial highway construction including appropriate widenings and new interchanges; and • improvements to the public transit system, including the timely extension of the GO Rail Lakeshore East line." 1.2 Modification #44 Add a new Actual Amendment number after #235 to add a new instruction and new Sections 7.3.12 and 7.3.13. So the instruction and the policies read, "Sections 7.3.12 and 7.3.13 are herebv added as follows: 7.3.12 The Municipality, together with the Orono Business Improvement Area, the Region of Durham, and with the assistance of other levels of government, will prepare an economic development strategy for Orono that will not only serve the needs of the business communitv and its residents. but will also help achieve a complete and sustainable community in Orono. 7.3.13 The economic development strategy will support Orono as a centre serving the needs of its urban area residents and the surrounding rural population. The strategy will: a) promote the Orono downtown businesses; b) promote development or redevelopment of the employment lands; c) increase housing options to meet the needs of all residents throughout all stages of their lives; and d) encourage government services to locate in the downtown of Orono." Municipality of Clarington 1.3 Modification #126 Attachment 3 to Report PSD -036-17 Insert a new Actual Amendment number after AA #481 to add a new Section 17.6 — Special Policy Area No.5 — Orono". "New Section 17.6 is added as follows: 17.6 Special Study Area No. 5 — Orono 17.6.1 Orono is identified as a Special Study Area for the purpose of a possible future Urban Boundary expansion. Notwithstanding Section 17.1, development in Orono shall be governed by the land use designations and all applicable policies of this Plan. 17.6.2 Urban Area expansions in Orono may be considered through the next comprehensive review of the Durham Region Official Plan, subject to the following matters beina addressed and evaluated: a) the availability of municipal services and an analysis of alternative servicing strategies, including the possible extension of lake -based sanitary sewer and water supply services to Orono; b) the amount and rate of development that has occurred in both the urban and rural areas of Clarington; c) the supply of different housing types to give consideration to a variety of housing needs; and d) the need for economic support for the downtown area of Orono. 17.6.3 Expansion to the Orono Urban Boundary beyond that shown on the Land Use Schedule shall only occur in accordance with Section 23.17.6 and after the Durham Reaional Official Plan recoanizes the Urban Area exaansion." • ron ClatVgtOR Memo If this information is required in an alternate format, please contact the Accessibility Co-ordinator at 905-623-3379 ext. 2131 To: Mayor Foster and Members of Council From: June Gallagher, Deputy Clerk Date: May 15, 2017 Subject: Planning & Development Committee Meeting — May 15, 2017 — Update File: C05.Planning & Development Committee Please be advised of the following additions to the Planning & Development Committee agenda for the meeting to be held on Monday, May 15, 2017: 10. Communications — Direction (Additions) 10.4 Valentine Lovekin, Chair, Newcastle Downtown Business Improvement Association, Regarding Report PSD -031-17; An Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle (Motion to refer the correspondence from the Newcastle Downtown Business Improvement Association, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process.) 10.5 Myno & Judy Van Dyke, Regarding Report PSD -031-17; An Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle (Motion to refer the correspondence from Myno & Judy Van Dyke, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process.) The Corporation of the Municipality of Clarington 40 Temperance Street, Bowmanville ON L1 C 3A6 1905-623-3379 Clarington Memo 10.6 Alistair Shields, KLM Planning Partners Inc. - Regarding Report PSD -036-17; Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan (Motion to refer the correspondence from KLM Planning Partners Inc. to the consideration of Report PSD -036-17, Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan.) June Gallagher, Depuy Clerk JEG/mc Encl. C. C. Clifford, Interim Chief Administrative Officer Department Heads The Corporation of the Municipality of Clarington 40 Temperance Street, Bowmanville ON L1 C 3A6 1905-623-3379 111h May, 2017 Newcastle Downtown Business Improvement Association 20 King Ave. W. Unit #10 Newcastle ON L 1 B 1 H7 www.villageofnewcastle.ca "More than our history" Municipality of Clarington Clerk's Department 40 Temperance Street, Second Floor Bowmanville, ON L1C 3A6 Attention: Patti Barrie Dear Madam: Re: Proposal for 109 King Ave East, Newcastle building proposal by Gyaltsan Property Management Inc. I write to you in response to the proposed 6 -storey building at 109 King Avenue East, Newcastle, to the south of the Box Factory Building at 97 King Avenue East. The Newcastle Downtown Business Improvement Association ("ND BIA") boundary is established by municipal by-law. Given that the proposed building has a King Avenue address but is fronting on Beaver St. South, we would like to know if the proposed building will be subject to the BIA levy as that would determine if we are an affected party or merely an interested party to the application. At the monthly meeting of the ND BIA this morning, the unanimous vote of the members in attendance held that it does not object to the application as it appears to confirm to the Official Plan and it would increase activity in the downtown area. However, as a group of engaged business owners, the ND BIA encourages the applicant to satisfy any reasonable concerns of the affected residents, who are our customers and clients. Yours truly, t�� ValetoGe1cin — Chair, ND BIA cc. Tenzin Gyaltsan May 12, 2017 Municipality of Clarington, Planning Services Dept. 40 Temperance St., Bowmanville, ON L1C3A6 Re: 109 King Ave. East Newcastle Gyaltsen Property Management Revised Development Proposal We have been residents of the Newcastle area since 1977. Presently, we reside in the Village at 20 Graham Court. We are pleased to see this type of proposed mixed use building in the downtown core of Newcastle. We have no objections to the location and increase in height from five storeys to six storeys. We feel that the project which will provide badly needed housing in Newcastle, especially for seniors. As we are interesting in preserving the history of Newcastle, we would like to see that the building respects the historical aspect of the Massey Building next door as well as the heritage of the Village of Newcastle. We are in support of this Revised Development Proposal. Sincerely, Myno & Judy Van Dyke, IW 20 Graham Court, Newcastle, ON. L1B1J7 905-987-5482- email shortboxchev@gmail.com h69 hSl.- t"t,W KLM PLANNING PARTNERS INC. File: P-2844 May 15, 2017 Municipality of Clarington 40 Temperance Street Bowmanville, ON LIC 3A6 Attention: Mayor Foster and Members of Council Re: Comments on OPA No. 107 2236 Highway 2 Baghai Security and Electronic Surveillance Inc. (Sean Baghai) Dear Mayor Foster and Members of Council, 64 Jardin Drive, Unit 1 B Concord, Ontario L4K 3P3 T. 905.669.4055 F. 905.669.0097 klmplanning.com KLM Planning Partners Inc. is the land use planner on behalf of Mr. Sean Baghai, owner of the above noted lands. We have only recently been retained and have learned of the Planning Report (PSD -036-17) titled "Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan", that is being considered at Planning and Development Committee. This letter is to request a further modification to Clarington Official Plan Amendment No. 107 (OPA 107) to include our client's lands within the boundaries of the Maple Grove hamlet. We hope that this may assist in creating a dialogue with the Municipality to find a form of development agreeable to our client and the municipality. Our client's lands are known municipally as 2236 Highway 2 and legally as All of Lots 4, 5, and 6, Part of Lots 7 and 8 and all of Block B on Registered Plan 650 and Part of Lot 19, Concession 2 in the Municipality of Clarington, Regional Municipality of Durham. The subject lands are approximately 23.45 hectares (57.956 acers) in area. The subject lands are currently vacant except for the foundation of a former barn at the south of the property. The majority of the lands is devoid of vegetation except for the north portion of the subject lands, which is heavily wooded and identified in the Clarington Official Plan as a Wetland and Significant Woodlands. It is anticipated that approximately 12 hectares (30 acres) is devoid of vegetation or wetland. A legal survey of the subject lands shows a portion of an unopened road allowance connecting the lands to Highway 2 (Winco Street) and therefore it is apparent that development was contemplated. A copy of the plan of survey is attached for reference. The subject lands are surrounded by the following uses: North: Wetland and Significant Woodlands East: existing residential (hamlet of Maple Grove) South: existing commercial residential and Highway 2 West: existing commercial, agricultural, Wetland, Significant Woodland, Planning 0 Design 0 Development A number of policy documents are applicable to the subject lands are summarised below, which provides the basis for including our client's lands in the hamlet boundary. Greenbelt Plan The subject lands are located within the Protected Countryside of the Greenbelt Plan. A hamlet is identified in the area of the subject lands as shown on Schedule 1 of the Greenbelt Plan. The Clarington Official Plan defines the limits of this hamlet (Maple Grove) and show that the majority of the subject lands are outside the limits of the hamlet boundary, except for the portions of the property which abut Highway 2. As such, the majority of the lands are not part of a Settlement Area. They are not identified as Prime Agricultural Area in the Clarington Official Plan, and are therefore considered part of the Rural Area of the Protected Countryside. Rural Areas of the Greenbelt Plan "support, and provide the primary locations for a range of recreational, tourism, institutional and resource-based commercial/ industrial uses." A full range of agricultural, agriculture -related and secondary uses are permitted within this designation. Lot creation is permitted within the Protected Countryside, but only for those uses which are permitted. Accordingly, the potential to subdivide the subject lands is limited and the subject lands primary use is for agriculture due to its inclusion in the Rural Area of the Greenbelt Plan. Further, the parcel of land is irregularly shaped due to strips of land along the Highway 2 and Maple Grove Road frontages being developed for residential and commercial uses. The irregular shape of the parcel limits the type of agricultural uses, while the proximity to the existing residential uses is subject to the requirements of the Minimum Distance Separation Formulae. These factors substantially limit any agricultural use of the subject lands. Section 3.1.4.3 of the Greenbelt Plan permits the expansion of settlement areas, such as the Maple Grove hamlet, into the Rural Area, however any proposed expansion must be initiated by the Municipality and be subject to the infrastructure policies of the Greenbelt Plan and policies of the Official Plans of the Durham and Clarington. An expansion of the Maple Grove hamlet would increase the development possibilities and allow the subject lands to be developed with uses more compatible with the surrounding uses. Official Plan of the Region of Durham The Durham Official Plan was approved by the Minister of Municipal Affairs and Housing on November 24, 1993. We have reviewed this plan as it relates to the subject lands and their potential development. The subject lands are designated Major Open Space in the Region of Durham Official Plan. The predominant use of lands within this designation is for conservation and a full range of agricultural, agricultural -related and secondary uses. The subject lands are adjacent to the Maple Grove hamlet area, the limits of which are consistent with those identified in the Clarington Official Plan. A Key Natural Heritage Feature is identified at the north of the subject lands and relates to the area designated as Wetland and Significant Woodlot. Our client is willing to convey this portion of the lands to the appropriate authority and provide the required buffers to protect the natural feature. In order to subdivide the subject lands and develop for residential use, the Maple Grove hamlet would need to be expanded to include the subject lands. This can only be done through a comprehensive review of the regional Official Plan in order to 'round out' the hamlet boundary. A modification to Clarington OPA 107 is currently being processed which would address this and is discussed below. Official Plan of the Municipality of Clarington The Clarington Official Plan was adopted by Council on January 29, 1996 and approved by the Region of Durham on October 31, 1996. We have reviewed this plan as it relates to the subject lands and their potential development. The majority of the subject lands are designated Green Space on Map Al and a portion at the north end of the site is identified as Wetland and Significant Woodland on Map C1. Lands designated Green Space shall be used primarily for conservation and active or passive recreational uses as well as agriculture, farm - related uses, home-based occupations and limited home industry uses. Section 12.3.2 of the current Clarington OP notes that there are an additional 200 units for hamlet expansion. These additional units are intended to assist in achieving the Region's population targets. It is our opinion that the Maple Grove hamlet boundary should be expanded to include the subject lands. The expansion of a settlement area must be initiated by the Municipality and this process has been commenced through Clarington Official Plan Amendment 107. Clarington Official Plan Amendment 107 On November 1, 2016, Clarington Council adopted Official Plan Amendment 107 (OPA 107). The Region of Durham has not yet approved this amendment and it is therefore not yet in full force and effect and subject to revisions by the Region. The purpose of OPA 107 is to bring the Clarington Official Plan ensure that the Clarington Official Plan is in relevant and complies with provincial and regional planning documents. The subject lands are designated as Rural and Environmental Protection Area in OPA 107. No development is permitted within the Environmental Protection Area. Lands designated as Rural are intended to support the Prime Agricultural Areas. Development of non-agricultural uses, kennels, commercial or industrial agri-business and landscape industry uses may be considered subject to certain criteria of the Official Plan and amendment to the zoning by-law. While this change in designation from the current Clarington OP provides a slightly broader range of permitted uses, the criteria to be considered to permit non-agricultural uses require that the proposed use is compatible with the existing residential and commercial uses and the lands are an appropriate size, among others. As noted above, the proximity to existing residential and commercial uses and the irregular shape of the lands limit the ability of the lands to be developed under this designation. The limits of the Maple Grove hamlet are proposed to be expanded in OPA 107 to include additional lands on the south side of Highway 2. The subject lands remain outside of the hamlet boundary. It is our opinion that a modification be made to the proposed hamlet expansion to include the subject lands as they would be best suited for residential use. This would allow the subject lands to be developed in a manner that is more compatible with the existing uses. Further, a proposed residential subdivision could provide benefit to the existing residential uses through the provision of a public park dedication in accordance with the requirements of the Planning Act, should a draft plan of subdivision application be approved. Conclusion The proximity to existing residential uses and the irregular shape of the subject lands are constrained for agricultural use. At the same time, the exclusion of the subject lands from the Maple Grove hamlet boundary limits the ability to develop the subject lands in a manner compatible with the existing surrounding uses. Accordingly, it is our opinion that the Maple Grove hamlet boundary should be expanded through a modification to OPA 107 to include our client's lands. This would increase the development potential for our client and increase the potential tax base for the Municipality. A legal survey of the subject lands shows a portion of an unopened road allowance connecting the lands to Highway 2 (Winco Street) and therefore it is apparent that development was contemplated. A copy of the plan of survey is attached for reference. It is clear that development of the subject lands was considered by the Municipality at some point. The expansion of the Maple Grove hamlet is required for these lands to be developed and OPA 107 provides that opportunity. Should you have any comments or questions, please do not hesitate to contact the undersigned. Yours truly KLM Planning Partners Inc. 4- V Alistair Shields Intermediate Planner CC. Sean Baghai, Baghai Security and Electronic Surveillance Inc. Roger Saunders, Region of Durham David Crome, Municipality of Clarington rly Ministry of Natural Resources and Forestry Notes: Enter map notes tP*Ontario Make-a-Map: Natural Heritage Areas Enter map title Legend nAise..+nma Parcel - rneewna ConGmaeen Rew rve �� Prw MPeik NaanalHnnage $yrnm Gcongon Mab M Rw „vially Snnihcm ' hWiland fra Ward Nen-1'+v�+WSypnmaa�l e :•:r; w.vald tr2 wn.d I: T^ [ln ealuatn,l Nk,�nd Areo W Hdwel Heritm l 5 5 I—Wic hi[am[IAH SfI - Prwmr.aay S� gaic.m 14'. 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The Ontario Ministry of Natural Resources and Forestry(OMNRF) shall not be GTA 2005 / SWOOP 2006 / Simcoe-Muskoka-Dufferin © FirstBase Solutions, 2005 / 2006 / 2008 liable in any way for the use of, or reliance upon, this map or any information on this map. © Copyright for Ontario Parcel data is held by Queen's Printer for Ontario and its licensors [2013] _- © Queen's Printer for Ontario, 2014 and may not be reproduced without permission. THIS IS NOT A PLAN OF SURVEY. r� $113 (Ibbs) 71 NF AHQIrgm LOT 19, CON. 2 (100818 IB (1006) — —— N 720 02 E '411J I Cd INS ANo. 047331 s �' cT X0 r. ;o Le !14?3S SOLDBACE I o FA %3 � • o'yL � 9lB E �cf (1006) ID 3� _a o - (N 7P 5Z4 E - P) I W ANGLE - N 710 41 E 200.0' Z LOT 25 .p. 650 318 CEDkR HEDGE SIB NE ANGLE !.V31' rvo. N2'!;.3 R PLAN OT a� 'Vo. N19363 om F:. rn z Jti'ST. No. l (H7reseE- P) WIT t" N 720 03' E rN72ot4E.P) SIB j 4'0.4 N rs'S8 —1 Sr Va !247 / a in �— c11 IP 1;9 Is IB(OW) of ago o `-- •�c ,J ,3 F �` SIB IP ID z ` 1'a (ItlOe1� ileo �'� 183.15 sie�; '6 28 20' I loe) 7I' b81 E Pr AEE?))(P, ­), IB WIT ME ---AS 1005) 1 AREA (AcRcs) t�D Q6 1 o.3d s 0- 94120 (2ndly) % 2 e 4i 3 4 c,N ,Vu. 126046 2 h) Orn C) s- 16c- l.e a 0.627 94120 Ordly) 6 L07, 6 8 7 7 �.� ^ L a z (05 N FA %3 � • o'yL � 9lB E �cf (1006) ID 3� _a o - (N 7P 5Z4 E - P) I W ANGLE - N 710 41 E 200.0' Z LOT 25 .p. 650 318 CEDkR HEDGE SIB NE ANGLE !.V31' rvo. N2'!;.3 R PLAN OT a� 'Vo. N19363 om F:. rn z Jti'ST. No. l (H7reseE- P) WIT t" N 720 03' E rN72ot4E.P) SIB j 4'0.4 N rs'S8 —1 Sr Va !247 / a in �— c11 IP 1;9 Is IB(OW) of ago o `-- •�c ,J ,3 F �` SIB IP ID z ` 1'a (ItlOe1� ileo �'� 183.15 sie�; '6 28 20' I loe) 1 PART LOCATION AREA (AcRcs) INST No. Q6 1 _ ART OF LOT 19, COttiCE'SSION 2 0- 94120 (2ndly) 2 t\\' 4i 3 4 c ,.• REG'D PLAN 630 h) 6682 _ �1 IT701 (ftm) 1 Z; � I r> �I 1,4 J PART G �,�(11005)WtT 3 to a MP t4 M;E4S.) I N 72"26 E 218,(., ) s18 N o E C ct \` 7ART z z V - N 72°(2d E 221.35'- 21.35 21.36' . � o PENCE N -%z° -?,f► f 21.3 SE ANGLE (P,SET) BLOC1(A SIB ,b'u. 5'3; t;; SIB 20 .27' s1A- tJ iz�28 a OOBR MEAS.-II06) n T (aoo.no' eeEa) G vA;,6C=R1 L:i +/� J zj o CD rSTC) � Z ✓ r IB (M y\ Vgao y, 'NST. Vc, U.4 (al OZ 10 IP N , , LJ 61 / \ 153,. ) SIB. C1, L L 1163.63' - P) We mm.) 7j•� 10 i Presentations and Handouts Application By: George Lysyk and Salvatore Risorto Proposed Zoning By-law Amendment to allow reduced lot frontage requirements in a rural cluster. Public Meeting: May 15, 2017 Proposal ` 1 1 fir. = r_i. ` f � i 1 O a „` �� Lot 1 CICJ _ '- �- . Lot 3' Proposed detached dwellings w� r■ yYl .. Y� wTTy 'Lot 2 ` ■■ u y ��1- 1 ■■ u Fps - Background December 2005 M September 2009 �� i ! ; ;, " AV rF � � - _ � ^•--'�a••�aL� s „ - it " - � _ 77. Public Notice and Comments • One oral submission received Fps - Application By: Brookfield Residential An Application to amend the Zoning By-law for a Temporary Use to permit the construction of a Home Sales Pavilion on Agricultural Land Public Meeting: May 15, 2017 9 if I - Ag ,A. y ` Y SPA 2017-QI" MR., JL 5 Site of Temporary House Safes Patin on 4VI Proposed Sales Pavilion J z Site of 0 Temporary House Safes Pavillion , P, Mi. 9� L Application By: Gyaltsan Property Management Inc. To relocate a previously approved mixed-use building and increase the height from five to six storeys Public Meeting: May 15, 2017 �- PW '� JF King Avenue East (o" V ) 4-0 I V) J > see VMJ 'iy 01 i' k• Approved fr . . - Current evised uilding a P "P Building7 :�. (Apr. 2017) ''. �- PW '� JF I ,REVISED EV«E EEL PM Ef T PROPOSAL Applicant .� Gyaltsan Property Management " Inc. Site Location115rkf 4, 109 King Avenue West, Newcastle ,.,.,� (fOfMeT1Y49 and 63 Beaver Street] } 65 Beaver Street South, Newcastle t Proposal To relocate a previously approved, rnkxed—use boding and increase the height from five storeys to six storeys. '** —7�--' lee Piuleninlry bUddOg &STgn In MMMRfries: Clarington Offi6ai Pian Arnendrnent 2017-0005 & Zoning Bylaw Amendment 2017-0008 , ! - f- In V, 1j �1 Ln a� m lily 5t. B� King Ave. East r ' "I V OFFICIAL PLAN AMENDMENT, ZONING AMENDMENT, SITE PLAN APPROVAL 109 KING AVENUE EAST, NEWCASTLE, PROPOSED 6 -STOREY MIXED USE DEVELOPMENT I NsIA MAY2017 NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca ir "—IE Easy. ♦ '� � � � Pverue ' ♦ �"'. d ip T -7 _ Opp," ♦ s ` P. e. �� 9 m - � 63 geave , Vol i �S� IV eaveC St 5 � If _ x . �65 00OA 00r, 131 KING AVENUE EAST 49 BEAVER STREET 63 BEAVER STREET: 65 BEAVER STREET: AREA: 11798 m2 AREA: 1710.36 m2 AREA: 2437.26 m2 AREA: 728 m2 FRONTAGE: 115.6 m FRONTAGE: 20.8 m FRONTAGE: 18.0 m FRONTAGE: 20 m SUBJECT PROPERTY LOCATION MAP NS A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca max' OFFICIAL PLAN DESTINATION: VILLAGE CENTRE/ URBAN RESIDENTIAL ZONING: CONVENIENCE COMMERCIAL ZONE A (CC -A) DEVELOPMENT LOCATION Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca Urban Area Boundary Built Boundary (red) Regional Centre (pink) Living Areas (yellow) S LOT' LOTI 281 271 . 016Ini-- - - ' CON 11 • LOT 26 S .r Subject properties BR Lo" I.. 24 Figure 4, Region of Durham Official Plan excerpt (Village of Newcastle) PLANNING CONTEXT PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON REGION OF DURHAM OFFICIAL PLAN The subject properties are within the "Urban Area Boundary" and within the "Built Boundary". The Durham CIP designates the subject properties as "Living Areas" and "Regional Centre". Both of these land use designations permit the proposed commercial and residential uses. NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. www.nsarch.ca REGION OF DURHAM OFFICIAL PLAN =------------- ..---._............... --... ....--.................................. ..... --------------------------------- ..................................... ........... The subject properties are within a AREb�............................................ cr SPECIAL a POLICY the "Urban Area Boundary" and within the "Built Boundary". AREA E KJc avEHuE The Durham OP designates the UM properties as "Living Newcastle Village Centre F Areas and Regional Centre". 0 132 Kind Ave. E. Both of these land use Urban Residential designations permit the proposed REEr 49, 63, 65 BEAVER ST. commercial and residential uses. Urban Boundary � h�P O C7 w - = wC%HvAr 40-1 Figure 5. Municipality of Clarington Official Plan excerpt PLANNING CONTEXT Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca Figure 7. Zoning By-law excerpt REGION OF DURHAM OFFICIAL PLAN The subject properties are within the "Urban Area Boundary" and within the "Built Boundary". The Durham OP designates the subject properties as "Living Areas" and "Regional Centre". Both of these land use designations permit the proposed commercial and residential uses. PLANNING CONTEXT Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca REQUIRED APPROVALS The following approvals are required to implement the proposed development at 109 King Avenue, Newcastle, ON: • CLARINGTON OFFICIAL PLAN AMENDMENT An amendment to the Municipality of Clarington Official Plan is required to: • Expand the "Village Centre" land use designation on Map A4 to include the properties at 49, 63, and 65 Beaver Street South. (Official Plan Approved In Principal By Council) • NEWCASTLE VILLAGE SECONDARY PLAN AMENDMENT An amendment to the Newmarket Village Centre Secondary Plan is required to: • Expand the "Village Centre" boundary on Map A to include the lands at 49, 63, and 65 Beaver Street South, and designate the lands at 49, 63 and 65 Beaver Street South to Street Related Commercial Area. • To permit a 6 -storey building. • AMENDMENT TO (FORMER) TOWN OF NEWCASTLE BY-LAW NO. 84-63 Rezone the subject lands from Urban Residential Type Two Zone - R2 to General Commercial Zone - Cl, with an appropriate exception to allow for the height, density and setbacks in accordance with the proposed site plan. Amend the C1-25 zone to simplify parking requirement. PROPOSED 6 -STOREY MIXED USE BUILDING I I N s l a I GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. www.nsarch.ca PLANNING JUSTIFICATION The proposal satisfies the general policies of the following: • Provincial Policy Statement • Growth Plan for the Greater Golden Horseshoe • Durham Region Official Plan The proposed development satisfies all of the general policies of the Clarington Official Plan, with regard to: • Infill development • Intensification • Efficient use of existing public infrastructure • Economic development • Growth management The proposed mixed-use development is appropriate in the context of the existing surrounding uses, and is considerate to the surrounding uses with regard to building facade and heritage sensitivity, building siting, massing and setbacks, and landscaping. rl— PROPOSED 6 -STOREY MIXED USE BUILDING I I Ns I A GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca y MINI (N AV-VC_E---- KING AVENUE EAST DA PROPOSED 6 -STOREY 'b BUILDING EXISTING FOODLAND BUILDING -DLIN. -1 MAY 2017 APPLICATION EXISTING HOUSE' i t I 1 SITE PLAN COMPARISON Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca 91 7777-,A7 [77��' 0 ❑ � � ' I EXISTING HOUSE /7777777 0 EXISTING FOODLAND BUILDING EXISTING 3 -STOREY ■APARTMENT BUILDING?To AFF i Ill PAINTED UNII CART STORAGE "SHEDV �fl; ui ❑ _ .1, -40 zm 15 PROPOSED 6 -STOREY 415 9' BUILDING rj 90 M DOWN TO LEHGROUND PARKING -� v u v!4 PROPERTY LINE EXISTIf NG HOUSE SITE PLAN (CURRENT APPLICATION) PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON PAINTED LINES LINES EXISTING SENIOURS RESIDENCE 6- STOREY MIXED USE BUILDING: • RETAIL AT GRADE • MEDICAL CLINIC OFFICES ON SECOND FLOOR • RESIDENTIAL USES ON 3RD TO 6TH FLOOR • VEHICULAR ACCESS FROM BEAVER STREET (AS PER EXISTING) -UNDERGROUND PARKING WITH 41 SPACES I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca 'w VIEW FROM KING AVE. EAST Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca r r, 3m � r II DECEMBER 2015 APPLICATION (APPROVED BY COUNCIL) SITE SETBACK COMPARISON PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON MARCH 2017 APPLICATION MAY 2017 APPLICATION (CURRENT) I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca DECEMBER 2015 APPLICATION (APPROVED BY COUNCIL) AXO- NORTH WEST COMPARISON PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON .a...-'�,K {r . 4�b � MARCH 2017 APPLICATION MAY 2017 APPLICATION (CURRENT) I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. www.nsarch.ca SITE SETBACKS PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON ilk r 17 I I INS I NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca SITE SECTION EAST -WEST SITE SECTION NORTH -SOUTH 97 KINr, AVE E NORTHI I KING AVE E. SECTION VIEW OF PROPOSED BUILDING Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca Proposed 6 -Storey Building 1.5m 103m 3.4m 1 I - lo Beaver Street SOUTH SITE SETBACKS PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON 15.2m V .-"�-�■ Existing Residential Existing Property Line Proposed (south row) Evergreen tree Planting Proposed (north row) I Deciduous tree Planting Proposed 3.4m Landscape Strip I I NsIA I NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca RESULT: 1. Reduction in privacy, views to adjacent properties, noise. ♦ 2. Interruption of clear architectural form, simplicity, symmetry, clarity & visual unity with adjacent historic property. 3. Provides a sustainable and functional buffer between development and adjacent properties. 2 rows of Coniferous and Deciduous Large Caliper Plantings. 45 Deg. 1.8m Acoustic Proposed ♦ ` Privacy Fence. 6 -Storey 58 Deg. g. _ (24.5m) ♦ I Ai _ a e 0 Parking 15.2 m SOUTH SITE SETBACK SECTION Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca AXO- SOUTH WEST Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca SUN/ SHADOW ANALYSIS PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca SUN/ SHADOW ANALYSIS Ns I A PROPOSED 6-STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca ®B 9:I&kM bD 6;18PIM MAYa V `D SUN/ SHADOW ANALYSIS Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca SUN/ SHADOW ANALYSIS Ns I A PROPOSED 6-STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca SUN/ SHADOW ANALYSIS Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca SUN/ SHADOW ANALYSIS Ns I A PROPOSED 6-STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca LEGEND PEDESTRIAN CONNECTIONS PLAZA / NODES PEDESTRIAN DIAGRAM PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON IXISTING HOUSE I I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca LEGEND COMMERCIAL VEHICULE CONNECTIONS RESIDENTIAL VEHICULE CONNECTIONS EXISTING PARKING PROPOSED PARKING F, LLu Q 1 - - - -E--- - Z EXISTING 3- STOREY APARTMENT BUILDING _ mm+-mft� I EXISTING FOODLAND BUILDING I I 000�oo I PROPOSED 6 -STOREY BUILDING I IZ �• l 7� LOA PACE —f PROPERTY UNE— IL lf F STING HOUSE VEHICULAR DIAGRAM Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca LEGEND . VISUAL CONNECTIONS L — — — — — KNEE—E-- — — -L - - - - - did EXISTING 3 -STOREY / APARTMENT BUILDING SIS, •jIIII7wIIIII!wjI PROPOSED 6 -STOREY BUILDING LOA PACE I FE-A-1-N.�— / / r EXISTING FOODLAND ®�O1��71►[e' / r r r e e / e 0000000000 +b •0 I � VISUAL CONNECTIONS Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca 1 EX. LANDSCAPE BOULEVARD (TO REMAIN) LANDSCAPE FEATURE ENTRIES 3.Om WALKWAY/ PROMENADE W/ PLANTERS & SEATING LANDSCAPE BOULEVARD PLANTINNG & FEATURE (MATCH KING AVE. it ACOUSTIC /PRIVACY BARRIER PLANTING & FENCING LANDSCAPE DESIGN PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON m LIINI.r �• E7 — - - I I II i I EXISTING FOODLAND i BUILDING i i i I i I � o � IMPRESSED CONC. e I PAVERSTONE WALKWAY 0�0�0000� Jj 1'6 -16 901 PROPOSED 6 -STOREY® I F1777. BUILDING r � Or LIVING/GROW WALL AT RAMP RETAINING WALL I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca 1 cl 0 SITE SURFACING & LANDSCAPE INS I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca 11A ILDING CH PROPOSED 6 -STOREY MIXED USE BUILDING I I GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca �' F7XllTl­­lE KING off_ E- A 6- STOREY MIXED USE BUILDING: • RETAIL AT GRADE • MEDICAL CLINIC OFFICES ON SECOND FLOOR • RESIDENTIAL USES ON 3RD TO 6TH FLOOR • VEHICULAR ACCESS FROM BEAVER STREET (AS PER EXISTING) -UNDERGROUND PARKING WITH 41 SPACES SITE PLAN (CURRENT APPLICATION) Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca 41 Parking Spaces PARKING PLAN NS A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca GROUND FLOOR PLAN (COMMERCIAL & RETAIL) PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON COMMERCIAL AREA: 10, 200 ftz COMMERCIAL COMMON ❑ SERVICE I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca COMMERCIAL SPACE, � ❑ FF DN. UP UP DN. ❑ 1 pool VEST.LOBBY ❑ COMMERCIAL SPACE 104 R ELEC. 105 WASTE CHUTE (ABOVE) JAN. 107 GARBAGE DEL./LOADIN 106F-0871 1 E EY -ILI GROUND FLOOR PLAN (COMMERCIAL & RETAIL) PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON COMMERCIAL AREA: 10, 200 ftz COMMERCIAL COMMON ❑ SERVICE I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca GROUND FLOOR COMMERCIAL/ RETAIL Ns I A PROPOSED 6-STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca SECOND FLOOR PLAN (COMMERCIAL & MEDICAL) PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON COMMERCIAL OFFICE AREA: 13, 078 ft2 ❑ OFFICE ❑ COMMON ❑ SERVICE I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca OFFICE 205 ❑ ❑ OFFICE 212 ❑ ❑ ❑ o�Ej� To 0 OFFICE ❑ 206 J20 r UP LOBBY F2-0-11 DN. N ABMIM k OFFICE E] 211 DN. EL 27 W/R OFFICE ❑ 204 207 - ° F OFFICE ❑ 210 m GARBAGE CHUTE UP N. z 2 ® ❑ ❑ ❑ ❑ ❑ OFFICE OFFICE 208 209 � I a SECOND FLOOR PLAN (COMMERCIAL & MEDICAL) PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON COMMERCIAL OFFICE AREA: 13, 078 ft2 ❑ OFFICE ❑ COMMON ❑ SERVICE I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca MEDICAL LOBBY NS A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca o � r ti MEDICAL LOBBY NS A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca TYPICAL FLOOR PLAN PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON RESIDENTIAL FLOOR AREA: 11,238 ft2 (Leasable Area) ❑ 1BEDROOM 2 BEDROOM ❑ COMMON I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca NIT B 173-0 SII 101 IIS@ISI IEl�I II F33-1-1 ■ ■�� IN FT � II L:tI ■ - ._ r isUNIT E �� ='N - UNIT IF 7 Milli —77— GARBA GE CHUTE ® n BOI IIUNIT A■ T ■� II q UNIT D F ®■ ®�■ '■®® I❑® III I�� ►_� ��- - -1F3081 173 -0 -fl ❑ it TYPICAL FLOOR PLAN PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON RESIDENTIAL FLOOR AREA: 11,238 ft2 (Leasable Area) ❑ 1BEDROOM 2 BEDROOM ❑ COMMON I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca P-�' TYPICAL RESIDENTIAL UNIT PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca N T ROOF PLAN PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON AMENITY SPACE AREA: 2, 900 ftz ❑ ROOF TOP AREA AMENITY SPACE ❑ MECHAINICAL AREA I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca E 00 MCHAN CAL 3.9m LHJ7row, llm 60PNT6 ti DN • ii N DN ElOPEN O /BELOW, 00 r< M HAN CAL PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON AMENITY SPACE AREA: 2, 900 ftz ❑ ROOF TOP AREA AMENITY SPACE ❑ MECHAINICAL AREA I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca ROOFTOP PATIO NS A PROPOSED 6-STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca Pw -7 to ARCHITECTURAL FORM SIM PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca # Existing Massey Building Facade Composition Facade Composition Visual Continuity Repetitive Alignment of Openings Symmetrical Balance of Architectural Form through composition of openings Visual Continuity of the street wall Proposed Development Facade Composition ARCHITECTURAL AND URBAN DESIGN INTEGRATION -FORM The proposed development with its use of classical form, symmetry, balance, fenestration and traditional materials compliments the historic property, thus does not intimidate and/or mimic in either fashion, by remaining contemporary and modern through design, as such reference to the urban design. FORM, BALANCE AND SYMMETRY Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca !- 1111111111■■■■■■ 1 1 1 It 11 I l i l■■■��■ Facade Composition Visual Continuity Repetitive Alignment of Openings Symmetrical Balance of Architectural Form through composition of openings Visual Continuity of the street wall Proposed Development Facade Composition ARCHITECTURAL AND URBAN DESIGN INTEGRATION -FORM The proposed development with its use of classical form, symmetry, balance, fenestration and traditional materials compliments the historic property, thus does not intimidate and/or mimic in either fashion, by remaining contemporary and modern through design, as such reference to the urban design. FORM, BALANCE AND SYMMETRY Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca Perspective Alignment of Existing Cornice to Middle Banding element Transtion of visual continuity along the street wall (Beaver Street) ARCHITECTURAL AND URBAN DESIGN INTEGRATION -FORM The facade composition, articulation provides a visual unity at the street level and above; regularity and overall symmetry, thus providing a well-designed composition, in alignment with the Newcastle Village Urban Design Guidelines, which will attempt to enhance and compliment the overall aesthetic feel of the historic downtown district. FORM, BALANCE AND SYMMETRY Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. www.nsarch.ca GRAPHITE GREY PRE -FINISHED METAL FLASHING R PARAPET CAP FLASH IN G GRAPHITE GREY PRE -FINISHED ALUMINUM UNITIZED WINDOW WALL SYSTEM 'WESTVILLE" WITH 10% BLEND: VEN EfIAN 10% BLEND OF REGENCY BROWN CONTEMPORARY DESIGNER SERIES BRAMPTON BRICK SMOOTH FACE ARCHITECTURAL BLOCK- STONE SILL BANDING "WHEAT" RENNAISSANCE SERIES ARRISCRAFTSTONE [TYPICAL BANDING} STONE SILL 'WHEAT' ARRISCRAFTSTONE TEMPERED GLAZJNG JULIET BALCONIES; PRE -FIN_ ALUM INUM WINDOW WALL SYSTEM SMOOTH FACE ARCH ITECTURAL BLOCK "WHEAT" RENNAISSANCE SERIES ARRISCRAFTSTONE EXTERIOR MATERIALS Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. www.nsarch.ca T cp,_ . PERSPECTIVE FROM KING AVE. PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca NL-� AXO- NORTH WEST Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca �.� � r- 4 � �= iii �� ��� I�, r� � .li}III �• �;I � "I1 � I �ij id 940111 1 9;x• i rit ° I I=erl I'I ,�;'�, �, �� •91!! :_;� !r. � � � .: i= r i1il.Ye 1 NEW� a 1111 4 + _0 IIF VIEW FROM BEAVER STREET PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON I NsIA NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca VIEW FROM EMILY STREET Ns I A PROPOSED 6-STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca CONCLUSION We find our proposal provides clear definition and articulates principles of design, mass, form and facade composition through a contemporary (modern) approach well within the defined objectives of the Municipality of Clarington's Newcastle Village Centre Urban Design Guidelines. The development, shows the principles of integration with the adjacent Downtown Historic District and with the established neighbourhood to the south and west. In conclusion; the proposed development aligns and balances with the Newcastle Village Centre Urban Design Guidelines and the principles of good urban and architectural design. The proposed six -storey development at 109 King Avenue East attempts to help strengthen the role of the Village Centre by providing economic, retail, social and residential spaces that will facilitate and reinforce the goals Municipality of Clarington's Official Plan -Newcastle Village Secondary Plan through increased densities, quality urban design and heritage preservation within a developing community. PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT 109 KING AVE. EAST, NEWCASTLE, ON 1017m -NIM -Ing 01�� 11 I Nsla NICK SWERDFEGER ARCHITECTS INC. 71 ALBERT STREET I GROUND FLOOR I OSHAWA, ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca VIEW FROM EAST PARKING Ns I A PROPOSED 6-STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7131 TEL. 289 316 2720 WEB. v .nsarch.ca VIEW FROM BEAVER STREET Ns I A PROPOSED 6 -STOREY MIXED USE BUILDING GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBERTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. v .nsarch.ca THANK YOU! PROPOSED 6 -STOREY MIXED USE BUILDING I I Ns I A I GYALSTAN PROPERTY MANAGEMENT NICK SWERDFEGER ARCHITECTS INC. 109 KING AVE. EAST, NEWCASTLE, ON 71ALBFRTSTREET I GROUNDFLOOR I OSHAWA,ON L1H 7R1 TEL. 289 316 2720 WEB. www.nsarch.ca SHADOW IMPACT ANALYSIS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT I I INSA NICK SWERDFEGER ARCHITECTS INC. SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9'18 am 110118 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 AAS 9018AM to 69-IBPM FEB. 21 I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9:48 am 10-18 Pi I SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 eftudLlk+tilllV'll z 6-9438 11 II MARCH 21 I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9:18 am 10'18 11'18 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 4 B 9:1ffiAM 0ID 6:18PM APR. 21 I I INSIA NICK SWERDFEGER ARCHITECTS INC. w. - D a 10:19 nF I �= 00 1 *6.1 L ;-I 11:1 4:18 5:18 pm 5:18 pm MAY. 21 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9:18 am 10:1 11:1 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 17fe 9118-11. 0 a 4:.I8 5:18 pm 6:18 pm ed/ 18Al{"!I to 6-0 18P41 _ II °til JUNE 21 I I INSIAl NICK SWERDFEGER ARCHITECTS INC. to lj� �Ia 1J�jI Ln�JWMp//� L�Jv 1�Ld1PM NJUL. 21 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9:18 am i 1Q:1$ nn � 4.1$ 5:18 pm 90 IBAM to 601OPM AUG. LTJG. 21 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 6:18 K I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9:18 am 10:18 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 11:16 4:18 ��/�,hy7�� �j�����'��f���;�(j� ��}p� y}p�� r��n� � U 9u 28 llLL f1 LWo 6-01V�1P4i_II SEFIT4 21 5:18 pm 6:18 pm I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9:18 am i ovi-a SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 S o l aAMfft o 6 v I B PM OCT. 21 I I INSIA NICK SWERDFEGER ARCHITECTS INC. 9-alaM to69IBM NOV. 21 SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 I I INSI A NICK SWERDFEGER ARCHITECTS INC. T—= 1 6 - 1 9:18 am SHADOW IMPACT ANALYSIS - ALL MONTHS 109 KING AVE EAST, NEWCASTLE, ONTARIO PROPOSED 6 -STOREY MIX -USE DEVELOPMENT 2017/04/21 PROJECT NO. 114841 I Q DEC. 21 I I INS IA NICK SWERDFEGER ARCHITECTS INC. Application By: Fifty Five Clarington Ltd. and Modo Bowmanville Towns Ltd. (Kaitlin Corporation) Proposed Rezoning to permit two six -storey apartment buildings (201 units) in the Bowmanville West Town Centre Public Meeting: May 15, 2017 3-D Digital Model prepared by Architect . � � 'tom • , � � � - 'I 1 � � 1 1 137 mi LU ` _. rRr Existing Cofxrmerciai Uses _ � i eo rd # til WILL 13ULEARD _ Existing GO, ' IL k bite Municipai Proposed x - Subject Lands.' x Townhouse" �,,,: ;, _• evel opme'nt Y -r �Yr } (up to 139 units 1ELXTENSI0NpF,,CL!ARINGT0N BLVD Future 60 Site Proposed, [C To nffotise ' -?4-Approved Apartment • i Development ``,x; Under Construction 3 (up t4 144unr#s)F * t `' ' is { P11 - Existing Existing Existing Pedestrian 10,Potential For FLIture Park rnnetin , - , ,. Pedestrian Connection ♦ Public Comments • Density; • Views/overlook; • Traffic; and • Acknowledgement of future commercial expansion. • Interest in purchasing unit DEVELOPMENT PRpPQSAL ,z, 4 iL .rsa44 Staff and Agency Comments - Meeting density targets - Establishing appropriate zone regulations - Pedestrian Connection - Implementation through Future Site Plan process View of Building B and A facing South LU ` _. rRr Existing Cofxrmerciai Uses _ � i eo rd # til WILL 13ULEARD _ Existing GO, ' IL k bite Municipai Proposed x - Subject Lands.' x Townhouse" �,,,: ;, _• evel opme'nt Y -r �Yr } (up to 139 units 1ELXTENSI0NpF,,CL!ARINGT0N BLVD Future 60 Site Proposed, [C To nffotise ' -?4-Approved Apartment • i Development ``,x; Under Construction 3 (up t4 144unr#s)F * t `' ' is { P11 - Existing Existing Existing Pedestrian 10,Potential For FLIture Park rnnetin , - , ,. Pedestrian Connection ♦