HomeMy WebLinkAboutPD-15-93
THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: AMENITIES.GPA
Meeting:
General Purpose and Administration Committee
File# I)O\,,37<1~. ~
Res. # G-PA - 37- C(3,
#
Date:
January 18, 1993
#:
PD-1S-93 File #:
Pln 31.2
GUIDELINES FOR THE PROVISION OF AMENITIES IN MEDIUM
AND HIGH DENSITY RESIDENCES
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-15-93 be received, and
2. THAT the attached "Guidelines for the provision of Amenities
for Medium and High Density Residences" be adopted.
3. THAT Staff advise all proponents with site plan applications
for medium and higher density applications of the
Guidelines.
1 . BACKGROUND
1.1 Medium and high density residentigl dwellings (ie. block
townhouses and apartments) are becoming more prevalent in
the Town (especially in Bowmanville and Courtice). within
the Town there are numerous examples of residential
developments with a significant number of units.
For example, in Bowmanville there are:
1) Devonshire Place Apartments (built) - 121 units,
2) Forestree Place (built) - 56 units,
3) Veltri Complex (built) - 51 units,
4) Valleyview Condominiums (built) - 33 units,
5) Soper Court (built) - 60 units,
6) Bowmanville Heights (built) - 66 units,
7) Bowmanville Valley Cooperative Homes (under
construction) - 68 units, and
8) Participation House (approved) - 39 lmits.
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REPORT NO.: PD-15-93
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In Courtice, examples are:
1) Parkwood Village (built) - 180 units, and
2) Nantucket Condominiums (approved) - 152 units.
1.2 These developments often offer residents something in the
way of indoor or outdoor amenities but, is what they offer
enough?
1.3 Committee has recently expressed concern about the absence
of indoor and outdoor amenities in regards to the
residential component of the Vanstone Mill proposal.
Similar concerns have been raised by the Community Services
Dept. with regards to the Kaitlin Group condominium
apartments proposal and other proposals. Staff responds to
each application to encourage the highest standard possible
but in the absence of a specific poli~y endorsed by Council,
there is no target established for these discussions. The
guidelines contained herein (see Attachment NO.1) address
these concerns by standardizing requirements, and thereby
Clvoiding gd=hocresponses to developers' proposals and
consequent inconsistency.
1.4 E~isting Requirements
The Town's Official Plan and Zoning Bylaw offer very limited
standards regarding amenities. Amendment No. 41 to the Town
Official Plan adds Subsection 6.1.2 vi) to the policies for
the Courtice Urban Area and is as follows:
vi) In the processing of medium and high density
residential developments, consideration shall
be given to the requirements of appropriate
on-site indoor and outdoor recreational amenity
areas.
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REPORT NO.: PD-15-93
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This Amendment was approved by Regional Council on May 15,
1991. In the near future, a similar amendment will be
proposed for the Bowmanville and Newcastle Village sections
of the Town Official Plan.
The Town Comprehensive Zoning By-law 84-63 does not contain
any provision for indoor/outdoor amenity requirements under
the R3 and R4 zones. The only exception being the Urban
Residential Exception R4-4 Zone (for the Devonshire Place
Apartments) which requires a "Play Area" having "a minimum
area of 35 sq.m." (377 sq.ft.).
1.5 Obiectives of Guidelines
It is hoped that the Guidelines for the provision of
Amenities will be helpful in providing the Town's apartment
and block townhouse residents access to on-site
recreation/leisure opportunities similar to those enjoyed by
residents in lower density housing forms.
These gtlidelines will serve three (:3) ptlrpOses:
i) summarize the Town of Newcastle's objectives and
preferences concerning indoor and outdoor
amenities for medium and high density residential
proposals,
ii) establish some predictability and consistency
concerning the quantity and quality of indoor and
outdoor amenities in medium and high density
residential developments, and
iii) assist developers and their consultants in
preparing development proposals.
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REPORT NO.: PD-15-93
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1.6
1.7
2.
2.1
2.2
2.2.1
2.2.2
These guidelines were prepared following a review of what
other Greater Toronto municipalities do to ensure adequate
indoor and outdoor amenities for medium and high density
residents. These guidelines are reasonable and are
necessary to ensure certain quality of life standards.
Staff have also reviewed the current level of amenities
features provided in the Town's larger and more recent
residential buildings (see Attachment No.2). The proposed
guidelines uphold reasonably high standards for development.
These design guidelines will work in conjunction with the
Town's other design guidelines such as Landscape Desiqn
Guidelines for site Planning.
AMENITIES GUIDELINES
Nature of the Guidelines
The Guidelines for the provision of Amenities in Medium and
High Density Residences are intended as guidelines. They
are not rigid and absolute, and alternatives will be
considered provided the objectives of the guidelines are
realized. The guidelines therefore could be modified at the
discretion of the Director of Planning and Development in
the site plan approval process.
Highlights of the Guidelines
In any residential or mixed commercial/residential
proposal having 1 to 15 (inclusive) dwelling units
there are no requirements, either for indoor or outdoor
amenities. Nevertheless, in these proposals, the
provision of indoor and outdoor amenities is
. encouraged.
Indoor Amenities
Re9arding indoor amenities f~ciliticG, all apartment
and block townhouse developments having 16 or more
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REPORT NO.: PD-15-93
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2.2.3
2.2.4
units are required to have as a minimum a multiple
purpose room. Spatial requirements for indoor
amenities facilities (as a total) vary with the number
of units in the residential proposal generally at the
rate of 2 sq. metres (21.5 sq.ft.) per dwelling unit.
Outdoor Amenities
Regarding outdoor amenities facilities, for residential
developments with units not easily able to accommodate
large families, ie. units with one or two bedrooms, no
specific outdoor facilities are required. For
residential projects with 16 to 49 units (inclusive)
that are easily able to accommodate large families, ie.
units with three or more bedrooms,2 one (1) tot lot is
required. For residential projects with 50 or more
units that are easily able to accommodate large
families, ie. units with three or more bedrooms, one
(1) playground and one (1) totlot are required.
Spatial requirements for outdoor amenities facilities
( gSg.......totgl.tm.... VClry......w.ith. ..the... ..ntlltll:>er. ...0 f...... tln i ts.......in the
residential proposal generally at the rate of 4 square
metres (43.0 square feet) per dwelling unit.
Types of Amenities
Indoor amenities space may for example consist of: an
indoor swimming pool, a party room, an exercise room, a
games room, a hobby room (for crafts, woodworking,
etc.) a common room, squash courts, handball courts or
any other acceptable uses which have a general appeal
to the majority of the residents. It has been reported
by some private developers and business managers that
certain indoor amenities, ego indoor swimming pools,
handball courts and squash courts are used on a regular
basis by only a small minority of residents.
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REPORT NO.: PD-15-93
PAGE 6
2.2.5
2.2.6
Therefore, it should be noted that multiple purpose
rooms are more likely to be useful to the majority of
residents in a building.
Outdoor amenities space may for example consist of: an
outdoor swimming pool, a tennis court, a playground, a
,
totlot, a garden building and/or allotment gardens or
any other acceptable uses which have a general appeal
to the majority of the residents. Since almost every
building will have at least a few children it should be
usually required that a playground and a tot lot be
provided. What was noted above for indoor swimming
pools, handball courts and squash courts may also be
applicable to outdoor amenities such as outdoor
swimming pools or tennis courts and so, emphasis should
be placed on the provision of totlots and playgrounds.
Access
In all cases access on a daily basis to these amenities
Public Notification
It is required that a sturdy plaque be affixed to a
wall in a prominent public location at the entranceway
of buildings describing in general terms, the indoor
and outdoor amenities that have been provided for the
building's residents. In this way, in the future (long
after the original parties to the site plan agreement
have disappeared from the scene) all residents/visitors
will always be able to instantly know what amenities do
exist (or should exist) in the building.
This provision has been used with success in several
major u.s. cities and is being considered by the city
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REPORT NO.: PD-15-93
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2.2.7
Private Outdoor Amenities
Private outdoor amenities are for the use of residents
and are directly accessible from an individual unit.
The provision of such amenities should be encouraged
but not required. Examples of amenities in this
category are balconies (open) and individual-unit
patios and roof terraces. It is recommended that
enclosed balconies be considered habitable rooms.
3. CONCLUSIONS
The development of these guidelines fills a void. until
now, the Town has not had any standards to provide guidance
for either Councilor applicants and so, the provision of
indoor and outdoor amenities for medium and high density
proposals has been dependent on the commitment of developers
to producing quality living environments. The Guidelines
provide a base upon which it is hoped market forces will
build.
Should the Guidelines fail to have the desired effect
compulsory minimum standards could be adopted by Committee
and Council through a zoning by-law amendment.
The standards established by the Guidelines recognizes the
need for improving the quality of the Town's medium and high
density living environment. It is recommended that the
Guidelines be adopted by Council. Planning staff will
notify all proponents and consultants of the adoption of the
Guidelines.
Respectfully submitted,
Recommended for presentation
to the Committee
(Jf
. t4
/ /)./gl
\ ( L Ii I ,/
Lawrence E. Kots ff
!
Chief Administr t~ve
Off icer ( lJ
Franklin Wu, M.C.I.P.
Director of Planning
and Development
BR*DC*FW*df
1551
Attachment No. 1
GUIDELINES FOR THE PROVISION OF AMENITIES
FOR
MEDIUM AND HIGH DENSITY RESIDENCES
1. INTRODUCTION
The Guidelines for the Provision of Amenities for Medium and High Density
Residences have been prepared as a result of the commitment of the Corporation of
the Town of Newcastle to ensure that citizens in medium and high density
residences enjoy similar opportunities for recreation as citizens in low density
residences. As the Town urbanizes the provision of such amenities in apartments
and block townhouses becomes more urgent.
These guidelines have been prepared for use in the review, approval and inspection
of residential development proposals that are subject to Site Plan Control as defined
by Section 41 of The Planning Act, R.S.O. 1990.
2. PURPOSE
These guidelines are intended to serve three purposes:
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indoor and outdoor amenities for medium and high density residential
proposals;
2) establish some predictability concerning the quantity and quality of indoor and
outdoor amenities in medium and high density residential developments; and
3) assist developers and their consultants in preparing development proposals.
These guidelines cannot cover every issue or problem which might arise and are
therefore limited to general standards that are applied in conjunction with the
knowledge that every proposal has unique problems and opportunities.
These guidelines are not rules or specifications. They are not mandatory and they
do not preclude alternatives. Instead, they are the Town's objectives and
preferences. Every development proposal will have unique features and will be
reviewed on its own merits.
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3. DEFINITION OF AMENITIES
3.1 Indoor Amenities
Indoor amenities may consist of common areas dedicated to indoor recreation and
leisure activities including: an indoor swimming pool, a party room, an exercise
room, a games room, a hobby room (for crafts, woodworking, etc.) a common room,
squash courts, handball courts or any other acceptable uses which have a general
appeal to the majority of the residents. Areal calculations for indoor amenities such
as indoor swimming pools include "auxiliary areas" such as pool decks.
For the purposes of these guidelines, indoor amenities do not include:
1) indoor landscaping, eg., reflecting pools, waterfalls, planters, potted plants,
etc.;
2) common utility areas, eg., indoor parking, corridors, vestibules,
mail rooms/mailboxes, coatrooms, storage rooms, laundry rooms,
changerooms, etc.; and
3) public art in lobbies, eg., murals, paintings, hangings, sculptures, etc.
3.2 Outdoor Amenities
Outdoor amenities consist of common areas dedicated to outdoor recreation
activities including: an outdoor swimming pool, a tennis court, a
playground, a totlot, a garden building and/or allotment gardens or any other
acceptable uses which have a general appeal to the majority of the residents.
Areal calculations for outdoor amenities such as outdoor swimming pools and tennis
courts include lIauxiliary areas" such as pool decks or patios.
For the purposes of these guidelines, outdoor amenities do not include:
1) landscaping, eg., lawn, gardens, trees, shrubs, planters, fountains, benches,
etc.;
2) utilities, eg., walkways, bus stops and shelters, driveways, parking, lighting,
storagerooms, coatrooms, changerooms, etc.; and
3) public art, eg., sculptures, mobiles, murals, etc.
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3.3 Private Outdoor Amenities
Private outdoor amenities are for the use of residents and are directly accessible
from an individual unit. Examples of such amenities are: balconies (open), and
individual-unit patios and/or roof terraces. Enclosed balconies are to be considered
habitable rooms.
3.4 Play Areas
Totlots are playgrounds for pre-schoolers and they shall be: accessible, away from
traffic and shaded by trees. Also, they shall have soft (eg. grass and/or sand)
surfaces, apparatus conducive to the pre-schooler play experience (eg. low swings
with safety bars, sandboxes and/or spring-mounted rocking horses)
and benches with backrests that allow parents to closely obseNe their children.
Playgrounds are for elementary school children. Like totlots they shall be accessible,
away from traffic and shaded by trees. They shall have some hard surface areas
which are conducive to team sports (eg. basketball and ball hockey) and a backstop
for softball. They may have high swings, monkey bars and teeter totters.
4. AMENITIES GUIDELINES
4.1 General Requirements for Indoor Amenity Areas
Minimum Indoor Amenities:
(for projects with 16 or
more dwelling units)
one (1) multiple purpose room
Minimum Spatial Requirements
for Indoor Amenities:
No. of Dwelling Units No. of Sq. Metres of Indoor Space
1 to 15 Provision of indoor space encouraged
but, no spatial requirements
16 to 25 50 square metres
26 or more 2.0 square metres per dwelling unit
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4.2 General Requirements for Outdoor Amenity Areas
Minimum Outdoor Amenities:
(for projects not likely to
accommodate children)
No specific facilities.
Minimum Outdoor Amenities:
(for projects with 16 to 49
units, and likely to accommodate
children)
One (1) totlot.
Minimum Outdoor Amenities:
(for projects with 50 or more
units, and likely to accommodate
children)
One (1) playground and
one (1) totlot.
Minimum Spatial Requirements
for Outdoor Amenities:
No. of Dwelling Units No. of Sq. Metres of Outdoor Space
1 to 15 Provision of outdoor space
encouraged but, no spatial
requirements
1 6 to 25 100 square metres
26 or more 4.0 square metres per dwelling unit
4.3 Access to Amenity Areas
In all cases, access on a daily basis to both indoor and outdoor amenities must be
provided.
4.4 Private Outdoor Amenities
Private outdoor amenities, eg., balconies and patios, are not required but should be
encouraged.
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4.5 Requirements for Residential Institutions
The above general requirements are not meant to apply to residential institutions
such as nursing homes, old age homes or psychiatric care facilities. For residential
institutions, the above general requirements will be reviewed on an individual basis
having regard for the needs of the residents and the type of care being provided.
4.6 Public Notification of Common Amenities
It is required that a sturdy plaque be affixed to a wall in a prominent public location
at the entranceway to buildings subject to these guidelines, describing in general
terms, the indoor and outdoor amenities that have been provided for the building's
residents.
4.7 Periodic Review
These guidelines will be reviewed and updated before or during 1996.
4.8 Application of Guidelines
Tliemihdoorahdoufd66Y amenitiesgUidelTnesapply f6all.resfdsl1tial developments
that are subject to site plan approval and have sixteen (16) or more dwelling units,
regardless of whether they be exclusively residential or mixed commercial/residential.
At the discretion of the Director of Planning and Development, these guidelines can
be modified depending on the nature and scale of the proposed development
provided the intent of the guidelines can be maintained.
All guidelines or any modification thereto will be implemented through the site plan
approval process and be incorporated into the site plan agreement wherever
possible.
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DN: SPACE.CHT
ATTACHMENT NO. 2
COMPARISON OF AMENITY SPACE
APPROVED OR EXISTING VERSUS GUIDELINE REQUIREMENTS
I <-- Square Metres ---> I
PROJECT Number Existing Guidelines Existing Guidelines
of units Indoor Required Outdoor Required
Space Indoor Space Outdoor
Space Space
Soper Court 60 130 120 121 240
(Mearns and
Concession
street)
Bowmanville 66 74 132 294 264
Heights
(Freeland Avenue)
Bowmanville 68 98 136 401 272
Valley Co-op
(Jackman Road)
Participation 39 38 78 25 140
House (Concession
street)
. Devonshire Place 121 . ... 242 ..... .... 484 I_m
(Liberty and
Baseline Road)
Veltri Complex 51 68 102 88 204
(King Street
East)
Valleyview 33 44 66 0 132
G:ondominiums
(Queen Street)
Forestree Place 61 98 122 0 244
(Liberty Street)
Parkwood Village 180 108 360 523 720
(Nash and Trulls
Road)
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