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HomeMy WebLinkAboutPD-158-92 THE CORPORATION OF THE TOWN OF NEWCASTLE DN: HOUS-AME.GPA Meeting: PUBLIC MEETING General Purpose and Administration Committee File # IjOC\ , Res. #,hr:J/J- ~?t:,~~.:<J # Date: Monday, July 6, 1992 #: PD-158 92i1e #: PIn 11.10 DRAFT OFFICIAL PLAN AMENDMENT IMPLEMENTING THE TOWN OF NEWCASTLE MUNICIPAL HOUSING STATEMENT Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-86-92 be received; 2. THAT the Draft Official Plan Amendment Implementing the Town of Newcastle Municipal Housing statement be referred back to Staff for further review and an additional report subsequent to receipt of all agency and public comments; and 3. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. BACKGROUND 1.1 Information that was gathered from the Town of Newcastle Municipal Housing statement is being used to fulfil the requirements of the provincial Land Use Planning for Housing Policy statement. One of the requirements of the Policy statement is for municipalities to re-examine their Official Plans and Zoning By-laws in order to implement Provincial housing policies. 1.2 Through the work completed on the Town of Newcastle Municipal Housing Statement, it has become apparent that a number of changes are required for the Town's Official Plan. The required changes have been presented in the Official Plan Amendment (see Attachment #1). :;fi r I () RECYCLED PAPIER I'APEH J1ECYCLE llHS IS PlmHED ON RECYCLED PAI'Efl REPORT NO.: PD- 158 -92 PAGE 2 2. DESCRIPTION OF PROPOSED OFFICIAL PLAN AMENDMENT 2.1 Addition to the Strateqic Policies section of the Official Plan 2.1.1 The Official Plan Amendment proposes that a new section dealing with housing be added under the Strategic Policies section. This new housing section outlines a housing goal, housing objectives and specific overall housing policies for the Town of Newcastle. 2.1.2 2.1.2 2.1.3 The main housing goal for the Town is to provide a range of housing types, sizes, price and tenure arrangements for households of differing socio-economic characteristics. The housing objectives for the Town include: 1) maintaining an adequate supply of land for housing purposes; 2) providing a range of housing types; 3) promoting residential intensification; and, 4) monitoring the Policy statement provisions. Specific housing policies proposed include: · encouraging the provision of a diverse housing stock; · recognition of the residential growth targets in the Municipal Housing Statement and updating these targets every five years, subject to the financial capabilities of the Town; · encouraging a new housing unit mix of 70% low density, 20% medium density, and 10% high density; · requiring a minimum of 25% of all new residential units to be affordable as defined by Provincial criteria; · encouraging the production of rental accommodation; · maintaining a land supply and housing unit supply target of: :;1 r? .7- .J ,_ REPORT NO.: PD- 158 -92 PAGE 3 3 year supply of draft approved and/or registered lots and blocks in plans of subdivision, 2 year supply of land zoned for medium and high density, 15 year supply of serviceable residential land; · encouraging intensification subject to a number of criteria; · encouraging mixed-use development; · recognizing the housing requirements of special needs groups; · increasing housing opportunities for seniors by investigating innovative housing and support programs; · encouraging the development of non-profit housing by co-operative and non-profit housing corporations; · encouraging maintenance and preservation of existing housing stock; · allowing condominium conversions only when certain conditions are satisfied; 2.2 Notice Period for Official Plan Amendments 2.2.1 The Land Use for Housing Policy statement requires municipalities to streamline the planning process. Although this is largely a matter of administrative procedure, there is a provision in the Planning Act, RSO, 1990, to shorten the 30 day notice requirements for Official Plan Amendment applications. staff propose to shorten the notice period for official plan amendments so that it is the same as for zoning. Accordingly, a section will be added to the Implementation Section which changes the required r~o JLO REPORT NO.: PD- 158 -92 PAGE 4 notice period from thirty (30) days to twenty (20) days. 2.3 Additions to the Residential Area Policies for Courtice, Bowmanville and Newcastle Village 2.3.1 For each of the urban areas of courtice, Bowmanville and Newcastle village, a subsection will be added to the Residential policies section. These additions include the following: i) Encouraging the creation of residential units through residential intensification subject to a number of criteria including: the physical capability, servicing capacity, demonstrated demand, and physical compatibility with the local area. ii) Allowing accessory apartments in all residential areas subject to the following criteria: . maximum of one accessory unit per dwelling; . one parking space per accessory unit in a dwelling; . suitability of road and driveway access; . suitability of the parcel of land in terms of lot size, setbacks, side yards and landscaped open space to accommodate an additional unit; . structural suitability of the building to accommodate alterations for an additional dwelling unit . compliance with Health and Safety Standards~ iii) Permitting residential intensification through redevelopment, the creation of rooming, boarding and lodging houses, and conversion subject to the general criteria for residential intensification and the following criteria: . where traffic impacts on the surrounding neighbourhoods can be minimized; . suitability of the parcel in terms of lot size, setbacks and side yards to accommodate more intensive use; . proximity to retail and service commercial facilities, employment opportunities, parks and open spaces; D,' ,r') () ) L / REPORT NO.: PD- 158-92 PAGE 5 · provisions of adequate on-site parking arid landscaping; · the impact upon adjacent uses with respect to density height, design, massing and the potential for introducing screening and buffering techniques · compliance with Health and Safety Standardso 3. PUBLIC MEETING ON PROPOSED OFFICIAL PLAN AMENDMENT 3.1 In accordance with Town's procedures and the requirements of the Planning Act, it is necessary to hold a public meeting concerning the proposed official plan amendment. Notice of the public meeting was placed in the Bowmanville Statesman, Courtice News, and the Orono Weekly Times on June 3, 1992. 4. AGENCY COMMENTS 4.1 The subject amendment was circulated to various agencies for comment. The following agencies/departments offered no objection to the amendment: · Town of Newcastle Public Works · Public School Board 4.2 The Town of Newcastle Fire Department has stated that they have no objection to the use of portable housing units for seniors or others on the condition that all units are in compliance with the ontario Fire and Building Code. In addition, the units must have sufficient means of egress and must be placed so as to be readily accessible to firefighters. In terms of accessory apartments, the Fire Department has stated that they have concerns regarding the availability of an adequate means of egress. The Fire Department is concerned that accessory apartments may meet the ontario Building and Fire Code regulations, but still be unsafe because the window size in basements in not large enough to allow escape in an emergency. ~ f -7 CJ j.) REPORT NO.: PD-158-92 PAGE 6 This problem is compounded by the fact that the Fire Code does not apply to a structure until it is occupied and even then, the Fire Department cannot inspect a residence unless they have the permission of the occupant. Furthermore, the Town of Newcastle does not have a smoke detector by-law, which means that rental units may not have a proper means of early detection and warning. 4.3 Comments have not been received from the Ministry of Housing and the Ministry of Municipal Affairs to date. 5. STAFF COMMENTS 5.1 Staff note that many of the concerns of the Fire Department regarding accessory apartments will be addressed in the revised ontario Building Code to become effective in January 1993. A new subsection (Article 9.9.9.4) dealing with dwelling units contained in a basement will be added to the Building Code and it will require: (a) a basement to have a separate exit and be provided with a window in conformance with minimum window area requirements (Article 9.7.1.3); (b) a basement to have a separate exit and be sprinklered; or (c) a building to be sprinklered where the dwelling units share a means of egress. 5.2 Staff further note that the ontario Government has released draft legislation to allow homeowners to create an apartment in their house. The proposed legislation also allows 1:1< f 7 / t. . I JJ REPORT NO.: PD-158-92 PAGE 7 homeowners to work with municipalities to create garden suites or "granny flats" in their yards. Assuming the Province will consult the local municipalities, staff will prepare a separate report on this issue at a later date. 6. CONCLUSIONS 6.1 The Town of Newcastle Municipal Housing statement identified a number of changes that were required to the Official Plan in order to implement the Provincial Land Use Planning for Housing Policy Statement. These changes were incorporated into an official plan amendment which has been circulated to various public agencies for review and comment. 6.2 Subsequent to input from members of the public and the receipt of outstanding agency comments, Staff will further review the document and report back to Council. In addition, subsequent work will examine revisions to the zoning by-law to implement the Provincial and Official Plan requirements. Respectfully submitted, Recommended for presentation to the Committee d~~ <tA~. Franklin Wu, M.C.I.P. Director of Planning and Development TH*DC*FW*df 19 June 1992 Attachment: Proposed Amendment I:;, r 7 'J JJL ATTACHMENT NO.1 - DRAFT - AMENDMENT NO. TO THE OFFICIAL PLAN OF THE TOWN OF NEWCASTLE PURPOSE: The Provincial Government adopted the Land Use Planning for Housing Policy Statement on August 1, 1989. Under the Policy Statement, municipalities identified as priority areas are expected to establish appropriate policies, regulations, and approval procedures to create opportunities for a variety of housing types to be developed. The purpose of this amendment is to incorporate policies into the Official Plan of the Town of Newcastle which will encourage the creation of an adequate and accessible supply of housing that is affordable for all residents of the Town. BASIS: The Policy Statement identifies five main polices which must be implemented by municipalities, as follows: a) maintaining a supply of land for future residential use; b) streamlining the planning process to reduce the time to process residential applications; c) providing for a range of housing types in new residential development and residential intensification; d) promoting residential intensification opportunities to increase the supply of housing; and e) monitoring how the provisions of the Policy Statement are being met. In accordance with the requirements of the Provincial Policy Statement, the Town of Newcastle adopted a Municipal Housing Statement on April 6, 1992. This Official Plan amendment is based on the recommendations contained in the Town of Newcastle Municipal Housing Statement. ACTUAL AMENDMENT: The Official Plan of the Town of Newcastle is hereby amended as follows: 1. By moving Section 2.1 (Zoning By-laws) and Section 2.2 (Site Plan Control) to Section 4 (Implementation), and renumbering same as Sections 4.5 and 4.6 respectively. C "II JJJ - 2 - 2. By renumbering Section 2.3 (Community Improvement) as Section 2.2, and renumbering all subsections accordingly. 3. By adding a new section 2.1 as follows: 112.1 HOUSING 2.1.1 GOAL 2.1.1.1 To provide for a range of housing types, sizes, price and tenure arrangements in order to provide residential accommodation for households of differing socio- economic characteristics. 2.1.2 OBJECTIVES 2.1.2.1 2.1.2.2 2.1.2.3 2.1.2.4 2.1.2.5 To maintain an agequate supply of land for housing purposes. To provide for a range of housing types and tenure throughout the Town to meet the housing requirements of a changing population. To maintain the present housing stock of the Town of Newcastle. To maximize the efficient use of land and buildings for residential accommodation, consistent with good planning principles. To provide a greater range of housing options and services within the Town for seniors, those with special needs, and those requiring financial assistance. 2.1.3 POLICIES 2.1.3.1 2.1.3.2 Council, in cooperation with other levels of government, shall encourage the provision of a diverse housing stock in terms of type, tenure, density and cost relative to household income and afford ability throughout the Town. The Town of Newcastle Municipal Housing Statement establishes residential growth targets. Such targets shall form the basis for municipal planning and capital budget forecasting. The residential growth targets shall be subject to the financial capabilities of the Town and shall be updated at five year intervals. r 7 I ~J 0) L. 2.1.3.3 2.1.3.4 2.1.3.5 2.1.3.6 2.1.3.7 2.1.3.8 2.1.3.9 - 3 - It is Council's objective to achieve the following housing unit mix in the Town of Newcastle: 70% low density, 20% medium density, and 10% high density. Notwithstanding this provision, the housing mix of specific neighbourhood planning units shall be determined on the basis of specific area characteristics. For each urban area, a minimum of 25% of all new residential units shall be affordable as defined by Provincial affordability criteria. The provision of affordable housing shall not be limited to one particular housing type, nor shall it be concentrated in or excluded from certain neighbourhoods or urban areas. Council shall encourage the production of rental accommodation that is in keeping with the Municipal Housing Statement target. In addition, the Town shall give priority to development proposals that include provisions for rental housing. Council shall seek to maintain the following land supply and housing unit supply targets: a) At least a 3-year supply of a combination of draft approved and/or registered lots and blocks in plans of subdivision, calculated on a Town-wide basis; b) A 2 year supply of land zoned for medium and high density throughout urban areas; and c) A 15 year supply of serviceable residential land to meet future housing requirements subject to the financial capability of both the Region and the Town to provide the necessary services. Council shall encourage the use of vacant and under utilized land and the redevelopment of existing buildings as potential contributors to the future housing stock. Council shall encourage mixed-use development by permitting residential uses as part of a commercial development, where areas of development or redevelopment are zoned or designated for commercial use. lill c) 7 I~ J J ./ 2.1.3.10 2.1.3.11 2.1.3.12 2.1.3.13 2.1.3.14 2.1.3.15 - 4 - Council shall consider opportunities for all forms of residential intensification which comply with the following criteria: a) there is the physical potential to accommodate intensification; b) the existing infrastructure can support new households; and c) site specific requirements for neighbourhood compatibility such as building height, lot size, lot coverage, parking, density, massing, and heritage conservation have been met. Council shall consider the housing requirements of special needs groups throughout the Town. Housing for special needs groups shall have regard for ease of access to required support services such as community and medical facilities, commercial areas, parks and open space and availability of transit. Council shall consider pilot projects and innovative housing developments, including garden suites/ portable living units for seniors. Council shall encourage the development of non-profit housing by co-operative and non-profit housing organizations. Such developments shall conform to good planning principles and the locational criteria for medium and high density residential areas as specified in this Plan. Council shall encourage the maintenance and preservation of the existing housing stock. In order to ensure an adequate supply of rental accommodation in the Town, the conversion of existing residential units to condominium tenure may be permitted, provided the following conditions are satisfied: a) the rental vacancy rate for the whole of the Town is 3 percent or higher for two successive surveys, as determined in the bi-annual rental vacancy survey undertaken by the Canada Mortgage and Housing Corporation (CMHC); b) that the rental vacancy rate for the specific bedroom types affected by such conversion is 2 percent or higher; :J 3 6 2.1.3.16 - 5 - c) the approval of such conversions to condominium tenure does not result in the reduction of the vacancy rate below 3 percent and 2 percent respectively, in accordance with (a) and (b) above. Applications under the Rental Housing Protection Act for the conversion of rental units to condominium tenure shall be accompanied by an analysis indicating that the provisions of Section 2.1.3.15 have been met. In addition, the applicant(s) shall be required to enter into agreements with the Town to satistythe Town's requirements, financial and otherwise. 2.1.4 IMPLEMENTATION 2.1 .4.1 2.1.4.2 2.1.4.3 2.1.4.4 Council shall amend the Comprehensive Zoning By-law and develop guidelines to implement specific criteria identified in Section 2.1.3.10, 6.1.2 (ii), 7.2.1.2 (ii) and 8.2.1.2 (ii) to ensure residential intensification projects are compatible with their surrounding neighbourhoods. The criteria to be addressed shall include, but shall not be limited to the following: building height, lot coverage and parking, density, massing, the potential for screening and buffering techniques, and the availability of municipal and community facilities. Council shall investigate the use of portable living units for seniors as a temporary use through such mechanisms as temporary use-by laws and/or site plan control. Council shall prepare an annual housing report for consideration by Council in order to monitor the progress made towards fulfilling the Town's housing objectives. In the preparation of Community Improvement Plans, Council shall establish policies to preserve, restore and rehabilitate existing housing stock. II 4. In Section 4, by adding a new subsection as follows: 114.4 OFFICIAL PLAN AMENDMENTS 4.4.1 When Council intends to adopt an amendment to this Plan, Notice of the Public Meeting to consider the amendment shall be provided at least twenty (20) days prior to the Public Meeting, and any person who attends the meeting shall be afforded an opportunity to make representation in respect of the proposed amendment to the Official Plan. I::': L "7 ';7 ,)J - 6 - 4.4.2 Notice of the Public Meeting under Section 4.4.1 shall be as prescribed by the Planning Act, R.S.O. 1990, as amended.1I 5. By adding to the policies for the COURTICE URBAN AREA the following new subsections to 6.1.2(ii): lie) Accessory apartments shall be permitted in all Residential Areas, subject to the provisions of Section 6.1.2(vi) and the following additional criteria: maximum of one accessory unit per dwelling; sufficient room for one parking space above and beyond the parking requirement for the main dwelling; suitability of road and driveway access; suitability of the parcel of land in terms of lot size, setbacks, side yards and landscaped open space to accommodate an additional unit; structural suitability of building to accommodate alterations for an additional dwelling unit; and, compliance with the Ontario Building Code and the Fire Code. f) Rooming, boarding and lodging houses, and conversion shall be permitted subject to the criteria outlined in Section 6.1.2(vi), and the following additional criteria: where traffic impacts on the surrounding neighbourhoods can be minimized; suitability of the parcel in terms of lot size, setbacks and side yards to accommodate more intensive use; proximity to retail and service commercial facilities, employment opportunities, parks and open spaces; provisions of adequate on-site parking and landscaping; and, the impact upon adjacent uses with respect to density, height, design, massing and the potential, and capability for introducing screening and buffering techniques. II l:~ "j' () Ju - 7 - 6. By adding to the policies for the COURTICE URBAN AREA the following new subsections to Section 6.1.2: IIvi) Council shall encourage the creation of new residential units through residential intensification provided the following criteria are met: the physical potential of the existing building stock or previously developed sites can accommodate the identified forms of residential intensification; the existing services can support new households in the affected area; the applicant can demonstrate that the demand exists for these forms of accommodation, based on the housing needs of households in the broader community, and the type of units which could be produced through the various forms of residential intensification; and, the new development is compatible with the scale and physical character of the local area. II 7. By adding to the policies for the BOWMANVILLE URBAN AREA the following new sub-sections to Section 7.2.1.2 (ii): lie) Accessory apartments are permitted in all Residential Areas, subject to the provisions of Section 7.2.1.2 (vi) the following additional criteria: maximum of one accessory unit per dwelling; sufficient room for one parking space above and beyond the parking requirement for the main dwelling; suitability of road and driveway access; suitability of the parcel of land in terms of lot size, setbacks, side yards and landscaped open space to accommodate an additional unit; structural suitability of building to accommodate alterations for an additional dwelling unit; and, compliance with the Ontario Building Code and the Fire Code. (..-, 7' (} ,) ,) / - 8 - f) Rooming, boarding and lodging houses, and conversion shall be permitted subject to the criteria outlined in Section 7.2.1.2 (vi) e), and the following additional criteria: where traffic impacts on the surrounding neighbourhoods can be minimized; suitability of the parcel in terms of lot size, setbacks and side yards to accommodate more intensive use; proximity to retail and service commercial facilities, employment opportunities, parks and open spaces; provisions of adequate on-site parking and landscaping; and, the impact upon adjacent uses with respect to density, height, design, massing and the potential, and capability for introducing screening and buffering techniques. II 8. By adding to the policies for the BOWMANVILLE URBAN AREA the following new sub-sections to Section 7.2.1.2: IIvi) Council shall encourage the creation of new residential units through residential intensification provided the following criteria are met: the physical potential of the existing building stock or previously developed sites can accommodate the identified forms of residential intensification; the existing services can support new households in the affected area; the applicant can demonstrate that the demand exists for these forms of accommodation, based on the housing needs of households in the broader community, and the type of units which could be produced through the various forms of residential intensification; and, the new development is compatible with the scale and physical character of the local area. II 9. By adding to the policies for the NEWCASTLE VILLAGE URBAN Area the following new sub-sections to Section 8.2.1.2 (ii): 40 - 9 - lie) Accessory apartments are permitted in all Residential Areas, subject to the provisions of Section 8.2.1.2 v) the following additional criteria: maximum of one accessory unit per dwelling; sufficient room for one parking space above and beyond the parking requirement for the main dwelling; suitability of road and driveway access; suitability of the parcel of land in terms of lot size, setbacks, side yards and landscaped open space to accommodate an additional unit; structural suitability of building to accommodate alterations for an additional dwelling unit; and, compliance with the Ontario Building Code and the Fire Code. f) Rooming, boarding and lodging houses, and conversion thereto shall be permitted subject to the criteria outlined in Section 8.2.1.2 v), and the following additional criteria: where traffic impacts on the surrounding neighbourhoods can be minimized; suitability of the parcel in terms of lot size, setbacks and side yards to accommodate more intensive use; proximity to retail and service commercial facilities, employment opportunities, parks and open spaces; provisions of adequate on-site parking and landscaping; and, the impact upon adjacent uses with respect to density, height, design, massing and the potential, and capability for introducing screening and buffering techniques. II 10. By adding to the policies for the NEWCASTLE VILLAGE URBAN AREA the following new sub-sections to Section 8.2.1.2: "v) Council shall encourage the creation of new residential units through residential intensification provided the following criteria are met: ~:) 4. 1 - 10 - the physical potential of the existing building stock or previously developed sites can accommodate the identified forms of residential intensification; the existing services can support new households in the affected area; the applicant can demonstrate that the demand exists for these forms of accommodation, based on the housing needs of households in the broader community, and the type of units which could be produced through the various forms of residential intensification; and, the new development is compatible with the scale and physical character of the local area. II IMPLEMENTATION: Provisions set forth in the Town of Newcastle Official Plan, as amended, regarding the implementation of the Plan shall apply in regard to this Amendment. INTERPRETATION: Provisions set forth in the Town of Newcastle Official Plan, as amended, regarding the interpretation of the Plan shall apply in regard to this Amendment. ,C:/J'J ~J i [.