HomeMy WebLinkAboutPD-20-95THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
UNFINISHED BUSINESS
File # Dlz .DCA G4. o(a3
Fees. # _-
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 -20 -95 be received;
2. THAT the application (DEV 94 -063) to amend the Comprehensive
Zoning By -Law 84 -63 of the former Town of Newcastle submitted
by 1100719 Ontario Inc. to develop a three storey 60 unit
apartment building with a seniors' drop -in centre be APPROVED;
3. THAT the amending By -Law attached hereto be forwarded to
Council for approval;
4. That the applicant shall enter into a site plan agreement with
the Municipality, meeting all requirements of the
Municipality, financial and otherwise;
5. THAT a copy of this report and the amending By -Law be
forwarded to the Durham Region Planning Department; and,
6. 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 "Urban Residential
Exception (R4 -14) Zone" permitting a three
storey 60 unit seniors /singles apartment
building and a seniors drop -in centre
1.4 Site Area: 0.503 hectares (1.24 acres)
....2
RPAP EEIIC EECYC LE
THIS 6 PPIMDOR RECYCLED PAPER
REPORT NO. PD -20 -95 PAGE 2
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.
3. BACKGROUND
3.1 On December 8, 1994, 1100719 Ontario Inc. filed an application
with the Municipality of Clarington to amend 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 an
appropriate zone permitting a three storey 60 unit
seniors /singles apartment building with a seniors drop -in
centre.
3.2 The history of this property dates back to 1989 when Mr.
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
2,200 m2 (23,680 sq. ft.) of retail, business, office and
personal service uses. The applicant never obtained full site
plan approval and the property has been vacant since that
time.
3.3 A statutory Public Meeting was held on February 6, 1995. A
....3
REPORT NO. PD -20 -95 PAGE 3
total of seven members of the public made presentations at the
meeting. Five residents stated their support for the project,
especially for the seniors drop -in centre. Although no one
spoke in opposition to the development, a number of concerns
were raised as follows:
• availability of parking for the library during project
construction;
• parking and traffic congestion in the vicinity of the
proposal;
• requesting information on whether the units would be
rent - geared -to- income; and,
• the impact of shadowing on established homes.
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 and
municipal parking lot
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 parking areas
sited at the rear or within buildings, urban design and
architectural treatment shall be prime considerations for
development. The application conforms with the relevant
policies.
....4
REPORT NO. PD -20 -95 PAGE 4
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. Residential uses may be permitted in accordance with the
Durham Region Official Plan. The application conforms 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 implemented
the previous site plan application permitting a residential
apartment building with a maximum density of 42 units per
hectare as well as 2,200 m2 (23,680 sq.ft.) of retail,
business, office and personal service uses. Other provisions
include building height and development setbacks, residential
density, minimum dwelling unit sizes, parking, lot coverage
and landscaped open space requirements specific to the
previous application. As the present development proposal
does not meet the site specific requirements of the zoning by-
law, the applicant has applied to amend the site zoning
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.
7.2 As of the writing of this report, one written submission has
been received. However, approximately 12 general telephone
inquiries and counter inquiries relating to the proposed
development have been received. A number of residents have
indicated their preference for a building housing strictly
seniors as opposed to seniors and singles. ....5
REPORT NO. PD -20 -95 PAGE 5
8. AGENCY COMMENTS
8.1 The application was circulated to solicit comments from all
relevant agencies.
8.2 Comments indicating i
following agencies:
• Municipality of
• Municipality of
8.3 The Municipality of
objections to the
considerations:
io objections have been received from the
Clarington By -Law Department
Clarington Fire Department
Clarington Building Department has no
proposal subject to the following
• 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 (ie. windows and /or
doors) on the south elevation exceeds the maximum
permitted where the setback distance is less than 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 The Municipality of Clarington Public Works has no objections
subject to the following conditions:
• a 5.0 metre by 5.0 metre sight triangle is required at
the intersection of Wellington and Temperance Streets;
• all utilities such as hydro telephone and cable
television within this development must installed
underground;
....6
REPORT NO. PD -20 -95 PAGE 6
detailed engineering drawings are required which include
proposed grading, drainage, storm sewers, manholes, catch
basins, sidewalk construction, overland stormwater flow
rate and location and details of proposed fencing. Off -
site drainage plan must be restricted to pre- development
flows;
• on -site drainage must be self - contained and conveyed
directly to Wellington and /or Temperance Streets;
• the applicant must enter into a site plan agreement with
the Municipality which includes all of the engineering
requirements;
• application for property access must be made by the
applicant;
• the cost of entrance construction to the property along
Wellington and Temperance Streets are the responsibility
of the applicant. This includes utility relocation,
restoration, etc.; and,
• a performance guarantee estimate for all external works
which form a connection to the development is required.
8.6 Clarington Hydro does not have any 'objections to the
development. The development will be served by the existing
13.8 kv system presently constructed on Temperance Street.
8.7 The Central Lake Ontario Conservation Authority has no
objections to the development provided that overland flows
generated on site do not affect adjacent properties. Controls
will be required to prevent sediment from washing into the
storm sewer system.
8.8 The Durham Region Planning Department has indicated that the
proposal is supported by the Durham Regional Official Plan.
The implementing by -law should include appropriate design
standards that support the implementation of the Durham Plan
related to urban design. ....7
REPORT NO. PD -20 -95 PAGE 7
8.9 The Durham Region Public Works Department has indicated that
municipal services are available to the site. Regional water
and sanitary services are slated for upgrading as part of this
project.
8.10 Bell Canada was circulated with the application and has
liaised directly with the applicant's consulting engineer.
9. STAFF COMMENTS
9.1 This 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, 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 A number of surrounding residents are concerned that the
tenant mix may become predominantly young singles rather than
seniors. The underlying fear is that property values in the
surrounding neighbourhood may decrease.
The Durham Region Non - Profit Housing Corporation has provided
information for comparison purposes on similar existing
seniors /singles projects in Durham Region:
• The Perry Terrace development in Whitby contains 72 one
bedroom units and 12 two bedroom units with respective
occupancy factors of 1.2 and 1.9 persons /unit.
Approximately 75% of the building is occupied by seniors.
The ratio of required parking spaces per unit is 0.62;
and, ....8
REPORT NO. PD -20 -95 PAGE 8
• The Cy Elsey Building in Oshawa contains 44 one bedroom
units and 11 two bedroom units with respective occupancy
factors of 1.2 and 1.9 persons /unit. Approximately 75%
of the building is occupied by seniors. The ratio of
required parking spaces per unit is 0.60.
Based on similar experiences within Durham Region, it is
conceivable that a similar percentage of seniors could be
expected within this development. This would yield 45 seniors
units and 15 singles units. The presence of the proposed
seniors drop -in centre within the building should also provide
an additional incentive or attraction for seniors to reside at
this location. Staff would note that this breakdown could
`z
Officials from Durham Region Non - Profit Housing Corporation
also confirmed that the building will be marketed to seniors.
However, the Housing Corporation cannot reject other renters
as it would violate human rights.
9.4 This application differs quite significantly from the previous
Schwarz's proposal. Many of the changes should benefit the
surrounding neighbourhood in the following manner:
• This proposal has eliminated commercial uses which should
reduce site related traffic on Temperance and Wellington
Streets from previously anticipated levels. A report
prepared for the previous application indicated that the
existing road network could accommodate the additional
traffic generated by that mixed -use development. It is
anticipated that traffic loads should be lower due to
removal of the commercial component.
• There is very little surface parking compared with the
previous proposal as the tenants' parking is provided
underground. As a result, additional lands are available
for landscaping, thus enhancing the visual appearance of
the project. ....9
REPORT NO. PD -20 -95 PAGE 9
The orientation of the building and proposed height have
also been changed. Staff supported this change to
alleviate shadowing concerns of Wellington Street
residents. Although the building still fronts along
Temperance Street, the structure no longer fronts along
Wellington Street. The decrease in building height from
four storeys to three storeys reflects a building height
reduction from 14.0 metres to 11.2 metres. This should
alleviate any shadow effects which might have been
experienced by residents on Wellington Street from the
previous proposal.
9.5 The Durham Regional Official Plan requires that development
within the Main Central Area have regard for urban design.
The applicant has proposed architectural treatments which
would integrate the building into the neighbourhood. The
building will have a brick veneer with decorative brick
accents at the building corners, above the windows and in the
roof gables. Decorative wood tracery is also indicated for
the gable treatment.
9.6 Concerns were raised with the previous application that the
development would result in a drop in the area's water
pressure. Discussions with Durham Region Public Works do not
lead Staff to conclude that this would occur because the water
tower provides sufficient pressure within the area. Within
the Municipality of Clarington 4 year capital forecast,
Wellington Street is being considered for reconstruction which
involves, among other things, replacing the existing watermain
with a larger watermain. In the interim, the proposed
building would require, if deemed necessary by the Fire Chief,
an internal water pressure booster pump be installed.
9.7 Concerns regarding the availability of parking were also
raised at the public meeting. Zoning By -Law 84 -63 provides
the following parking standards: ....10
REPORT NO. PD -20 -95 PAGE 10
one bedroom apartment - 1 space per unit;
two bedroom apartment - 1.25 spaces per unit; and,
• senior citizen's apartment building - 1 space for each
two dwelling units or fraction thereof.
Based on the senior citizen's apartment building standards,
the proposal would require 30 spaces for the tenants. The
proposed parking spaces are 48 which is in excess of the by-
law requirements. Nevertheless, the excess is needed to
accommodate tenants other than seniors.
9.8 With respect to parking for the seniors drop -in centre, the
by -law does not provide any specific standard. The proposal
contains a total of 28 surface parking spaces which may not be
sufficient on those occasions where the drop -in centre is
fully used. However, in reviewing this issue the following
factors should be taken into consideration:
• A large proportion of the drop -in clientele is
anticipated to come from Bowmanville. Because of the
facility's location within the Main Central Area, it is
anticipated that many seniors will either walk, car pool
or use a taxi or form of public transit.
• The proposed parking area is proposed to be connected
with the Municipal Parking lot on the west side of the
Court House Building which will provide 34 public metered
parking spaces.
• Staff have also reviewed other alternatives for
additional parking for the senior drop -in centre
including the possibility of converting the front yard
landscaping area along Wellington Street. This
alternative would diminish the landscape amenity area
thus sacrificing the aesthetics of the area and therefore
is not recommended.
• Although the parking spaces proposed for the drop -in
centre is less than perfect, this project is located in
....11
REPORT NO. PD -20 -95 PAGE 11
a downtown setting and should be given the same
consideration as other recent developments such as the
Trinity United Church expansion, T. J.'s Roadhouse
restaurant proposal and others.
9.9 A resident on Division Street, whose property is adjacent to
the subject lands, has raised a number of site specific
concerns relating to shadowing, privacy, tree preservation and
pollution from the automobile traffic on the ramp into the
underground parking area. These issues have been brought to
the applicant's attention and are being addressed in the
following manner:
• The architect is working on shadow diagrams to examine
the building's impact on this neighbour's property. The
privacy concern is also being addressed and may possibly
involve some redesigning of the building;
• The resident has indicated that the trees along the
property line should be preserved because of their
height. According to the landscape plan, these trees are
located on the proposed site. Nevertheless, the
applicant has indicated that they will be preserved
through the construction phase; and,
• The pollution generated by cars entering and exiting the
underground parking facility may impact the resident's
back yard. It would be difficult to relocate the garage
entrance elsewhere on the site. The applicant is
proposing a 1.8 m privacy fence along the eastern
property boundary which should alleviate the problem.
10 CONCLUSION
10.1 Having considered all the facts, Staff is satisfied that the
proposed development is proper and is compatible with the
surrounding uses. It is a better project than what the
current by -law permits and no doubt a better use of land
considering the site was used for industrial purposes up until
1989. ....12
REPORT NO. PD -20 -95 PAGE 12
Based on comments contained in this Report, Staff recommend
that this development application and the attached amending
By -Law be APPROVED. Prior to the issuance of a building
permit, the applicant will be required to execute a Site Plan
Agreement to the satisfaction of the Municipality.
Respectfully submitted,
Franklin Wu, M.C.I.P.
Director of Planning
and Development
RH *FW *cc
Reviewed by,
W. H . ' 5tobkwel l
Chief Administrative
Officer
Attachment
#1 -
Key Map
Attachment
#2 -
Site Plan
Attachment
#3 -
Amending By -Law
Attachment
#4 -
Correspondence
Attachment
#5 -
Public Submissions
February 16, 1995
Interested parties to be notified of Council and Committee's
decision:
1100719 Ontario Limited
9 Woodlawn Avenue East
Toronto, Ontario M4T 1B9
M4T 1B9
Attn: Mr. Suresh Singh
Durham Non - Profit Housing
Corporation
28A Albert Street
Oshawa, Ontario L1H 8S5
Attn: M. L. Rypstra
Steve Wilson Hugh Nind
72 Temperance Street 46 Division Street
Bowmanville, Ontario L1C 3A9 Bowmanville, Ontario L1C 2Z6
Rex Walters Gary Crawford
45 Division Street 62 Division Street
Bowmanville, Ontario L1C 2Z5 Bowmanville, Ontario L1C 2Z7
Evelyn Stroud Mavis Carlton
89 Little Avenue 119 Cove Road West Beach
Bowmanville, Ontario L1C 1J9 Bowmanville, Ontario L1C 3K3
....13
REPORT NO. PD -20 -95 PAGE 13
Lynn Liddel
24 Lowe Street
Bowmanville, Ontario
L1C 1X5
Annabel Sissons
R.R. #1
40 Winter Road
Orono, Ontario
LOB 1M0
Roxy Barnes
Community Care
98 King Street West
Bowmanville, Ontario
L1C 1R4
Joe Reitsma
98 Wellington Street
Bowmanville, Ontario
L1C 1V7
Don Welsh
R. R. #4
4280 Mearns Avenue
Bowmanville, Ontario
L1C 3K5
Harry Cooke
74 Division Street
Bowmanville, Ontario
L1C 2Z7
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THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY -LAW NUMBER 95-
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 in
accordance with application DEV 94 -063 to permit a three storey 60 unit apartment building
and a seniors' drop -in centre development.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 15.4 "SPECIAL EXCEPTIONS - URBAN RESIDENTIAL TYPE FOUR
(R4) ZONE' is hereby amended by adding hereto, the following new Special Exception
15.4.14 as follows:
"15.4.14 URBAN RESIDENTIAL EXCEPTION (114 -14) ZONE
Notwithstanding Section 15.1, Section 15.2, Section 3.14 and Section 3.20, the lands zoned
"114 -14" on the Schedules to this By -Law shall be subject to the following zone regulations:
(a) RESIDENTIAL USES
i) an apartment building
(b) NON - RESIDENTIAL USES
i) seniors drop -in centre
For the purposes of this provision, a seniors drop -in centre shall refer to the
following:
Seniors Drop -in Centre:
Shall mean a building or part of a building used as a place of assembly for
senior citizens sponsored and administered by any public agency or service
club, church or other non -profit organization, which obtains its financing from
Federal, Provincial, Regional or Municipal Governments or agencies, or by
public subscription or donation, or by a combination thereof.
Furthermore, for the purposes of this provision, the "Non- Residential Uses" are to
be located on the first floor of the Apartment building.
(c) REGULATIONS FOR RESIDENTIAL USES
i) Density (maximum) 120 units per hectare
ii) Yard Requirements (minimum)
a) Front yard Nil
b) Exterior side yard 2.3 metres
c) Interior side yard Nil
d) Rear Yard 7.1 metres
-2-
iii) Dwelling Unit Area (minimum)
a) 1 Bedroom Dwelling Unit 52 square metres
b) 2 Bedroom Dwelling Unit 61 square metres
iv) Lot Coverage (maximum) 42 percent
v) Landscaping Open Space (minimum) 30 percent
vi) Building Height (maximum) 11.5 metres
vii) Off - Street Parking (minimum) 42
viii) Parking Area Location on Lot
a) No entrance shall be permitted within 1.2 metres of the boundary of
the side yard lot line boundary of a Residential Zone.
(d) REGULATIONS FOR NON - RESIDENTIAL USES
i) Floor Area Total (maximum) 1,010 square metres
ii) Off - Street Parking (minimum) 34
iii) Parking Area Location on Lot
a) No entrance shall be permitted within 1.2 metres of the boundary of
the side yard lot line boundary of a Residential Zone.
(e) SITE TRIANGLE PROVISIONS
i) On a corner lot, within the triangle space formed by the street lines and a line
drawn from a point in one street line to a point in the other street line, each
such point being 5.0 metres measured along the street line from the point of
intersection of the street lines, no motor vehicle, as defined in the Highway
Traffic Act, as amended, shall be parked, no building or structure which
would obstruct the vision.of drivers of motor vehicles shall be erected, and,
no land shall be used for the purposes of growing shrubs or trees in excess of
0.75 metres in height."
2. Schedule "3" to By -Law 84 -63, as amended, is hereby further amended by changing
the zone designation from:
"Holding - General Commercial Exception ((H)C1 -8) Zone" to "Urban Residential
Exception (R4 -14) Zone" as shown on the attached Schedule "A" hereto.
3. By -Law 90 -44 is repealed on the date of passing hereof.
4. Schedule "A" attached hereto shall form part of this By -Law.
5. 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 day of 1995.
BY -LAW read a second time this day of 1995.
BY -LAW read a third time and finally passed this day of 1995.
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Mayor
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January 20, 1995
Mr. Richard Holy
Planner
Municipality of Clarington
40 Temperance Street
Bowmanville, ON L1 C 3A6
Dear Mr. Holy:
Re: Bowmanville Seniors and Singles Pro'ect
ATTACHMENT #4
DURHAM REGION NO PROFIT HOUSING CORPORATION
1615 Dundas Stre East(Woolco Mall)
Lang Tower, 4th loor
Whitby, Ontar' L1 N 21-1
Tel: (905) 43 -6610 / 686 -1278
Y, Fax: (905) 436 -5361
t d
DEi'A�3TM0<
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"
grogram. 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.
I 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
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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
Kt�
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:
o 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
21
lighting will explore opportunities to use more efficient
layout to provide better coverage at lower cost, energy
efficient lighting will be installed where practical
D insulation values throughout the building including
windows and other openings will be enhanced and;
D a recycling program will be made, an integral portion
of the building's garbage system.
SECTION 3 Bowmanville - Singles /Seniors
22
' 46 Division St.
FrN 1 3 .� � Bowmanville, Ontario
February 10th, 1995
MUNICIPALITY OF CLARINGTON ATTACHMENT #5
PLANNING DEPARffAMkl n Wu M .0 .I .P P.
rec or of Planning & Development
Municipality of Clarington.
Re: Rezoning and Site Plan Application - 1100719 Ontario Inc.
File - Dev. 94 -063
Dear Mr. Wu :-
Referring to my meeting of February 8th with Richard Holy,
I do have some concerns regarding the Site Plan of the
Building as presented at the meeting on February 6th.
1. I understand any shadowing problems on
Wellington St. have been dealt with but it would
seem this has been completely ignored for my property.
The back garden is shallow and abuts the eastern lot
line of the property in question. The shadow of a
three storey building,so close to the lot line coupled
with the municipal water tank on my south exposure
would literally box us in.
2.The numerous windows on the eastern exposure
of the three storey building situated so close to the
lot line would violate any privacy we might expect to
have for activities on the deck or in the garden.
Additionally, the windows would look straight into
my bedroom which is not a pleasant thought.
3.Beyond my fence is a row of trees and saplings
which I think generally follow the lot line. These
provide some screening at the lower level and I
would not like to see any of this removed.
4.The ramp to and from the underground parking
appears to come right to the property line and I
suspect we would receive full benefit of gasoline
fumes from resident cars as they come and go. This
polution would add to that already coming from
Division St. and the parking lot for civic employees
that abuts the south lot line of my property.
These are my concerns and I ask that they receive full
consideration prior to submission of your final report
to Council.
Yours truly, " O`er
c.c. Councillr P. Pingle V
Regional Coucillor
Hugh J., Nind -' ""
John O,Toole