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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: October 26, 2015
Report Number: PSD-054-15 Resolution Number: Pc�)JbSLA _t5
File Number: COPA 2015-0004 & ZBA 2009-0003 By-law Number:
Report Subject: An Application by 564069 Ontario Inc.
To Construct a 5-Storey, Mixed-Use Building on Beaver Street,
Newcastle
Recommendations:
1. That Report PSD-054-15 be received;
2. That the applications to amend the Clarington Official Plan and Zoning By-law 84-63,
submitted by 564069 Ontario Inc. for the development of a 5-storey, mixed-use building
continue to be processed and that a subsequent report be prepared;
3. That the Durham Regional Planning and Economic Development Department and Municipal
Property Assessment Corporation be forwarded a copy of Report PSD-054-15 and
Council's decision; and
4. That all interested parties listed in Report PSD-054-15 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD-054-15 Page 2
Report Overview
Following the successful relocation of two heritage homes along the east side of Beaver
Street, the owner of these properties is requesting permission to construct a 5-storey,
mixed-use (residential and commercial) building. The proposed building would include:
• 1,320 square metres (14,200 square feet) of retail and services uses on the
ground floor;
• 1,320 square metres (14,200 square feet) of office space on the second floor;
and
• 30 condominium apartments on the third, fourth and fifth floors (8 one-bedroom,
22 two-bedroom).
The purpose of this report is to receive public comments.
1 . Application Details
1.1 Owner/Applicant:564069 Ontario Inc.
1.2 Agent: D.G. Biddle & Associates
1.3 Proposal: To permit the construction of a 5-storey, mixed-use building
through amendments to:
i) the Clarington Official Plan;
ii) the Newcastle Village Centre Secondary Plan; and
iii) Zoning By-law.
1.4 Area: 1.5 ha
1.5 Location: 49, 63 Beaver Street South and 97, 131 King Avenue East,
Newcastle
2. Background
2.1. The subject lands are comprised of three separate properties.
• 97, 131 King Avenue East— Contains the Foodland supermarket on the east
side of the property and the Massey Building on the west side of the property.
These buildings share a common parking lot between them.
• 49 Beaver Street South — Currently vacant.
• 63 Beaver Street South — Currently vacant.
2.2 In 2008, the Applicant had discussions with Sobeys Inc. to expand the existing
supermarket by an additional 929 square metres (10,000 square feet). As part of
Municipality of Clarington
Report PSD-054-15 Page 3
that discussion, Sobey's advised the Applicant the parking area would also need to
be expanded to satisfy Sobeys' corporate parking standards. Once completed, the
larger supermarket with expanded parking lot was then to be rebranded as a
Sobeys supermarket.
Since there was no further land to expand the parking area on the existing
property (97, 131 King Avenue East) the Applicant submitted an application in
2009 to expand the parking area onto two neighbouring properties which they own
—49 and 63 Beaver Street South. At the time, each of the Beaver Street
properties was a single detached dwelling. The expansion of the parking area
would necessitate the demolition or relocation of the two existing homes.
2.3 Due to the heritage nature of the Beaver Street homes, the Municipality placed
these buildings onto the Municipal Register of properties with cultural heritage
value or interest. The purpose of this action was to work with the applicant to
determine if the buildings could be relocated.
2.4 In order to proceed with the Supermarket development, as well as satisfy the
Municipal interest, the Applicant relocated the two dwellings from their original
location to two vacant lots further south on Beaver Street. The relocation of these
buildings took place in 2011.
2.5 In the meantime, the agreement between the Applicant and Sobey's Inc. dissolved
and the addition to the supermarket did not proceed.
2.6 The Applicant is now proposing to develop the Beaver Street properties by
constructing a 5-storey, mixed-use building. The first floor will contain retail,
restaurants and service uses. The second floor will contain medical and/or
professional office space. The third, fourth and fifth floors will contain
condominium apartments.
2.7 In order to accommodate the proposed building, the existing driveway onto Beaver
Street South would be realigned with Emily Street. The new building would then
be located north of the new driveway and south of the Massey Building.
2.8 On August 13, 2015, the Applicant submitted the initial part of their application to
amend the Clarington Official Plan and the Zoning By-law.
2.9 On August 18, 2015, the Applicant held an information meeting by invitation for
residents of the neighbourhood. Residents had the opportunity to meet and speak
with the architect about the project.
2.10 On October 5, 2015, the final documents that were required for the review of these
applications was submitted to the Municipality, and the application was deemed
complete.
Municipality of Clarington
Report PSD-054-15 Page 4
Figure 1: Proposed 5-storey, Mixed-Use Building with Revised Parking Lot
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2.11 Studies Submitted
The Municipality has received the following studies and reports in support of these
applications:
• Planning Rationale Report;
• Phase One Environmental Site Assessment; and
• Functional Servicing Brief.
3. Land Characteristics and Surrounding Uses
3.1 The land that is proposed to be redeveloped as part of this proposal includes:
• 49 and 63 Beaver Street—Vacant
• 97 and 131 King Avenue East — Massey Building and Foodland supermarket
Municipality of Clarington
Report PSD-054-15 Page 5
3.2 The surrounding uses are as follows-
North - King Avenue East and commercial businesses across the street.
South - Low density residential homes.
East - High-density residential (Parkview retirement residence).
West - Beaver Street South and low density residential homes across the street.
Figure 2: Proposed 5-storey, Mixed-Use Building Showing Existing Conditions
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4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement (PPS) promotes efficient land use and
development patterns with the intent of creating sustainable communities that are
home to peoples of all ages. Development is directed to occur within existing
settlement areas and to occur in a manner which minimizes land consumption and
servicing costs. In order to achieve this objective, opportunities for intensification
(redevelopment at a higher density than exists today) will be promoted.
Municipality of Clarington
Report PSD-054-15 Page 6
4.2 The Growth Plan for the Greater Golden Horseshoe
The Growth Plan for the Greater Golden Horseshoe (Growth Plan) promotes the creation
of compact, complete communities that are transit-supportive and pedestrian-friendly.
Part of the intent of the Growth Plan is to manage growth in a manner that will optimize
existing infrastructure and support a strong economy. The first priority of growth shall be
to seek to intensify within existing built up areas.
The subject property is located within the Provincially-defined "Built Boundary" for the
Newcastle Urban Area. The Growth Plan requires that population and employment
growth be directed to built-up areas of the community to optimize existing land supply and
better utilize existing municipal services.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Region Official Plan (Regional Plan) designates these lands as "Regional
Centre". Regional Centres are intended to provide an array of mixed-uses, including
commercial, office and residential uses. The long term density for this area is 75
residential units per gross hectare and a floor space index (FSI) of 2.5.
The Regional Plan encourages developments to include high quality design which places
pedestrians and connections in close proximity to transit as a top priority.
5.2 Clarington Official Plan
The Clarington Official Plan designation for these lands is as follows:
• 97 and 131 King Avenue East— "Street-Related Commercial" within the Newcastle
Village Centre Secondary Plan (Secondary Plan); and
• 49 and 63 Beaver Street South — "Urban Residential".
The Street-Related Commercial policies of the Secondary Plan permit all of the
commercial and residential uses that are proposed by this application. However,
development is currently limited to 4-storeys in height.
As a result, this application is seeking to amend the Clarington Official Plan for the
following items:
• Expand the Village Centre to incorporate 49 and 63 Beaver Street South;
• Include 49 and 63 Beaver Street South within the Village Centre Secondary Plan;
• Designate 49 and 63 Beaver Street South as "Street-Related Commercial" in the
Village Centre Secondary Plan; and
• Increase the maximum height limit in this location to 5-storeys.
Municipality of Clarington
Report PSD-054-15 Page 7
5.3 Clarington Official Plan Review
Prior to receiving the application, the Municipality released the proposed changes to the
Clarington Official Plan on March 30, 2015. Being aware of this project, staff proposed
an expansion of the Village Centre to include 49 and 63 Beaver Street South. During the
more than 6 months since the release of the proposed revisions to the Official Plan, no
comments have been received regarding the addition of these properties to the
Secondary Plan.
6. Zoning By-law
6.1 In conjunction with the proposed amendments to the Clarington Official Plan, it is
necessary to amend the zoning for these lands.
The Zoning for these lands is as follows:
• 97 King Avenue East (Massey Building) - "General Commercial Exception (C1-25)";
• 131 King Avenue East (Foodland supermarket) - "General Commercial Exception
(C1-54)"; and
• 49 and 63 Beaver Street South - "Urban Residential Type Two (R2)".
All of the uses proposed for the 5-storey mixed-use building are already permitted within
the C1-25 (Massey Building) and C1-54 (Foodland supermarket) zones.
7. Summary of Background Studies
7.1 Planning Rationale Report
A Planning Rationale Report (Report) was provided by the applicant in support of the
requested amendments. The Report states that the proposed development is:
• Appropriate in the context of the existing surrounding uses;
• Considerate to the surrounding uses with regard to building facade, siting, massing,
setbacks and landscaping; and
• The density is appropriate for the site and neighbourhood.
7.2 Environmental Site Assessment
Following the relocation of the two homes from 49 and 63 Beaver Street South,
contaminated fill was brought on-site to fill-in the foundations. This contaminated fill has
now been removed and no soil contamination impact is evident today. It is the conclusion
of the Environmental Site Assessment that the subject lands do not constitute an
environmental concern.
7.3 Functional Servicing Brief
It is the conclusion of the Functional Servicing Brief that the existing Municipal and
Regional infrastructure are sufficient to service this site.
Municipality of Clarington
Report PSD-054-15 Page 8
8. Public Notice and Submissions
8.1 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 electronic newsletter.
8.2 As of the writing of this report, Staff received one inquiry from an area resident. The
concerns expressed included the following:
• Noise — From delivery and service vehicles. In particular, the noise from these
vehicles as they accelerate out of the site and onto Beaver Street South.
• Traffic— Increased vehicle traffic onto Emily Street East. Traffic congestion at King
Avenue East and Beaver Street South due to the current bollards.
• Safety— For students travelling to Newcastle Public School at the bottom of Beaver
Street South.
9. Agency Comments
9.1 Regional Municipality of Durham
Not yet received.
10. Departmental Comments
10.1 Engineering Services
At the rezoning stage Engineering is satisfied that there will be no major traffic, grading,
drainage and stormwater management impacts from the proposal. Additional details will
be required at the site plan stage to ensure any site specific impacts are dealt with.
10.2 Emergency and Fire Services
The Emergency and Fire Services Department has no objection to this application.
10.3 Finance Department
The Finance Department has confirmed that the taxes on the subject properties have
been paid up-to-date.
11 . Comments
11.1 The proposed redevelopment will be an intensification project in Downtown Newcastle. It
is a form of development encouraged by Provincial, Regional and Municipal policy
because of its sustainable use of land and energy as well its contribution to increased
housing diversity and affordability. As a mixed-use project, it provides a range of uses
that will enliven the area and support the long term viability of the downtown.
Municipality of Clarington
Report PSD-054-15 Page 9
The details of the project will continue to be thoroughly reviewed and any concerns
raised at the Public Meeting, will be considered. Staff will continue to investigate
the impacts of the proposed development on neighbouring properties.
12. Conclusion
12.1 Report PSD-054-15 is prepared to provide background information and to solicit
public comments on the proposal submitted by 564069 Ontario Inc.. Staff will
continue processing the application which will lead to the preparation of a future
recommendation report.
13. Strategic Plan Application
13.1 Not applicable.
Submitted by: Reviewed by:
D i Crom , MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Staff Contact: Paul Wirch, Planner II, 905-623-3379, extension 2418,
pwirch(aa)..clarington.net
Attachments:
Attachment 1 — Building Rendering
List of interested parties to be notified of Council's decision is on file in the Planning
Services Department.
Attachment 1 to
Municipality of Clarington Report PSD-054-15
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View of proposed building facing east
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View of proposed building facing southeast