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HomeMy WebLinkAboutPD-71-98,\ DN: PD-71-98 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT PUBLIC MEETING Meeting: Date: General Purpose and Administration Committee Monday, June 22, 1998 Report #: PD-71-98 FILE #: COPA 97-003 &DEV 97-018 C~O~.C.oPr~`T7~o°"3 File# TJ~y .~~~ g7_o~b Res. #~~(~ ~-31~~~-~7 ~ By-law # Subject: OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS APPLICANT: CLARINGTON PLACE LIMITED & 800769 ONTARIO LIMITED PART LOT 16, CONC. 1, FORMER TOWNSHIP OF DARLINGTON FILE NO.: COPA 97-003 &DEV 97-018 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-71-98 be received ; 2. THAT the portion of the application to amend the Clarington Official Plan as submitted by Clarington Place Limited (Application COPA 97-003) to permit a parking lot on the northeast corner of Clarington Boulevard and Uptown Avenue be adopted as Amendment No. 8, as shown in Attachment No. 3, that the appropriate by-law be passed, and further that the amendment be forwarded to the Region of Durham for approval; 3. THAT the portion of the application to amend the Clarington Official Plan as submitted by 800769 Ontario Limited to permit the entertainment commercial uses (Application COPA 97-003) be deferred pending submission of a revised application by the applicant; 4. THAT the portion of the application to amend Zoning By-law 84-63 (Application DEV 97-018) to permit a parking lot on the northeast corner of Clarington Boulevard and Uptown Avenue be APPROVED as shown in Attachment No. 4 and that the appropriate By-law be passed; and 5. THAT the Region of Durham Planning Department, all interested parties listed in this report, and any delegations be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Clarington Place Limited and 800769 Ontario Limited - 6~1 •u \ REPORT NO.: PD-71-98 PAGE2 1.2 Agent: Martindale Planning Services 1.3 Official Plan Amendment Application: Part 1 - From "Main Central Area -High Density Residential and Medium Density Residential" to an appropriate land use designation permitting the development of recreation and entertainment commercial uses. Part 2 - To amend the policies for lands designated "Main Central Area - Community Facility" to permit parking for commercial uses. 1.4 Rezoning Application: Part 1 - From "Agricultural (A) Zone" to an appropriate zone to permit the development of recreation and entertainment commercial uses. Part 2 - To replace an existing temporary use by-law with an appropriate zone to permit the development of a commercial parking lot. 1.5 Site Area: Part 1 - 4.2 hectares (10.26 acres) Part 2 - 0.5 hectares (1.24 acres) 2. LOCATION 2.1 The subject lands described as Part 1 of the application (See Attachment No. 1) are located on the northeast corner of Highway 2 and Green Road. The applicant's land holdings total 4.2 hectares (10.26 ac). The property in legal terms is described as Part Lot 16, Concession 1, in the former Township of Darlington. The subject lands described as Part 2 of the application (See Attachment No. 1) are located on the north side of Uptown Avenue and east of the future Clarington Boulevard extension. The applicant's land holdings total 0.5 hectares (1.24 ac). The property is also located within Part Lot 16, Concession 1, in the former Township of Darlington. 3. BACKGROUND 3.1 On March 13, 1997, Martindale Planning Services filed an application on behalf of Clarington Place Limited and 800769 Ontario Limited with the Municipality of _ Lr~ ." REPORT NO.: PD-71-98 PAGE 3 Clarington to amend the Clarington Official Plan and the former Town of Newcastle Comprehensive Zoning By-law 84-63. Part 1 of the application proposes to change the land use designation in the Bowmanville West Main Central Area Secondary Plan from "High Density Residential" and "Medium Density Residential" to an appropriate land use designation permitting the development of recreation and entertainment commercial uses. Part 2 of the official plan amendment application proposes to amend the policies for lands designated "Community Facility" to permit a parking lot. The purpose of this application is to provide additional parking for the Cineplex Odeon theatres. A rezoning application to implement the proposed uses is also being considered concurrently with the application for official plan amendment. 3.2 Subsequent to the Public Notice for this meeting, the applicant indicated that he did not want to proceed with Part 1 of this application at the present time. He indicated that a revised application would be submitted requesting retail commercial uses rather than recreation and entertainment commercial uses. Furthermore, the applicant has withdrawn Part 1 of the rezoning application DEV 97-018. The balance of this report will deal primarily. with Part 2 of the application. However, this report outlines the process which will be undertaken for Part 1 of the official plan amendment application. A further public meeting will be required for the revised application. 4. EXISTING AND SURROUNDING USES 4.1 Existing Uses: Vacant Land 4.2 Surrounding Uses: East- North- West - South - Cineplex Odeon theatre complex, fire station and Garnet B. Rickard Recreation Complex. Rural residential and vacant lands Agricultural lands Retail commercial area and residential - 603 r - REPORT NO.: PD-71-98 PAGE 4 5. OFFICIAL PLAN POLICIES 5.1 The subject lands described as Part 2 of the application are designated "Main Central Area" in the Clarington Official Plan and "Community Facility" in the West Bowmanville Main Central Area Secondary Plan. Permitted uses include recreation facilities, schools, institutional facilities, and special needs housing. As commercial parking lots are not permitted within this land use designation, the applicant has submitted this application for consideration. 6. ZONING BY-LAW CONFORMITY 6.1 A temporary use by-law was approved on July 7, 1997 for the lands described as Part 2 to permit construction of the parking lot prior to approval of the official plan amendment application. As temporary use by-laws are only in effect for a maximum period of three years, the applicant proposes to replace the temporary use by-law with a permanent rezoning for these lands. 7. PUBLIC NOTICE AND SUBMISSION 7.1 A Public Meeting was held on May 5, 1997 for these applications. Area landowners voiced the following concerns. • Property values may be affected from adjacent commercial development. • Noise and dust from adjacent construction causes problems. Well contamination should be dealt with by the developer. As the lands are unsuitable for residential uses, the landowner requested that their property be considered as part of this application. • The proposed Street "D" passes through the house located on the property. The residents wanted to know whether this application would delete the proposed Street "D" or whether the developer would be required to construct this road. • The residents wanted to confirm whether retail commercial uses would be permitted on the subject lands in the future. • The designation of a parkette along the southern edge of Street "E" is not appropriate. - 6~4 r - REPORT NO.: PD-71-98 PAGE5 These issues are discussed in the Section 9 of this report. 7.2 The required notice, with respect to this Public Meeting, was mailed to each landowner within the prescribed distance and signage was erected on the subject lands in accordance with the Planning Act. 8 AGENCY COMMENTS 8.1 The application was circulated to solicit comments from other relevant agencies. Comments referenced in this section deal specifically with the parking lot. The Clarington Fire Department has no objections to the application. 8.2 The Clarington Public Works Department has no objections provided that the following conditions are fulfilled: • The applicant must prepare a lot grading and drainage plan for approval. • The parking lot may be constructed prior to the construction of the future Clarington Boulevard extension. The applicant's engineer must prepare a design for a temporary access into the parking lot from Clarington Boulevard. The applicant must provide all necessary financial securities for external works such access construction, illumination, sewer connections, and removal of the temporary access. • A 2% cash-in-lieu of parkland dedication is required. • The applicant must enter into a site plan agreement with the Municipality. 8.3 The Durham Region Planning Department has indicated no objections to the designation of lands for use as a parking lot. 8.4 The Durham Region Public Works Department had no objections to the application. Full municipal services are available to the site from Clarington Boulevard and Uptown Avenue. 605 REPORT NO.: PD-71-98 PAGE6 8.5 Central Lake Ontario Conservation approved an addendum report to the West Side Creek Master Drainage Plan for the construction of the theatre and the two restaurants, which also includes the parking lot area. As the addendum did not consider a parking lot in this location, a revised design scheme must be submitted for approval. Development on the subject lands must fulfil the stormwater management requirements of the addendum report. Sedimentation controls must be approved prior to site plan approval. 9. STAFF COMMENTS 9.1 Main Central Area Development Concept 9.1.1 The Bowmanville West Main Central Area (Uptown Bowmanville) was approved as a focal point in Clarington to provide a full range of higher intensity uses integrating commercial, residential, cultural, community uses. Some of the key concepts of the Plan are: • The physical framework for development of the area will be based on a grid system of streets and a variety of public places. • Development will be oriented to pedestrians, not automobiles. As a result, the placement of buildings and construction of infrastructure like sidewalks are important considerations in the approvals process. • Retailing facilities will complement the existing Downtown and other parts of the East Main Central Area. • Retail growth in the West Main Central Area will be controlled through a series of retail threshold requirements to safeguard the continued viability of existing businesses and provide opportunities for on-going redevelopment in the East Main Central Area. • There will a be range of land uses including medium and high density residential areas. 9.1.2 The development concept for Uptown Bowmanville uses Clarington Boulevard as the primary commercial street which to date it provides access to the key anchors. Some of - 6~6 r REPORT NO.: PD-71-98 PAGE 7 the street-oriented buildings have been constructed on the Clarington Place Ltd. lands (Cineplex and East Side Marios). Additional buildings are approved to be built on the west side of Clarington Boulevard by both Clarington Place Ltd. and Cambridge Shopping Centres. 9.1.3 During the consideration of the new Clarington Official Plan, Green Martin Properties Ltd. (Kaitlin Group) requested that their lands on the west side of Green Road be designated for Highway Commercial uses. Council amended the Official Plan to incorporate Special Policy Area H -The West Bowmanville Gateway. The special policies for this area are as follows: • No service station or motor vehicle service establishments are permitted; Prior to development, the proponent shall enter into an agreement to construct a tourist information centre and convey a site of no less than 0.5 ha to the Municipality; and, • Urban design guidelines shall be prepared and approved by Council. The addition of this 7.68 ha (19 ac) Highway Commercial Area impacts the lands subject to Part 1 of this application. Where the medium and high density residential uses at one time represented the periphery of the West Main Central Area, providing a transition to neighbourhood residential areas, this area is now surrounded by commercial lands on three sides. Furthermore, whereas the Plan sought to concentrate commercial uses on Clarington Boulevard, the designation of Highway Commercial Area on the Kaitlin Group's land tends to disperse commercial uses along Highway 2. In the context of these changes, there is a need to review the land use planning concept for the West Main Central Area. 9.1.4 Given the requirements to update the Urban Design Guidelines for the Uptown Area and to prepare Urban Design Guidelines for the West Bowmanville Gateway Area, and the inter-relationships between the two areas, staff have made arrangements for Urban Strategies Inc. (formerly Berridge Lewinberg Greenberg) to undertake both assignments - 6~7 f REPORT NO.: PD-71-98 PAGE8 as one study. The Kaitlin Group and 800769 Ontario Ltd. will be requested to make a sufficient financial contribution to cover the costs of the consulting work. 9.2 Retail Threshold 9.2.1 During the Ontario Municipal Board Hearing on the Uptown Bowmanville area, there was considerable market evidence given on the concept of retail thresholds as a means of protecting the viability of the existing commercial area, particularly the downtown. The initial allocation to Clarington Place Ltd. was 40,000 sq. ft. exclusive of entertainment type of uses such as the Cineplex Odeon theatre. The Board was further concerned about the types of uses and their potential impact and therefore prohibited both the Cambridge Shopping Centre and Clarington Place Ltd. sites from having general merchandise stores or retail warehouse stores for food, drugs or clothing. Furthermore, Clarington Place Ltd. is prohibited from other uses such as clothing stores, shoe stores, and furniture stores based on the market evidence they provided the Board. 9.2.2 Council did not impose the same regime of retail thresholds on the Highway Commercial Area owned by Kaitlin Group on the west side of Green Road. It is noted, however, that while there is an overlap in the type of commercial uses permitted in both areas, the Highway Commercial Area is limited to those types of commercial uses which require large parcels of lands and exposure to highway traffic. 9.2.3 Staff do not propose to re-examine the retail thresholds for the Uptown Area or require the application of retail thresholds to the Highway Commercial Area. While the land use designations within the Uptown Area may be worthy of reconsideration, the actual release of floorspace through the threshold mechanism remains a valid means of ensuring there is not an undue impact on the Bowmanville downtown or East Main Central Area. 9.3 Traffic Analysis 9.3.1 A traffic study was submitted by the applicant to examine the impact that a change of ~~~ REPORT NO.: PD-71-98 PAGE9 land use would have on traffic levels for the area. A revised traffic Study would be required to consider the applicant's proposed revision to the application. Staff believe, however, that it is important to consider both this application and the Kaitlin application through one study which would address the cumulative traffic impact of both developments. 9.3.2 In consultation with Public Works Staff, it has been determined that the traffic study would be best done by the Municipality's traffic consultant Totten Sims Hubicki, as they are currently working on the Bowmanville Transportation Plan. This would result in an additional cost, which would be borne by the two applicants. However, the end result would be a comprehensive study which addresses the long term traffic implications of both proposals. 9.4 Proposed Parkette 9.4.1 The proposal submitted by 800769 Ontario Ltd. indicates a parkette along the south side of Uptown Avenue. It would not be Staff's recommendation to plan for a parkette in this location, particularly if the residential area was to be eliminated. 9.5 Existing Residential Lots 9.5.1 There are two properties, totalling approximately 0.6 ha (1.5 ac), fronting onto Highway 2 and surrounded on three sides by land owned by Clarington Place Ltd. and 800769 Ontario Ltd. It would be Staff's intention that any land use change would have to consider these two parcels concurrently. This will be addressed through the urban design study process. 9.6 Commercial Parking Facility 9.6.1 At the time of the preparation of the Secondary Plan for the Uptown Area, it was anticipated that the Municipality would exchange the lands west of the Fire Station (now the site of the Burger King) for the lands owned by Clarington Place Ltd. on the east side of Clarington Boulevard and Uptown Avenue. Consequently, the lands at the north east - 609 REPORT NO.: PD-71-98 PAGE 10 corner of Clarington Boulevard and Uptown Avenue were designated "Community Facility". Subsequently, it was determined that these lands did not suit the Municipality's requirements for community level parkland. As a result, these lands were retained by Clarington Place Ltd. for future use as a parking facility. 9.6.2 To date, Clarington Place Ltd. has constructed two restaurants totalling 8,860 sq. ft. A further 31,140 sq. ft. remains to be built on the Clarington Place Ltd. lands. The zoning is in place for this additional floorspace on the west side of Clarington Boulevard. Accordingly, the approval of the parking lot at the northeast corner of Clarington Boulevard and Uptown Avenue is important to allow the temporary parking area for the Cineplex to be relocated to the permanent area, freeing up these lands for development. This is important to continuing the development of Clarington Boulevard as the primary commercial street in the area. 9.6.3 The Part 2 subject lands would not be impacted by any revision to Part 1 of this application or by the Urban Design Study. Accordingly, it is recommended that Amendment No. 7 to the Clarington Official Plan be approved to redesignate these lands from Community Facility to Retail Commercial. The Secondary Plan policies would limit the use on these lands to a parking lot serving the adjacent commercial area. 9.6.4 A zoning by-law amendment has also been attached for consideration. It would replace the existing temporary use by-law with a permanent zoning. The zone also proposes to .reduce the parking space length requirement from 5.7 metres to 5.2 metres if the parking space is adjacent to a landscaping strip. This would provide the Municipality with wider landscaping strips in this parking lot. 10. STAFF RECOMMENDATIONS 10.1 Although the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, it is respectfully recommended that the portions of the official - 610 REPORT NO.: PD-71-98 PAGE 11 plan amendment and rezoning applications to permit the development of a parking lot as contained in Attachment No. 3 and Attachment No. 4 be APPROVED. The applicant will be required to enter into a site plan agreement with the Municipality for the construction of the parking lot. 10.2 A further public meeting must be scheduled to deal with the revised application for retail commercial uses. Respectfully submitted, Reviewed by, Franklin Wu, M.C.I.P., R.P.P. Director of Planning & Development RH*FW*cc 16June 1998 W.H. Stockwell, Chief Administrative Officer. Attachment No. 1 - Key Map Attachment No. 2 - Concept Plan Attachment No. 3 - Amendment No. 8 to the Clarington Official Plan Exhibit "A" - Amendment to Map A -Land Use: Bowmanville West Main Central Area Secondary Plan Attachment No. 4 - Zoning By-law Amendment Interested parties to be notified of Council and Committee's decision: Mr. Glenn Willson Clarington Place Limited 140 Bond Street P.O. Box 488 Oshawa, Ontario L1 H 7L8 Mr. Robert Martindale Martindale Planning Services 23 Elizabeth Street Ajax, Ontario LIT 2X1 Helen & Colin Soutter 2374 Highway 2 R. R. #6 Bowmanville, Ontario L1C 3K7 Mr. Scott MacDonald Morguard Investments Limited 1 University Avenue Suite 1500 Toronto, Ontario M5J 2V5 - 611 REPORT NO.: PD-71-98 Ted Watson R. R. #2 Bowmanville, Ontario L1C 3K3 Mr. David Baffa Cambridge Shopping Centres Ltd. 1 Dundas Street West Suite 2800 Toronto, Ontario M5G 2J2 Dr. Sebastien Corbo ACT Health Group Corporation 1280 Finch Avenue West Suite 710 Downsview, Ontario M3J 3K6 Lynn Townsend Attention: Maria Jones 5710 Timberlea Boulevard Suite 207 Mississauga, Ontario L4W 4W1 Brian Bridgeman Walker Nott Dragicevic 172 St. George Street Toronto, Ontario M5R 2M7 Kelvin Whalen The Kaitlin Group 1029 McNicoll Avenue Scarborough, Ontario M1W 3W6 - 612 PAGE 12 ATTACHMENT #1 ~~~~ w ~ 3 E i a a w; ~ °u ~ z a ~ 5 W ~ ~ ~ Q ~Z a ~ y U >w> U Y j % a: ~ W iaza i ~ ~~ Q ~~f((, V o FoZ ~ j i E k6~ v o [ E a a x < i J d 3 O i O O 2 u c W Y O_ % ~ J ~ a~ W u~ d' U w '0%38 N019N12iV10 o Z w J ~ J~ Q z Q .~- ~ ~ ! : ! Z i c~ z! rc~ ~ iQ, Z ¢_ ~ ~ N ~ ~~ ~ O ~ O ~ 2 + + + + + + >- + +~+ + ~ N + i` + + + + ~ ~~ ~ (n + + + + + + + a <a = w i-- + + + + + + > p ~ w Q ~ 0 1332J1S d a ~- + + o N + + - + + + + + + 4, +~+ - + J + w + + + + ~ iW+ + + ~ + +p+ - + + _ "s t + + -~ + + + VO ~ i ~ + +~+ - i + O cO + Z + W + + + + Q + + +~+ - + Q + + + + + O ++++~++_++i + + + + + + + + ~ ~ ~ ~ ~ + + + ~ ~ ~ ~ ~ + + + + + + + + - W < i ~~ J ~ u V (=J ~ avow N33ao `~ ~` _ `` O x y~ < ~~ ~~J =K ~v ~ Z < W O~ Wz acz a> U< C1 WVW ~~ O O O~'~ ~U OOV O¢V _v~ cO u` u~ u~ cn 613 ATTACHMENT #2 ® SUBJECT SITE ADDITIONAL LANDS SUBJECT TO REDESIGNATION LOT 16 LOT 15 --- ~_ ~ r- ., ~__ o U PTO N m AVEa H/CN ,~~, 2 i~ oz ~- Q ii ~ - Z ii Z O_ L ' ^ v - v ~ (n W W ~ Py ~ Z ~P~~~ OU QPG~F~G GPI \P OR~.~E SpR~NOS ~ ~ ~ ~ - Q<v P~ ~~~ L I I I I _I^ ~ ,-r 0 BOWMANVILLE CO PA. 97-003 KEY MAP D EV. 97-Oy $ ~~n ., Attachment No. 3 AMENDMENT NO. 8 TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The Amendment redesignates a 0.5 hectare parcel of land located within the Bowmanville West Main Central Area at the northeast corner of the future extension of Clarington Boulevard and Uptown Avenue from "Community Facility" to "Retail Commercial". These lands shall only be used for a parking lot to serve adjacent commercial uses. BASIS: The amendment is based upon an application submitted by Clarington Place Limited (COPA 97-003). ACTUAL AMENDMENT: The Bowmanville West Main Central Area Secondary Plan, being a portion of the Clarington Official Plan, is hereby amended as follows: i) by adding a new policy 5.2.6 to the Bowmanville West Main Central Area Secondary Plan as follows: "5.2.6 Notwithstanding any other provision in this Plan, lands located at the northeast corner of Clarington Boulevard and Uptown Avenue and described as Part 4 on Plan 40R-16730 shall only be used for the purposes of a parking lot associated with adjacent commercial uses" IMPLEMENTATION: The provisions set forth in the Clarington Official Plan and the Bowmanville West Main Central Area Secondary Plan, as amended, regarding the implementation of the Plan, shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Clarington Official Plan and the Bowmanville West Main Central Area Secondary Plan, as amended, regarding the interpretation of the Plan, shall apply in regard to this Amendment. F~~ Z ¢a 1U ~ I.L O Q Z Z O ~W ~Z/~/ N 4.~ U Q 1.t.. Z J W Q U ~ Z U Q Z~ ~ H W 2 ~ H W OJ H- a0 Z Q Z~ F- m Z W ~j ~~ 0 ~ Z W p ~ Z Q x aQ Q F_- Q m ~ 2 X W cs avoa ivNOio3a Q Q nnu^^ VU ¢z J ~ J~a ~ r zr oQO o mew o ~N w 3 J a ¢ a jj ¢ K J U ¢ yyll Y Q C ~ (Wj ~ ~ ~ ~ ~ IQi J F Z O = C In 3 O J J ~ ~ ~ m ~ ~ J W J OW m WQ ~ E Fa 4 I ON _N O ¢ 4 ~ O U J~ fff///QIII W K W W W o o ~ a i 50 W O 3¢ ~~ i~ ~ ~ w O a U I ~ fiSf; Z ~~ I 6i6 BY-LAW NUMBER 98- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the former Town of Newcastle. 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 former Town of Newcastle in accordance with application DEV 97-018 to permit the development of a parking lot for retail commercial uses. NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 16.5.22 ~"General Commercial Exception (C1-22) Zone" is hereby deleted and replaced with the following zone regulations: "16.5.22 GENERAL COMMERCIAL EXCEPTION (Ci-22) ZONE Notwithstanding Sections 3.1 S (a) and 16.1, those lands zoned C1-22 on the Schedules to this By-law shall only be used for a parking lot subject to the following zone regulations: (a) Definitions i) Landscaping Strip Shall mean an area of land used for any one or more of the planting of trees, shrubs, flowers, grass or other horticultural elements, such as decorative stonework, fencing or screening. (b) Regulations i) Parking Space Size 5.2 metres in length by 2.75 metres in width provided that such space is perpendicular to a landscaping strip." 2. Schedule "A" attached hereto shall form part of this By-law. 3. By-law 97-160 is hereby repealed. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 1998. BY-LAW read a second time this day of 1998. BY-LAW read a third time and finally passed this day of 1998. MAYOR - biz THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NUMBER 98- being a By-law to adopt Amendment No. 8 to the Clarington Official Plan. WHEREAS Section 17(22) of the Planning Act R.S.O. 1990, as amended, authorizes the Municipality of Clarington to pass by-laws for the adoption or repeal of Official Plans and Amendments thereto; AND WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend the Clarington Official Plan to amend policies for the Main Central Area; Community Facility designation to specifically permit the development of a parking lot for commercial purposes. NOW THEREFORE BE IT RESOLVED THAT .the Council of the Corporation of the Municipality of Clarington enacts as follows: That Amendment No. 8 to the Clarington Official Plan being the attached Explanatory Text and Map is hereby adopted; That the Clerk of the Municipality of Clarington is hereby authorized and directed to make application to the Regional Municipality of Durham for approval of the aforementioned Amendment No. 8 to the Clarington Official Plan; and, 3. This By-law shall come into effect on the date of the passing hereof. BY-LAW read a first time this day of 1998. BY-LAW read a second time this day of 1998. BY-LAW read a third time and finally passed this day of 1998. MAYOR CLERK