HomeMy WebLinkAboutPSD-017-11 Addendum Unfinished Business 1
C&IIIgOD a REPORT
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: March 21, 2011 Resolution #: PA-953-4 By-law#: am-Or
aoa-047
Addendum to
Report#: PSD-017-11 File #: ZBA 2010-0022 (X-REF: COPA 2010-0004)
Subject: PROPOSED ZONING BY-LAW AMENDMENT TO PERMIT THE
DEVELOPMENT OF A FOOD STORE OF 2,829W AND TWO SMALLER
BUILDINGS OF 783W AND 185M2 RESPECTIVELY FOR RETAIL/SERVICE
COMMERCIAL USES —680 LONGWORTH AVENUE, BOWMANVILLE
APPLICANT: 1804603 ONTARIO INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Addendum to Report PSD-017-11 and Report PSD-017-11 be received;
2. THAT the rezoning application submitted by 1804603 Ontario Inc., be approved and
that the proposed Zoning By-law contained in Attachment 2 to Addendum to Report
PSD-017-11 be passed;
3. THAT the Holding (H) provision on the zone be removed once the owner has entered
into a site plan agreement with the Municipality; and
4. THAT the interested parties listed in Report PSD-017-11 and any delegations be
advised of Council's decision. -
Submitted by: �4fl!' Reviewed by:C3 G -_C(Qt
Davi. J. Crome, MCIP, RPP Franklin-Wu,
Director of Planning Services Chief Administrative Officer
DJ/FUdf
11 March 2011 .
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3M T(905)623-3379 F(905)623-0830
ADDENDUM TO REPORT NO.: PSD-017-11 PAGE 2
1.0 BACKGROUND
1.1 Staff submitted a recommendation report PSD-017-11 (Attachment 1) to the General
Purpose and Administration Committee on February 28, 2011.
1.2 Ronald Richards, agent of the applicant, 1804603 Ontario Limited, made a short verbal
presentation at the General Purpose and Administration Committee meeting in which he
requested deferral of the report for two weeks pending further discussions with staff
regarding the interpretation of certain sections of the proposed Zoning By-law.
2.0 DISCUSSION
2.1 During follow-up discussions with Staff after the meeting, the agent of the applicant
indicated that their client had a concern with section 1. d. i) b) of the proposed Zoning
By-law because the minimum required non-supermarket space of 960m2 did not make
provision for circumstances where the use of the corner building forms part of the
supermarket. The applicant suggested that the minimum space of 960m2 for non-
supermarket uses on the site be reduced to 760m2 in the event the corner building use
forms part of the supermarket. The applicant also expressed the opinion that the
Holding Zone is unnecessary and should be removed since all the provisions of the
Holding Zone have been addressed via their site plan application which they were
awaiting comments on.
2.2 The site specific Official Plan Amendment that was adopted for this proposed
development stipulates that that the corner use can either function independently from
the supermarket or as part of the supermarket with the caveat that the use therein
interacts with the adjacent public square, faces Scugog Street and that it has main
pedestrian access to the Longworth Avenue/Scugog Street intersection. Staff has no
objection to the revision of the proposed Zoning By-law, provided that the above-
mentioned Official Plan policy is complied with.
2.3 Staff recommends the following revisions to section 1. d. i) of the Zoning By-law:
• Amend section 1. d. i) b) to read "A minimum of 760ml of non-supermarket uses;
and
• Deleting sections 7. d. viii) and x) and replacing it with the following:
"viii) Corner Building
a) A Corner building with a minimum of 185 mz shall be constructed
on the lands zoned C1-56;
b) The Corner building may be occupied by a supermarket use,
provided it complies with all other requirements for a Corner
Building;
C) No building may be used as a supermarket unless the Corner
building is constructed on the lands zoned C1-56; and
d) The Corner Building is exempt from on site loading space
requirements."
ADDENDUM TO REPORT NO.: PSI)-017-11 PAGE 3
2.4 The applicant has already confirmed concurrence with the above proposed revisions.
2.5 Regarding the request to remove the Holding (H) provision, the imposition of the
Holding provision is standard practice for all new commercial development in
Clarington. Section 23.4.3 of the Official Plan provides for the use of a Holding (H) Zone
to ensure that prior to development or redevelopment, matters such as technical
studies, mitigating measures, servicing and the execution of appropriate agreements,
and policies in the Official Plan have been addressed to the satisfaction of the
Municipality. Staff has provided their comments on the site plan submission to the
applicant. However, at the time of writing this report a revised set of site plan drawings
have not been submitted by the applicant nor have the conditions of site plan approval
been issued or agreed to by the applicant. The site plan is, however, close to being
finalized. To expedite the matter, Staff will bring forward the by-law directly to the
Council to have the H-provision removed once the owner has entered into a site plan
agreement with the Municipality.
4.0 CONCLUSION
4.1 The above report, read together with Report PSD-017-11, provides the necessary basis
and merits for the approval of the revised site specific Zoning By-law. Attachment 2 to
this Addendum Report replaces Attachment 4 of the original report. Staff recommends
that the site specific Zoning By-law be approved.
Staff Contact: D6an Jacobs
Attachments:
Attachment 1 — Report PSD-017-11
Attachment 2 —Zoning By-law
Attachment 1
Addendum to Report PSD-017-11
Q REPORT
Leading the Way
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 28, 2011 Resolution M By-law#:
I
Report M PSD-017-11 File#: ZBA 2010-0022
(X-REF: COPA 2010-0004)
Subject: PROPOSED ZONING BY-LAW AMENDMENT TO PERMIT THE
DEVELOPMENT OF A FOOD STORE OF 2,829M'AND TWO SMALLER
BUILDINGS OF 783M' AND 185M2 RESPECTIVELY FOR RETAIL/SERVICE
COMMERCIAL USES —680 LONGWORTH AVENUE, BOWMANVILLE
APPLICANT: 1804603 ONTARIO INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-017-11 be received;
2. THAT the rezoning application submitted by 1804603 Ontario Inc., be approved and
that the proposed Zoning By-law contained in Attachment 4 to Report PSD-017-11 be
passed;
3. THAT the interested parties listed in Report PSD-017-11 and any delegations be
advised of Council's decision.
i..-
Submitted by: Reviewed by: Kz�
David J. Crome, MCIP, RPP ranklin Wu,
Director of Planning Services Chief Administrative Officer
DJ/FUdf
22 February 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO _1C 3A6 T(905)623-3379 F (905)623-0830
REPORT NO.: PSD-017-11 PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: 1804603 Ontario Inc.
1.2 Rezoning: To change the zoning from Holding - Urban Residential Type Three
Exception ((H) R3-25) to an appropriate zone to permit the proposed
development of a food store of 2,829m2 and second and third buildings
of 783m2 and 185m2 respectively for retail/service commercial uses,
and to implement the recently adopted Official Plan Amendment.
1.3 Location: 680 Longworth Avenue, located on the northeast corner of
Longworth Avenue and Scugog Street, Bowmanville.
1.4 Site Area: 1.43 Hectare (3.53 Acres).
2.0 BACKGROUND
2.1 On August 4, 2010, the applications submitted by 1804603 Ontario Inca for an Official
Plan and Zoning By-law amendment for a parcel on the northeast corner of Longworth
Avenue and Scugog Street, Bowmanville, to permit the development for retail/service
commercial uses, were deemed complete.
2.2 The applicant also submitted the following background studies in support of
development applications:
• Planning Rationale Report, prepared by R.G. Richards &Associates;
• Supermarket Impact Analysis, prepared by UrbanMetrics Inc.;
• Traffic Study, prepared by HDR Corporation; and
• Noise Impact Study, prepared by Swallow Acoustic Consultants Ltd.
2.3 The statutory Public Meeting with respect to the Official Plan amendment and rezoning
applications was held on September 13, 2010. This was followed by an Open House
with residents of the neighbourhood on September 23, 2010 and a staff
recommendation report (PSD-111-10) on October 4, 2010 with respect to the
application to amend the Official Plan.
2.4 Council received and approved report PSD-111-10 which included the Official Plan
Amendment No.79 to permit a "Neigbourhood Centre" designation on the site.
2.5 A recommendation report on the rezoning of the site was to be brought back to Council
subsequent to a further open house with the residents and a resolution on site plan
matters.
2.6 A second open house with residents was hosted by the applicant on Thursday,
November 25, 2010 at St. Stephen Catholic Secondary School.
i
REPORT NO.: PSD-017-11 PAGE 3
3.0 STAFF COMMENTS
3.1 Prior to the second Open House, Staff held an urban design session with the proponent
and his architect. The meeting focused on the Municipal expectations regarding the
development of the site (e.g. traffic, pedestrian movements, parking, landscaping) and
the design quality of the building (e.g. elevations, massing, materials, facade
articulation). The expectations were developed based on Official Plan policies,
neighbourhood character, Council and community input.
3.2 The second Open House was held on November 25 2010. It was attended b
P Y
approximately 28 people. The Open House format consisted of a panel display followed
by a PowerPoint presentation and a question and answer period. The applicant
presented a revised site plan concept with some minor improvements to the site plan
concept and the elevations. The applicant also presented colour drawings of the
building elevations and landscape plan.
Some residents expressed the opinion that the street facades of the food store,
particularly the roof design and the high building walls along Scugog Street and
Longworth Avenue, needed improvement. They also reiterated that the location of this
development proposal within a residential area warranted a compatible design with the
character of the surrounding neighbourhood and which is different to the conventional
grocery store design typically found in commercial districts.
3.3 Based on further input at the second Open House and follow-up discussions and
meetings between Staff and the developer during December 2010, the applicant made
additional revisions to the elevations. The most recent revisions include a pitch roof over
the grocery store entrance, more articulation (recessions and progressions of the
facade) along the street elevations and better integration of certain design elements
(e.g. pillars around the building). The site plan concept has been revised to incorporate
tree planting on the west side of Scugog Street to provide off-site landscape buffering to
address compatibility with the adjacent residential uses. Copies of the latest site plan,
elevation and landscape drawings are contained in Attachment 3.
3.4 Staff are generally satisfied with the latest modifications to the site plan drawings as
they create a more uniform architectural theme, enhance the appearance of the
principal building on the site and provide a more prominent and attractive landmark to
compliment the corner site and the neighbourhood.
3.5 Staff are of the opinion that the latest site plan and elevations generally address the
resident's concerns, and enhances the development proposal. It implements the key
urban design components contained in the adopted Official Plan amendment, therefore
the rezoning can be finalized. Any additional details are being addressed as part of the
site plan review process. The applicant made a formal site plan submission on
December 24, 2010. The site plan process will be finalized after the successful
completion of the rezoning of the lands.
REPORT NO.: PSO-017-11 PAGE 4
3.6 Official Plan Amendment No.79 contains a policy requiring the implementing Zoning By-
law to contain performance standards to ensure that the new development will be
compatible with the physical character of the established residential neighbourhood.
Staff drafted a site specific Zoning By-law amendment in accordance with the latest site
plan concept which contains regulations on built form and other site plan elements. The
proposed Zoning By-law Amendment provides for:
• A variety of appropriate commercial uses and potential second storey residential
uses above grade (the latter is not proposed at this time);
• Basic site layout restrictions;
• A requirement for a publicly accessible square;
• Facade and roof requirements along Longworth Avenue and Scugog Street;
• A minimum of 960 m of smaller commercial retail units to serve the local
neighbourhood;
• Allows outdoor patios for restaurants that don't serve alcohol; and
• Prohibits drive-throughs.
4.0 CONCLUSION
4.1 The above report, with the approved Official Plan amendment supported by PSD-111-
10, provides the necessary basis and merits for the approval of the site specific Zoning
By-law. It is recommended that the Zoning By-law enclosed as Attachment 4 to this
Report be approved.
Staff Contact: Dean Jacobs
Attachments:
Attachment 1 — Key Map
Attachment 2 —The adopted Official Plan Amendment: Amendment N0.79
Attachment 3 — Proposed Site Plan, Elevations and Landscape Plan
Attachment 4 —Zoning By-law
List of interested parties to be advised of Council's decision:
Erik & Kathrene Peterson Michael and Donna Stephens
R.G. Richards &Associates Sam McBride and Amanda Hyde
Kelly August Carl Pokoski
Zelinka Priamo Ltd, Marie O'Hare
Jennifer Remillard Triston Hymus
Metro Ontario Inc. Ken and Maria Hilts
Valerie Kowal Michael Webber and Jennifer Tremain
Christina Rose Gordon and Lucille Sturrock
Shaun Asselstine and Kim Sullivan Dale and Don Sturrock
Michele Wynne Andre Bos
Amanda Kocklay and Nathan Cook Tom Keen
Neil Murray Andrew and Lindsay Wray
REPORT NO.: PSD-017-11 PAGE 5
Corey Robbins and Lindsay Highmore Raymond Scimone
Jason & Jody Coulas Dawn Tighe
Joseph & Sharon Reader Geoff Bryann
Shirley McLean Bob Harty
Robert &Amanda Hall Gerry & Diane Harness
Heather Beveridge Francis Williams
Wayne Moores E. Greenham
Gerry & Luise Lens Kelly Rainey
Ken Lee Melissa Pallant
Steven O-melia
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Attachment 2
To Report PSD-017-11
AMENDMENT NO. 79
TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN
PURPOSE: The purpose of this amendment is to introduce a Neighbourhood
Centre designation on the north-east comer of Longworth Avenue
and Scugog Street to permit a grocery store and a multi-tenant
building.for retail and service commercial uses.
BASIS: The application is based on an Official Plan Amendment
application (COPA 20010-0004) submitted by 1804603 Ontario
Inc.
I
ACTUAL
AMENDMENT: The Municipality of Clarington Official Plan is hereby amended as
follows:
1. By including an exception- to Section 23.14 to create Sub-
section 23.14.14 as follows:
°23.14.14 Notwithstanding Sections 10.6.1 and 10.6.4 c), the
lands located at 680 Longworth Avenue and described by
assessment roll number 181702002015000 shall be developed
with;
• A grocery store having a maximum gross floor area of
3100 mz with the main pedestrian access within 18.5
metres of Scugog Street;.
• A public square in accordance with the policies of
Section 10.6.5, which shall be located adjacent to the
intersection of Scugog Street and Longworth Avenue;
• A use intended to complement and interact with the
public square having a maximum gross floor area of
200m2, either as part of the food store or as an
independent business establishment. Said use shall face
Scugog Street and have the main pedestrian access at
the Longworth Avenue and Scugog Street intersection;
A multi-tenant building for retail, personal services and
business, professional and/or administrative offices, with
a minimum gross floor area of 700 m= and a maximum
gross floor area of 790 m2. The maximum size of an
individual business establishment shall not exceed 250
m2, with the exception of an eating establishment- of
which the gross floor area shall not exceed 350 m=; and
• Residential dwelling units are encouraged as an
accessory use either as stand alone or part of a mixed
use building.
The site specific Zoning By-law associated with the
development of this site shall only be considered after site plan
and elevation drawings for this Neighbourhood Centre have
been prepared to the satisfaction of the Municipality.
The site plan and elevation drawings shall address the
following urban design principles:
a) Compatibility: The commercial development shall be.
compatible with the established neighbourhood.
b) Focal Point: The commercial buildings located at the
intersection of Scugog Street and Longworth Avenue
should be treated as a focal point. It shall include articulated
building elements that emphasize the focal point nature of
these buildings.
c) Building Design: The commercial development should,
incorporate high quality architectural treatments, building
materials that provide visual interest at the scale of
pedestrians, reduces building mass.impacts, and respects
the character of the established neighbourhood.
d) Landscaping: Landscaping will be integrated in the
development to visually enhance the site, to soften hard
edges, to screen parking and loading areas, to miticate
potential conflicts arising from noise, emissions and visual
impacts and to contribute towards environmental
sustainability.
e) Active Street Life: The commercial building located at the
.intersection of Scugog Street and Longworth Avenue shall
include a specific area dedicated to contribute to an active
street life and public square.
f) Pedestrian Network: Interior walkways and private
connections will be designed to complement and extend,
but not replace, the role of the street as the main place for
pedestrian activity. They should be accessible,
comfortable, safe and integrated into the local patter of
pedestrian movement with direct, universal physical and
visual access from the public sidewalk and clear path-
finding within the site.
The developer will be required to provide off-site landscape
buffering to address compatibility with the adjacent residential
neighbourhoods:
i
The implementing Zoning By-law will contain performance
standards to ensure that the new development will be compatible
with the physical character of the established residential
neighbourhood.
IMPLEMENTATION: The provisions set forth In the Clarington Official 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 as
amended, regarding the interpretation of the Plan shall apply in
regard to this amendment.
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Attachment 4
To Report PSD-017-11
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2011-
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 Municipality of
Clarington for ZBA 2010-0022,
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 16.5 SPECIAL EXCEPTIONS—GENERAL COMMERCIAL (C1) ZONE
is hereby amended by introducing a new Sub-Section 16.5.56 as follows:
"16.5.56 GENERAL COMMERCIAL EXCEPTION (C1-56)ZONE
Notwithstanding the provisions of Sections 3.13 c., 16.1, 16.2 and 16.3,those
lands zoned"C1-56"on schedule"A'of this By-law shall be used subject to the
following definitions and permitted uses:
a. Definitions
Corner Building shall mean a building sited close to the intersection of
Scugog Street and Longworth Avenue and designed with translucent glass on
all street and public square facades and a door on the street facade of the
building.
Drive-Through Facility shall mean the use of land,buildings or structures, or
part thereof, to provide or dispense products or services, either wholly or in
part, through a window or an automatic machine, to customers remaining in
motor vehicles, which are located in a stacking lane. A drive-through facility
may be established in combination with other permitted non-residential uses.
Public Square shall mean an area of at least 400 m2 established and
designed to provide a community gathering space and shall be open to the
public at all times.
b. Residential Uses
Dwelling units as part of a building containing non-residential use(s).
c. Non-Residential Uses
1) business, professional or administrative office;
ii) commercial school;
iii) convenience store;
IV) day nursery;
V) dry cleaners distribution centre;
Vi) eating establishment;
vii) eating establishment,take-out,
viii) laundry—coin-operated;
ix) library;
X) medical or dental clinic;
xi) place of worship;
xii) retail commercial establishment;
xiii) service shop, light;
xiv) service shop, personal;
xv) supermarket: and
xvi) veterinary clinic.
d. Regulations for Non-Residential Uses
I) Non-residential uses shall consist of the following:
a) A Supermarket
b) A minimum of 960 ml of non-supermarket uses
c) A public square
ii) Floor Area,Total
a) Supermarket(maximum) 3100m'
b) An eating establishment(maximum) 350m2
c) Any individual business establishment other than
the supermarket or eating establishment(maximum) 250m'
iii) A drive-through facility is not be permitted.
iv) Yard requirements:
a) Front Yard (maximum) 3.5 metres
Front Yard (minimum) 2.5 metres
b) Exterior Side Yard
(i) Stand-alone multi-tenant building (maximum) 3 metres
(ii) Supermarket(minimum) 5 metres
(iii) Comer Building
(a) to the closest point of building 2.5 metres
(b) to the furthest point of building 7.5 metres
c) Interior Side Yard
(i) Other building(s) (minimum) 5 metres
(ii) Supermarket(minimum) 22 metres
d) Rear Yard (minimum) 3 metres
v) Lot Coverage of all buildings(maximum) 27%
vi) Landscaping
a) Landscaped Open Space (minimum) 21%
b) All parking areas shall be separated from abutting public streets
and adjacent residential uses,by a landscape strip having a
minimum width of 3 meters.
vii) Building Height (minimum) 5.5 metres
(maximum) 12 metres
viii) No building may be used as a supermarket unless the Corner Building is
constructed on the lands zoned C1-56.
ix) Garbage areas shall be fully enclosed within a roofed structure and
outdoor storage is prohibited.
x) The Comer Building is exempt from on-site loading space requirements.
xi) An Outdoor Patio associated with an easting establishment shall not be
permitted if the easting establishment has a license to serve alcohol.
xii)Building elevations
a) The roofline on the elevations of the building containing the grocery
store facing Longworth Avenue will contain three triangular
pediments;
xii)Building Fagade Materials
a) A minimum area of 9% of the street fagade of the building
containing the supermarket facing Longworth Avenue, between
finished grade and the elevation up to a height of 3 metres shall be
required to be constructed of spandrel glazing.
b) A minimum area of 50% of the street fagade of the Corner Building
between finished grade and the elevation up to a height of 3 metres
shall be required to be constructed of transparent glazing.
2. Schedule "3" to By-law 114-63, as amended, is hereby further amended by
changing the zone designation from"Holding— Urban Residential Exception ((H)
R3-25)Zone"to"Holding -General Commercial Exception ((H) C1-56)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 Section 34 of the Planning Act-
BY-LAW read a first time this day of 2011
BY-LAW read a second time this day of 2011
BY-LAW read a third time and finally passed this day of 2011
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk
I
This is Schedule "A" to By-law 2011 - ,
passed this day of , 2011 A.D.
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Zoning Change From"(H)23-25"To"(H)C7-56"
Adrian Foster,Mayor Pate L.Barrie,Municipal Clerk
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LBOWMANVILLE
— � SCHEDYIa 3
Attachment 2
Addendum to Report PSD-017-11
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2011-
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 134-63, as amended, of the Corporation of the Municipality of
Clarington for ZBA 2010-0022;
NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 16.5 SPECIAL EXCEPTIONS—GENERAL COMMERCIAL(Cl)ZONE
is hereby amended by introducing a new Sub-Section 16.5.56 as follows:
"16.5.56 GENERAL COMMERCIAL EXCEPTION (C1-56)ZONE
Notwithstanding the provisions of Sections 3.13 c., 16.1, 16.2 and 16.3,those
lands zoned "C1-56"on schedule"A"of this By-law shall be used subject to the
following definitions and permitted uses:
a. Definitions
Corner Building shall mean a building sited close to the intersection of
Scugog Street and Longworth Avenue and designed with translucent glass on
all street and public square facades and a door on the street fagade of the
building.
Drive-Through Facility shall mean the use of land, buildings or structures, or
part thereof, to provide or dispense products or services, either wholly or in
part, through a window or an automatic machine, to customers remaining in
motor vehicles, which are located in a stacking lane. A drive-through facility
may be established in combination with other permitted non-residential uses.
Public Square shall mean an area of at least 400 mZ established and
designed to provide a community gathering space and shall be open to the
public at all times.
b. Residential Uses
Dwelling units as part of a building containing non-residential use(s).
c. Non-Residential Uses
i) business, professional or administrative office;
ii) commercial school;
iii) convenience store;
iv) day nursery;
V) dry cleaners distribution centre;
vi) eating establishment;
vii) eating establishment, take-out;
viii) laundry—coin-operated;
ix) library;
X) medical or dental clinic;
xi) place of worship;
xii) retail commercial establishment;
xiii) service shop, light;
AV) service shop, personal;
xv) supermarket; and
xvi) veterinary clinic.
d. Regulations for Non-Residential Uses
i) Non-residential uses shall consist of the following:
a) A Supermarket;
b) A minimum of 760M2 of non-supermarket uses; and
c) A public square.
ii) Floor Area, Total
a) Supermarket(maximum) 3100m2
b) An eating establishment(maximum) 35Dm'
c) Any individual business establishment other than
the supermarket or eating establishment(maximum) 250m'
iii) A drive-through facility is not be permitted.
iv) Yard requirements:
a) Front Yard (maximum) 3.5 metres
Front Yard (minimum) 2.5 metres
b) Exterior Side Yard
(i) Stand-alone multi-tenant building (maximum) 3 metres
(ii) Supermarket(minimum) 5 metres
(iii) Corner Building
(a) to the closest point of building 2.5 metres
(b) to the furthest point of building 7.5 metres
C) Interior Side Yard
(i) Other building(s) (minimum) 5 metres
(ii) Supermarket(minimum) 22 metres
d) Rear Yard (minimum) 3 metres
v) Lot Coverage of all buildings (maximum) 27%
vi) Landscaping
a) Landscaped Open Space (minimum) 21%
b) All parking areas shall be separated from abutting public streets
and adjacent residential uses by a landscape strip having a
minimum width of 3 meters.
vii) Building Height (minimum) 5.5 metres
(maximum) 12 metres
viii) Comer Building
a) A Corner Building with a minimum of 185 mZ shall be constructed
on the lands zoned C1-56;
b) The Corner Building may be occupied by a supermarket use,
provided it complies with all other requirements for a Corner
Building;
c) No building may be used as a supermarket unless the Comer
Building is constructed on the lands zoned C1-56; and
d) The Corner Building is exempt from on site loading space
requirements."
ix) Garbage areas shall be fully enclosed within a roofed structure and
outdoor storage is prohibited.
x) An Outdoor Patio associated with an eating establishment shall not be
permitted if the eating establishment has a license to serve alcohol.
xi) Building elevations
a) The roofline on the elevations of the building containing the grocery
store facing Longworth Avenue will contain three triangular
pediments;
xi)Building Fagade Materials
a) A minimum area of 9% of the street fagade of the building
containing the supermarket facing Longworth Avenue, between
finished grade and the elevation up to a height of 3 metres shall be
required to be constructed of spandrel glazing.
b) A minimum area of 50% of the street facade of the Corner Building
between finished grade and the elevation up to a height of 3 metres
shall be required to be constructed of transparent glazing.
2. Schedule "3" to By-law 64-63, as amended, is hereby further amended by
changing the zone designation from "Holding—Urban Residential Exception ((H)
R3-25)Zone"to "Holding -General Commercial Exception ((H) C1-56)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 Section 34 of the Planning Act.
BY-LAW read a first time this day of 2011
BY-LAW read a second time this day of 2011
BY-LAW read a third time and finally passed this day of 2011
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk
This is Schedule "A" to By-law 2011 -
passed this day of , 2011 A.D.
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® Zoning Change From"(H)R325"To"(H)CI-56"
Adrian Foster,Mayor Patti L.Barrie,-Municipal Clerk
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