The URL can be used to link to this page

Home My WebLink AboutPD-135-92 THE CORPORATION OF THE TOWN OF NEWCASTLE DN: DEV92023.GPA Date: General Purpose and Administration Committee File # Monday, June 1, 1992 PD-135-92 #: File #: DEV 92-023 # Subject: REZONING APPLICATION CANADIAN FORESTERS PROJECT (EASTERN) GROUP PART LOT 11, CONCESSION 1, FORMER TOWN OF BOWMANVILLE FILE: DEV 92-023 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-135-92 be received; 2. THAT application to amend the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended, submitted by Eugene Timoon on behalf of the Canadian Foresters Project (Eastern) Group be APPROVED and that an amending by-law be forwarded to Council at such time the applicant has entered into an amending site plan agreement with the Town. 3. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Canadian Foresters Project (Eastern) Group 1.4 Land Area: (Forestree Place) Eugene Timoon Application: from "Urban Residential Exception (R4-1)" to an appropriate zone to permit the development of an additional five (5) residential units 0.62 ha (1.53 acres) 1.2 1.3 Agent: Rezoning 2. 2.1 LOCATION The subject street, and property is municipally known as 108 Liberty is south of Concession street, north of Lovers . . .2 Ii{ ,~ .f :) i RECYCLED - PAPIER PAPER RECYCLE THIS IS I'flllHEOON FlECYCLED PAPEf1 REPORT NO.: PD-135-92 PAGE 2 Lane and has frontage on the west side of Liberty street North. The lands are legally described as being located in Part Lot 11, Concession 1, former Town of Bowmanville. 3. BACKGROUND 3.1 The subject rezoning application was received by the Town of Newcastle Planning and Development Department on April 9, 1992. The proponent wishes to convert the vacant office space, former Registry Office, to five apartment units. The proposed dwellings would consist of four (4) one bedroom apartments and one (1) bachelor apartment unit. The conversion would minimally increase the floor area of the existing building through the addition of bay windows. In addition, new door and window openings would be provided as necessary to accommodate the proposed residential units. 3.2 The Forestree Place is a non-profit housing building completed in September of 1983, with 56 apartment units. The Registry Office occupied 264 m2 (2650 sqjft) of floor space on the ground floor, at the front of the building until the fall of 1991. The subject floor space is currently vacant and subject of this application. 4 EXISTING AND SURROUNDING USES 4.1 The existing site currently houses the Forestree Place building which contains the 56 senior apartment units and the vacant office space is the subject of this application. 4.2 Surrounding land uses are as follows: South: a block townhouse development, existing residential and Lovers Lane East: existing residential fronting on Liberty Street and the North End Market convenience store. . . . 3 llt- r- '1 C7 :J I) REPORT NO.: PD-135-92 PAGE 3 North: existing residential and Concession street West existing residential and Centre street West: 5 PUBLIC MEETING AND RESPONSE 5.1 Pursuant to the requirements of the Planning Act, the appropriate signage acknowledging the application was installed on the subject lands April 27, 1992. In addition the appropriate notice was mailed to each landowner and tenant within the 120 metre prescribed distance on April 23, 1992. The Public Meeting for the subject application was held On Tuesday May 19, 1992. No one appeared at the meeting expressing any opposition or concern with the application. 6 OFFICIAL PLAN POLICIES 6.1 within the Durham Regional Official Plan the subject property is designated "Residential" within the Bowmanville Major Urban boundary. The residential policies encourage a variety of housing size style and tenure. The application would appear to conform. within the June 1991, Regional Council approved Official Plan the subject land is designated as "Living Area". The policies for this designation are similar to the existing residential policies. The application would appear to conform. 6.2 within the Town of Newcastle Official Plan the subject property is identified by a "High (H)" density residential symbol within neighbourhood "lB" of the Bowmanville Major Urban Area. The official plan policies allow high density designated lands to develop generally greater than 55 and up to 80 units per net hectare. Proposals for higher density may be considered by Council to be in conformity with the . . .4 I" 514 REPORT NO.: PD-135-92 PAGE 4 Plan provided the Region ascertains that servlclng capacity exists and the development potential of other vacant lands within the neighbourhood is not reduced. 6.3 The residential component of the Forestree building equals 94% of the total building floor area. utilizing this value (0.62 ha x 94%) the site has a current density of 96 units per net residential hectare. The conversion of office space to five residential units would increase the density marginally to 98 units per net residential hectare, as the total land area is now included in the calculation. 6.4 Neighbourhood "lB" as outlined in schedule 7-1 of the official plan is an older neighbourhood that is fully developed with little or no opportunity for new development. The Region of Durham Works Department has advised that servicing capacity for the additional five units is available. The application would appear to conform. 7 ZONING 7.1 The current zoning on the subject property is "Urban Residential Exception (R4-1)". Said zoning category is site specific and stipulates the lands may develop with a maximum of 56 residential units, requires 0.25 parking spaces per dwelling unit and the dwelling units must have a minimum floor area of 40 sqjm for a one bedroom unit and 55 sqjm for a two bedroom unit. The additional five residential units can easily be accommodated in terms of parking space requirements, however the zoning by-law amendment is needed to increase the maximum number of dwelling units and provide a minimum floor area for the bachelor dwelling unit proposed. . . .5 " r- 1 C JjJ REPORT NO.: PD-135-92 PAGE 5 8 AGENCY COMMENTS 8.1 In accordance with departmental procedure the subject application was circulated to a limited number of agencies and departments for comment. Newcastle Public Works Department and Regional Planning staff both advised they have no objection to the proposal as submitted. 8.2 The community services Department advised that the neighbourhood within which the subject application is located is deficient in terms of parkland area, however, the population increase is minor and the building already exists. community services Department therefore have no objection subject to cash-in-lieu of parkland dedication being paid on the increase. 8.3 The Fire Department advised that response will be from station one. Full-time staff satisfy the recommended response time within an urban area, part-time staff do not meet the 3 - 5 minute time frame (part time staff 6:00 pm to 6:00 am). The conversion must comply with all appropriate ontario Building Code and Fire Code provisions. 8.4 Regional Works Staff have advised that the conversion of the former Registry Office space to five non family senior citizen apartment units will not impose capacity problems in the existing Regional services. However, payment of Regional Levies will be required for the unit increase in accordance with the Regional Council's Development Charge Policy. In addition, a 3.0 m (10.0 ft) road widening along the full frontage of the site is required to accommodate future road widenings. . . . 6 !J 16 REPORT NO.: PD-115-92 PAGE 6 9 STAFF COMMENTS 9.1 The applicant proposes to rezone the subject lands to permit the conversion of the former Registry Office floor space to five residential dwelling units. The total floor space is proposed to expand minimally through. the addition of bay windows on two of the proposed units. A second application proposes to amend the existing site plan agreement to permit the office space to be used residentially. 9.2 The increase in residential units marginally effects the density of the site. The local official plan policies permits densities above 80 units per net hectare provided there are no servicing constraints and the increase density would not adversely impact the development of vacant lands in the area. The application appears to conform. The proposed residential use would be consistent and harmonious with the balance of the building. The number of parking spaces remains constant at 29 which is 13 in excess of the zoning by-law requirement for the 61 residential units. Furthermore, the availability of parking spaces would appear to improve with the removal of the Registry Office, which attracted a number of visitors daily. 9.3 Staff have not completed an amending site plan agreement with the applicant at this time, however one is expected to be completed shortly. Should Council approve the rezoning application, a by-law will be forwarded to Council at such time a site plan agreement has been executed. 9.4 Payment of Town Development Charge.would be applicable to the five (5) units and is payable prior to the issuance of building permits. . . .7 \11 r' 1 ~7 ~) I / REPORT NO.: PD-135-92 PAGE 7 10 CONCLUSION 9.1 In consideration of the comments provided by the circulated agencies and Staff's review and comments on the application, Staff with have no objection to the zoning by-law amendment application being approved as applied for. Respectfully submitted, Recommended for presentation to the Committee C)~ .0J0v Franklin Wu, M.C.I.P. DIrector of Planning and Development (/21 ........,.... b ( I CY I) N/ Lawrence E. K6tt~ff Chief Administrt~ve Officer 1..\ \) CP*FW*cc *Attach 21 l-1ay 1992 Interested parties to be notified of Council and Committee's decision: Eugene Timoon 37 Love Crescent TORONTO, ontario M4E 1V6 Canadian Foresters Project (Eastern) Group 108 Liberty Street North BOWMANVILLE, Onto L1C 3Z5 I;:! :) 1 B I I I LOT 10 EAST R1 ') .... R3 z o - C/) RC/) ,W U Z o U ''"'''~~ $1; , I M2-1 9 '" ~ BQWMANVILLE KEY MAP o 100 200 300 m r'- - I 50m ~. Dev.92-023 :)19 ...... -* 'i (l .... "\. . ) i~ ~ !~ ~ . ~ VI", W 1..,0 <<\.\ ~() ~ .Il.\t~ ~ ~ ~~ ~ 0 f~ ~ ~~~ ~ 'l- ~ ' ~~ ~ .~ ~\} t~ i . ~ 9 ~a E g ~ ~ i~ ~! ~ 1.. Iii ;1 I;~ ~ ~ ~ "'. ~lQ. a~ ~g ~ ~ VI ~ 'l1 'Q~~ q~lr:'b ~ ~ ~ ~ ~ ~ ~ ~ ~ }t~!H S. i~ ~ ~ ~ ~ ~ '0 "t ig It ~~ ~ ~ ~ () ;:s ~ ~ ~ . ~'l>l ~ ~ ~ "n ~ ~ ...q)l~ ... ~<.., ~,d~~ "0). ~~&~~~-hQ \7r ~~~~\t ~ ~~~'a~ ~~~~~~ ~~. ..~ I{j q~~~.q ~~~K~i ~~. ~ .. - . 9~9'1~'" .S9 ,s~.tI,., - 100000'0000000'00000000 I ; I l.l~j :!o . ~o ~I'O ... f i >) ,.) ~b l I I, ~.~' j. 1'<4'n=nJCOP;.urt-r--' ).1; '"IllS ~ tJJ j.J. '17tfJ I 7 ~ 8/ Q.c ~h /. w \;!ll rt1 c ~ii: ~ .q~~. ~ , / ~ . 0:: ~J' 0 ~ tJ.c ! . 01 I; !!: z o ~ .~ 0:: tJJ b ~ $l ./ \1 r j zEBi ~) 2 0