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Report To: Planning and Development Committee
Date of Meeting: May 15, 2017
Report Number: PSD-031-17 Resolution Number: PD-091-17 C-141-17
File Number: COPA 2017-0005 and ZBA 2017-0008 By-law Number:2017-047
Report Subject: An Application by Gyaltsan Property Management Inc. to relocate a
previously approved, mixed-use building and increase the height
from five storeys to six storeys, 109 King Avenue East, Newcastle.
Recommendations:
1.That Report PSD-031-17 be received;
2.That, subject to no significant concerns being raised at the Public Meeting:
i)Amendment 111 to the Clarington Official Plan, including amendments to the
Newcastle Village Centre Secondary Plan, be approved to permit the development
of a six storey, mixed-use building, as contained in Attachment 1 to Report
PSD-031-17; and
ii)the Zoning By-law Amendment application to permit the development of a six
storey, mixed-use building, be approved and the By-Law as contained in
Attachment 2 to Report PSD-031-17 be passed;
3.That the Durham Regional Planning and Economic Development Department and Municipal
Property Assessment Corporation be forwarded a copy of Report PSD-031-17 and
Council’s decision; and
4.That all interested parties listed in Report PSD-031-17 and any delegations be advised of
Council’s decision.
Municipality of Clarington
Report PSD-031-17 Page 2
Report Overview
Gyaltsan Property Management Inc. has previously received approval for a five-storey, mixed-
use building in Newcastle on Beaver Street South. Since the time of that approval:
1. The Municipality has adopted Official Plan Amendment 107 that permits up to six storey
buildings in the Newcastle Village Centre; and
2. The developer has acquired 65 Beaver Street South.
The current proposal is to relocate the previously approved building further south along Beaver
Street South and add a sixth floor of residential units. This will increase the number of
residential units from 30 to 40.
Provided that there are no significant issues raised at the Public Meeting it is recommended
that these applications be approved.
1. Application Details
1.1 Owner/Applicant: Gyaltsan Property Management Inc.
1.2 Proposal: To relocate a previously approved, mixed-use building and
increase the height from five storeys to six storeys.
1.3 Area: 1.5 ha
1.4 Location: 109 King Avenue East, Newcastle (formerly 49, 63 and 65
Beaver Street South)
1.5 Within the Provincial Built Boundary: Yes
2. Background
2.1 On October 26, 2015, the Applicant presented a proposal to Council for a five-storey,
mixed-use building to be built on the development site shared with the Massey Building
and the Foodland supermarket in Newcastle (see Figure 1).
During the review of the original proposal the main topics that were raised by the public
included:
• Appropriate building height;
• Relationship of the new building to the surrounding neighbourhood;
• Increased traffic on the surrounding roads;
• Pedestrian safety;
• Increased noise;
Municipality of Clarington
Report PSD-031-17 Page 3
• Construction disruptions; and
• Change in property values.
2.2 Council was satisfied that these items had been adequately addressed and approved the
original proposal on December 14, 2015.
2.3 After receiving zoning approval, the Applicant attempted to satisfy Municipal and
Regional requirements while negotiating with the supermarket tenant (Sobeys –
Foodland’s parent company) to reconfigure the parking lot. Unfortunately, Sobeys was
unwilling to modify their current lease agreement to allow any changes to the layout of the
existing parking lot.
2.4 As a result, the Applicant submitted applications to relocate the mixed-use building away
from Beaver Street and into the middle of the property (see Figure 2).
In report PSD-023-17, the Planning Services Department identified that moving the
building to the middle of the property would not be street-oriented and would therefore not
conform with the policies of the Clarington Official Plan. It was proposed that the
Applicant continue their discussions with Sobey’s in an effort to find a mutually
acceptable solution.
2.5 The Applicant has subsequently acquired the property located at 65 Beaver Street South.
With this additional property the Applicant has revised the application by returning the
mixed-use building to Beaver Street South and increasing the maximum height to six
storeys (see Figure 3).
Figure 1 – Original Building Approval Figure 2 – April 3, 2017, Building Proposal
Municipality of Clarington
Report PSD-031-17 Page 4
Figure 3 – Current Building Proposal
2.6 The proposed six-storey building will be 24.5 metres in height as compared to the
previously approved 20.9 metres. The building will be located 3 metres from the sidewalk
on Beaver Street South and 15 metres from the property line to the south.
Figure 4 – Proposed six-storey building as seen from Beaver Street South.
Municipality of Clarington
Report PSD-031-17 Page 5
2.7 The Applicant has submitted a Planning & Architectural Justification Report in support of
the revised building location.
3. Provincial Policy
3.1 Provincial Policy Statement
The Provincial Policy Statement (PPS) promotes efficient land use. This includes
providing an appropriate range and mix of residential uses (i.e. single detached homes,
townhomes and apartments). This mixing of uses contributes to the creation of
sustainable communities that include affordable housing and a range of commercial
services.
Development is to occur within existing towns and villages where infrastructure and public
service facilities are already available. The PPS encourages development and
redevelopment at higher densities that existing today. This is known as intensification.
The PPS states that long-term economic prosperity will be achieved by maintaining and
enhancing the vitality and viability of downtowns and main streets. Long-term economic
prosperity will also be achieved by promoting well-designed built form and by conserving
features that help to define the character of a community.
3.2 Provincial Growth Plan
The Growth Plan promotes communities that are walkable and have sufficient density to
support local transit. The subject site is located within the “Built Boundary” of the
Newcastle Urban Area. The Growth Plan directs a significant portion of new growth to
occur within "built-up areas" (existing neighbourhoods).
Focusing intensification to existing neighbourhoods will make the best use of existing
land and take full advantage of existing municipal services. New development in existing
neighbourhoods should be planned and designed to appropriately transition between new
buildings and existing buildings in the neighbourhood.
The Growth Plan encourages development of complete communities with a diverse mix
of land for employment and housing. Each of these is needed to support a strong
economy and create complete communities.
4. Official Plans
4.1 Durham Regional Official Plan
The subject sites are located within the "Regional Centre" designation in the Durham
Regional Official Plan. Regional Centres shall be planned and developed as the main
concentrations of urban activities. They should provide an array of institutional,
commercial, major retail, residential, recreational, cultural, entertainment and major office
uses.
Municipality of Clarington
Report PSD-031-17 Page 6
The Regional Official Plan encourages well-designed developments which make
pedestrians and connections to transit a top priority. The overall, long-term density target
for Regional Centres is at least 75 residential units per gross hectare and a floor space
index (FSI) of 2.5.
4.2 Clarington Official Plan
Current Clarington Official Plan
The Clarington Official Plan designation for the subject site is “Village Centre”.
Within the Newcastle Village Centre Secondary Plan these lands are further designated
“Street-Related Commercial Area”.
The policies of the Clarington Official Plan, the Newcastle Village Centre Secondary Plan
and the Newcastle Village Centre Urban Design Guidelines share a consistent focus on
creating complete neighbourhoods that are well-designed and incorporate a mix of uses
(homes, businesses and services).
A few of the design objectives of these documents include:
• Create attractive streets and sidewalks (high quality public realm);
• Give priority to compact development and green design practices (sustainable
design);
• Create places where people want to spend time (sense of place);
• Produce a variety of building types and unit sizes (diversity of built-form);
• Maximize the use of land in existing neighbourhoods (intensification);
• Create neighbourhoods that encourage walking and other active transportation
(cycling and transit);
• Ensure new development is designed to be accessible for residents of all levels of
ability; and
• Avoid negative impacts on surrounding buildings and neighbourhoods (light, noise
and shadows).
The revised building location and design are in conformity with the urban design policies
of the Clarington Official Plan.
Clarington Official Plan (OPA 107) adopted by Council on November 1, 2016
Within Village Centres, the policies of the Council adopted OPA 107 now permit mid-rise
development of up to six storeys in height.
Since the policies of OPA 107 have not yet been approved by the Region of Durham the
Applicant has submitted an application to amend the existing policies of the Official Plan
and Secondary Plan on a site-specific basis.
The Region has now issued its post-circulation letter on the OPA 107 and has raised no
issues that would affect this application.
Municipality of Clarington
Report PSD-031-17 Page 7
5. Summary of Background Studies
5.1 Planning and Architectural Justification
As part of the Applicant’s original proposal in 2015, they provided a Planning Justification
Report and an Architectural Justification Report. These documents provided the analysis
to support the original building size and location.
The Applicant has submitted a supplemental Planning & Architectural Justification Report
(Architectural Report) to support the revised application. The Architectural Report offers
the following comments about the new building location.
• It will provide a focal point through a terminal vista at the eastern end of Emily Street
East;
• The setback of the new building from the adjacent residential properties will not be
reduced; and
• The setback of the new building from the Massey Building will be increased.
6. Public Notice and Submissions
6.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and two public meeting notice signs were installed on the site (one facing Beaver Street
South and one facing King Avenue East). The public notice was also posted on the
Municipal website and in the Planning Services’ E-Update newsletter.
6.2 In addition, all members of the public who had previously inquired or requested
information about this project were advised of this Public Meeting.
6.3 On Friday, May 5, 2017, the Applicant held a limited Public Information Centre for
residential neighbours in the area. The Applicant used this meeting to present the project
details and answer questions. Those in attendance raised a number of concerns related
to Site Plan issues such as:
• Storm water drainage;
• Parking lot lighting;
• Fencing and landscape screening; and
• The design of the rooftop amenity area.
7. Department and Agency Comments
7.1 Durham Region Planning & Economic Development Department
The Regional Planning Department have no objection, in principle, to extended the
“Street-Related Commercial” designation onto 65 Beaver Street South and increasing the
height to six stories.
Municipality of Clarington
Report PSD-031-17 Page 8
During Site Plan review the Applicant will be required to satisfy the Region that a number
of items have been satisfactorily addressed. These items include:
• Confirming no contamination of site soils; and
• Ensuring adequate mitigation of noise – both from the building to the neighbours
as well as from the street to the residents of the proposed building.
7.2 Engineering Services
The Engineering Services Department has no objection, in principle, to relocating the
approved mixed-use building and increasing the height from five to six storeys.
The previously approved alignment of the private driveway, across from Emily Street, is
still preferred based on better traffic flow, improved sight line distances and overall
increased traffic safety. The lands on the west side of Beaver Street South are likely to
be redeveloped in the future. Maintaining the driveway for this development in the
existing location will limit the placement of future entrances on Beaver Street South.
A number of revisions are still required to the Traffic Impact Study (TIS). Based on these
revisions, the TIS may recommend improvements to improve overall levels of service
either within the development site or on the streets immediately surrounding the
development site. These improvements can be addressed during Site Plan review.
8. Discussion
8.1 A five storey, mixed use building was previously approved for construction along Beaver
Street South. The Official Plan amendment that was adopted by Council on November 1,
2016, (OPA 107) incorporated 65 Beaver Street South into the Newcastle Village Centre
and increased the maximum building height in the Village Centre to six storeys. However,
until the Region of Durham provides final approval for OPA 107 the Applicant is unable to
take advantage of these changes in policy. The current applications will permit the
Applicant to proceed on a site-specific basis until Regional approval is received.
The current proposal maintains the overall building design, adds a sixth storey of
residential units and relocates the building 15 metres further south along the Beaver
Street South frontage.
Municipality of Clarington
Report PSD-031-17 Page 9
Figure 5 – Proposed building viewed facing northeast.
8.2 Growth and Development in Downtown Newcastle
Intensification
This proposal meets the intensification policies in the Provincial Growth Plan and the
Durham Regional Official Plan. The Clarington Official Plan identifies Town and Village
Centres as the main concentrations of urban activity which includes a mixture of uses
including retail, office and residential.
The Municipality has set the target of having at least 32% of all future urban residential
units occur within existing neighbourhoods (the Built-up Area) between now and 2021
rising to 40% afterwards.
Downtown Newcastle
Additional retail, service and office space will spur increased interest in downtown
Newcastle and contribute to the long-term viability of the Village Centre. Rather than
competing directly with existing merchants and services in the downtown the increased
commercial floor space will assist in generating a critical mass of goods and services
which will draw more people to the downtown.
Additional residents in and around the downtown will help to support the viability of the
downtown.
Municipality of Clarington
Report PSD-031-17 Page 10
Once constructed, this building will provide a focal point at the end of Emily Street East.
(see Figure 5) This building will contribute to the creation of an attractive and interesting
streetscape along this section of Beaver Street South. Landscaping and other site design
elements around the building will create a pedestrian entry into this site.
The limited road width of Beaver Street and the downtown road grid support slower traffic
speeds and dispersal of vehicle traffic. Aside from minor revisions to the existing
driveway design on Beaver Street South, major upgrades to the road and sidewalk
network are not required to address motorist and pedestrian safety.
8.3 Relationship to the Residential Neighbourhood
Distance to surrounding residences
The proposed six storey building will be located 15 metres (50 feet) from the property line
shared with the neighbor to the south and 18 metres (59 feet) from the property line of the
neighbours on the west side of Beaver Street South. The revised building location will be
32 metres (105 feet) from the Massey Building located further west from the properties on
Cutler Avenue compared to the previous revised application. The building therefore
maintains the same setbacks as the previously approved building.
Noise
The proposed building will include retail and service uses on the ground floor. As part of
the Site Plan review process, a Noise Study will be required to address the impact of any
noises generated by delivery vehicles and / or mechanical units on the new building. The
Applicant will be required to mitigate any noise that exceeds Ministry (MOECC) standards
for existing residents and for the future residents of the residential units in the proposed
building.
Privacy
In urban locations, privacy and oversight issues are to be expected to one degree or
another. The proposed building has been designed without private balconies. Instead, a
private outdoor amenity area has been provided on the roof. The rooftop amenity area
will be located 8 metres (26 feet) from the edge of the roof thereby preventing residents
of the new building from peering directly into the backyards of the surrounding properties.
Lights
All exterior security lighting and accent lighting must conform with the Clarington Lighting
Guidelines which require “Night Sky Friendly” light fixtures. In addition, no retail windows
will be located along the south side of the building to avoid light glare facing the
residential neighbours. As part of the Site Plan review, an illumination plan must be
submitted that includes calculations confirming that on-site light will not be directed
towards or spill over into neighbouring properties.
Municipality of Clarington
Report PSD-031-17 Page 11
Shadows
As shown in the Architectural Report submitted by the Applicant (Attachment 3), the
proposed building location is ideally situated to limit the impacts of shadows on
neighbouring properties to only the first and last hours of daylight during the day. The
greatest shadowing will occur within the existing and expanded parking areas on-site.
Shadow diagrams are provided in Attachment 1.
8.4 Relationship with the Foodland / Massey Building Property
While the six storey building will be located on its own property, it will be interconnected
with the drive aisles and parking areas of the Foodland and Massey Building. The joint
parking lot will exceed the Municipal parking requirements.
Vehicle access to the new building will be from either of the two existing driveways on
King Avenue East and Beaver Street South and will be preserved through a joint access
easement between the two sites. The Applicant does not anticipate any difficulties with
Sobeys with respect to lease arrangements since there are minimal changes required to
the parking lot.
9. Concurrence
Not Applicable.
10. Conclusion
The Applicant is proposing to relocate the mixed-use building along the Beaver Street
South frontage and increase the height from five to six storeys. This building will meet
the land use and urban design policies of the Clarington Official Plan. Specifically, it will:
• Implement the Municipal objectives for a Priority Intensification Area;
• Contribute to an attractive street edge;
• Provide a variety of building types and unit sizes;
• Build on the character of the existing neighbourhood, specifically the Massey
building;
An intensification project of this quality and magnitude, that achieves the majority of the
Municipality’s urban design objectives, will support the long term viability of the Newcastle
Village Centre.
Provided that no new major issues are raised at the Public Meeting, and in consideration
of all agency, staff and public comments, it is respectfully recommended that the
applications to relocate a previously approved, mixed-use building and increase the
height from five storeys to six storeys be approved.
Municipality of Clarington
Report PSD-031-17 Page 12
11. Strategic Plan Application
The recommendation conforms to the Strategic Plan, specifically to 3.1 to “provide for
walkable mixed use neighbourhoods and encourage a small town feel” and 3.2 to
“support a variety of affordable mixed housing types and community design attributes that
support our residents in every stage of life and across all abilities”.
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO,
Director of Planning Services Interim CAO
Staff Contact: Paul Wirch, Planner II, 905-623-3379 x 2418 or pwirch@clarington.net
Attachments:
Attachment 1 – Official Plan Amendment
Attachment 2 – Zoning By-law Amendment
Attachment 3 – Shadow Diagrams
List of interested parties to be notified of Council's decision.
Nicholas Swerdfeger Richard & Lynne Jefferson
Ashwan Krish Linda Rammal
James Coburn Laura Morgan
Sobeys Inc. Kevin Symak
Ruth Knight Mark Clarey
Jennifer Lemery Jatin Nayak
Victor Suppan Colleen Savage
Frances Mallon Robert & Barbara Parsons
Myno Van Dyke Bob Malone
Mark Kartusch
PW/COS/DJC/tg
I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0008 109 King Ave. W. (Gyaltsan)\5-Reports\PSD-031-17.docx
Municipality of Clarington Attachment 1 to PSD-031-17
Amendment Number 111
to the Municipality of Clarington Official Plan
Purpose: To permit the construction of a six storey mixed-use building by:
• Expanding the Village Centre to incorporate 65 Beaver
Street South;
• Including 65 Beaver Street South within the Newcastle
Village Centre Secondary Plan;
• Designating 65 Beaver Street South as "Street-Related
Commercial" within the Newcastle Village Centre Secondary
Plan; and
• Increasing the maximum height limit in this location to six
storeys.
Basis: This amendment is based on a review of the applicable urban
design policies.
Actual
Amendment: The Clarington Official Plan is hereby amended as follows:
1. Existing Map A4 Land Use Newcastle Village Urban Area is
amended to redesignate the lands at 65 Beaver Street South
from "Urban Residential" to "Village Centre" as shown on
Exhibit "A" to this amendment.
2. Existing Map A Land Use Newcastle Village Centre Secondary
Plan is amended to include 65 Beaver Street South within the
Village Centre Boundary and to designate these lands as
“Street-Related Commercial” as depicted on Exhibit “B” to this
amendment.
3. By deleting the existing Section 5.7 in the Newcastle Village
Secondary Plan and replacing it as follows:
“5.7 A six storey, mixed-use industrial loft style building
with a floor space index of up to 2.0 is permitted south of the
historic Massey Building.”
Implementation: The provisions set forth in the Municipality of Clarington Official
Plan, regarding the implementation of the Plan, shall apply in
regard to this Amendment. Part 1 of this Amendment duplicates
changes incorporated the Municipality’s conformity Amendment
107 currently under review by the Region of Durham. It shall be
implemented with whichever Amendment comes into force and
effect first.
Interpretation: The provisions set forth in the Municipality of Clarington Official
Plan, regarding the interpretation of the Plan, shall apply in regard
to this Amendment.
J:\REPORTS TO CLERKS\Electronic Reports\2 - Signed by CAO\PSD-031-17\Attachment 1 - PSD-031-17.docx
J:\REPORTS TO CLERKS\Electronic Reports\2 - Signed by CAO\PSD-031-17\Attachment 1 - PSD-031-17.docx
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Attachment 2 to PSD-031-17
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2017-______
being a By-law to amend By-law 84-63.
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable
to amend By-law 84-63;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Section 16A.3 “Mixed-Use (MU) Zone” is hereby deleted in its entirety.
2. Section 16.5.62 “GENERAL COMMERCIAL EXCEPTION (C1-62) ZONE” is added as
follows:
“16.5.62 GENERAL COMMERCIAL EXCEPTION (C1-62) ZONE
Notwithstanding 3.12, 3.16 a., 3.17 a., 16.1, 16.2 and 16.3 those lands zoned C1-
62 as shown on the Schedules to this By-law shall be subject to the following uses
and regulations:
a. Definitions
i) Apartment Dwelling
Shall mean a dwelling within either an apartment building or a mixed-
use building.
ii) Mixed-Use Building
Shall mean a building containing residential uses and at least one non-
residential use.
b. Permitted Uses
In Table 16.5.62 b. the symbol “ü” indicates that the use is permitted.
2
TABLE 16.5.62 b. PERMITTED USES
RESIDENTIAL USES
Apartment Dwelling ü 1, 2
RETAIL USES
Artisan Studio ü 1
Convenience Store ü 1
Retail Commercial Establishment ü 1
PERSONAL AND PROFESSIONAL SERVICES
Business, Administrative or
Professional Office ü 1
Eating Establishment ü 1
Eating Establishment,
Take-out ü 1
Financial Office ü 1
Fitness Centre ü 1
Day Nursery ü 1
Dry Cleaning Distribution Centre ü 1
Laundry ü 1
Medical or Dental Clinic ü 1
Printing or Publishing
Establishment ü 1
School, Commercial ü 1
Service Shop, Personal ü 1
Service Shop, Light ü 1
GATHERING PLACES AND COMMUNITY USES
Assembly Hall ü 1
Place of Entertainment ü 1
Place of Worship ü 1
Private Club ü 1
Footnotes:
1 Only pemitted within a mixed-use building.
2 May not be located within the business establishment street façade of the first
storey.
3
c. Regulations
The regulations for development in the C1-62 zone are set out in Table 16.5.62 c.
TABLE 16.5.62 c. REGULATIONS
Lot Dimensions
Minimum Lot Frontage (metres)
1, 2 50
Building Location
Minimum Front Yard (metres) 2.0
Maximum Front Yard (metres) 5.0
Minimum Exterior Side Yard
(metres) 2.0
Maximum Exterior Side Yard
(metres) 5.0
Minimum Interior Side Yard
(metres) 1.5
Minimum Interior Side Yard
abutting a Residential Zone
(metres)
5.0
Minimum Rear Yard (metres) 1.5
Minimum Rear Yard abutting a
Residential Zone (metres) 10.0
Building Massing (excluding
accessory buildings and
structures)
Minimum number of storeys As shown on the Zoning
Map Schedule
Maximum number of storeys As shown on the Zoning
Map Schedule
Minimum height of the first storey
(metres) 4.0
Maximum height of the first
storey (metres) 6.0
Maximum height of the all
storeys above the first storey
(metres)
4.0
4
Minimum storey requirements
Above the ground floor,
each storey shall contain a
floor area equal to no less
than 50% of the floor area
immediately beneath it to
be considered a storey.
Minimum length of the street
façade along Beaver Street
South
50%
Building Elements
Amount of transparent glazing
within the business
establishment street façade 3
50%
Location of a Residential
Entrance
Within a street façade; or
Along the side of the
building but no more than
half the width of the
building from the street
façade.
Location of Non-Residential Use
Entrances
At least one main building
entrance shall be located
within the street façade.
Maximum size of non-residential
units within a mixed use building
(square metres)
600
Street Animation
Maximum amount of the total
first floor area of the building that
may be occupied by non-
residential uses.
100%
Landscape Requirements
Landscaped Open Space
(minimum) 10%
Minimum planting strip abutting a
residential zone (metres) 2.0
5
Bicycle Requirements
Minimum bicycle parking/storage
spaces for non-residential uses
as a percentage of the required
automobile parking spaces.
10%
Minimum internal bicycle
parking/storage spaces for
residential uses
0.5 per dwelling
Parking and Loading
Parking Requirements for Retail
Uses, and Personal and
Professional Services (minimum)
1 for every 30 square
metres
Minimum number of loading
spaces (3 metres x 7.5 metres) 1
Footnotes:
1 Notwithstanding Section 3.7a. no new uses may be established on a lot that
contains less than the minimum required lot frontage.
2 Where a property is a corner lot, the front lot line shall always be located on the
street line of the highest category of street identified in the Clarington Official Plan
(e.g. the front lot line will be on the arterial road frontage versus the collector or local
street frontage).
3 Where a building is located on a corner lot, the glazing requirements will apply to
both street façades.”
3. Schedule "5" to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from “Mixed-Use 1 (MU1(S:5)) Zone” to “General
Commercial Exception (C1-54)” as illustrated on the attached Schedule "A" hereto.
4. Schedule "5" to By-Law 84-63, as amended, is hereby further amended by changing
the zone designation from “Mixed-Use 1 (MU1(S:5)) Zone” to “General Commercial
Exception (C1-62 (S:4/6))” as shown on the attached Schedule "A" hereto.
5. Schedule "5" to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from “Urban Residential Exception (R1-1) Zone” to “General
Commercial Exception (C1-62 (S:4/6))” as illustrated on the attached Schedule "A"
hereto.
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6. Schedule "5" to By-Law 84-63, as amended, is hereby further amended by changing
the zone designation from “General Commercial Exception (C1-54) Zone” to
“General Commercial Exception (C1-62 (S:4/6))” as shown on the attached
Schedule "A" hereto.
7. Schedule "A" attached hereto shall form part of this By-Law.
8. A new Section 26.5b is added as follows:
That prior to paragraph of Section 26.4, a new section title be added as follows:
“Section 26.5 Zone Suffixes” and the second paragraph be numbered subsection a.
9. A new Section 26.5b is added as follows:
“b. On occasion, the zone symbol on the schedules may be followed by one or
more letters and numbers enclosed in brackets. The information provided in the
brackets indicates the maximum number of units permitted within the boundary of the
zone limits. The maximum total numbers of units permitted is indicated by the letter
“T” followed by a number. For example, “R1 (T: 0.65)” indicates that a maximum of
65 units may be developed.”
10. That the following Section 26.5 to 26.7 be renumbered accordingly.
11. This By-Law shall come into effect on the date of the passing hereof, subject to the
provisions of Sections 17(2) and 34 (21) of the Planning Act, R.S.O. 1990.
By-Law passed in open session this day of , 2017.
______________________
Adrian Foster, Mayor
______________________
Anne Greentree, Municipal Clerk
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Municipality of Clarington Attachment 3 to
Report PSD-031-17