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HomeMy WebLinkAboutPSD-019-20Clarington Staff 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: June 8, 2020 Report Number: PSD-019-20 Submitted By: Faye Langmaid, Acting Director of Planning Services Reviewed By: Andrew C. Allison, CAO Resolution#: PD-084-20, C-286-20, C-289-20 File Number: ZBA 2017-0037 By-law Number: Report Subject: Applications by Kaleido Corporation (formerly Landmark -Newcastle Limited) to amend Zoning By-law 84-63 to permit a 15 unit townhouse development at the south-east corner of Mill Street and Robert Street in Newcastle. Recommendations: 1. That Report PSD-019-20 be received; 2. That the application to amend the Zoning By-law submitted by Kaleido Corporation be approved and the Zoning By-law Amendment contained in Attachment 1 to Report PSD-019-20, be passed; 3. That once requirements for removal of the (H) Holding Symbol, as outlined in the policies of the Clarington Official Plan are satisfied, a By-law authorizing the removal of the (H) Holding Symbol be forwarded to Council for approval; 4. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD- 019-20 and Council's decision; and 5. That all interested parties listed in Report PSD-019-20 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-019-20 Report Overview Page 2 This report recommends the approval for a Zoning By-law Amendment application, submitted by Landmark -Newcastle Limited, now known as Kaleido Corporation. The application would permit a 15-unit townhouse standard condominium development with a private lane, water metre building and visitor parking at the south-east corner of Mill Street and Robert Street in Newcastle. 1. Application Details 1.1 Owner/Applicant: Kaleido Corporation (formerly Landmark -Newcastle Limited) 1.2 Agent: Mike Pettigrew, The Biglieri Group Ltd. 1.3 Proposal: To rezone the lands at 403 and 415 Mill Street South from "Urban Residential Type One (R1) Zone" and "Holding — Urban Residential Type One ((H)R1) Zone" to Holding — Urban Residential Exception ((H)R3-60) that would permit the proposed townhouse development. 1.4 Area: 0.38 hectares (0.95 acres) 1.5 Location: 403 and 415 Mill Street South, Newcastle 1.6 Roll Numbers: 181703011009100 181703011009101 1.7 Within Built Boundary: Yes 2. Background 2.1 The applicants submitted Zoning By-law Amendment and Site Plan applications on October 20, 2017. The applications sought the creation of 22 townhouse dwelling units, 15 fronting onto Mill Street South, accessed at the rear by a private lane, and 7 standard townhouses fronting onto the private lane. The development is proposed to be a standard condominium and would contain a water metering building located near the entrance to the site along Robert Street East, a community mailbox and 4 visitor parking spaces. 2.2 A statutory public meeting was held on February 20, 2018. Comments received from the public are discussed in Section 7 of this report. After the public meeting several comments were received from agencies. Municipality of Clarington Page 3 Report PSD-019-20 2.3 Since the public meeting the applicant has provided revised concepts and submissions to address agency and public comments received. The current submission proposes 15 townhouse dwellings, 9 fronting onto Mill Street South and 6 townhouse dwellings along the south of the property, all accessed from a private lane. :'2017-0037 cEZ73 Buddings Entryway Water Meter Building Property Boundary -------- =-------------- ROPER-T- STREET-EAS-T-------------- , G N u� ' oC ' tA , J------------------- ILA , t Figure 1: Revised 15 townhouse proposal with a private lane 2.4 The proposed units would be three storeys in height with garage doors facing the private lane. The proposed units are all three bedrooms with a total floor area of approximately 1,800 square feet. Municipality of Clarington Page 4 Report PSD-019-20 2.5 The applicant has submitted the following studies in support of the applications which are reviewed in Section 8 of this report: • Planning Justification Report; • Traffic Impact Study; • Functional Servicing and Stormwater Management Report; • Noise Impact Study; and • Phase One Environmental Site Assessment. 3. Land Characteristics and Surrounding Land Uses 3.1 The subject lands consist of two parcels, 403 and 415 Mill Street South. 403 Mill Street South has an existing one and a half storey single detached dwelling with accessory buildings in the east side yard. All the buildings would be removed to accommodate the proposed development. 415 Mill Street South is currently vacant. The grade of the existing lands slopes to the south-east and is significantly lower than Mill Street and Robert Street at the south end of the property. ■ E- Ti�E eA W J [%1 J ' Subject Site k.. ------------- ZBA 2017-0037 • SPA 2017-0047 Figure 2: Aerial map showing location of subject lands Municipality of Clarington Report PSD-019-20 Page 5 3.2 The subject lands are approximately 600 metres south of King Avenue, Newcastle's Main Street immediately abutting the north side of Highway 401. The surrounding uses are as follows: North — Single Detached Dwellings South — Highway 401 East — Single Detached Dwellings West — Single Detached Dwellings, Funeral Home and an Office Building 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement encourages planning authorities to create healthy, livable and safe communities by accommodating an appropriate range and mix of housing types and development patterns. Planning authorities are encouraged to promote opportunities for intensification and redevelopment in a compact form where it can be accommodated considering the availability of suitable existing infrastructure. The proposal conforms to the Provincial Policy Statement. Growth Plan 4.2 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Newcastle Urban Area. Municipalities are encouraged to create complete communities including offering a mix of housing options. 4.3 The subject lands are within the built-up area and will contribute to the Municipality's target of achieving a minimum of 32% of all new residential units annually within the built- up area. The proposal conforms to the Provincial Growth Plan. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the lands as Living Areas. Living Areas permit the development of communities that incorporate the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Higher densities, through intensification and redeveloping existing areas, particularly along arterial roads is encouraged. Municipality of Clarington Report PSD-019-20 Page 6 5.2 The Durham Region Official Plan designates Mill Street South as a Type B Arterial Road. The proposal conforms with the Durham Region Official Plan. Clarington Official Plan 5.3 The Clarington Official Plan designates the subject lands Urban Residential. The Urban Residential designation is predominately intended for housing purposes. A variety of densities, tenure and housing types are encouraged. The lands are within the Built Boundary. The proposal would contribute towards Clarington's target of 32% of all new residential units being developed within the Built Boundary. 5.4 The subject lands are located at the edge of a neighbourhood adjacent to an arterial road and requires a minimum density of 19 units per hectare. Multiple ground related dwelling types are encouraged in urban areas, including townhouses with a maximum of three storeys, adjacent to arterial roads. 5.5 New development and redevelopment in existing neighbourhoods must be designed to respect and not negatively impact the physical character of the established neighbourhood. 5.6 The Clarington Official Plan designates Mill Street South a Type B Arterial Road. The Official Plan requires a minimum density of 19 units per hectare and permits townhouses of up to three storeys at edges of neighbourhoods adjacent to arterial roads. The proposed development will have a density of 39 units per hectare. The proposal conforms to the Clarington Official Plan. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands "Urban Residential Type One (R1) Zone" and "Holding — Urban Residential Type One ((H)R1) Zone". The R1 zone permits single and semi-detached dwellings. Townhouses are not permitted in the R1 zone. 6.2 A Zoning By-law Amendment is required to zone the subject lands to permit the proposed townhouse development. A site -specific zone that would implement the provisions for the development has been proposed as contained in Attachment 1. A holding symbol has been included in the proposed zoning by-law amendment for the property until Site Plan Approval is granted. Once all the conditions of Site Plan Approval have been fulfilled a by-law will be forwarded to Council to remove the holding symbol. Municipality of Clarington Report PSD-019-20 7. Public Submissions Page 7 7.1 A statutory public meeting was held on February 20, 2018. The concerns raised during the meeting and in correspondence received by staff include the following: • Don't believe the proposal fits the existing neighbourhood. The unit type (townhouses), height, and impacts on the neighbours; • Concerns that the plan did not provide enough parking on the site for residents and visitors; • The proximity of the entrance of the private lane to the existing intersection at Mill Street South and Robert Street East is too close; • Do not want to see all garbage pickup up at one location at the entrance to the private lane; • Questions regarding the height of the proposed townhouse units; • Concerns regarding how the site will be regraded to facilitate the development proposal; • Concerns with the removal of existing trees on the site or impact on trees on neighbouring properties; • Concerns with lighting, vehicle noise, and traffic from the site. Some residents expressed concerns with traffic at the existing intersection at Robert Street and Mill Street and the existing traffic from Newcastle Public School to the east; and • The existing site is very wet, especially during the spring months, and concern the development may divert water from the subject lands onto neighbouring properties. 7.2 The proposed development introduces a different form of housing, townhouses, from what is currently present in the surrounding neighbourhood. While townhouses are a different building form, the Official Plan encourages a range of ground related housing forms, provided they do not negatively impact existing neighbourhoods. The number of units in the proposed development has been reduced by seven, which is approximately a third of the original proposal as presented at the public meeting. The 15 proposed units are located adjacent to Mill Street and at the south end of the property to provide the largest setbacks possible from the existing dwelling units to the east. The Official Plan encourages neighbourhoods to include many forms of housing choices to provide options to meet all residents needs, including current and future. Municipality of Clarington Report PSD-019-20 Page 8 7.3 The Zoning By-law requires that each townhouse dwelling provide 2 parking spaces, one of which can be in a private garage. In addition, 0.25 visitor parking spaces must be provided per unit. The proposed development has provided 30 parking spaces for the townhouse dwelling units and four visitor parking spaces, meeting the requirements of the Zoning By-law. 7.4 The private lane entrance on Robert Street is the location favoured by the road authorities, both the Ministry of Transportation and the Region of Durham. The Ministry of Transportation is the authority for Mill Street, south of the intersection and will not grant permission for an entrance on Mill Street due to the sight lines from the bridge and the proximity to on and off ramps from Highway 401. The Region of Durham is the authority for Mill Street and Robert Street intersection. The entrance is located as far from the intersection that the lands allow for, with an appropriate apron provided. Given these factors the proposed location is the best location for the lands. 7.5 The Region of Durham has confirmed that the proposed private lane meets the requirements for municipal waste pickup. Full waste collection will occur on the private lane in front of each individual unit. 7.6 The grade on the site will be altered, especially at the south end, to accommodate the proposed development. The site is required to be regraded for several reasons including servicing of water, sanitary sewer and stormwater, to allow for a new sidewalk on Mill Street and to create a stronger streetscape. Currently, the subject lands are much lower than Mill Street and the Highway 401 off -ramp (see figure 3). The current grade also slopes to the south, leaving the lands at the south end of the site lower than the grade of Robert Street. In order to provide services, the grading must be brought up to meet Robert Street and Mill Street. 7.7 The townhouses dwellings are proposed to be three storeys in height but will be developed within the 10.5 metre height limitations that apply to the surrounding properties. The grade on the site will be increased as outlined previously to facilitate the development, specifically at the south. The applicants have also attempted to provide a transitioned elevation on the furthest most east townhouse unit. This transition will include less windows and lower roof pitches to limit the appearance at the south east end of the property (see Figure 5 in section 11 of this report). The elevations are subject to approval through the site plan approval process. Municipality of Clarington Page 9 Report PSD-019-20 Figure 3: Existing grade of subject lands in relation to Highway 401 Off -ramp and Mill Street 7.8 The increase in grade will result in a retaining wall for the proposed development with the existing residential properties on the low side of the wall. Based on preliminary grading information, the retaining wall will be 1.6 metres (just under five and a half feet) tall at the highest point. The applicant has proposed a new chain link fence for the proposed development. For condominium developments Clarington generally requires board on board privacy fencing through site plan. The location of the fencing, on the low side of the retaining wall or on top of the retaining wall, will be reviewed as part of the site plan review. 7.9 The applicants have provided a tree inventory and planting plan in support of the applications. The development will result in the removal of several trees on the subject lands. Staff have identified to the applicant that trees on adjacent properties must be protected during construction and a safety protection plan, including tree protection hoarding, will be required as part of site plan approval. Municipality of Clarington Page 10 Report PSD-019-20 7.10 The development will generate an increase in activity, both pedestrian and vehicular, on the property. Any redevelopment on the lands beyond a single detached dwelling will have an impact in this way. The traffic impact study submitted, discussed in Section 8 of this report, concluded the proposed development will not have an adverse impact on the existing local road network. The Ministry of Transportation, Region of Durham and Clarington staff have all reviewed the study and are satisfied with its conclusions. 7.11 The subject land currently receives a portion of the stormwater from Mill Street as well as the stormwater from the site. Currently, the stormwater flows uncontrolled from the north-west portion of the lands to the south-east. There is an existing drop curb on Mill Street that directs stormwater through this property to the ditch at the south end of the property on the Highway 401 right-of-way (see figure 4). The proposed development will regrade the property and provide new stormwater sewers for the current run off from Mill Street. The stormwater will be controlled by on site storage tanks with release over time from the south-west of the property into the ditch in the Highway 401 corridor. This approach is designed to address the existing wetness of the property and prevent the existing situation where the stormwater is sheet flowing onto adjacent properties. Figure 4: Existing stormwater existing Mill Street and proceeding through subject lands Municipality of Clarington Report PSD-019-20 8. Studies Planning Justification Report Page 11 8.1 A Planning Justification Report was submitted in support of the applications. The report concludes that the proposed residential development is consistent with Provincial, Regional and Municipal planning policies. 8.2 The report surmises the development will create a compact form of development that utilizes existing services and will help support future transit services in the community. The report identifies that the proposal will introduce an additional housing form to the neighbourhood without negatively impacting the existing neighbourhood. The report further concludes that vehicular traffic from the development will be minimal on the surrounding neighbourhood given the sites location adjacent to Highway 401 and Mill Street. Functional Servicing and Stormwater Management Report 8.3 A Functional Servicing and Stormwater Management Report was submitted in support of the applications. The report provides the details of how the proposed development can be serviced (water, sanitary and storm) from existing and new infrastructure. 8.4 The development will be serviced from existing water and sanitary services on Robert Street. The stormwater on the subject lands, and a portion of the stormwater from Mill Street, currently sheet flows from the north-west of the property to the south-east and into the ditch along the Highway 401 corridor. As part of the development the stormwater will be captured in new underground storage tanks and upgraded storm sewers installed under the new sidewalk along Mill Street to control the rate of stormwater discharge. This is designed to improve the overall stormwater management from the existing situation. Traffic Impact Study 8.5 A Traffic Impact study was submitted in support of the applications. The report concludes that the proposed development will not cause any operational issues to the existing local and regional roadway network. Noise Impact Study 8.6 A Noise Impact Study was submitted in support of the applications. The report concludes that warning clauses will be required for all units. In addition, all units must be equipped with central air conditioning and upgraded building materials to mitigate the noise and to meet the Ministry of Environment Conservation and Parks noise guidelines. 8.7 The Region of Durham requires that the applicant revise the report prior to finalizing the warning clauses and building material upgrade requirements as they have requested Municipality of Clarington Report PSD-019-20 Page 12 clarification on some of the noise source information. The report must be finalized prior to site plan approval with the appropriate clauses included in the site plan agreement and purchase and sale agreements. 8.8 Noise fencing will be required on the south side of the property adjacent to the Highway 401 off -ramp. The applicant's acoustical engineer is currently completing the final details of the noise fencing design. It is anticipated that a total height of approximately 2.75 metres will be required to mitigate noise to the required levels. The design can include a mixture of berm and fencing to achieve this height. The final details will be required prior to site plan approval. Phase One Environmental Site Assessment 8.9 A Phase One Environmental Site Assessment was submitted in support of the applications. The report concludes that there is no indication of Area's of Potential Environmental Concerns on the property. The report noted that a designated substances survey should be performed in accordance with Ministry of Labour regulations prior to the demolition of the existing dwelling at 403 Mill Street due to the potential for asbestos, lead paints and other substances. 8.10 The report is required to be revised to be in accordance with the regulations of Ontario Regulation 153/04. Should any concerns be identified in the revised report a Record of Site Condition may be required. The report and any revised conditions should they be required will be addressed through the Site Plan Approval. 9. Agency Comments Durham Region 9.1 Durham Region Planning, and Works and Transportation Departments have no objections to the Zoning By-law Amendment application. The Region has identified items that must be addressed prior to Site Plan Approval. 9.2 The Region is working with the applicant's acoustical engineer to revise the noise report to identify the final noise fencing detail requirements on the south end of the property. The Region also requires the Phase One Environmental Site Assessment to be updated and completed to meet Ontario Regulation 153/04. Regional Works continues to work with the applicant to finalise the detailed design of the stormwater management for the proposed development, specifically the new storm sewers adjacent to Mill Street. 9.3 The Region has confirmed that the proposed private laneway meets their requirements for municipal waste collection. Municipality of Clarington Report PSD-019-20 Ganaraska Region Conservation Authority Page 13 9.4 Ganaraska Region Conservation Authority have no objections to the Zoning By-law Amendment application. They have identified some concerns with the detailed design of the stormwater management infrastructure. They have requested the applicant provide additional information on the detailed design of the stormwater system. The detailed design concerns must be addressed prior to Site Plan Approval. Ministry of Transportation 9.5 The Ministry of Transportation has no objections to the applications. The Ministry has accepted a reduction in the typical setback along Mill St. as shown on the applicants site plan. The typical setback will be maintained at the south end of the property adjacent to the existing off -ramp. Other Agencies 9.6 Enbridge, Rogers, Elexicon, the Kawartha Pine Ridge District School Board and Canada Post has no objections to the applications subject to site plan conditions. 10. Departmental Comments Engineering Services Department 10.1 The Engineering Services Department has no objections to the approval of the rezoning application. The Engineering Department requires some additional modifications to the stormwater management infrastructure which will be addressed through site plan approval. The Engineering Services Department has reviewed the proposed new sidewalk in front of the units fronting onto Mill Street. The new sidewalk will be required to align with adjacent sidewalks connecting to the Robert and Mills Street intersection and the applicant will be responsible for any upgrades to facilitate those connections. Fire and Emergency Services Department 10.2 The Fire and Emergency Services Department had no objections to the approval of the application. Comments were provided regarding no parking signage for the private laneway and fire hydrants on site. These comments will be implemented through the Site Plan Approval process. Accessibility Committee 10.3 The Accessibility Committee made several recommendations to increase accessibility within the units and throughout the site. Comments included ensuring there is interna pedestrian pathways or sidewalks and a recommendation that the accessible visitor parking space be more centrally located on the site if possible. The Ontario Building Municipality of Clarington Report PSD-019-20 Page 14 Code outlines the requirements for the individual units, although builders can exceed minimum requirements to make units more accessible. Operations Department 10.4 The Operations Department has no objection to the approval of the application. Building Division 10.5 The Building Division has no objection to the approval of the application. 11. Discussion 11.1 The applicants have revised the original application and reduced the number of proposed townhouse units from 22 to 15. The existing neighbourhood is predominately single detached dwellings that have developed over many decades. The neighbourhood consists of large lots on Mill Street, some of which were built in the 1800s, and more moderate lots on Beaver and Robert Street that were developed mainly during the mid 1900s. The existing single detached dwellings are a mix of bungalow, one and a half storey and two storey dwellings. There is no definitative character of the existing neighbourhood when looking at building setbacks and lot size. 11.2 The Clarington Official Plan strives to achieve many goals through various policies for residential neighbourhoods including: density targets, providing housing options in building forms, creating sustainable and walkable neighbourhoods, efficiently utilizing services and ensuring new development is compatible and does not negatively impact existing neighbourhoods. The polices must be read as a whole in order to achieve a complete vision for residential areas. 11.3 The proposed development achieves many of the policies of the Clarington Official Plan. The proposal meets the density requirements and contributes to development within the built boundary, introduces a new alternative building form in the neighbourhood that the Official Plan envisions on arterial roads, and efficiently utilizes existing services and would improve the existing stormwater infrastructure. The proposal introduces a higher density and a building form that contributes to a transit supportive neighbourhood. 11.4 The Official Plan also requires new development in established neighbourhoods be designed to respect and reinforce the physical character and have regard for the existing height, setbacks, etc. The goal of the policy is to ensure that new development is generally compatible and can integrate into and coexist with the existing neighbourhood. If repetition of what currently existed within neighbourhoods was all that was permitted then intensification and providing additional housing forms could not be achieved. Municipality of Clarington Page 15 Report PSD-019-20 11.5 The proposed development does not replicate the form of the existing neighbourhood but minimizes impacts on adjacent properties in a number of ways. The dwellings are located to frame Mill Street and provide as much setback from the existing surrounding dwellings as possible. The dwellings fronting on Mill Street are approximately 14 metres from the property to the east at the closest point. The dwellings at the south have a setback of just over 3 metres. This is located adjacent to the rear yard of the dwellings on Beaver Street which are setback between 12 and 20 metres from the rear property line. These additional measures help minimize the visual impact of the new units on the existing neighbours, specifically to the east where the grade will be increased the most. The eastern most unit has been designed at a lower height with limited windows on the east elevation to better transition between the new development and existing residential. Figure 5: Proposed elevation of south block of townhouses to be finalized through Site Plan approval process 11.6 The access to the private lane is from a local road, Robert Street, and is located as far as possible from the existing intersection at Mill Street. There are major concerns and limitations with access from Mill Street due to the Highway 401 interchange and the elevations and sight lines caused by the bridge over Highway 401. The Ministry of Transportation, the Region of Durham and Clarington Engineering staff have reviewed the Traffic Impact Study submitted with the application. All the agencies are satisfied that the proposed develop will not negatively impact the existing street network and support the location of the entrance. 11.7 Clarington's amenity space guidelines do not require a formal amenity space for developments under sixteen units, although it is encouraged. The proposed townhouses include nine dual frontage units, fronting onto Mill Street North and the private lane, and six units that front onto the private lane. All the units will have a small amenity deck above the garage to allow space for air conditioner units and use by the residents. The six units that front onto the private lane will also have space at the rear of their units for backyards. Despite not having a formal amenity space there is a significant amount of open space on the site, within the required Ministry of Transportation setbacks, to allow for unprogrammed amenity opportunities. Newcastle Public School and a municipal park are also less than 100 metres to the east which has Municipality of Clarington Report PSD-019-20 Page 16 sports fields and play equipment residents of the new development can take advantage of outside school hours. 11.8 The development on the site would result in new stormwater management to handle the water that is currently sheet flowing from Mill Street to the ditch along Highway 401. This new infrastructure, which includes an underground storage tank on the lands to control the rate stormwater is released, is designed to reduce the amount of water flowing through and standing water on the site and adjacent properties. The new infrastructure will address the erosion occurring in the ditch along Highway 401. 11.9 As identified in Section 6 of this report the zoning would be approved with a holding symbol. Several site plan approval details continue to require additional work. Once those details have been addressed to staff and agency satisfaction a by-law would be brought forward to remove the holding on the zoning. 12. Concurrence Not Applicable. 13. Conclusion 13.1 It is respectfully recommended that in consideration of all agency, staff and resident comments that the application to amend Zoning By-law 84-63 to permit a 15 unit townhouse condominium development with a private lane at the south-east corner of Mill Street and Robert Street in Newcastle be approved as contained in Attachment 1 of this report. Staff Contact: Brandon Weiler, Planner, 905-623-3379 x 2424 or bweiler@clarington.net. Attachments: Attachment 1 — Zoning By -Law Amendment Interested Parties: List of Interested Parties available from Department. Attachment 1 to Report PSD-019-20 Corporation of the Municipality of Clarington By-law Number 2020- 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 ZBA2017-0037; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.6.60 as follows: "14.6.60 Urban Residential Exception (R3-60) Zone Notwithstanding Sections 3.1.g. iv., 14.1. a., b., 14.4 a., c., g., h., those lands zoned R3-60 on the schedules to this By-law shall only be used for Linked Townhouse Dwellings. a. Dwelling Units (maximum) 15 b. Yard Requirements (minimum) i. Front Yard 3.0 metres ii. Exterior Side Yard 2.5 metres iii. Interior Side Yard 3.0 metres iv. Rear Yard 18.0 metres C. Building Height 10.5 metres d. Special Yard Regulations Steps may project into the required exterior side yard, but in no instance shall the exterior side yard be reduced below 1.2 metres. e. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metres f. No parking space shall be located in any front or exterior side yard. g. The maximum number of attached link townhouse units shall be six (6). Link townhouse blocks must be separated by a minimum of 1.2 metres between walls. 2. Schedule `5' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Urban Residential Type One (R1) Zone" and "Holding — Urban Residential Type One ((H)R1) Zone" to "Holding - Urban Residential Exception ((H)R3-60) 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 and 36 of the Planning Act. By -Law passed in open session this day of .2020 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk This is Schedule "A" to By-law 2020- , passed this day of , 2020 A.D. 373 0 386 373 00 e M 01 400 07 412 15 41 426 429 ' 438 437 450 � 0 d - Zoning Change From "(H)RI" To "(H)R3-60" I�.�rl �U=`�' - Zoning Change From "R1" To "(H)R3-60" Newcastle Village • ZBA 2017-0037 • Schedule 5 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk