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Home My WebLink AboutPD-125-96THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON DN: RIDGEPIN.GPA REPORT Meeting: General Purpose and Administration Committee File 4 co c` cyC l_() Date: Monday, September 23, 1996 Res. #_ "�' Report #: PD- 125 -96 File #: DEV 90 -020 & DEV 93 -024 By -law #Z Subject: REZONING APPLICATIONS - APPLICANT: RIDGE PINE PARK INC. PART LOT 33,34 & 35, B.F. CONCESSION, FORMER TOWNSHIP OF CLARKE PART LOT 1, 2 & 3, B.F. CONCESSION, FORMER TOWNSHIP OF DARLINGTON FILE: DEV 90 -020 & DEV 93 -024 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 125 -96 be received; 2. THAT the zoning amendment application submitted by Ridge Pine Park Inc. requesting an increased density, a reduced site area and setback requirement and the inclusion of single detached dwellings as permitted uses be APPROVED; 3. THAT the attached amendment to By -law 84 -63 be APPROVED; 4. THAT all interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Ridge Pine Park Inc. 1.2 Rezoning: Zoning amendment application DEV 90 -020 proposes to amend By- law 84 -63 from Residential Mobile Home Park (RM) to the appropriate zones in order to: i) increase the permissable density from 7 units per hectare to 7.75 units per hectare Zoning amendment application DEV 93 -024 proposes to amend By- law 84 -63 from Residential Mobile Home Park (RM) to the appropriate zones in order to: i) add single detached units as a permitted use ME REPORT ., PAGE 2 ii) reduce the required mobile home site area from 325 square metres to 300 square metres. iii) reduce the required setback from lot lines from 15.0 metres to 7.5 metres iv) permit a 1.0 metre setback from carports from any internal road. 1.3 Area: 124 hectares (306 acres) 2. BACKGROUND 2.1 Ridge Pine Park Inc. has filed three zoning amendment applications in the past. This report will deal in a comprehensive manner with two of these applications, DEV 90 -020 and DEV 93 -024. The third application DEV 88 -072, which proposes a nursing home on the north side of the railway, will not be dealt with at this time at the request of Ridge Pine Park since the issue of Official Plan conformity has not been resolved. 2.2 Public Meetings with respect to the DEV 90 -020 were held on May 7, 1990 and March 16, 1992 while a Public Meeting with respect to DEV 93 -024 was held on September 7, 1993. At all three Public Meetings the Committee was addressed by both the applicant and a representative of the Wilmot Creek Home Owners Association. The representative of the Home Owners Association indicated that the Association had no objection to the proposal, with the one exception. The Association did not support the proposed 1.0 m setback for carports from any internal road. 3. PUBLIC NOTICE AND SUBMISSIONS 3.1 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 within the prescribed distance. IN REPORT PD-125-96 PAGE 3 3.2 As a result of the public notification process with respect to DEV 90 -020, staff received one (1) submission from a resident of the retirement community who was of the opinion that the increase in density should not be approved. The resident expressed concerns over the ability of the existing sewage system to function properly. 9 9 Lei FA • 4.1 Within the Durham Regional Official Plan the subject property is designated as Living Area within the Newcastle Village Urban Area while the Clarington Official Plan designates the subject property as Urban Residential and Special Policy Area B. The policies of Special Policy Area B recognize the distinct residential community which caters to seniors and retired residents. In addition, Special Policy Area B allocates a maximum of 960 units for the community. Therefore, the proposal appears to conform with the Durham Regional Official Plan and the Clarington Official Plan. 5. ZONING BY -LAW COMPLIANCE 5.1 Within Comprehensive Zoning By -law 84 -63, as amended, of the former Town of Newcastle, the subject property is zoned Residential Mobile Home Park (RM) which allows the development of the site with mobile homes to a maximum density of 7 units per hectare. As the applicant is proposing to add single detached dwellings as a permitted use and to increase the allowable density to 7.75 units per hectare, an amendment to the zoning by -law is required. 6. AGENCY COMMENTS 6.1 In accordance with departmental procedures, the application has been circulated in order to obtain comments from other departments and agencies. The following provides a brief summary of the comments received. 6.2 The Public Works Department reviewed both of the applications and originally expressed concerns regarding DEV 90 -020 due to the additional traffic the 610 REPORT PAGE 4 development would generate. As a result, the applicant prepared a Traffic Impact Report for the Public Works Department to review. The report was found to be acceptable and as a result the Public Works Department has offered no objection to either proposal. 6.3 The Central Lake Ontario Conservation Authority and the Ganaraska Region Conservation Authority both reviewed the merits of the application and offered no objections to the proposal. However, both of the Authorities requested that the applicant be required to delineate the limits of the various small watercourses which traverse the subject lands and are not currently identified in Comprehensive Zoning By -law 84 -63. Staff are of the opinion that since most of the units abutting these watercourses are already constructed, it would be somewhat onerous to require the applicant to undertake the work at this time. Nevertheless, staff will review the merits of delineating these watercourses when a comprehensive review of By -law 84 -63 is undertaken in the future. 6.4 The Municipality of Clarington Fire Department has advised that response time would be in the area of 6 to 8 minutes which exceeds the recommended response time of 3 to 4 minutes. However, the Fire Department offered no objection to the proposal provided adequate access is maintained. 6.5 The Regional Works Department originally noted concerns with the application due to servicing constraints. As a result, the applicant's engineer prepared a Functional Servicing Report outlining the existing servicing for the initial phases of the development and the servicing required for the additional units. The report was found to be acceptable and the Regional Works Department offered no objections to the proposal. 6.6 The applications were also circulated for comment to the Regional Planning Department, the Ministry of Natural Resources and the Waterfront Regeneration Trust. The Regional Planning Department offered no objection to the proposal 611 REPORT PD-125-96 PAGE 5 while neither of the other two aforementioned agencies responded to the circulation. 7. STAFF COMMENTS 7.1 Staff have reviewed the application in relation to the proposed density, the policies contained in the Special Policy Area B as contained in the Clarington Official Plan and the requested amendments to the zone requirements. 7.2 With respect to application DEV 90 -020, the applicant is proposing to increase the density of the zone category from 7 units per hectare to 7.75 units per hectare. Basad upon the applicants total land holdings, the applicant would be able to develop 960 units. Staff note that the proposed amendment would bring the zone category into compliance with the Clarington Official Plan which permits a maximum of 960 units for the retirement community. 7.3 In addition, staff have reviewed the merits of the requested zone categories proposed by application DEV 93 -024. The reduced site area requirement and setback requirements will provide greater flexibility to Ridge Pine Park on certain leasable sites which may have had difficulty meeting the 325 square metre requirement and the 15.0 metre setback requirement. Furthermore, the 1.0 metre setback applies only to the carports which are detached from the mobile homes or single detached dwellings. The mobile homes and single detached dwellings will still maintain a 5.0 metre setback from the road. Since the by -law also requires 40% of the perimeter of the carport to be open and unobstructed, the reduced setback for carports should not impact upon sight lines. 7.4 With respect to the submission from the area resident who objected to the proposal on the basis that the servicing system was not adequate enough to accommodate the additional units, staff note that the Functional Servicing Report was reviewed and approved by the Regional Works Department. 612 REPORT •, PAGE 6 7.5 Staff advise that the amended zone category replaces the Residential Mobile Home Park (RM) zone with an Urban Residential - Exception (R2 -16) Zone. Staff considered the urban zone category to be appropriate since the subject lands were included in the Newcastle Village Urban Area in the Regional Official Plan and since the proposal included the development of single detached dwellings. 8. CONCLUSION 8.1 In consideration of the comments contained within this report the Planning and Development Department would have no objection to the approval of the attached zoning by -law amendment. The amending zoning by -law would provide for the appropriate zone categories to implement the proposal. Respectfully submitted, Franklin Wu, M.C.I.P., R.P.P., Director of Planning and Development WM *FW *cc Attachment #1 - Key Map September 12, 1996 Reviewed by, W. H. Stockwell Chief Administrative Officer Interested parties to be notified of Council and Committee's decision: Ridge Pine Park Inc. 17 Dean Street Brampton, Ontario L6W 1 M7 613 Attachment # 1 ED SUBJECT SITE DARLINGTON CLARKE 4 3 2 1 35 34 33 p , O 42 I N ® I Q I II U � � Y i I to Z o W Q I II OU O 1 I II Z o z U U z ry ? z _- z am Y o U C) HI H VAY A01 o Z O I I Y o w W m U M Z o O U DEV. 9 ° KEY Hap 'D EV. 93-024 614 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY -LAW NUMBER 96- being a By -law to amend By -law 84 -63, the Comprehensive Zoning By -law for the former Town of Newcastle. WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By -law 84 -63, as amended, of the former Town of Newcastle. NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule 13.4 "SPECIAL EXCEPTION - URBAN RESIDENTIAL TYPE TWO (R2) ZONE' is hereby amended by adding thereto, the following new Special Exception 13.4.16. "13.4.16 URBAN RESIDENTIAL TYPE TWO (R2 -16) ZONE Notwithstanding Section 13.2, those lands zoned R2 -16 on the schedules to this By- law shall also be subject to the following zone regulations: A. RESIDENTIAL USES i) a mobile home park consisting of mobile home dwellings and single detached dwellings not exceeding a density of 7.75 mobile homes and /or single detached dwellings per hectare. B. NON - RESIDENTIAL USES i) a mobile home park community centre ii) a private park iii) a mobile home park maintenance depot iv) a cable television reception tower and appurtenant structures v) storage lockers accessory to a mobile home C. REGULATIONS FOR RESIDENTIAL USES a) Each mobile home and /or single detached dwelling site located within an Urban Residential Type Two - Special Exception (R2 -16) zone shall be subject to the following zone regulations: i) Site Area (minimum) 300 square metres ii) Site Coverage (ma4mum) 45,.percent iii) Landscape Open Space (minimum) 30 percent b) Each mobile home and /or single detached dwelling shall be located on a single mobile home site and shall be subject to the following zone regulations: i) Floor Area (minimum) 60 square metres ii) Setback from any other mobile home or single detached dwelling 3.0 metres iii) Setback from any mobile home park road 5.0 metres iv) Setback from any lot line 7.5 metres c) Special Yard Requirements Nom -2- Notwithstanding Sections 3.1(b) and 13.4.16(C)(b)(iii) a carport may be permitted to have a 1.0 metre setback from any mobile home park road. For the purposes of this By -law a carport shall mean a roofed enclosure which may be attached or detached to a mobile home or single detached dwelling, used for the storage or parking of a motor vehicle and has at least 40% of its total perimeter open and unobstructed. D) REGULATIONS FOR NON - RESIDENTIAL USES a) Mobile Home Community Centre i) Floor Area (maximum) 3500 square metres ii) Setback from any mobile home or single detached dwelling 15.0 metres iii) Setback from any mobile home park road 5.0 metres iv) Setback from any lot line 15.0 metres a) Mobile Home Maintenance Depot i) Floor Area (maximum) 300 square metres ii) Setback from any mobile home or single detached dwelling 50.0 metres iii) Setback from any mobile home park road 5.0 metres iv) Setback from any lot line 15.0 metres c) Cable Television Reception Tower and Appurtenances i) Setback from any mobile home or single detached dwelling 15.0 metres ii) Setback from any mobile home park road 5.0 metres iii) Setback from any lot line 15.0 metres 2. Schedule 1" and "2" to By -law 84 -63 as amended, is hereby further amended by changing the zone designation from: "Residential Mobile Home Park (RM)" to "Urban Residential Type Two - Special Exception (R2 -16)" 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 of the,Planning Act. BY -LAW read a first time this BY -LAW read a second time this day of 1996. day of 1996. BY -LAW read a third time and finally passed this day of • , 1996. MAYOR CLERK This is Schedule 79 to By—law 96-- passed this day of 1996 A.�. DARLINGTON CLARKE • A�b Fig 0 ~_/ m � HIGHWAY 401 NAT12"k - -'_—,/ OP" 0g,00 g 'Oor 2 , 0;g / ;0 maw=9P50 ICI "00 RM-mm 1Z /� LAKE ZONING CHANGE FROM "RM" TO "R2-1 61 MZONING • REMAIN "EP" Mayor Clerk DARLINGTON CLARKE 4 3 2 1 35 34 33 • z __1 < • 0 C14 U) U) Ld z • z 1 • • • < • Ld C) • • _j �; III z • zz z z _ -._ 0 0 H H 0 LL_ — /� j�� Z • 0 N m m 0 z 0 CLARLINGTON