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HomeMy WebLinkAboutPD-57-84 i w 4 CORPORATION OF THE TOWN OF NEWCASTLE EDWARDS,M.C.I.P.,Director T. PLANNING AND DEVELOPMENT DEPARTMENT T. TEL.(416)263-2231 HAMPTON,ONTARIO LOB UO REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF MARCH 5, 1984 REPORT NO. : PD-57-84 SUBJECT: APPLICATIONN FOR REZONING - FILE: DEV 84-3 506203 ONTARIO PART LOT 28, CONCESSION 4, FORMER TOWNSHIP OF CLARKE RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following : 1 . That report PD-57-84 be received; and 2. That application for rezoning DEV 84-3 be approved ; and * 3. That the By-law attached to this report to amend By-law 1592, as amended, of the former Township of Clarke , be forwarded to Council for approval at such time as a Site Plan Agreement for the expanded recreational vehicle sales outlet has been finalized to the satisfaction of Town Staff. p Fj� i �h� I IREPORT NO. : PO-57-84 Page 2 BACKGROUND: On January 18, 1984, the Planning Department received an application submitted by 506203 Ontario LimiteedMr. K. Allen , to rezone a 0.53 hectare (1 .31 acre) parcel in Part Lot 28, Concession 4, former Township of Clarke to "Highway Commercial " . The lands are currently zoned "Agricultural ". The proposed zoning change would permit the expansion of a recreational vehicle sales outlet located on the east side of Highway 35/115. The subject lands were part of a severance application (LD 359/83) considered by the Land Division Committee on November 14, 1983. The remainder of the lands covered by the consent application are located immediately to the west of the subject lands and are zoned "Highway Commercial " by By-law 1592. The application proposed to sever the lands from a 23.88 hectare (59 acre) parcel owned by 506203 Ontario Limited and meld the lands with a recreational vehicle sales outlet. Planning Department staff, in their comments vehicle sales Division Committee, noted that recreational are permitted in the "Highway Commercial " zone, but not in the "Agricultural " zone. Staff recommended approval for that land presently zoned "Highway Commercial " directly adjacent to and to the east of the existing y of site sales operation, conditional upon Town approval plans and/or the execution of a site plan agreement further the expanded travel trailer sales outlet. Staff recommended denial of the remaining area subject to the severance application and presently zoned "Agricultural " . . ..3 REPORT NO. : PD-57-84 Page 3 The Land Division Committee considered the application on November 14, 1983 and in its decision, removed the area zoned "Agricultural " from the application and approved the melding of the land zoned "Highway Commercial ". However, the boundaries of the severed area extended beyond those originally proposed. Planning Department staff initiated an appeal to the Committee' s decision and on January 3, 1984 brought forward Staff Report PD-10-84 to Committee requesting that Council confirm staff' s actions. Committee resolved (Resolution #GPA-23-84) to confirm the actions of staff; Council subsequently endorsed this resolution (Resolution ##C-19-84) on January 9, 1984. Staff initiated negotiations with the applicant and indicated that the Town would be willing to consider withdrawal of its objection, provided the applicant withdraw the application to the Land Division Committee and submit a revised application, with the approval of this revised application being conditional upon rezoning of the lands presently zoned "Agricultural " . The applicant subsequently submitted the subject rezoning application and a revised application to the Land Division Committee (Application No. LD 36/84). The boundaries of the lands proposed to be severed correspond to those proposed in the original severance application. Town staff, in comments to the Land Division Committee recommended approval , conditional upon the subject rezoning being approved. Staff further noted that the Town would be willing to consider withdrawing its objection conditional upon the Land Division Committee application being approved as submitted. On February 13, 1984, the Land Division Committee approved the revised application conditional upon the applicant . . .4 10.-W REPORT NO. : PD-57-84 Page 4 satisfying the Town with regard to rezoning. The Committee also noted in its decision that the present severance application replaces the previous application submitted to the Committee. In accordance with department procedure, the subject rezoning application was circulated to various departments and agencies for comment. The following is a summary of the comments received. Town of Newcastle Public Works Department "No objection provided the applicant submits a lot grading plan to Public Works for approval ." Town of Newcastle Fire Department "No objection. It is recommended that recreational vehicles be parked a minimum of 4.6 metres from the existing and proposed building and a clear emergency access route be kept open to the proposed vehicle display area." Town of Newcastle Building Department "The question of recreational vehicles being parked in the front should be addressed at such time as a site plan agreement is prepared." Region of Durham Planning Department "We respectfully request that a clause be included in the amending by-law to indicated that the proposal involves the expansion of an existing use." COMMENT: The entire property which the recreational vehicle sales outlet will occupy as a result of the severance is designated Permanent Agricultural Reserve by the Durham Region Official Plan. Under the provisions of Section 16.6.5 of the Plan, a local municipality may zone to permit C U REPORT NO. : PO-57-84 Page 5 the expansion of an existing use. The land currently occupied by the operation, as well as a 0.42 hectare parcel to the east, are zoned "Highway Commercial " , and retail travel trailer sales are listed as a permitted use in this zone. The rezoning application as submitted to the Town indicated an extension to the existing building on the property. However, the owner of the recreational vehicle sales outlet has indicated in recent discussions with Town staff that he wishes to erect a 650 to 835 square metre (7000 to 9000 square foot) building to service motor homes. In Staff's opinion, a facility to service motor homes in consistent with their sale. As well , a limited service facility already exists on site. However, the servicing of recreational motor homes is not specifically listed as a permitted use in the Highway Commercial zone of By-law 1592, and based on the size of the proposed facility, Staff feel it would be appropriate to prepare a Special Provision By-law to specifically permit the service facility, as well as the sales operation. This By-law would apply to the entire parcel to be occupied by the retail and service operation, and not just the portion currently zoned "Agricultural ". Staff note that no objections to the rezoning were identified as a result of the circulation of the application. Considerations relating to lot grading, access for fire fighting equipment and the location of recreational vehicles on site can be addressed through a site plan agreement with the owner of the sales operation. . . .6 C�) REPORT NO. : PO-57-84 Page 6 To that end, staff have prepared a by-law (attached) to rezone the entire parcel from "A-Agricultural" to "HC-Highway Commercial -Special Condition 4". It is respectfully recommended that the by-law be forwarded to Council for approval , at such time as the above-referenced Development Agreement has been finalized to the satisfaction of Town staff. Respect ted, d T.T. Edwards, M.C.I.P. / Director of Planning JAS*TTE*jip *Attach. February 20, 1984 Applicant: Mr. K. Allen 506203 Ontario Limited R.R. #1 ORONO, Ontario LOB 1 MO cc: Mr. A. VanHamburg c/o All Seasons Holiday Trailer Sales R.R. #1 ORONO, Ontario LOB 1 MO I