HomeMy WebLinkAboutPD-124-93
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: MEL-HOMES.GPA
PUB L I C
M E E TIN G
Meeting: General Purpose and Administration Committee
Date: Monday, September 20, 1993
PD-124-93 DEV 93-025 (X-REF- 18CDM-93005)
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REZONING APPLICATION - 824060 ONTARIO LTD.
PART LOT 9, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
FILE: DEV 93-025 (X-REF- 18CDM-93005)
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-124-93 be received;
2. THAT application to amend the former Town of Newcastle
Comprehensive Zoning By-law 84-63, as amended, submitted by
Valdor Engineering Inc. on behalf of 824060 ontario Ltd. be
referred back to Staff for further processing; and
3. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: 824060 ontario Ltd.
1.2 Agent: Valdor Engineering Inc.
1.3 Rezoning Application:
from "Agricultural Exception (A-9)" zone to an
appropriate zone to permit the development of
four (4) 3-storey buildings containing 85
dwelling units plus a recreation centre.
1.4 Land Area: 2.37 ha (5.85 acres)
2. LOCATION
2.1 The subject property is located in Part Lot 9, Concession 2,
former Town of Bowmanville. The property is municipally known
as 500 Mearns Avenue. As identified on Attachment No. 1
hereto, the lands have 161 metres of frontage on the west side
. . .2
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flECYCLED PAPIER
PAPER RECYCLE
REPORT NO.: PD-124-93
PAGE 2
of Mearns Avenue north of the C.P.R. line and south of
Freeland Ave
3 . BACKGROUND
3.1 The subject rezoning and site plan application was received by
the Municipality of Clarington Planning and Development
.
Department on July 20, 1993. On September 2, 1993,
correspondence from Regional Planning Staff was received
advising of an application for Plan of Condominium (18CDM-
93005). On August 26, 1993, correspondence from the agent was
received requesting to revise the number of units from 84 to
85. Although, public notice had been provided at that date,
the change was considered minor as it did not have an impact
on the building envelope or height of the development.
3.2 The residential development is proposed to front on the future
extension of Longworth Ave, at the south limits of the
property. However, the developer is not proposing to
construct Longworth at this time, but rather dedicate half of
the required future road allowance. The four (4) 3-storey
buildings will contain a minimum of 12 units to a maximum of
25 units. All units are proposed to have individual entrances
at grade and a balcony at the level of the unit. In addition,
prior to submitting the application, the proponent, with the
assistance of C.L.O.C.A. and Planning Staff identified the
top-of-bank associated with the watercourse. This area is
clearly identified in the proposal and is not being impacted,
with the exception of an internal driveway connection crossing
the creek.
4 EXISTING AND SURROUNDING USES
4.1 The existing site is currently vacant with a single family
dwelling having been recently removed.
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REPORT NO.: PD-124-93 PAGE 3
4.2 Surrounding land uses are as follows:
South: vacant agricultural land and the C.P.R. line.
East: vacant land and the Soper Creek.
North: vacant lands subject to draft approved development
applications and residential development associated
with 40M-1714 and 40M-1723.
West: vacant lands subject to development applications.
5 PUBLIC MEETING AND RESPONSE
5.1 Pursuant to Council's resolution of July 26, 1982 and the
requirements of the Planning Act, the appropriate signage
acknowledging the application was installed on the subject
lands. In addition the appropriate notice was mailed to each
landowner and tenant within the 120 metre prescribed distance.
As of the writing of this report no letters of objection or
concern with regards to the applications have been received.
6 OFFICIAL PLAN POLICIES
6.1 within the existing Durham Regional Official Plan the subject
property is designated as "Residential" within the Bowmanville
Major Urban Area. within the Council approved 1991 Durham
Regional Official Plan the subject lands are designated
"Living Area". The policies in both documents allow for a
variety of housing types and styles to be provided for. The
application would appear to conform.
6.2 within the former Town of. Newcastle Official Plan the subject
lands are located in neighbourhood "2C" of the Bowmanville
Urban Area. The lands appear to be designated "Medium"
density residential with "Hazard Land" indication on areas
abutting the watercourse and the requirement of a collector
road. The medium density designation permits development to
achieve a density range between 30 and 55 units per net
residential hectare. The applicant is proposing a density of
43 units per net ha. ...4
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REPORT NO.: PD-124-93
PAGE 4
The Hazard Land indication shall be primarily for the
preservation and conservation of the natural land and/or
environment. The extent and exact location of the Hazard
Lands shall be identified in the zoning by-law in accordance
with detailed floodline, soil and contour mapping in
consultation with C.L.O.C.A. The land proposed for
development does not encroach into the hazard land which is
currently zoned "Environmental Protection (EP)". The subject
zoning by-law amendment application does not propose to rezone
any part of the "EP" lands, however, should this application
be approved the zone schedule may be adjusted to more
accurately reflect the hazard land area as approved by the
Conservation Authority.
7 ZONING
7.1 The current zoning on the subject property is "Agricultural
Exception (A-9)" and "Environmental Protection (EP)". Said
zones would not permit the development of said proposal, hence
the application for rezoning.
8 AGENCY COMMENTS
8.1
In accordance with departmental procedure the subject
application was circulated to a number of agencies and
departments for comment. As of the writing of this report,
comments remain outstanding from the majority of the
circulated agencies.
8.2 Comments from the Fire Department advised that the temporary
access is acceptable subject to conditions. spatial
separation between buildings and fire access.must conform with
the ontario Building Code. It was further recommended that an
'emergency' access be provide to the south portion of the
development until such time a permanent access is established.
. . .5
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REPORT NO.: PD-124-93
PAGE 5
The temporary access should be used as the 'emergency' access
at such time a permanent access to Longworth Avenue is
established.
8.3 Ministry of Culture, Tourism and Recreation have reviewed the
application for impacts to cultural heritage resources. Their
analysis concluded that archaeological assessment of the lands
south of the watercourse be carried out prior to any further
disturbance of the lands. The assessment must be undertaken
by a consultant licensed pursuant to the ontario Heritage Act.
9 STAFF COMMENTS
9.1 The applicant is proposing to develop the subject lands for a
total of 85 stacked townhouse units. The proposed development
would appear to be in conformity with both the regional plans
as well as the local official plan.
9.2 The applicant's agent has met with staff a couple of times do
deal with issues of Building Code and Fire Code compliance as
well as future access to the site from Longworth Avenue.
Information on noise attenuation of future traffic on Mearns
Ave. and C.P.R. must be submitted prior to a final report on
the subject applications.
10
10.1
CONCLUSION
The purpose of this report is to facilitate the Public meeting
as required by the Planning Act, to provide Committee and
Council with some background on the application submitted and
for Staff to indicate issues or area of concern regarding the
subject application, if any. It is recommended the
application be referred back to Staff for further processing
and subsequent report upon resolution of issues and receipt of
all outstanding comments and required revisions.
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REPORT NO.: PD-124-93
PAGE 6
Respectfully submitted,
d r-~~ ~
Franklin Wu, M.C.I.P.
Director of Planning
and Development
CP*FW*cc
*Attach
13 September 1993
Attachment No. 1
Attachment No. 2
Key Map
site Plan
Interested parties to be notified of Council and Committee's
decision:
Valdor Engineering Inc.
1206 Centre Street
THORNHILL, ontario L4J 3M9
824060 ontario Limited
40 Bradwick Drive, unit 22
CONCORD, ontario L4K 1K4
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ATTACHMENT #2