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Home My WebLink AboutPD-128-88 DN: 128-88 TOWN OF NEWCASTLE /F REPORT File # Res. By-Law # MEETING: General Purpose and Administration Committee DATE: Monday, June 6, 1988 REPORT #: PD-128-88 FILE #: DEV 88-28 SU.JECT: REZONING APPLICATION - E. VANDEWALKER PART LOT 25, CONCESSION 1, CLARKE OUR FILE: DEV 88-28 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-128-88 be received; and 2. THAT the application submitted by Mr. E.E. VanDeWalker to rezone a parcel of land within Part of Lot 25, Concession 1, former Township of Clarke to permit year-round accommodation within the Trailer Park be referred back to Staff to permit the applicant the opportunity to provide further information pertaining to the conversion of the existing and proposed trailers and to address the comments of the Durham Regional Health Unit. 1. BACKGROUND 1.1 On March 14, 1988 an application was received by the Town of Newcastle Planning Department for rezoning and site plan of a site in Part Lot 25, Concession 1, former_ Township of Clakre (623 King Street East, Newcastle) to bring into compliance the existing Trailer Park operation. The subject property is presently zoned "Special Purpose Commercial Exception (C4-8)" which allows a Trailer Park or Trailer Camp including a propane dispensing tank as an accessory use for the use of park patrons only in accordance with the provisions of Section 9.3 of By-law 84-63. . . .2 REPORT 0O. : ID-138-88 PAGE 2 _______________________________________________________________________________ 1.3 & 8ite Plan Agreement for the establishment was originally produced in I981. This Agreement allowed eighteen (18) trailer sites on the subject property. The zaouou a rezoning and amendment to the Site Plan Agreement are required at this time is as follows. The definition of Trailer Camp or Park under both the current and previous Zoning By-law indicate the establishment is to be used on a Seasonal basis. The applicant has used and proposes to continue using the pack for YEAR ROUND LIVING &CC0M(8}&TIONS. Furthermore, as previously mentioned the Site Plan Agreement recognized eighteen (IH) camp sites, there are now twenty-nine (29) trailer sites being used, and the applicant would like to amend said Agreement to enable him to continue using twenty-nine ( (29) sites. 2. CIRCULATION COMMENTS: 2.1 In a000cdeuca with Town procedures, the application has been circulated to various departments and agencies as was considered appropriate. The following is u summary of the comments received through the circulation process. 2"3 Newcastle Public Works tme t ' Works Department Staff noted they had no objection to the applications provided, that all works be completed in a000cdaooa with Town of Newcastle's Design Criteria and Standard Drawings and that the applicant's Engineer provide a Site Grading Plan. 2^3 Newcastle Fire Department Fire Department Staff noted some oouomruo with the proposals in terms of compliance with the Ontario Building Code and Ontario Fire Code. Areas of deficiency include minimum road width; and turn-around � REPORT 0D.; ID-128-88 PAGE 3 _______________________________________________________________________________ 3.3 Newcastle Fire Department 'd facility. Suggestions noted in the comments included; connecting to municipal water once services are extended to KkewtoovilIe. In the meantime access should be made to Graham Creek. 7\ recommended separation distance of 5 to 6metreo between trailers as opposed to the present 2.5m in some instances. 2.4 Newcastle Building Department The Building Department noted that, in order for mobile buom*a to be � considered as dvnsIIiug units, they must be placed on foundations capable of supporting all intended loads. As well, decks and other attached buildings would be required to meet similar standard. Any new mobile homes placed within the pork would require building permits and proof that the structure complies with C.S.A. 2240.2.1 or the Ontario Building Code. 2.5 Durham Regional Planning Regional Planning Staff noted that Section 8.I.2.1I of the Durham ' Regional official Plan provides that mobile bmne park development may be permitted if in the opinion of the respective municipality, such development is considered to be desirable and compatible with surrounding uses. However, Section 8.1.2.I2 of the Durham Regional Official Plan specifies mobile Home Parke abolI be folll, serviced with water and sewer services. Regional Services are not presently available at this site. \ REPORT 0O. : PD-I28-88 PAGE 4 _______________________________________________________________________________ 2.5 Durham Regional Planning Regional Staff further noted that, since this is an existing uVo-cnufozmlug use, the municipality may vvieb to consider this development within context of Section 16.6.5 of the Durham Regional Official Plan which allows the expansion of non-conforming uses. 2.6 Regional Health Department The BeoItb Staff noted there is insufficient area for the installation of on-site sewage disposal system with 100% replacement area to service the proposed year round mobile home development. 2^7 The following agencies noted no objection to the subject proposal: - Newcastle Hydro Electric Commission - Gaoazaokm Region Conservation Authority - Ministry of Transportation 3. STAFF COMMENTS: 3.1 As noted previously, the application is for the expansion and ' modification to an existing use to year round operation. The above comments have provided an indication of the difficulty the applicant may have in alleviating the various deficiencies. Staff note that the applicant has attempted to meet with the various concerned agencies in an attempt to satisfy the noted deficiencies. ...5 | \ .�� REPORT 0O.; PD-I28-88 PAGE 5 _______________________________________________________________________________ 3.2 In consideration of the requested conversion to full-time residency and the requirements of the Ontario Building Code and the comments of the Durham Regional Health Department, Staff would reoire further clarification from the applicant that the necessary conversions would appropriately address the stipulations within the Ontario Building Code for full-time accommodation. It is Staff's opinion that the integrity and intent for full-time residency has to be addressed to justify any conversion request. 3^3 At this time' Staff cannot support the proposed rezoning. Pending clarification from the applicant as to the methods proposed to alleviate the couoezoa of various agencies, Staff will bring forth a report to the Committee at m later date. Respectfully submitted, Recommended for presentation to the Committee \ / ------------------------ ° --------------- Franklin Wu wrence otseff Director of Planning 6 Development Chief o tzative Officer CP*FW* 'ip *Attach. May 35' 1988 � CC: Mr. Eugene \aunDeWaIker 152 Conlin Road East 0S8AWA' Ontario | [lB 7K5 / SUBJECT- SITE LOT 27 LOT 26 LOT 25 1 Z cn I R •h••.... N w co RI-1 ••hhh""'••. pqC/FCC U R2 �..h. �q w ( ( o ••. ., q y U R I GRAHAM CT. �hh Rl OA —� M2-3 N C1 KING STREET ( HWY.N°2) EP ( HIGHWAY Ntl 2 C1 a Cl R1 Ct R1 C5-I C4-2 (H)RI I - 1 � EP o Al w MR ] ,-N, I _ 0 50 loo WO -mofn III[KEY A P Som woom. 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