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HomeMy WebLinkAboutPD-10-93 THE CORPORATION OF THE TOWN OF NEWCASTLE ON: DEV92049.GPA PUB L I C M E E TIN G Meeting: General Purpose and Administration Committee File # PD-10-93 #: File #:DEV 92-049 Res. # G.p/+ -3.;(~ 93 # Date: Monday, January 18, 1993 REZONING APPLICATION - DR. KAREN MCPHERSON PART LOT 10 CONCESSION 1, FORMER TOWN OF BOWMANVILLE FILE: DEV 92-049 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-10-93 be received; 2. THAT application to amend the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended, submitted by The Greer Galloway Group Inc., on behalf of Dr. Karen McPherson, be referred back to Staff for further processing and the preparation of a subsequent report upon receipt of all outstanding comments; and 3. THAT the Durham Region Planning Department, and all interested parties listed in this report and any delegation be advised of Council's decision. 1.4 Area: DETAILS The Greer Galloway Group Dr. Karen McPherson From Urban Residential Type One (R1) to a zone appropriate to convert the existing single detached dwelling to an optometrist office having a second floor apartment. A 180 m2 addition is proposed to be built at the rear of the structure. 0.24 hectares 1. APPLICATION 1.1 Applicant: 1.2 Owner: 1.3 Rezoning: 2. LOCATION 2.1 The subject property is located in Part of Lot 10, Concession 1, former Town of Bowmanville. The site has the following municipal address; 45 Liberty Street North. .. ....2 IlECYCLED PArlEH PAPER RECYCLE nHS 1$ PRIWEDON RECYCLED PAPER REPORT NO. PD-10-93 PAGE 2 3 BACKGROUND 3.1 On October 29, 1992 an application was made to the Town of Newcastle to amend the Comprehensive Zoning By-law 84-63, to permit the establishment of a optometrist office and an apartment unit. 4 EXISTING AND SURROUNDING USES 4.1 Existing Uses: single dwelling residential unit 4.2 Surrounding Uses: East - Bowmanville High School West - Regional Road # 14 and existing residential dwellings South - Existing single dwelling residential units North - Ingress/Egress to high school and existing single dwelling residential units. 5 OFFICIAL PLAN POLICIES 5.1 Within the 1976 Durham Region Official Plan the lands are designated "Residential Area" within the Bowmanville Major Urban Area. The predominant use of lands so designated shall be for housing purposes. Yet section 8.1.2.1 c) states that limited ......m .... ..... u.. .....office.andpersonal.serv.ice ..uses__may_be_.permi.tt.ed~_prmlidedm_that: . if the use was to be of a size that a Local Central Area designation would be warranted, that it does not detract from Central Areas; and . that the proposed use is desirable and deemed to be compatible with the surrounding area. The applicant is proposing to convert the existing dwelling and build a 180 m2 addition for the purposes of an optometrist' s office. Part of the floor area will be converted to a residential apartment unit. Inasmuch as the applicant is proposing to use the existing structure, and the floor area will not exceed 465 m2, a Local Central Area designation is not warranted. with respect to the desirability and compatibility of this use, one must consider that although the lands are located within a residential area, only the southerly boundary of the property directly abuts a dwelling unit. The property haD diroot aOC088 to S'. (1') , ) L . . . . 3 REPORT NO. PD-10-93 PAGE 3 Regional Road 14 (Liberty street), the high school is located to the rear of the property with the ingress/egress to the school lands on the north side of the subject site. In consideration of the above, the proposal complies with the pOlicies of the 1976 Regional Official Plan. 5.2 The 1991 Durham Region Official Plan, designates the lands as a "Living Area" within the Bowmanville Urban Area. section 10.3.1 b) of this Plan states that "limited office development and limited retailing of goods and services, in appropriate locations, as components of mixed use developments, provided that community and Local Central Areas are designated in the area municipal official plan, and the functions and characteristics of such Central Areas are not adversely affected." As noted above, the site environs are such that a more intensive use than solely a residential use may be supported on these lands with limited impact upon neighbouring properties. It is the intention of the owner to locate her business in this dwelling, which.is..l.ocated.jl.l.stmllorth.of the BQWIDanyilleMainmcent ralArea. As such, Staff believe that this will not detract from the function of the Main Central Area and that the proposal complies with the 1991 Official Plan. 5.3 The subject lands are designated "Low Density Residential" within Bowmanville Neighbourhood 1C. section 7.2.1.2 ii) of this Plan states that certain community uses which are compatible with the surrounding uses may be permitted in residential neighbourhoods subject to the inclusion of appropriate provisions in the zoning by-law. To reiterate the above, the application complies with these policies. 6 ZONING BY-LAW PROVISIONS 6.1 According to the Town of Newcastle Comprehensive zoning By-law 84- 63, a8 amended, the lands are zoned "TTrban Rp~irlpnt-iPll Type One ....4 503 REPORT NO. PD-10-93 PAGE 4 (R1). This zone permits residential development. A site specific amendment will be required to permit the proposed use. 7 PUBLIC MEETING AND SUBMISSION 7.1 Pursuant to Council's Resolution of July 26, 1982 and the requirements of the Planning Act the appropriate signage acknowledging the application was installed on the subject lands. In addition, the appropriate notice was mailed to each landowner within the prescribed distance. 7.2 At the time of writing this report, there has been no correspondence received either in support or in opposition to the proposed application. 8 AGENCY COMMENTS 8.1 In accordance with departmental procedures, the application was circulated to obtain comments from other departments and agencies. The following departments/agencies in providing comments, offered no objection to the application as filed: Durham-Region.Planning-Department- ...m_m___ Northumberland and Newcastle Public School Board Ministry of Natural Resources 8.2 The Town of Newcastle Public Works Department had no objection to the rezoning application but noted that more information would be required upon the submission of an application for a site plan agreement. 8.3 The Town of Newcastle community Services Department requires 2% cash-in-lieu of parkland for the office component of this project. 8.4 The Town of Newcastle Fire Department had no objection to the principle of the application, however, they require the submission of detailed drawings ensuring that adequate exits exist, and that the ::;tLuL;LUl.e lueets tIle :requirements of the ontario Building and Fire Codes. ....5 504 REPORT NO. PD-10-93 PAGE 5 8.5 Durham Region Works Department requires a 3.05 metre road widening across the Regional Road #14 (Liberty street) frontage prior to the passage of an amending zoning by-law. 8.6 Newcastle Hydro-Electric Commission has indicated to staff that the lead time on the order of transformers may be as much as 6 months, if one is required. 8.7 Staff are awaiting comments from the Central Lake ontario Conservation Authority. 9 9.1 9.2 STAFF COMMENTS Although a formal site plan application has not been submitted, the preliminary drawings reveal that consideration has been given to the abutting residence as the driveway and parking area has been located abutting the entrance to the high school. The residential use of the house will not be lost as the applicant proposes that the second floor will be converted to an apartment 9.3 10 10.1 Staff require detailed drawings including preliminary floor plans, elevation drawings, and landscape plans in order to properly assess this application. CONCLUSION The purpose of this report is to facilitate the Public Meeting as required by the Planning Act, to provide Committee and Council with some background on the application submitted. It is recommended the application be referred back to Staff for further processing and subsequent report upon resolution of the above issues and receipt of all outstanding comments and required revisions. . . . . 6 505 REPORT NO. PD-10-93 PAGE 6 Respectfully submitted, Recommended for presentation to the Committee ~I )/--~\. f f~\ ~ ~ - ..' 0-' _. \. .m ,..... I, ',i/ l "..........Zt{jC((;\t,t f\ .Xi Lawrence E. K9tseff Chief Adminis/ttftive Officer () HB*FW*cc Attachment #1 - Key Map Attachment #2 - Preliminary site Plan 11 January 1993 Interested parties to be notified of Council and Committee's decision: Dr. Karen McPherson 45 Ashdale Cres Bowmanville, ontario L1C 3M8 The Greer Galloway Group Inc. 1415 King st. courtice, ontario L1E 2J6 5U6 ~ SUBJECT SITE I I LOT 10 EAU DR E - R3 z o - (f) R':I (f) "W U R~6 o U Bowmanville' KEY MAP o 100 200 300 m r"- ' 50m ~ Dev. 92-049 507 c CD < . co I\) I o ~ "(0'" i ~ ~ :< . ~ I ~ ~ ~,~,....,..._n ._~~ l' I f ~ ~., ~ d <Pi! -!!!"~ i{ ~ ~ 'iR;';nq~ ~~ ~ g fl ~ ~ t!l .. i~ t tl ~ ~ 7 ~~ g HH H~1 ~mO ~ ~ ~ ~ '. ~ "-'~ '~ i.! 004 __ <p r ,,~o oH' ~ id H } ~p ~ : I II ~ . , ' . ! ft ~ ,,~ H! " : 8 4.00 t ~ C ~ i1 ~ ~ ~ -d ~ ~ ~ I >- Ll e.1!::.fZ." '( ~P.~~l' H02-1\~ fO./6 , \$ ~"" / - / '\ l~ " _~) ~ ~~ d ~~ ~~ ~~ ';18 \!~ ;; Ii!! 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