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Home My WebLink AboutPD-83-92 THE CORPORATION OF THE TOWN OF NEWCASTLE DN: TRINITY.GPA REPORT Meeting:General Purpose and Administration Committee File # Date: Monday, April 6, 1992 Res. # PD-83-92 DEV 92-010 By-Law# Report#: File#: Subject: REZONING AND SITE PLAN APPLICATION - TRINITY UNITED CHURCH PART LOT 11, CONCESSION 1, FORMER TOWN OF BOWMANVILLE FILE: DEV 92-010 Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-83-92 be received; 2 . THAT rezoning application DEV 92-010 as submitted by Norman A. James on behalf of Trinity United Church to permit development of a 767 M2 multipurpose community facility addition be APPROVED; 3 . THAT the amending by-law be forwarded to Council for approval after the applicant has entered into a site plan agreement with the Town; and, 4 . THAT the Region of Durham Planning Department and all interested parties listed in this report as well as all delegations be advised of Council 's decision. 1. APPLICATION DETAILS 1. 1 Applicant: Trinity United Church 1. 2 Agent: Norman A. James 1. 3 Rezoning: From "Urban Residential Type One Exception (R1-12) " to an appropriate zone category to permit the development of a 767 M2 multipurpose community facility addition. 1. 4 Site Area: 0 . 30 hectares . . . .2 110111 11A ff,"P 1 REPORT NO. PD-83-92 PAGE 2 2 . LOCATION 2 . 1 The Trinity United Church site is located on a 0 . 30 hectare parcel on the northeast corner of Division and Church Streets in the Bowmanville urban area. The property in legal terms is referred to Part Lot 11, Concession 1, former Town of Bowmanville. 3 . BACKGROUND 3 . 1 Staff wish to inform Council that the applicant initially proceeded by way of Committee of Adjustment on January 23, 1992 to seek relief from the necessity to provide 74 parking spaces and the minimum rear yard setback of 7 .5m (24 .6 ft. ) . The Committee denied the request because it was not minor in nature nor was it in keeping with the Zoning By-Law provisions . The applicant has subsequently applied for a rezoning. 3 .2 On January 28, 1992, Norman A. James filed an application with the Town of Newcastle, on behalf of Trinity United Church, to amend the Town's Comprehensive Zoning By-Law 84-63 . The purpose of the application is to change the present "Urban Residential Type One Exception (R1-12) " to an appropriate zone category to permit the proposed 767 m2 community facility addition. The addition would serve as a multipurpose church and community facility for a number of uses including banquets, weddings and funeral receptions, meeting space for youth and community groups, sports activities, Sunday School and administrative space associated with the church. 3 . 3 A Public Meeting was conducted on March 16 , 1992 in accordance with the provisions of the Planning Act, R.S.O. 1990 . There were no objections from members of the public to . . . . 3 6J REPORT NO. PD-83-92 PAGE 3 the proposal at this time. Reverend Lockhart addressed Council on behalf of Trinity United Church explaining the proposal and its benefits to the community. 4 . EXISTING AND SURROUNDING USES 4 . 1 Existing Uses: Church with associated office and residential space 4 .2 Surrounding Uses: East: Careview Manor North: Residential West: Municipal parking lot and fire station South: Salvation Army building 5 . OFFICIAL PLAN POLICIES 5 . 1 Within the existing 1976 and 1991 Durham Region Official Plans, the subject lands are designated "Main Central Area" . These shall be planned and developed as the main concentration of activities within area municipalities . They shall provide a full array of uses including institutional and community uses . The proposal appears to conform to the applicable Official Plan policies . 5 .2 Under the Town of Newcastle Official Plan, the subject lands are located within the "Community Facilities - Predominant Use Area" of the Main Central Area for the Bowmanville Major Urban Area. Land uses within this area shall be predominantly for social, educational, governmental and recreational activities . The proposal also appears to conform to these Official Plan policies. . . . .4 REPORT NO. PD-83-92 PAGE 4 6 . ZONING BY-LAW CONFORMITY 6 . 1 The subject lands are currently zoned "Urban Residential Type One Exception (R1-12) " by the Town of Newcastle Comprehensive Zoning By-Law 84-63 . This zone permits a converted dwelling in addition to other uses permitted within the R1 zone. As the community facility is not permitted within this category, the applicant has applied to rezone the lands to recognize the proposal as part of the existing church. 7 . PUBLIC NOTICE AND SUBMISSION 7 . 1 Pursuant to Council's resolution of July 26, 1982 and requirements of the Planning Act, R.S.O. 1990, the appropriate signage acknowledging the application was erected on the subject lands . The required notice was mailed to each landowner within the prescribed distance. 7 .2 As of the writing of this report, no written submissions or counter inquiries have been received. Only one telephone inquiry regarding uses of the proposed facility has been fielded. 8 . AGENCY COMMENTS 8 . 1 The application was circulated to solicit comments from other relevant agencies . 8 .2 Comments indicating no objections have been received from the following agencies: Town of Newcastle Community Services Department Durham Region Planning Department 8 . 3 The Town of Newcastle Fire Department has no objections to the proposal provided that they review detailed drawings at the building permit stage to ensure the facility's compliance with the Ontario Fire Code. . . . .5 REPORT NO. PD-83-92 PAGE 5 8 .4 The Town of Newcastle Public Works Department has no objections to the rezoning application. They are however concerned about the increased run-off rate generated by the addition and will require that site drainage be connected to the existing storm sewer on Church Street. This as well as other conditions may be addressed at the site plan approval stage. 8 .5 Additional comments received from the Durham Region Planning Department indicate that sanitary and water services are available to the site. Should additional and/or larger servicing be required, the applicant must submit detailed site servicing plans to the Durham Region Public Works Department for approval prior to the issuance of a building permit. 9 . STAFF COMMENTS 9 . 1 According to the parking requirements in the Zoning By-Law, a total of 74 parking spaces are to be provided by the applicant to accommodate users of the proposed facility. This is based upon a standard of one space per nine gross m2 of floor area for assembly halls . Although eight ( 8) parking spaces are currently provided, no room exists to provide additional parking facilities on site. Staff have reviewed the situation and believe that the applicant should be relieved from the parking requirements for the following reasons . 9 .2 The Town owns two parking lots on the west side of Division Street which provide parking to the general public . These lots serve patrons of the downtown commercial district as well as institutional and other uses located surrounding the core area including town's employee parking during weekdays . . . . . 6 t f� REPORT NO. PD-83-92 PAGE 6 During the evenings and weekends, these lots are usually under utilized. To date, patrons of the Trinity United Church have been using these facilities for parking without conflict. 9 . 3 The church is located within a downtown location where many commercial establishments are exempted from parking requirements . The patrons of the church have as much right as shoppers to use the municipal parking lots . 9 .4 The multipurpose community facility addition will not only serve the institutional needs of the Trinity United Church congregation but those of the community as a whole. Because the facility will be available to various community and social groups and is being run by a non-profit organization, being that of a church, Staff is of the opinion that the community benefits outweigh the parking requirements . This is of paramount importance in arriving at the recommendation contained in this report as the objective for good planning must reflect the "good of the public interest" . 9 .5 The applicant is also seeking relief from the rear yard setback requirements of 7 .5m (24 . 6 ft. ) and permit the expansion having a setback of only 6 .4m (21 ft. ) . Staff considers this reduction as minor in nature and would not unduly impact the adjacent property (Careview Manor) to the east. 10 . CONCLUSIONS 10 . 1 In consideration of the comments contained in this report, approval of the rezoning application would be proper. Once the applicant enters into a site plan agreement with the Town, the amending by-law will be forwarded to Council for . . . . 7 REPORT NO. PD-83-92 PAGE 7 passage. The amending by-law will allow the proposed use, permit a 6 .4 m (21 ft. ) setback and exempt the church from parking requirements . Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I .P. Lawrence . Kotseff Director of Planning Chief Admi istrative and Development Officer RH*FW*cc *Attach 26 March 1992 Interested parties to be notified of Council and Committee's decision: Norman A. James Trinity United Church 7 Lovers Lane 116 Church Street BOWMANVILLE, Ont BOWMANVILLE, Ontario L1C 1X2 L1C 1X2 ® SUBJECT SITE LOT 13 LOT 12 LOT I I C«RES�3F R ( • IIv LOVERS LANE I ys W� RI E P ? R1 cl R LIDER 1 CARLISLE N71. BEM►"' R/y IW ? 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