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P U B L I C M E E T I N G
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Date: Monday, September 21, 1992
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Report pn-202 -92 :O.L'A 90-25~/D/N & DEV 90-044
iubject:
OFFICIAL PLAN AMENDMENT AND REZONING APPLICATION
APPLICANT: VANSTONE MILL INC.
PART LOT 13, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILES: OPA 90-25/D/N and DEV 90-044
~ndstlrespectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-202 -92 be received;
2. THAT the Official Plan Amendment and Rezoning Application
submitted by Vanstone Mill Inc. be referred back to staff
for preparation of a subsequent report pending receipt of
all outstanding agency comments with respect to this
proposal; and
3. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. APPLICATION DETAILS:
1.1 Proposed Uses: Commercial: Approximately 1850 sq.m.
(20,000 sq.ft) of existing commercial (the
Mill Stable and Miller's House) and 1226
sq.m. (13,200 sq.ft) of commercial and office
space fronting onto Scugog Street
Residential: 4 storey, 52 unit residential
apartment building for senior citizen:,
located on the west side of Bowmanville Creek
i) 39 one bedroom
ii) 13 two bedroom
1.2 Official Plan Amendment: From: Main Central Area
(Commercial and Low Density
Residential) and Major Open Space
with an indication of Hazard Lands
and Environmentally Sensitive
To: Designation to permit proposed
uses
...2
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11VI515 PHitPED ,1EGYClfD VhPEII
REPORT NO.: PD- 202-92 PAGE 2
1.3 Zoning By-law Amendment: From: "Environmental Protection
(EP)", "Urban Residential Type One
(R1)" and "General Commercial (C1)"
To: an appropriate zoning to
permit the proposed uses
1.4 Area: The applicant owns 6.8 hectares (17 acres) of
which 2.34 ha (5.80 acres) are subject to the
amendments
2. LOCATION:
2.1 The subject site is located in Part Lot 13, Concession 1 of
the former Town of Bowmanville. The subject site is located
on the north side of King Street west of 5cugog Street.
3. EXISTING AND SURROUNDING LAND USES:
3.1 Existing Uses: Commercial/Vacant Open Space
3.2 Surrounding Uses: East - Residential/Commercial
West - CP Railway
South - Commercial (Tim's Rent All
Ltd.) and Highway No. 2
North CP Railway
4. BACKGROUND:
4.1 On March 30, 1990, the Town of Newcastle received notice
from the Region of Durham of an application submitted by the
Vanstone Mill Inc. to amend the Town of Newcastle and Region
of Durham Official Plans. Subsequently, on April 17, 1990,
the Town received a related rezoning application.
4.2 The initial applications had proposed a 44 unit apartment
building and was subsequently reduced to 39 units.
...3
REPORT NO.: PD-202-92, PAGE 3
4.3 There were two (2) components to the previous application;
the proposed commercial development east of the Creek and
the 39 unit apartment west of the creek. On June 17, 1991
Staff forwarded Staff Report PD-130-91 recommending approval
of the residential component only. Committee made a motion
to amend Staff's recommendation to add "and the applicant be
requested to provide an on-site playground area for the use
of the residents". The resolution, as amended, was then put
to a vote and the motion lost. As such, there is no
decision on the residential portion of the application.
4.4 The applicant has now revised his application, specifically,
the residential component of the application is changed from
39 apartment units to 52 senior citizen apartment units.
The revised apartment proposal differs slightly from the
previous proposal the following table indicates the changes.
Previous Proposal Revised Proposal
39 Unit Apartment 52 Unit Senior
Citizens Apartment
# of Storeys 4 storey 4 at the front
parking in rear 5 at the rear
(underneath building)
# of Bedroom 8 one bedroom 39 one bedroom
19 two bedroom 13 two bedroom
12 three bedroom
Parking not indicated 29 spaces
50 spaces required (26 spaces required)
Lot Coverage 1170 sq.m. 995.52 sq.m.
(building envelope)
...4
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REPORT NO.: PD-2p2-92 PAGE 4
4.5 The purpose of this report is to deal with only the revised
proposal for the apartments site under the Public Meeting
requirements of the Planning Act. Recommendations regarding
the commercial components of this application will be
brought forth to Committee at a later date.
5. OFFICIAL PLAN POLICIES:
5.1 The applicant has proposed to develop a four (4) storey, 52
unit apartment building for seniors on a 0.56 hectare
property west of the Bowmanville Creek. To achieve this,
the applicant must:
1) amend the current Regional Official Plan to extend
the urban boundary and to designate the land
"Residential"; and
2) amend the. Newcastle Official Plan to designate the
. land "Residential" with a high density symbol as
well as increasing the population allocation.
5.2 In February, 1991, Regional. Council approved Amendment No.
40 to the Town of Newcastle Official Plan to permit the
extension of the Bowmanville Main Central Area westerly, to
Green Road including the subject property. The said
Amendment designates the subject property as part of a
Special Study Area. The Minister is currently considering a
request to refer the Amendment to the Ontario Municipal
Board.
5.3 Concurrent with the consideration of the Amendment #40 to
the Town of Newcastle Official Plan, Regional Council
adopted Amendment #255 to the Durham Region Official Plan.
The subject lands are designated "Main Central Area" with an
indication of hazard lands associated with the Bowmanville
...5
/
REPORT NO.: PD-202-92 PAGE 5
Creek. Amendment #255 is also the subject of a referral
request. The applicant's proposal conforms to the
designations included in Amendment #255.
5.4 The Council-adopted Durham Region Official Plan (1991)
designates the Bowmanville Main Central Area by a symbol.
The boundaries of the Main Central Area are to be defined in
the Newcastle Official Plan.
6. ZONING BY-LAW PROVISIONS:
6.1 The site is presently zoned "Environmental Protection (EP)",
the applicant has requested that the property be rezoned to
permit the proposed residential uses.
7. PUBLIC MEETING AND SUBMISSIONS:
7.1 The appropriate signage acknowledging the application was
installed on the subject lands. In addition, the
appropriate notice was mailed to .each land owner and tenant
within the prescribed 120 metre distance.
7.2 No public submissions have been received as of the date of
writing this report.
8. AGENCY COMMENTS:
8.1 In accordance with departmental procedures the application
was circulated to obtain comments from other departments and
agencies. The application is similar in nature to the
previous submission for apartments and agency response may
be similar as well. Nevertheless the revised application
has been circulated to the following agencies/departments
although there has been no response to date.
• Newcastle Community Services Department
• Central Lake Ontario Conservation Authority
• CP Rail
• Bowmanville B.I.A.
• Regional Planning Department
...6
REPORT NO.: PD- 202-92 PAGE 6
• Regional Works Department
• Ministry of Natural Resources
8.2 "The Town of Newcastle Public Works Department has notified
the Planning Department that more time is required to review
the revised proposal.
9. COMMENTS:
9.1 The applicant is undertaking the redevelopment of the
Vanstone Mill as well as the lands to the west of the
Bowmanville Creek. A number of constraints have been
identified with the site, and in order to accommodate the
proposed uses, supporting technical documentation had been
submitted in respect to the previous submission for the
apartment proposal.
9.2 Floodplain:
As noted in the previous Staff Report PD-130-91, the
applicant has requested that the floodplain limits of the
Bowmanville Creek be re-defined. At the time of the mapping
of the floodplain a dam next to the Mill building was in
place creating a pond. In September, 1986, the dam was
washed away during a heavy rain storm. The applicant
indicates that as a result the Bowmanville Creek flows
straight through at a much lower elevation, therefore, a
greater portion of the subject lands may be considered
tablelands rather than floodplain.
The applicant had retained the engineering services of
Cosburn Patterson Wardman to recalculate the floodplain
limit as shown on Attachment No. 2. The recalculated
floodplain limits would require the removal of the portion
of the dam abutment on the west side of the Creek. The work
...7
}
REPORT NO.: PD- 2p2-92 PAGE 7
involves removing a considerable amount of material from the
vicinity of the washed out dam and relocating it on the west
side of the creek where the apartments are proposed and on
the east side of the creek, near the Mill.
The project also involves the construction of gabion and
rip-rap protection at various locations along the creek.
This is intended to prevent erosion of the creek banks.
The Conservation Authority had advised the Town in the
previous proposal that this work would reduce levels
approximately 3 feet which will further remove floodplain
restrictions from the lands.
At that time, the Conservation Authority and Ministry of
Natural Resources were satisfied with the applicant's
consultant findings and have accepted the reduction. in the
floodplain, provided the works are completed, to the
satisfaction of both agencies.
9.3 Noise:
A Preliminary Noise Impact Study prepared by G.M. Sernas and
Associates was submitted examining the Noise Traffic levels
of the C.P. Railway and Highway No. 2. Study recognizes
that a barrier fence/perm is impossible to achieve given
that the C.P. Railway Trestle is located 15 metres above the
proposed apartment location. The Report indicates that
approximately six freight trains travel along C.P. Rail in
that vicinity during the daytime and approximately six
freight trains during the night time. The average length of
trains has eighty cars and three locomotives. The ultimate
...8
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REPORT NO.: PD-2p2-92 PAGE 8
average daily traffic along Highway No. 2 would be 17,000
cars/trucks.
The report suggests a number of measures can be made to
mitigate noise generated from rail and vehicular traffic.
i) 2 metre high barrier located on the far south-east side
of the building if outdoor amenity area is to be
created and the appropriate clauses should appear in
the purchase and sale/lease agreements;
ii) consideration should be given to communal indoor
amenity area;
iii) due to high noise levels predicted at the building
facade, the use of unenclosed balconies as outdoor
living areas is not recommended.
9.4 Traffic:
A Traffic Report written by Marshall Macklin Monoghan was
submitted at the request of the Town of Newcastle Public
Works Department for the previous application to examine
traffic egress and ingress into both the residential and
commercial components. As mentioned earlier there are still
outstanding issues that surround access into the Mill area.
Public Works is satisfied with the access into the
residential component, provided the GO Transit kiosk is
relocated so as not to obstruct visual site lines when
existing the subject site. It should be noted however, that
the entrance into the newly proposed apartments has shifted
to the east. Public Works Department will have to re-
evaluate this change in the context of the Traffic Report.
10. CONCLUSION:
Due to the proposed change to the residential component of
this. application, a second public meeting is required.
...9
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REPORT NO.: PD- 202-92 PAGE 9
The report is intended to provide Committee and Council with
the background on the applications and for Staff to indicate
issues or areas of concern. Pending receipt of all
outstanding comments, staff will be reporting back in due
course.
Respectfully submitted, Recommended for presentation
to the Committee
--~ ~ ~
Franklin Wu, M.C.I.P. Lawrence E. Kot~s~ff
Director of Planning Chief Administl¢~ tive
and Development Officer
CS*FW*jip
*Attach
9 September 1992
Interested parties to be notified of Council and Committee's
decision:
Mr. Gerard Gervais
Vanstone Mill Inc.
Suite 501
100 Allstate Parkway Ms. Evylin Stroud
Markham, Ontario 89 Little Avenue
L3R 6H3 Bowmanville, Ontario
L1C 1J9
Mr. Ray Brooks
R.R. #2 Mr. Tim Coffey
Oshawa, Ontario Tim's Rent-All Ltd.
L1H 7K6 102 King Street West
Bowmanville, Ontario
Mr. and Mrs Paul Edwards L1C 3R2
28 Carruthers Drive
Bowmanville, Ontario
L1C 3S2
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