HomeMy WebLinkAboutPD-200-91 Addendum UNFINISHED BITSINESS
THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: MHS.ADD REPORT
Meeting: General Purpose and Administration Committee File# LL
Date: Monday, January 6, 1992 Res. #
Addendum to Pln 11. 10 By-Law
Report#:--pD--2-g0---q file#:
Subject: TOWN OF NEWCASTLE MUNICIPAL HOUSING STATEMENT
Recornmenc[A&Sis respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT the Addendum to Report PD-200-91 be received for
information;
2 . THAT the recommendations of Report PD-200-91 be approved.
1. BACKGROUND
At its meeting on September 9, 1991, Report PD-200-91 (see
attachment) was tabled to allow for clarification from Staff
with regard to Residential Intensification.
2. DESCRIPTION OF INTENSIFICATION
2 . 1 Definitions of Intensification
Intensification refers to the improved use of urban
infrastructure through the redevelopment of a more dense
urban fabric. For the Town of Newcastle, intensification
involves increasing the suburban densities through infilling
and redevelopment of commercial and residential uses.
Residential Intensification refers to the process of
increasing the number of residential units within a
community by making better use of the existing housing stock
and land. It may include one or more of the following:
infill, redevelopment and conversion.
201
MIS 11 1111111'z
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 2
2.2 Forms of Intensification
Residential intensification consists primarily of three
types of development activity: infill, redevelopment, and
conversion.
2.2. 1 Infill
Refers to new residential development on vacant or
underdeveloped lots within existing residential areas.
It includes:
i) building on vacant parcels of land;
ii) building additional residential units on lots
which already contain housing; and
iii) replacing existing buildings with residential
structures.
Example A: Adding a House
Before: One Family After: One Family + One Family
Example B: Adding Several Houses
Infilling several separate houses on a lot which already has
an older apartment building in place and where there is a
surplus of unused open space around the building:
Before After
' 202
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 3
2 .2.2 Redevelopment
The creation of new residential units on land
previously used for residential or non-residential
purposes in existing communities, where demolition of
the previous structures is to take place, or has taken
place. An example of redevelopment includes replacing
a small block of houses with apartments.
2 .2 . 3 Conversion
The conversion of non-residential structures to
structures for residential use. It also refers to
increasing the number of individuals or households that
can be accommodated in dwelling units with or without
physical alterations to the building.
i) No Physical Changes
An existing single family dwelling is changed to
accommodate a number of households or individuals
without any physical alterations to the building
(e.g. , homesharing) .
Homesharing: No Physical Changes
•
Before: One Family After: Four Adults Sharing
i
' 203
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 4
ii) Interior Alterations
An existing dwelling is renovated to convert space
into self-contained apartments (e.g. , duplexes,
apartments) . No exterior renovations are made to
the dwelling.
Changing the Interior
Before: One Family After: Two Families
iii) Exterior Alterations
An existing dwelling is externally and internally
altered to create additional self-contained
accommodation through interior conversion and
exterior addition, either horizontally or
vertically.
Building an Addition
•
Before: One Family After: Two Families
120Ll
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 5
iv) Converting Non-Residential Buildings
Convert or add to non-residential structures to
provide residential use (e.g, convert unused
commercial space over stores to apartments) .
Interior View
EA I
RETNI 946gz�;3 lop
STORAGE
Street View
ESE
.e.
1fj _
m m m m ID m ID m
m m m m m [11 M m
1205
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 6
3. CRITERIA FOR RESIDENTIAL INTENSIFICATION
Residential intensification is a matter which the Provincial
Policy Statement mandates all municipalities to address.
The Policy Statement requires municipalities to identify
opportunities to increase the supply of housing through
better use of existing resources, buildings or serviced
sites through a number of initiatives as follows:
i) Designate areas in the official plan where each form of
residential intensification will be permitted. It must
meet the following criteria:
. the physical potential of the existing building
stock or previously developed sites can be
accommodated by the identified forms of
residential intensification;
the existing services can support new households
in the affected area; and,
the potential demand for these forms of
accommodation, based on the housing needs of the
composition of households in the broader
community, in relation the typical characteristics
of units which could be produced through the
various forms of residential intensification, can
be demonstrated.
ii) Include zoning provisions to permit rooming, boarding
and lodging houses, and accessory apartments as-of-
right where they are permitted uses in the official
plan.
iii) Adopt policies and development standards for new
residential development so that alterations to create
additional units in new building stock can take place
in the future, as needs change within those
communities, in keeping with the principles identified
in the Official Plan.
1206
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 7
4. RESIDENTIAL INTENSIFICATION IN THE TOWN OF NEWCASTLE
4 . 1 Section 4 of the draft Town of Newcastle Municipal Housing
Statement deals with the question of intensification (pages
59-90) . Examples of intensification projects in the Town
are noted for each urban area including lot severances and
redevelopment projects. As a result of this analysis, the
Study projects a potential supply of new housing units from
intensification activities. The projected number of units
per year is: 48-78 units - Bowmanville; 15-25 units
Newcastle Village; and 18-32 units - Courtice.
4 . 2 Current examples of intensification can be found throughout
the Town. Examples of infill can be found on: Nash Road in
Courtice; Bernard Street in Bowmanville; and Wilmot Street
in Newcastle Village. The potential for infill is
determined by lot size, siting of the existing dwelling and
access to the lot.
4 . 3 An example of redevelopment can be found at the Video King
plaza on King Street in Bowmanville. Two residential
dwellings were demolished and replaced with a combined
commercial/residential building with 14 apartment units. A
similar proposal for a combined commercial/residential
building has been proposed in the McCarthy/Rice Senior
Citizens apartments on Wellington Street east of Scugog
Street.
4.4 Examples of conversion - both legal and illegal forms - can
be found throughout the Town. The conversion of single
detached homes to semi-detached and duplex dwellings is
legal in areas zoned R1 in the urban areas of Bowmanville,
Courtice and Newcastle Village. Accessory apartments are
also found throughout the Town. They are generally illegal,
except for a small area in Bowmanville which is zoned R 1-
12 and is located primarily north of downtown Bowmanville.
207
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 8
4 . 5 The overall supply of units to be created through
intensification will be affected by the degree of municipal
effort to encourage intensification and the willingness and
knowledge of owners to undertake intensification projects.
Moreover, the viability of a proposed intensification
project will be affected by the availability of services.
4 . 6 The consultant who was retained by the Town to prepare the
Municipal Housing Statement has made a number of
recommendations regarding intensification. They are as
follows:
The Official Plan should identify known areas where
intensification could be implemented as-of-right. This
would allow growth to be directed to appropriate areas
that could accommodate the addition of new residential
dwelling units, based on the following criteria:
i) the physical potential of the existing building
stock or previously developed sites can
accommodate the identified forms of residential
intensification;
ii) the existing services can support new households
in the affected area; and
iii) the potential demand for these forms of
accommodation, based on the housing needs of
households in the broader community, and the type
of units which could be produced through the
various forms of residential intensification, can
be demonstrated.
1208
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 9
With respect to residential development in existing
urban areas (those identified as being suitable for
intensification) , the Official Plan should include
policies to be used in assessing development
applications with regards to their potential impact on
nearby established neighbourhoods. These policies
would include consideration of the following:
i) density, height, massing;
ii) potential for introducing screening and buffering
techniques;
iii) the availability of municipal and community
facilities.
That the Town encourage the Province to amend current
legislation for the regulation of accessory apartments
to ensure that building and fire code regulations are
met by providing right-of-entry for regular
inspections.
The Town should encourage continuous discussion of
intensification proposals, outside of the public forum,
between development and neighbourhood interests to
promote a higher level of. understanding of all
proposals, facilitate mediation between groups, and
expedite the municipal approvals process.
That the municipality undertake a detailed study of
Zoning By-law 84-63 in order to determine if changes
are needed in order to permit desired levels of
intensification activity (Conversion, Infill,
Redevelopment, and Accessory Apartments) .
1209
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 10
Establish a collaborative program with the Province,
Durham Region, and the other Durham municipalities to
inform the public and special interest housing groups
about housing intensification and available options to
deal with identified issues. This could be achieved
through the creation of public forums neighbourhood
meetings, workshops, and information brochures.
5. CONCLUSION
5. 1 It is recommended that the Draft Town of Newcastle Municipal
Housing Statement be endorsed in principle. This
endorsement will not preclude Council from having an
opportunity to review and debate each recommendation
presented in the MHS at a later date.
MHS guidelines require that the draft MHS document be
forwarded to Council for its endorsement. A copy of
Council's resolution and eight copies of the draft document
are then forwarded to the Provincial Housing Analyst. The
Housing Analyst then reviews and circulates the document to
ensure compliance with MHS program guidelines and Provincial
Policy Statement requirements.
5. 3 Since the Town has passed the August 1, 1991 deadline set by
the Province, Staff has tried to expedite the review process
by forwarding copies of the Draft Town of Newcastle
Municipal Housing Statement to the Ministry of Housing and
the Region of Durham.
5. 4 Staff will bring forward a final report on the MHS following
the review of the document by provincial and regional staff
and subsequent modifications to the document.
1210
ADDENDUM TO REPORT NO. : PD-200-91 PAGE 11
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I.P. Lawrenc Kotseff
Director of Planning Chief A m nistrative
and Development Officer
TH*DC*FW*df
*Attach
12 December 1991
Interested parties to be notified of Council and Committee's
decision:
Ms. Valerie Reid
Durham Regional Access to Permanent
Housing Committee
132A Commercial Avenue
Ajax, Ontario.
L1S 2H5
Ms. Darlene Mayhr-Richardson
Housing Analyst
Central Regional Housing Programs Office
Madison Centre
4950 Yonge Street
Willowdale, Ontario.
M2N 6K1
Mr. John Koopmans
Senior Planner
Durham Region Planning Department
Lang Tower, West Bldg.
4th Floor
1615 Dundas Street East
Whitby, Ontario.
L1N 2L1
1211
THE CORPORATION OF THE TOWN OF NEWCASTLE
DNt MHS.GPA REPORT Ao 2�1 P
Meeting: General Purpose and Administration Committee File#. ; •d '�O e-
Date: : Monday, September.''9�,' 1991 Res:#
By-Law#
Report#: PD-200-91.File#: Pin 11.10
Subject: ; -'TOWN OF NEWCASTLE. MUNICIPAL HOUSING STATEMENT
Recommendations:
It;, 6`respectfully recommended-'that the''General Purpose and
Administration Committee ,:recommend�to Council the .,following:
1. THAT Report PD-200-91 be received for .information; ,
2 THAT the .Town of Newcastle Draft Municipal,'Housing ..Statement ,
prepared."by J.L. .Cox Planning: Consultants,, be�.endorsed. in
principle;`
THAT'A copy of he .'Draft�Municipal' Housing` Statement :be
circulated for-review- and comment `to -the �Ministry of
. . Housing, .-the Ministry. of. Municipal. Affairs, the Region of
Durham, and the Durham Region Access to Permanent Housing
Committee
1. - BACKGROUND
1.1 ' 'The Town of Newcastle Planning 'and Development Department in.,
conjunction with J*L. Cox Planning Consultants have h,
been working to' complete' the Town's 'Municipal"fHousing `'
Statement';(MHS) . The `MHS is a::study,whose purpose is t o
undertake an :analysisof the, local 'housing market ;and to
develop a' housing strategy to- meet local needs.
Much :of the work completed thus ,`far on', he.;MH5 has ,been
presented to :Council`: The' results of the assisted housa ng'4
S were .presented to the General'`.Purp'oseand `
,
Administration Committee through Report Pb-40-91-dated
February.-4, 1991. Later on April; 8, 19911, the GPA received
an interim report on the MHS' Study. Mr. John Cox of J.L.
flECYCLEU PAPIEfl
'
PAPER flECYCLE
REPORT NO. : PD-200-91 PAGE 2
Cox Planning, made a presentation to Committee at that time.
The interim MHS document was presented at a Public Forum for
agencies and the general public on April 15, 1991.
Comments generated by the public and various agencies
attending the Forum were summarized in Report PD-109-91 and
presented for the Committee's information on May 6, 1991.
At this time the consultant has produced a draft MHS which
was forwarded to Council under separate cover. The draft
Town of Newcastle Housing Statement incorporates a
recommended housing strategy and minor changes/updates to
the background analysis.
2. PROPOSED HOUSING STRATEGY
2.1 The proposed housing strategy is contained in Section 6.5 of
the Report. The MHS identified eleven housing issues facing
. the Town of Newcastle. Objectives arising from the
identified issues, as well as, policies which can be
employed to achieve the objectives in the Town of Newcastle
are discussed in detail in the report. However, to briefly
reiterate, the issues facing the Town are as follows:
changing housing requirements in the Town
availability of affordable housing
limited supply of apartment rental units
need for more assisted housing units
growing need for seniors housing
requirement for special needs housing
existing housing stock is a valuable resource
roles of local and upper tier governments
integration of housing intensification within existing
neighbourhoods
local housing market is constantly changing
necessity for public education on housing issues
2 .2 In preparing a strategy for housing in the Town of
Newcastle, the following objectives are recommended%
121
r C �a
REPORT NO. : PD-200-91 PAGE 3
1. To encourage an adequate variety of housing across
the Town which will accommodate the growing
diversity of housing needs .
2. To ensure a wide selection of housing types of
different affordability levels are made available
throughout the Town of Newcastle.
3. Encourage the creation of additional rental
housing units and provide greater housing options
to more of the residents in Newcastle.
4. To encourage the provision of additional assisted
housing to those groups requiring financial
assistance.
5. To provide a greater range of housing options and
support services for seniors.
6 . To provide a greater range of housing options and
services within the Town for those residents with
special needs.
7 . To maintain the present housing stock of
Newcastle.
8. To ensure a co-operative and efficient effort
between various levels of government.
9 . To maintain the stability, and character of
established residential neighbourhoods through
clear direction regarding the introduction of new
development/intensification.
10. To ensure an on-going and current understanding of
the changes and trends occurring in the housing
market through monitoring.
11. To encourage a greater understanding by the public
of housing issues.
2.3 Under each objective, there are a number of recommended
policies - �55 in total. Once adopted, this would become the
Town's housing strategy. (See Section 6.5 of the Draft Town
of Newcastle MHS. ) The policies vary in complexity and
detail. The most significant includes recommended housing
production targets . These will become the basis for
X2. 14
REPORT NO. : PD-200-91 PAGE 4
evaluating the type of residential development to be
considered in the review of plans of subdivision and other
applications. Other policies deal with the question of
intensifying existing residential areas, monitoring housing
activity and public education.
3. APPROVAL PROCEDURE FOR THE TOWN'S MUNICIPAL HOUSING
STATEMENT
3. 1 Draft Municipal Housing Statement
The MHS guidelines require that the draft MHS document be
forwarded to Council for its endorsement. A copy of
Council's resolution and eight copies of the draft document
are then forwarded to the Provincial Housing Analyst. The
Housing Analyst then reviews and circulates the document to
ensure compliance with MHS program guidelines and Provincial
Policy Statement requirements. Correspondence outlining
comments and concerns are forwarded to the municipality, as
well as the second payment.
3.2 Final Municipal Housing Statement
After the concerns are addressed and the revisions made, the
Final Municipal Housing Statement is forwarded to Council
for its adoption. At this time it is also necessary to
receive concurrence from the Region of Durham. Once again,
a copy of the appropriate Council resolution and eight
copies of the final document are then forwarded- to the
Provincial Housing Analyst. Upon receipt of the final
document, the Ministry of Housing issues a letter of final
approval and final payment.
3.3 Public Presentation of Municipal Housing Statement
After the MHS is approved by the Ministry of Housing, the
Town of Newcastle is required to arrange a public
215-
E �
REPORT NO. : PD-200-91 PAGE 5
presentation of .the report. All interested parties,
particularly those that contributed to the preparation of
the report, should be invited. Representative of the
Ministry of Housing, Ministry of Municipal Affairs, Ontario
Housing Corporation and Canada Mortgage and Housing
Corporation should be invited to explain programs available
for implementing housing policies.
4. PROVINCIAL HOUSING POLICY REQUIREMENTS
4. 1 Council is aware of the requirements of th Provincial Policy
Statement on Land Use Planning for Housing. Town staff is
currently engaged in a three phase work program to carry out
the necessary work to fulfil the requirements of the Policy
Statement. The first phase of this program involved
completing a Municipal Housing Statement, the subject of
this report.
4.2 After the Town receives final approval for the Town's MHS,
the Town will use this background information to carry out
Phases 2 and 3 of the Work Program. Phase 2 of the Town's
work program involves carrying out more detailed work to
satisfy the main policy areas of the Provincial Policy
Statement on Land Use Planning for Housing. The required
work was discussed in report PD-178-91 and presented to the
GPA on July 22, 1991. To briefly reiterate, the work to be
completed in Phase 2 is:
investigating ways to streamline the planning process
and developing a procedural guideline which outlines
time frames and procedures at each stage of the
approval process
detailed .work on the guidelines and areas to be
identified for residential intensification
developing procedures for monitoring housing activities
. L
REPORT NO. : PD-200-91 PAGE 6
4 .3 The final phase of the Town's work program will culminate
with the preparation of housing policies to be incorporated
into the Town of Newcastle Official Plan and the Town of
Newcastle Comprehensive Zoning By-law. The policies and
amendments to be developed will address the main policy
areas of the Provincial Land Use for Planning Policy
Statement.
5. SUMMARY
The Town of Newcastle Municipal Housing Statement identified
eleven housing issues facing the Town. From these issues, a
number of objectives and polices have been developed to
formulate a housing strategy for the Town.
It is recommended that the Draft Town of Newcastle Municipal
Housing be endorsed in principle and that it be circulated
for review and comment to the appropriate agencies.
Respectfully submitted, Recommended for presentation
to the Committee
�..��
to
Pr'anklin Wu, M.C.I.P. La-wren
c Kotseff
Director of Planning Chief nistrative
and Development Officer
TH*DC*FW*df
*Attach
30 August 1991
Interested parties to be notified of Council and Committee's
decision:
Ms. Joan Skelton
Durham Regional Access to Permanent Housing Committee
132A Commercial Avenue
lAjax, Ontario.
L1S 2H5
REPORT NO. : PD-200-91 PAGE 7
Ms. Darlene Mayhr-Richardson
Housing Analyst
Central Regional Housing Programs Office
Madison Centre,
4950 Yonge Street
Willowdale, Ontario.
M2N 6K1
Mr. John Koopmans
Senior Planner
Durham Region Planning Department
Lang Tower, West Bldg.
4th Floor
1615 Dundas Street East
Whitby, Ontario.
UN 2L1
! 21a
% 9 L ..�