HomeMy WebLinkAboutPD-55-83 CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1,10 TEL.(416)263-2231
REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MEETING OF MARCH 21st, 1983
REPORT NO. : PD-55-83
SUBJECT: APPLICATION FOR REZONING, BEAUCAGE HOLDINGS
LIMITED (OWNER) , RUTH LENA BEAUCAGE (OWNER)
STRATHAVEN NURSING HOME
OUR FILE: DEV 82-38
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the
following:
1 . That Report PD-55-83 be received; and
2. That application for rezoning; our file DEV
82-38, in respect of Strathaven. Nursing Home be
approved; and
3. That the attached By-law,to amend By-law 1587,
as amended, be forwarded to Council for
* approval .
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Report No: PD-55-83 .. ./2
BACKGROUND:
In December of 1982, the Town received an application for
rezoning, submitted on behalf of Strathaven Nursing Home, to
amend Zoning By-law 1587, as amended. The proposed rezoning
would recognize the existing nursing home facilities ; permit
an expansion thereto.
The site is presently designated "Main Central Area" within
the Official Plan for the Bowmanville Urban Area and the
Regional Municipality of Durham. Community uses, such as
nursing homes, are generally permitted within the "Main
Central Area" as designated by the Official Plan. In this
regard, the expansion of the existing nursing home would
appear to be in conformity with the plans.
COMMENTS:
In accordance with Department procedures , the subject
proposal was circulated to a number of departments and
agencies to obtain their input. The majority of the
comments received did not identify any major objections to
the application, but did highlight concerns related to the
site plan which will be dealt with through the site plan
approval process. The site plan application is presently
under review by Town staff.
Region of Durham - Planning Department
January 7, 983
"In response to your request for comments, we wish to advise
that the subject site is located within the Bowmanville
"Main Central Area" designated in the Durham Regional
Official Plan. The nursing home is permitted within this
designation. Although Section 8.2.3.1 requires the
preparation of a district plan for the Main Central Area,
zoning by-laws may be passed prior to the preparation of a
district plan for community facilities such as nursing
homes.
Report No: PD-55-83 . . ./3
We note that the site is within the Main Central Area
designated in the Regional Council approved Official Plan
for the Bowmanville Urban Area. The site is also identified
as Community Facilities in the Predominant Use Areas
identified in the Main Central Area. Proposal appears to
conform.
We will provide you with our comments with respect to the
provision of Regional services when our investigation is
complete."
February 11 , 1983
"Further to our letter dated January 7, 1983, we wish to
advise that municipal water supply and sanitary sewer
facilities are available to the proposed development.
Also, we understand that the proposed expansion will provide
additional bed space for the existing Nursing Home.
However, we would respectfully request that this Department
- be notified if any separate self-contained units are
contemplated within the expansion area."
Town of Newcastle - Works Department
"We have reviewed the above-mentioned site plan and find we
have no objection to this rezoning as submitted.
Our comments and recommendations regarding this application
are as follows:
- A 0.86n metre road widening as shown on the attached
should be dedicated to the Town;
- The site drainage should be controlled on site or by means
of a catch basin and a storm sewer connection;
- The abandoned entrance should have the drop curb replaced
with a concrete barrier curb (to match the existing) and the
paved boulevard should be restored in kind;
- The two existing entrances should be curbed and modified
as shown on the attached to conform to the Town's
Entranceway Policy;
- Sidewalk depths at the entrances should comply with our
STD. NS-231 ;
- Construction materials for the entrance to be of:
75 mm of Hot Mix Asphalt, 75 mm of Granular 'A' and
250 mm of Granular 'B' ."
Report No: PD-55-83 .../4
Town of Newcastle - Fire Department
"The Fire Department has no objection to the proposed
application.
Building plans and approvals will be under the jurisdiction
of the Engineering Branch, Office of the Fire Marshal .
Access driveways for fire department vehicles must be
minimum of 12 feet in clear width, when it connects the
public thoroughfare with a 20 ft. fire route:"
Town of Newcastle - Building Department
"no objections to rezoning proposed"
It is staff's understanding that the applicant proposes to
demolish the chiropractic clinic immediately to the east of
the nursing home and construct a three-storey addition to
the existing facilities. The additional parking
requirements generated as a result of the addition would
then be provided on the lands immediately to the west of the
nursing home. The property upon which the addition and the
parking facilities are proposed are under the separate
ownership of "Ruth Lena Beaucage", whereas the nursing home
facility itself is registered in the name of "Beaucage
Holdings Limited". Within the context of Zoning By-law
1587, as amended, off-street parking facilities are to be
provided and maintained upon the same lot on which the
principle use is located. Technically speaking, this
requirement would then stipulate that any parking proposed
for the addition is to be provided upon the same lot.
Staff, however, would have no objection to the locating of a
portion of the parking required upon the rear portion of the
property immediately to the west of the nursing home
presently owned by Ruth Lena Beaucage. Although the
additional parking is not "legally" located on the proper
portion of the property as defined in the By-law, staff
note for Committee's information, that both parcels owned by
Ruth Lena Beaucage and Beaucage Holdings Limited (nursing
home) are components of the site plan drawings as submitted
and are technically being developed as one project.
Report No: PD-55-83 .. ./5
The present nursing home facilities have a capacity for one
hundred and twelve (112) beds. The information submitted
indicates that the proposed addition could increase the
capacity by ninety-six (96) to a total of two-hundred and
eight (208) beds, subject to the approval of the Ministry of
Health being obtained.
The parking requirements within By-law 79-44 of the Village
of Newcastle reflect the most up-dated and approved parking
standards within the Town for this type of facility, being
one (1 ) space per five (5) beds. Using this figure, a total
of forty-two (42) spaces would be required. The site plan
presently under review illustrates that a total of fifty
(50) spaces are being proposed. Staff on several occasions
have inspected the existing parking facilities and found a
- range between six (6) to fifteen (15) spaces occupied of the
total of forty (40) presently on site (fifteen percent (15%)
to thirty-seven percent (37%) capacity). Discussions with
the nursing home staff would indicate that the largest
number of employees would occur during the day shift, where
presently twenty-three (23) are employed. To the best of
staff's knowledge, no objections have been received relating
to the parking facilities for the nursing home. Nor were
any objections or comments received as a result of the
posting of the required public notification sign on the
subject lands.
Within the context of the application, the applicant has
indicated that the proposed date of construction for all
buildings and structures has not been determined until
-- receipt of approval of the Ministry of Health for the
additional beds. It is staff's understanding that in order
for additional beds to be approved, the applicant is
required to contact the Durham Regional District Health
Council and request a survey of the needs within that
vicinity to be forwarded on to the Ministry of Health for
approval .
Report No: PD-55-83 ../6
Staff of the local Health Council have indicated that a
request was forwarded to the Ministry last April in a Report
entitled "Update on Long Term Care in Durham Region"
requesting an additional forty (40) beds be approved for the
Oshawa-Bowmanville Area. Apparently an additional comment
was attached to this report, stating that if the beds were
not received immediately, an increase at a rate of
thirty-three percent (33%) per year would result. The
Ministry of Health apparently has not replied to this
request to date. When a request is forwarded on to the
Ministry for approval for the licencing of additional beds,
and is approved by the Ministry subject to funding being
available, the Ministry puts out a tender requesting any
applicants to submit their needs, and how they will meet the
needs to provide the additional beds. It is entirely
possible that the additional beds which the Ministry would
approve would not go entirely to one facility.
Staff acknowledges that the Strathaven Nursing Home requires
the Town 's approval with respect to rezoning and site plan,
however this does not necessarily mean that the approval by
the Ministry of additional beds will be received in the
immediate future. However, the Town 's approval will
facilitate Strathaven's application to the Ministry and
ensure the potential for meeting local nursing care
requirements.
Resp ful ted,
T. T. Edwards, M.C. I.P.
Director of Planning
0,` T*TTE*mjc
rch 10, 1983
Applicant: Beaucage Holdings Limited
264 King Street East
BOWMANVILLE, Ontario
THE CORPORATION OF THE TOWN OF NEWCASTLE
BY-LAW NUMBER 83- 53
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being a By-law to amend Restricted Area By-law 1587, as amended, of
the former Town of Bowmanville, now in the Town of Newcastle.
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WHEREAS the Council of the Corporation of the Town of Newcastle deems
it advisable to amend Restricted Area By-law 1587, as amended, of the
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former Town of Bowmanville.
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NOW, THEREFORE, the Council of the Corporation of the Town of
Newcastle enacts as follows:
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1. Schedule "A" to By-law 1587, as amended, is hereby further
amended by adding the designation "SPECIAL CONDITION 29" to the
zoning designation of the lands indicated as "ZONE CHANGE TO SPECIAL
CONDITION 29" on the attached Schedule 'X' hereto, and by adding to
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the lands so indicated cross-hatching and the figure 29 encircled.
2. Schedule "B" to By-law 1587, as amended, is hereby further
amended by adding thereto the following SPECIAL CONDITION 29:
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SPECIAL CONDITION 29
These lands as shown on Schedule "A" cross-hatched and marked
"SPECIAL CONDITION 29" shall be subject to the special regulations
hereinafter contained and where there is any conflict between the
regulations hereinafter set out and any provision of By-law 1587,
then the provisions of this SPECIAL CONDITION shall apply, but in all
other respects the provisions of By-law 1587, as amended, shall
apply.
1.1 DEFINED AREA
a
The areas subject to this SPECIAL CONDITION are shown cross-hatched
with the figure 29 encircled on the attached Schedule "A" hereto.
1.2 PERMITTED USES
(i) Nursing Home as defined by the Nursing Homes Act, as
amended.
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1.3 ZONE PROVISIONS
i) Minimum Lot Area 0.5 hectares
ii) Minimum Lot Frontage 70.0 metres
iii) Minimum Front Yard 15.24 metres i
iv) Minimum Interior Sideyard 6.1 metres
v) Minimum Rear Yard 10.5 metres
vi) Maximum Height 10.5 metres
vii) Minimum Landscaped Area 20%
viii) Parking Space Requirements One (1) parking
space for each five i
(5) beds or fraction
thereof.
ix) For the purposes of this SPECIAL CONDITION, a "LOT" shall be
defined as all of those lands identified as "SPECIAL
CONDITION 29" on the attached Schedule "A" hereto.
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3. This By-law shall come into effect on the date hereof, subject
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to the provisions of Section 39(11) of the Planning Act.
By-law read a first time this 28th day of March 1983
By-law read a second time this 28th day of March 1983
By-law read a third time and finally passed this 28thday of
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March 1983 +'
G. B. RI K RD, MAYOR
D. OAKES, CLERK
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THIS IS SCHEDULE TO BY-LAW 83- 9.3
PASSED THIS 2,qth DAY OF - Ma,,h A.D. 1983.
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MZONE CHANGE TO
SPECIAL CONDITION 29.
G.B.Rickard,Mayor
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D.W. Oakes,Clerk 20 5
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THE CORPORATION OF THE TOWN OF NEWCASTLE
BY-LAW NUMBER 83-
being a By-law to amend Restricted Area By-law 1587, as amended, of
the former Town of Bowmanville, now in the Town of Newcastle.
WHEREAS the Council of the Corporation of the Town of Newcastle deems
it advisable to amend Restricted Area By-law 1587, as amended, of the
former Town of Bowmanville.
NOW, THEREFORE, the Council of the Corporation of the Town of
Newcastle enacts as follows:
1 . Schedule "A" to By-law 1587, as amended, is hereby further
amended by adding the designation "SPECIAL CONDITION 29" to the
zoning designation of the lands indicated as "ZONE CHANGE TO SPECIAL
CONDITION 29" on the attached Schedule 'X' hereto, and by adding to
the lands so indicated cross-hatching and the figure 29 encircled.
2. Schedule "B" to By-law 1587, as amended, is hereby further
amended by adding thereto the following SPECIAL CONDITION 29:
SPECIAL CONDITION 29
These lands as shown on Schedule "A" cross-hatched and marked
"SPECIAL CONDITION 29" shall be subject to the special regulations
hereinafter contained and where there is any conflict between the
regulations hereinafter set out and any provision of By-law 1587,
then the provisions of this SPECIAL CONDITION shall apply, but in all
other respects the provisions of By-law 1587, as amended, shall
apply.
1 .1 DEFINED AREA
The areas subject to this SPECIAL CONDITION are shown cross-hatched
with the figure 29 encircled on the attached Schedule "A" hereto.
1 .2 PERMITTED USES
(i ) Nursing Home as defined by the Nursing Homes Act, as
amended.
1 .3 ZONE PROVISIONS
i ) Minimum Lot Area 0.5 hectares
ii ) Minimum Lot Frontage 70.0 metres
iii ) Minimum Front Yard 15.24 metres
iv) Minimum Interior Sideyard 6.1 metres
v) Minimum Rear Yard 10.5 metres
vi ) Maximum Height 10.5 metres
vii ) Minimum Landscaped Area 20%
viii) Parking Space Requirements One (1 ) parking
space for each five
(5) beds or fraction
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thereof.
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