HomeMy WebLinkAboutPD-133-91THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV91021.GPA REPORT
PUBLIC MEETING
Meeting: General Purpose and Administration Committee File # Lt iA> A D t° o
Crate: Monday, June 17, 1991 Res. #
._,
Report # :PD- 133 -91 File #: - DEV 91 -021 [3y -Law #
Subject: REZONING APPLICATION AND SITE PLAN APPLICATION - KEN SLATER
ON BEHALF OF KINROW INVESTMENTS INC.
PART LOT 28 CONCESSION 1, FORMER TOWNSHIP OF CLARKE, 386 MILL
STREET, NEWCASTLE VILLAGE
FILE: DEV 91 -021
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 133 -91 be received;
2. THAT application to amend the Town of Newcastle Comprehensive
Zoning By -law 84 -63, as amended, submitted by Ken Slater on
behalf of Kinrow Investments Inc. 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. APPLICATION DETAILS
1.1 Applicant: Ken Slater on behalf of Kinrow Investments
1.2 Owner: Newcastle Multi -Care Centre Inc.
1.3 Rezoning: From Urban Residential Exception (R1 -3) to a
"Residential Exception" zone to permit the
establishment of a Day nursery, Medical or Dental
Clinic, and business, professional or
administrative offices.
1.4 Area: 0.416 ha (1.03 ac)
2. LOCATION
2.1 The subject site is located in Part of Lot 28, Concession 1,
former Township of Clarke. More specifically, the lands are
situated at 386 Mill Street in Newcastle Village. ....2
PAPE„ �Y� I r v
DAIS IS Pli DMD A N nECYCLED PAPER
REPORT NO. PD- 133 -91 PAGE 2
3 BACKGROUND
3.1 On May 3, 1991, an application to amend the Town of Newcastle
Comprehensive Zoning By -law 84 -63, as amended, was submitted to
the Planning and Development Department. The application
proposed to convert the existing structure from a senior citizens
residence to a mixed -use "community care facility ". It was
originally proposed that a day -care, assembly hall, medical or
dental clinic, and business, professional or administrative
offices be permitted within the existing structure. However, the
applicant has since decided to not include an assembly hall as
one of the proposed uses. Staff have been advised that the
"business, professional or administrative offices" will be used
by organizations such as "Big Brothers ", "Big Sisters ", Newcastle
Seniors ", "Community Care" and "Public Health"
4 EXISTING AND SURROUNDING USES
4.1 Existing Uses: abandoned senior citizens residential complex
4.2 Surrounding Uses: East - existing residential and Newcastle
Public School
West - existing residential
South - existing residential
North - existing residential
5 OFFICIAL PLAN POLICIES
5.1 According to the Durham Region Official Plan the subject lands
appear to be designated "Residential ". Section 8.1.2.1. a)
states that community uses such as day cares are permitted within
the "Residential" designation. Section 8.1.2.1 c) permits
limited office development in Residential areas as an exception,
subject to the inclusion of appropriate provisions in the
respective restrictive area (zoning) by -law. These uses must be
compatible with the surrounding area and deemed to be desirable.
5.2 The Town of Newcastle Official Plan designates the lands
"Residential ". Section 8.2.1.2.ii) c) states that certain public
recreational and community uses such as day care centres which
....3
REPORT NO. PD- 133 -91 PAGE 3
are compatible with the surrounding uses, may be permitted in
residential neighbourhoods. This Official Plan does not specify
as to whether limited office development is permitted in
Residential areas. However, Section 1.1.3 of the Town's Official
Plan states that in the event of a conflict between the
provisions of the two plans, the provisions of the Regional
Official Plan shall prevail.
6 ZONING BY -LAW PROVISIONS
6.1 According to the Town of Newcastle Comprehensive Zoning By -law
84 -63, as amended, the lands are zoned "Urban Residential
Exception (Rl -3) ". In addition to the uses permitted in the R1
zone, this zone permitted a nursing home.
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 Neighbourhood residents have made inquiries with respect to this
application. Generally these inquiries were for the purposes of
clarification. A letter of concern has been received from an
abutting land owner. The concerns expressed include: the close
proximity of the proposed playground facility to her residence;
the availability of monitoring and supervision of youth
activities; and the impacts of increased traffic volume in a
residential area. The citizen was also concerned about a banquet
hall being permitted. However, the applicant has since withdrawn
an assembly /banquet hall as a proposed use on site.
8 AGENCY COMMENTS
8.1 In accordance with departmental procedures, the application was
circulated to obtain comments from other departments and
....4
REPORT NO. PD- 133 -91 PAGE 4
agencies. The following departments /agencies in providing
comments, offered no objection to the application as filed:
Ganaraska Region Conservation Authority
Peterborough Victoria Northumberland and Newcastle Roman
Catholic Separate School Board
Ministry of Natural Resources
8.2 The Town of Newcastle Fire Department had no objection to the
application. It was suggested that the direct alarm system be
re- connected to the Newcastle Village Fire Station. Also, all
renovations must be reviewed by this department.
8.3 The Town of Newcastle Public Works Department required monies for
the reconstruction /upgrading of Robert and Church Streets,
monies for street light upgrading ($1680.00), a grading plan, a
stormwater management report, a site servicing plan for storm
water, and that the property limits and road allowances be
confirmed by survey.
8.4 The Ministry of Community and Social Services have stated that
the proposal could support a maximum of 116 children therefore
the outdoor playground area for the daycare must be at least 279
sq. m. in area and 24 parking spaces must be allocated to the
daycare use. Also, a safe area for the drop -off and pick -up of
children must be available. Staff can not determine if there is
such an area until detailed information regarding the location of
the day -care entrance is provided.
8.5 Comments have yet to be received from the following agencies:
Town of Newcastle Community Services
Newcastle Hydro Electric Commission
Northumberland and Newcastle Public School Board
Durham Region Planning Department
Durham Region Works Department
Ministry of Transportation
....5
REPORT NO. PD- 133 -91 PAGE 5
9 STAFF COMMENTS
9.1 It is the intention of this application to only renovate the
interior of the structure to allow a day care, professional,
business and administrative offices, and two medical clinics.
However, there exists an outcrop on the second floor under which
there is no structure. It is the applicants intention to enclose
this area adding approximately 74 sq. m. to the total floor area
of the building.
9.2 In consideration of the various proposed uses, the adequacy of
parking is an important element. The proposal has a total of 45
parking spaces. The site plan indicates that tandem parking is
proposed for 6 of these parking spaces. Tandem parking is
unacceptable thus eliminating 3 of the 45 parking spaces for a
total of 42 spaces. According to Staffs calculations 57 parking
spaces are required.
TABLE 1
PARKING REQUIREMENTS
Proposed Use Floor Area No. of Parking
square metres Spaces Required
Day Care 557.4 24
Medical Clinic 55.74 10
Business, Professional and
Administrative Offices 668.88 23
----------------------------------------------------------------
----------------------------------------------------------------
Total 1282.02 57
The above indicates that 15 more parking spaces are required than
that which has been provided.
9.3 With respect to the concerns raised by the neighbour, the
proximity of the playground cannot be properly assessed until
such time as plans showing these details have been submitted to
the Town. With respect to traffic, undoubtedly a proposal such
as this, the volume of traffic is expected to increase. However,
comments from the Public Works Department have not indicated that
a traffic study is necessary.
REPORT NO. PD- 133 -91 PAGE 6
10 CONCLUSION
10.1 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 and for Staff
to indicate issues or areas of concern regarding the subject
application. 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.
Respectfully submitted,
�AS�
Franklin Wu, M.C.I.P.
Director of Planning
and Development
HM *FW *cc
Attachment #1 - Location Sketch
Attachment #2 - Proposed Site Plan
7 June 1991
Recommended for presentation
to the Committee
4W
Lawrence Kotseff
Chief A istrative
Officer
Interested parties to be notified of Council and Committee's decision:
Kinrow Investments Newcastle Multi -Care Centre Inc
c/o Ken Slater c/o Bowmanville Memorial Hospital
15 Wertheim Court 47 Liberty Street
Suite 701 Bowmanville, Ontario
Richmond Hill, Ontario L4B 3H7
Mr. Cureatz
14 North St. at King St. W.
Unit # 1
Newcastle, Ont. L1B 1H7
Mrs. Lena Graham
340 Mill St.
Newcastle, Ontario
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