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HomeMy WebLinkAbout75-132REPORT N0, 112 ZONING APPLICATION FOR SOUTHEAST BUILDING CORPORATION BACKGROUND: On December 39 1974, an application was submitted for rezoning of Block E of Plan 702 to permit the construction of two apartment buildings on the northeast corner of Quinn Drive and Waverly Road in Bowmanville. These two buildings were to be eight storeys high and would have contained a total of 120 apartment. The ground floor of one of these was to contain 7500 square feet of convenience commercial floor space. Staff recommended that the proposal be approved in pri- nciple, subject to conformance with several stated design criteria. A delegation of local residents appeared at the Planning Advisory Committee meeting to voice their opposition to a high density resi- dential development on the site. Because of this opposition, the matter was tabled. PURPOSE OF APPLICATION: On April 39 19759 a new application was submitted. This appli- cation requested the rezoning of Block E, Plan 702. to permit the construction of a lower density residential -commercial development. The applicant proposes to build a 2 storey building with convenience commercial outlets and offices on 649500 square feet of Block E abut- ting Waverly Road. A 20 unit townhouse development is proposed for the remaining 53.100 square feet. - 2 - OFFICIAL PLAN PROVISIONS: 1. The Interim District Plan - designates the site Urban Residential. This designation permits limited medium density residential dev- elopment and "a limited amount of local commercial uses serving the day-to-day needs of the immediate neighbourhood". Since the proposed townhouse development does not exceed the maximum den- sity of 18 dwelling units per net acre articulated in the plan and the commercial component is neighbourhood oriented, it appears to conform to these provisions. 2. T e Bowmanville_Official Plan - Since final approval of the Int- erim District Plan by the Ministry has not yet been obtained, the provisions of the former Bowmanville OfficialPlan must still be considered. This plan designated the area Low Density Residential. This designation permits the development of single family detached and semi-detached dwellings. It also permits "a limited amount of greater density residential development" and "a limited amount of commercial development of a local convenience nature serving the day-to-day needs of neighbourhood residents". Although the wording is vague, it would appear that the town- houses and commercial development proposed for this site conform to the requirements articulated in this plan. ZONING PROVISIONS: 1. The Bowmanville Zoning By-law - designates the site Local Commer- cial permitting convenience stores not. exceeding 1500 square feet in area. The applicant has requested that a portion of the site - 3 - be zoned RM1. The townhouse development proposed for this p � p portion of the site conforms to the requirements for this zone. 2. The Porposed Town of Newcastle Zoning By-law - suggests a Local commercial zoning for the subject site. The commercial component of this proposed development conforms with the zone provisions. The provisions of the RM1 zone would allow the townhouse develop- ment. CIRCULATION OF APPLICATION: The application was circulated to the following agencies for their comment. 1. Durham Regional Police 2. Northumberland and Newcastle Board of Education 3. Peterborough -Victoria -Northumberland and Newcastle Separate School Board 4. Durham Works Department 5. Bell Canada 6. Bowmanville Public Utilities Commission 7. Newcastle Works Department 8. Newcastle Building Department 9. Newcastle Fire Department The following agencies did not reply and were assumed to have no comments. 1. Bell Cwnada The comments received from the other agencies have been summarized as follows. - 4 - 1. The Durham Regional Police advised that they have not adverse comments to make on this proposal. 2. The Northumberland_and Newcastle Board of Education expressed concern that the application creates a heavy concentration almost next door to the site set aside for school purposes. 3. The Peterborough�Victoria-Northiimberland and _Newcastle ed that they had no object 4. The Durham Works Department advised that there is suffic- ient water capacity to accommodate this development. Mr. Goad mentioned that although there is adequate sewage capa- city for the proposal, the development will not be connected to the sewer main until the pumping station on the Baseline Road is complete. However, he stated that this station will be completed before the site is ready for development. 5. The Bowmanville Pl:.blic Utilities Commission advised that they had no objections to the proposal. 6. The Newcastle Works Department advised that they had no objections to the proposal. 7. The Newcastle Building Department advised that they had no comment on the rezoning as required. 8. The N.swcastle Fire Department advised that the proposal complied with their list of requirements. COMMENT: The Northumberland and Newcastle Board of Education expressed concern over the "concentration"of development almost next door "to the school site. However, since this development contains only 20 units, it would not significantly alter school requirements in the neighbourhood. It should be noted that this development is separ- ated from the school by Quinn Drive and by a fairly large park. The townhouses will be adequately serviced end will have access to stores, schools and open space. The density is within the limits suggested by the Interim District Plan. C - 5 - COMMENT- (continued).... The commercial component is primarily geared to its immediate neighbourhood, generating mainly pedestrian traffic. As a result, there should be no significant change in local traffic patterns. For these reasons, it is recommended that the application be approved in principle, subject to conformity with the provisions of the new zoning by-law for the uses intended, provided that the applicant enters into a development agreement with the Town of Newcastle.Zone Provisions. RM1 ZONE Permitted Uses - a row dwelling unit 1. Minimum Lot Area 2400 square feet 2. Minimum Lot Frontage Corner Lot - 45 feet Other Lot - 20 feet 3. Maximum Density 18 dwelling units per acre 4. Minimum Front Yard Depth 25 feet 5. Minimum Exterior Side Yard Width 25 feet 6. Minimum Interior Side Yard Width 15 feet 7. Minimum Rear Yard Depth 33 feet 8. Minimum Dwelling Unit Area 900 square feet 9. Minimum Landscaped Open Space 30% 10. Maximum Lot Coverage 30% 11. Maximum Height of Buildings 3 Storeys 12. Maximum Number of Dwelling Units Per Lot 1 only 13. Access to Improved Street 14. Parking Requirements 1.5 spaces per unit - 6 - 15. Underground Parking is permitted if it does not lie within the Street Allowance 16. Access to Parking Areas requires a driveway not less than 10 feet but not exceeding 30 feet li. Minimum Distance Between Driveways 25 feet 18. Minimum Distance Separating a Driveway from the Street Inter- section 50 feet 19. Minimum Distance between Driveway and Side Lot Line 4 feet 20. Minimum Setback 58 feet ZONE PROVISIONS LOCAL COMMERCIAL ZONE: 1. Minimum Lot Area 2. Minimum Lot Frontage 3. Minimum Front Yard Depth 4. Minimum Exterior Side Yard Width 5. Minimum Interior Side Yard Width 6. Minimum Rear Yard Depth 7. Maximum Gross Floor Area 8. Maximum Height of Buildings 9. Loading Space Requirements: NUMBER LOCATION ACCESS - 10. Parking Requirements: NUMBER 10,000 square feet 75 feet 45 feet 45 feet 25 feet 35 feet 1500 square feet per store 2 Storeys 3 spaces At least 60 feet from Street Line Driveway of at least 12 feet 1 space for each 200 square feet of commercial or office floor space 7 - 10. (continued)..... ACCESS - Driveway of 10 to 30 feet in width 11. Driveways: LOCATION - At least 50 feet from intersection 4 feet from side lot line MAXIMUM NUMBER - 4 12. A Planting Strip is Required-. Minimum Width - 10 feet 13. Maximum Setback 78 feet 14. Minimum Separation from Residential Zone 15 feet 15. Vegetation in Sight Triangle not to exceed 3 1/2 feet Respectfully submitted9 George F. Howden9 Planning Director.