HomeMy WebLinkAboutPD-9-95 / THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: DEV94063.GPA XT( A MAXX
REPORT
P U B L I C M E E T I N G
Meeting: General Purpose and Administration Committee File# TD .D,,)3 f-A .ot--3
Date: Monday, February 6, 1995 Res. #(:) 18 - G l-9 5
Report#:
PD-9-95 File #: DEV 94-063 By-Law#
Subject: REZONING AND SITE PLAN APPLICATION - 1100719 ONTARIO INC.
PART LOT 12, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: DEV 94-063
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-9-95 be received;
2 . THAT the application to amend the Comprehensive Zoning By-Law
84-63 of the former Town of Newcastle submitted by 1100719
Ontario Inc. be referred back to Staff for further processing
and preparation of a report subsequent pending receipt of all
outstanding comments; 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: 1100719 Ontario Inc.
1. 2 Agent: Same as applicant
1. 3 Rezoning: From "Holding - General Commercial Exception
( (H) C1-8) Zone" to an appropriate residential
zone to permit the proposed use
1. 4 Proposal: To develop a three storey 60 unit
singles/seniors dwelling with a seniors' drop-
in centre
1. 5 Site Area: 0. 503 hectares (1. 24 acres)
2. LOCATION
2 . 1 The subject lands are located on a 0. 503 hectare parcel on the
southeast corner of Temperance and Wellington Streets at 63
Temperance Street in Bowmanville. The property in legal terms
is known as Part Lot 12 , Concession 1 in the former Town of
Bowmanville. 01 . . . . 2 ELL
RECYCLED ECY1CLE
THIS1 PRIMED M RECYCLED PAPER
REPORT NO. PD-9-95 PAGE 2
3. BACKGROUND
3 . 1 On December 8, 1994, 1100719 Ontario Inc. filed an application
with the Municipality of Clarington to amend the Comprehensive
Zoning By-Law 84-63 of the former Town of Newcastle. The
purpose of the application is to change the current zoning
from "Holding - General Commercial Exception ( (H) C1-8) " to a
appropriate zone permitting the development of a three storey
60 unit singles/seniors dwelling with a seniors' drop-in
centre.
3 . 2 The history of this property dates back to 1989 when Jayson B.
Schwarz submitted applications on behalf of Specialty Paper
Products Limited for an official plan amendment, rezoning and
site plan approval to permit a mixed-use development.
Although the official plan amendment and rezoning applications
received the necessary approvals, By-Law 90-44 was referred to
the Ontario Municipal Board by adjacent landowners for a
variety of reasons including traffic and parking concerns,
servicing concerns and viability of the permitted commercial
floorspace. However, the appeals were withdrawn and the
Ontario Municipal Board subsequently approved By-Law 90-44
which permitted 21 apartment units and 2 , 323 m2 of retail,
business, office and personal service uses. However, the
applicant never obtained full site plan approval and the
property has been vacant since that time.
4. EXISTING AND SURROUNDING USES
4 . 1 Existing Uses: Vacant land
4 . 2 Surrounding Uses:
East: Residential
North: Residential
West: Library and residential
South: Residential, church, court house complex
I
and municipal parking lot j
3
502 . . . .
I
REPORT NO. PD-9-95 PAGE 3
S. OFFICIAL PLAN POLICIES
5. 1 Within the existing 1991 Durham Region Official Plan, the
subject lands are designated "Main Central Area" . These areas
shall be the main concentrations of urban activities providing
a fully integrated array of community, office, commercial,
recreational and residential uses. In addition, features
including direct pedestrian access, provision of screened or
underground parking and urban design and architectural
treatment shall be prime considerations for development. The
application appears to conform with the relevant policies.
5. 2 The subject lands are designated "Main Central Area -
Predominant Use Areas: Commercial" within the Official Plan of
the former Town of Newcastle through Official Plan Amendment
#36. The application appears to conform with the relevant
policies.
6. ZONING BY-LAW CONFORMITY
6. 1 The subject lands are currently zoned "Holding - General
Commercial Exception ( (H) C1-8) Zone" . This zone permits a
residential apartment building with a maximum density of 42
units per hectare as well as 2 ,200 m2 of retail, business,
office and personal service uses. Other provisions include
building setback, parking and lot coverage requirements
specific to the previous application. As the proposed
development does not meet the site specific requirements of
the zoning by-law, the applicant has applied to amend the
zoning by-law accordingly to facilitate the development.
7. PUBLIC NOTICE AND SUBMISSION
7. 1 Pursuant to Council's resolution of July 26, 1982 and
requirements of the Planning Act, R. S.O. 1990, the appropriate
signage acknowledging the application was erected on the
subject lands. The required notice was mailed to each
landowner within the prescribed distance.
. 4
REPORT NO. PD-9-95 PAGE 4
7 . 2 As of the writing of this report, no written submissions have
been received. However, approximately 10 general telephone
inquiries and counter inquiries relating to the proposed
development has been received. No negative comments have been
noted by area residents.
8. AGENCY COMMENTS
8 . 1 The application was circulated to solicit comments from other
relevant agencies.
8 . 2 Comments indicating no objections have been received from the
following agencies:
• Municipality of Clarington Fire Department
8 . 3 The Municipality of Clarington Building Department has no
objections to the proposal subject to the following
considerations:
• an appropriate turning radius for the main fire access
route must be provided on both sides of the entrance from
Wellington Street; and,
• the percentage of wall openings in the south elevation
exceeds the maximum permitted for a limiting distance of
4 . 5 m.
The project architect has already incorporated these changes
into a revised site plan.
8.4 The Municipality of Clarington Community Services Department
has no objections to the proposal provided that the parkland
dedication is provided as cash-in-lieu on the basis of 1. 0
hectares per 300 dwelling units.
8. 5 In preliminary comments, Clarington Hydro has indicated that
additional information is required. They are dealing directly
with the applicants consultants to resolve these issues.
Final comments will subsequently be issued.
. . . . 5
04
REPORT NO. PD-9-95 PAGE 5
8 . 6 Bell Canada was circulated with the application and has
responded directly to the applicant.
I
8.7 Comments still remain outstanding from the following agencies:
Municipality of Clari.ngton Public Works
Central Lake Ontario Conservation Authority
Durham Regional Planning Department
Durham Region Public Works Department
Canada Post
9. STAFF COMMENTS
9 . 1 The Durham Region Non-Profit Housing Corporation has provided
additional information on the development (See Attachment No.
3) . The project will receive capital funding and operating
subsidies through the Ministry of Housing in accordance with
the provincial government's "jobsontario - Homes" program.
The applicant, 1100719 Ontario Inc. , is responsible for the
rezoning application and will construct the building to suit
the requirements of Durham Region Non-Profit Housing
Corporation as the eventual owner and landlord.
9 . 2 The development will consist of 60 apartment units with 48
being one-bedroom units and 12 being two-bedroom suites. The
anticipated breakdown between market rent units and rent-
geared-to-income (RGI) is 30% market rent and 70% RGI.
9 . 3 This application differs quite significantly from the previous
Schwarz proposal:
• This proposal has eliminated commercial uses which should
reduce site related traffic on Temperance and Wellington
Streets from previously anticipated levels.
• Of the 77 parking spaces provided for the development, 48
will be accommodated in an underground parking structure
with only 29 surface spaces. A total of 4 spaces are for
handicapped purposes. . . . . 6
REPORT NO. PD-9-95 PAGE 6
• The orientation of the building and proposed height have
also been changed. Although the building still fronts
along Temperance Street, the structure no longer fronts
along Wellington Street. The building height has been
reduced from four storeys to three storeys. This should
eliminate any shadow effects which might have been
experienced by residents on Wellington Street from the
previous proposal.
• The surface parking area on the south portion of the
property will be linked to the parking area on the west
side of the Court House building. In addition there will
be an enclosed walkway link between the seniors drop-in
centre in this development and the Court House building
which will also be converted to future municipal and/or
community uses.
9. 3 As the purpose of this report is to satisfy the requirements
for the Public Meeting under the Planning Act, R. S.O. 1990,
and considering the number of outstanding comments, it is
respectfully requested that this report be referred back to
Staff for further processing and the preparation of a
subsequent report.
Respectfully submitted, Reviewed by,
1�v4h P111-7-11—It
Franklin Wu, M.C. I.P. W. H. Stockwell
Director of Planning Chief Administrative
and Development Officer
RH*FW*cc
Attachment #1 - Key Map
Attachment #2 - Site Plan
Attachment #3 - Correspondence
January 30, 1995
i
REPORT NO. PD-9-95 PAGE 7
i
Interested parties to be notified of Council and Committee's
decision:
1100719 Ontario Limited Durham Non-Profit Housing Corporation
9 Woodlawn Avenue East 28A Albert Street
Toronto, Ontario Oshawa, Ont. L1H 8S5
M4T 1B9 Attn: M. L. Rypstra
Attn: Mr. Suresh Singh
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ATTACHMENT #1
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ATTACHMENT #2
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Durhfan� DURHAM REGION NO!VPROFIT HOUSING CORPORATION
1615 Dundas Stre<East(Woolco Mail)
p
Lang Tower,4th/Floor
Whitby, OntarXL1 N 21-1
Tel:(905)436-6610/686-1278
ADURHAMr Oshawa, ON Ll H 81,35 Fax(905)436-5361
HOUSING
ATTACHMENT 3
January 20, 1995 Z
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Mr. Richard Holy
AR nTo'
Planner or I"
DEO IV T
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Municipality of Clarington PLANI-M4G 0 AB
40 Temperance Street
Bowmanville, ON Ll C 3A6
Dear Mr. Holy:
Re: Bowmanville Seniors and Singles Project
Further to your recent conversation with Bob Martindale, this will confirm that the sixty (60) unit
apartment building to be constructed at the south-east corner of Temperance Street and Wellington
Street is being developed in accordance with the provincial government's "jobsOntario - Homes"
program. This program operated under the auspices of the Ministry of Housing, provides capital
funding and operating subsidies to allow community based groups such as Durham Housing to develop
and manage assisted housing.
In this particular case, the project will be of a turnkey nature, i.e., the Jourdan Group (owner of the
subject property) will develop the project in accordance with Ministry standards and, upon completion,
turn it over to Durham Housing for management. Although Jourdan is the applicant for rezoning, the
building is being designed to suit the requirements of Durham Housing as the eventual property
owner/landlord.
Insofar as the unit mix is concerned, forty-eight (48) of the sixty (60) units will be one-bedroom
apartments and twelve (12) will be two-bedroom suites. We have enclosed for your information a
description of the special design features that will be incorporated into the building.
The anticipated breakdown between market rent units and RGI (rent-geared-to-income) units is 30%
market/70% RGI.
Should you require any further information or clarification on this project, please do not hesitate to call.
We look forward to appearing at the February 6th public hearing and answering any questions that
Councillors may have on this project.
Yours truly,
M. L. Rypstra
Acting General Manager
Enclosure 15 10
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3.1.2 PROJECT FEATURES
As noted, the profile of this proposed development is accommodation
for singles and couples within all age groups. From experience, it is
projected that the resident population would be made up of 66% one
person households and 34% two person households. To house this
population 70% of the units would be one bedroom units, with the
remaining 30% being two bedroom units. Between 5 and 10 percent
of the units would be handicapped accessible, providing totally barrier-
free accommodation.
The model for this proposal is the Corporation's Perry Terrace
apartment building at 220 Perry Street in the Town of Whitby. This
project, completed in 1992, consists of a total of 84 units (72 - 1
bedroom and 12 - 2 bedroom units). The units at this project are
highly desired by the community. During the construction of the
Perry Terrace project, a number of features were roughed-in to all
units, which would allow all units to be converted to barrier-free use.
This provision has provided the Corporation with future flexibility
ensuring that the accommodation continues to be suited to the needs
of the community. The Corporation proposes to follow this approach
in the building of the Bowmanville singles/seniors project.
Special design features to be incorporated into the project include
lower window sills so that individuals in wheelchairs have an
unimpeded view to the outside, lower electrical switches, open kitchen
for ease of movement to the living spaces, front controls on the oven
and stove, lower counters and cupboards for easy access, roll-in
shower, lockable medicine cabinet in the bathroom, etc.
It is the intention of the Corporation to produce barrier-free
accommodation which includes the widest possible range of features
to assist those with disabilities the opportunity to live independently.
SECTION 3 Bowmanville - Singles/Seniors
11
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The Corporation would also be seeking to duplicate in the
Bowmanville project the amenity areas which are provided at Perry
Terrace. These spaces have accounted for the success experienced by
the Corporation in developing and promoting a sense of community
within the development. The amenity areas provided at Perry Terrace
include: lounge/quiet room; activity room with adjoining kitchen
facilities; craft/workroom, and, outdoor patio/terrace. The residents of
Perry Terrace have organized themselves around these spaces and a
dynamic tenant association has formed. This association has
organized morning coffee clubs; evenings of cards, bingo and board
games;brunches and dinners throughout the year; and, craft seminars
and sales. By providing the appropriate set of amenity spaces the
Corporation believes that it can duplicate the extremely positive
experiences of Perry Terrace in Bowmanville. -
The Municipality of Clarington has recently had prepared a report
which assesses the feasibility of establishing a seniors activity centre
within the town. Preliminary discussions have taken place between
the Corporation and the municipality about pursuing a joint
development project which would include the seniors centre on the
ground floor of the housing development. The combining of these two
uses make considerable sense, especially given the type of location
that would be sought. (This will be discussed further in Section 3.1.3.)
The Corporation is keenly aware of the cost of operating non-profit
housing. In the design of the proposed project energy efficiency would
form an important criteria. The Corporation would be looking to
minimize water, hydro and heating costs through the following:
a installation of water saving devices in all units, e.g.,
flow restrictors, water saving shower heads and low
flow toilets
SECTION 3 Bowmanville - Singles/Seniors
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® lighting will explore opportunities to use more efficient
layout to provide better coverage at lower cost, energy
efficient lighting will be installed where practical
o insulation values throughout the building including
windows and other openings will be enhanced and;
93 a recycling program will be made, an integral portion
of the building's garbage system.
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SECTION 3 Bowmanville - Singles/Seniors
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