Loading...
HomeMy WebLinkAboutPD-134-88 DN: 134-88 TOWN OF NEWCASTLE o REPORT File Res. # �. By-Law # MEETING: General Purpose and Administration Committee DATE: Monday, June 20, 1988 REPORT #: PD-134-88 FILE #DEV 88-31, OPA 88-22/D &J&ECT: OFFICIAL PLAN AMENDMENT AND REZONING APPLICATION APPLICANT - D. M. FREEL FOR KOROS ENTERPRISES PART LOT 34, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON OUR FILE: OPA 88-22/D AND DEV 88-31 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-134-88 be received; and 2. THAT the applications to amend the Durham Regional Official Plan and the Town of Newcastle Comprehensive Zoning By-law 84-63 as amended, submitted by D. M. Freel on behalf of Koros Enterprises Inc. to develop a 5.58 hectare parcel of land in Part Lot 34, Concession 1, former Township of Darlington, be referred back to Staff for a subsequent report pending Staff's receipt of all comments from outside agencies; and 3. THAT the applicant be so advised. 1. BACKGROUND 1.1 On March 21, 1988, the Planning Department received an application from Mr. D. M. Freel submitted on behalf of Koros Enterprises Inc. to amend By-law 84-63. Subsequently, on March 28, 1988, the Town was advised by the Regional Planning Department of an application submitted by D. M. Freel to amend the Durham Regional Plan. . .2 REPORT NO. : PD-134-88 PAGE 2 1.2 The subject applications seek to develop a 5.58 hectare (13.9 acres) of land for the construction of a .resort hotel, health spa, medical centre, daycare centre, residential retirement building and a fifteen (15) lot residential subdivision (see attachments) . The proposal involves a mixed variety of uses, residential, recreational, commercial/retail and with institutional uses as well. In addition the proposal will seek to develop greenhouses, in the future. It would appear, then, that this development will become a self-sufficient community, lying on the outside boundaries of the Courtice Urban Area. 1.3 The resort component of the development would contain a 104 bedroom hotel with the possibility of conversion to bachelor apartment units or nursing home suites. In addition, a restuarant/pub and administration offices will also be included. The residential retirement building would develop 100 one bedroom apartment units, 4 square metres (704 square feet) each, on six I floors serviced by two elevators. Additionally, the residential subdivision would develop fifteen (15) lots, with a minimum lot size of 15.24 x 45.72 metres (501 x 1501 feet) . The remainder of the development would be for day-care, an on-call medical centre and retail/commercial use primarily to service the community. 2. OFFICIAL PLAN 2.1 The subject lands are currently designated as "General Agricultural Areas" and "Hazard Lands" in the Durham Regional Official Plan. The predominant use of lands so designated shall be agricultural and farm related uses. In addition, coranunity uses, such as day-care centres, nursing homes and homes of the aged may be permitted at the discretion of the local municipality provided the use is compatible with existing surrounding use, it complies to the Agricultural Code of Practice, the use is accessible and it fills a need in the local community, appropriate to a rural location. In addition, the proposal must comply with the intent of the Regional Official Plan and the local municipalities Zoning By-law. ...3 i REPORT NO. : PD-134-88 PAGE 3 3. ZONING BY-LAW 3.1 Within By-law 84-63, as amended, the subject lands are zoned as "Agricultural (A) " and "Environmental Protection (EP)". The predominant use of lands so zoned shall be for agricultural and farm related uses. Staff would note that the proposed uses are not permitted within the "EP" zone. In addition, the by-law would be amended to reflect the variety of uses within the proposal. 4. PUBLIC NOTICE 4.1 For the information of Committee, 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. 5. AGENCY COMMENTS 5.1 In accordance with departmental procedures, the subject applications were circulated to obtain comments from other departments and agencies. The following is a summary of the comments received thus far: Town of Newcastle Building Department "No objection". Town of Newcastle Public Works Department "We have reviewed the proposed zoning application noted above and find that we cannot properly assess the proposal of this nature based on the information provided. We require that a Conceptual Site Servicing Report be prepared by the applicant's engineer that addresses the servicing needs of a development of this type (storm drainage, water supply, sewage treatment) and the impact on the existing Town services (i.e. roads, sidewalks, street lighting, etc.) . Upon submission of this report we shall review same and provide our comments." .. .4 REPORT NO. : PD-134-88 PAGE 4 5.1 Town of Newcastle Fire Department "This application represents a mixture of occupancy classes. It must be dealt with as an assembly occupancy under a Group A, Division 2 for the daycare centre, a Group C for the hotel and residential retirement building as well as Group D for -the medical offices. The population impact includes approximately 200 persons in the residential .retirement section, approximately 45 persons for the residential lots as well as the 104 bedroom hotel unit. The applicant will be required to comply with all parts of the Ontario Building Code and the Ontario Fire Code, including the installation of such alarm and sprinkler systems required under these Codes. A municipal water source is a definite necessity for a project of this type and size. This site is within the recongized five mile response area of Station #4, Courtice." Regional Health Services "The above Official Plan Amendment has been investigated by this Health Department, and we feel that there is insufficient land area for private sewage disposal. This Department recarnnends that this development not be approved unless developed on the municipal sewers which are 1500 feet to the east". Ministry of Natural Resources "Ministry staff have reviewed the above zoning by-law amendment. We have no objection to the proposed zoning of the subject land provided that the "Environmental Protection" zoning still apply to Robinson Creek and its valley lands. The zoning will help to protect Robinson Creek from incompatible land uses. Ministry of Agriculture and Food "Staff of the Ontario Ministry of Agriculture and Food have reviewed the above development proposal. Consideration has been given to the proposal in terms of the goals and objectives of the Ministry and of the criteria and policies outlined in the Food Land Guidelines. The proposal is located in the General Agricultural designation. Soils according to the Canada Land Inventory have an agricultural capability rating of Class 1. The site and immediate area is gently rolling. .. .5 REPORT NO.: PD-134-88 PAGE 5 5.1 Ministry of Agriculture and Food (Cont'd) The site is presently used for pasture. Surrounding uses are entirely agricultural. Section 3.12, paragraph 2 & 3 of the Food Land Guidelines addresses this type of development stating in part that development be directed to nearby urban areas or be permitted to locate only on marginal agricultural lands and be buffered from agricultural activities. This development proposal is in an agricultural designation, is located on Class 1 agricultural soils and is not well removed or buffered from agricultural activities. It therefore does not comply with the Food Land Guidelines and we object to its approval. 5.2 Staff would note that comments have not been received from the following agencies: - Town of Newcastle Community Services Department - Central Lake Ontario Conservation Authority - Region of Durham Works Department - Ministry of Environment - Ontario Hydro - Public School Board - Private School Board 6. COMMENTS 6.1 Staff have reviewed the proposal with respect to comments from Regional Health and the Fire Department and it would appear that development on municipal water is imperative. Staff would note that municipal water has only been extended to Oakes Road, on the east side of Prestonvale Road, north of Bloor Street. Furthermore, the initial proposal for waste disposal was a lagoon system, the Health Department will not deal the application unless municipal sewer is available, noting that the sewer lines are 1500 feet to the east of the subject lands. 7. RECOMMENDATIONS 7.1 Given that there remain a number of comments outstanding from circulated agencies and departments, and in consideration of the concerns of the Health and Public Works Departments, Staff would respectfully .recommend that the applications be referred back to Staff in order to prepare a subsequent report. ` /��/ � IQED08T B0. : PD-I34-88 PAGE 6 Respectfully submitted, Recommended for presentation to the Committee Franklin Wu otseff Director of Planning and Development Chief ��ofn - i tive officer _ T- TT- C0V*IW*bb *Attach. June 6, 1988 cc D. M. FzeeI 88 George Henry Blvd. VVILLOWDALE' Ontario M2J IE7 oo Koroo Enterprises Inc. 271 Indian Road TORONTO, Ontario ' M6R 2X4 oo Kenneth Yuck Realty I482 Bathurst Street Suite 306 TORONTO, Ontario M5D 3BI PROPOSED RETIREMENT FARM RESORT AND HEALTH SPA PRESTONVALE ROAD NEWCASTLE ONTARIO THE DESIGN TEAM MATHERS AND HALDENBY INCORPORATED ARCHITECTS ARCHITECTS M.S.YOLLES PARTNERS LIMITED STRUCTURAL ENGINEERS MULVEY AND BANANI INTERNATIONAL INC. MECHANICAL/ELECTRICAL ENGINEERS ATKINSON McLEOD DESIGN CONSULTANTS INTERIOR DESIGN CONSULTING REFERRAL AND INVESTMENT FINANCIAL CONSULTANTS SERVICES DESIGN DEVELOPMENT FINANCE GROUP DEVELOPERS RETIREMENT FARM RESORT AND HEALTH SPA This new concept in retirement living provides the retirement population with a variety of opportunities to live, and to work, and to play, and to enjoy their new home and unique environment. We have deliberately created a mix, not only of people, but a mix of uses which will provide interest and vitality to our Centre, where adults and children can play and work together to mutual benefit. The RETIREMENT FARM offers many advantages: profits from the commercial components assist in reducing residential expenses. agricultural yield from the property is increased by the development of greenhouses. indoor,weather protected circulation space, developed as a mall can be enjoyed by residents and visitors alike. the high cost of spa,'indoor pool and other recreation facilities -is shared with the resort component. The RESORT component offers a 104 bedroom hotel, each suite being capable of conversion to a self- contained bachelor apartment unit or a Nursing Home suite. A restaurant/pub and administration offices/reception are located on the mall level. The HEALTH SPA offers indoor swimming pool, saunas, showers, exercise areas, changing rooms and physiotherapy to the residents, club members and hotel residents. A MEDICAL CENTRE located at level 1 will provide full time day care medical service with on-call service at other times. This service -will- be available for residents, club members and hotel guests. A DAYCARE CENTRE is located at level 1 of the development opposite the MEDICAL CENTRE. This service will be operated on a non-profit basis. The RESIDENTIAL RETIREMENT building contains 100 one bedroom apartment units, each 704 sf in area. Two elevators provide access to all 6 floors, and each- floor is provided with its own laundry. room. Security is located at level 1. Greenhouses shall be "plugged in" to the south face of the building, and shall support the market garden and fruit and vegetable market retail areas to the immediate north, as well as wholesaling to. other markets elsewhere. RETAIL units shall include: hotel's gift shop and hair/beauty salon medical centre's pharmacy and drug store health spa's sportsware store-and health food store fruit and vegetable market market garden variety store AUTOMOBILE PARKING is provided at grade around the perimeter of the development. 250 spaces are provided. RESIDENTIAL SUB-DIVISION This has been created at the west end of the development. 15 lots are provided, with a minimum lot size of 50'x 150'. Larger lots are located in the creek area. These lots shall be sold to assist in the high costs to be expected for servicing this development. SITE ANALYSIS PRESENT ZONING DESIGNATION GENERAL AGRICULTURAL PRESENT USE GRAZING EXISTING BUILDINGS DILAPIDATED FARMHOUSE (to be demolished) PHYSICAL FEATURES EXISTING CREEK AND WOODED- AREA AT WEST END. UNDULATING, GENTLE SLOPE FROM NORTH-EAST to SOUTH-WEST. SERVICES AVAILABLE NONE EXISTING. EXISTING WATER AND SEWERS-ARE 1500' TO WEST. PROPOSED ZONING DESIGNATION SITE PLAN-SPECIFIC TO PERMIT A MIXED USE RESIDENTIAL RETIREMENT CENTRE, HEALTH SPA, RECREATION CENTRE AND COMMERCIAL USES OUTLINED' UNDER "AREA ANALYSIS",.AND AS INDICATED ON THE ATTACHED DRAWINGS. SITE PLAN AGREEMENT THE DEVELOPER AGREES THAT A SITE PLAN AGREEMENT WILL REQUIRE TO BE IMPLEMENTED. PLAN OF SUB-DIVISION AND THE DEVELOPER WILL REQUIRE TO MAKE APPLICATION FOR A PLAN OF AMENDMENTS TO OFFICIAL PLAN SUB-DIVISION. IN-ADDITION TO THE APPLICATION FOR RE-ZONING AND AND RE-ZONING. OFFICIAL PLAN AMENDMENT. AVAILABLE SERVICES IT IS PROPOSED TO .REQUEST AN EXTENSION OF EXISTING SERVICES TO THIS DEVELOPMENT (water and sewers). THE DEVELOPER'S ENGINEERS ARE PRESENTLY CONSIDERIN OTHER INDEPENDENT MEANS OF SEWAGE DISPOSAL SHOULD THE EXTE SION OF EXISTING SEWERS NOT BE POSSIBLE. u AREA ANALYSIS RETIREMENT CENTRE (100 x one bedroom units) LEVELS 2 to 6 89,055 sf LEVEL 1 1,332 sf PENTHOUSE 897 sf 91,284 sf GREENHOUSES (phase 1) 7,500 sf RESORT HOTEL BEDROOMS . (104 bedrooms) LEVELS 2 to 5 49,713 sf COMMERCIAL AREA NET AREA :,SHARE/COMMON GROSS AREA Hotel admin. offices. 1,440 505 1,994 Retail 10,862 '3,767 14,629 Medical clinic 2,112 738 2,850 Daycare centre 2,816 987 3,804 Restaurant/pub 4,992 1,747 6,739 Recreation centre 2,112 738 2,850 Health spa/pool 120020 4,245 16,265 36,354 TOTAL 495080 49,080 sf TOTAL 197,577 sf SITE COVERAGE (excluding greenhouses) 50,412 sf (15.6Z) SITE AREA 601,492.5 sf RETIREMENT CENTRE SITE AREA 322,920 sf ROAD ALLOWANCE SITE AREA 82,500 sf SUB—DIVISION SITE AREA (15 lots) 196,072 (13,071 sf average) (minimum lot size is 7,500 sf) 50'x150' .