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HomeMy WebLinkAboutP-153-79CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT D. N. Smith , M.C.I.P., Director HAMPTON, ONTARIO LOB 1JO TEL. (416) 263-2231 REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF August 23, 1979. REPORT NO.: P-153-79 SUBJECT: Application for Rezoning Number Z -A-3-11-4 Newcastle Senior Citizens Lodge BACKGROUND! The subject application requests an amendment to the Newcastle Village Zoning By-law to permit the development of a 43 unit senior citizens apartment building in the south-east quadrant of the Village. The proposed site of this development is a 65,000 square foot parcel of land fronting on the south side of King Street east of Beaver Street. The site is designated "Urban Residential" in the Durham Official Plan; and the proposed senior citizens housing project would comply with the policies of that designation. The site is zoned "Rl" and "RU" in the Newcastle Village Restricted Area (Zoning) By-law. A special provision to the R3 zone would be required to enable - 4 tej development of the proposed project. ;The application was circulated to the Durham Planning Department, Durham;.Works Department, Newcastle Works Department, Newcastle Fire De- pgFtm&nt and Canada Mortgage and Housing Corporation for input. %Y f 1. 2. 3. - 2 - The Durham Planning and Works Departments submitted, the fol- lowing comments: "The subject lands appear to be designated "Residential" in the Durham Regional Official Plan. The proposal conforms. It has been determined that it is feasible to provide services to the proposal. However, we request that any approval granted by the Town of Newcastle to this application be subject to the following condition: 'That the applicant enter into an agreement with the Regional Municipality of Durham to satisfy all requirements, financial and otherwise, of the Region concerning the provision of sewer, water and other Regional services.' Said agreement will require among other things, payment to the Region of all applicable Development Charge Levies, in accor- dance with Regional Policy and the amount of levies will be based on the difference between the number of residential units that would have been permitted under the present zoning and the number of units now being proposed under the subject rezoning application. Please note that, if the foregoing requirements of the Region cannot be met, we would consider this application to be premature due to the financial planning implications imposed on the Regional Municipality of Durham, with respect to the provision of the afore- mentioned Regional services." The Newcastle Works Department submitted the following comments: "l. The proposal indicates only one access; in my opinion two accesses are required. Other Departments may wish to comment on this matter. 2. The subject property presumably can be serviced with, for example, water and sanitary sewers; however, storm sewers are not available and there- fore a Site Plan Agreement will be required." The Newcastle Fire Department advised that they have no objection to the subject application, but detailed the following requirements: ".(1) Access for fire department equipment shall be provided to each building by means of a street, private roadway or yard. (2) Water supply for fire protection - fire hydrants to be located within 250 ft. of buildings to be protected - fire flow - hydrants capable of delivering 500 GPM, for a total fire flow available of 1,000 G.P.M. - 3 - (3) Internal standpipe and hose system. (4) Fire alarm system - Types 1 to 3, Emergency lighting. (5) Building design and construction in accordance with requirements for fire safety within floor areas. Ontario Building Code. (6) Products of combustion detectors of the single station alarm type for each unit." The Canada Mortgage and Housing Corporation offered no comment on the proposal. COMMENTS: Because of the specialized needs of senior citizens, both site characteristics and site design criteria must be carefully evaluated in the consideration of this proposal. 1. Site Characteristics Current literature relating to planning for senior citizens developments stresses the importance of selecting a site accessibility to medical facilities, churches, shopping, and community facilities. The site proposed for this develop- ment complies with the criteria provided by the Canada Mortgage and Housing Corporation for use in evaluating site accessibility. Since the development of this site for a Senior Citizens Apartment building also complies with the provisions of the Durham Official Plan, and fulfills an identified housing need in the Community, we recommend that the application be approved. - 4 - 2. Site Design Criteria The proposed development abuts the site of the Newcastle Box Factory. Adequate screening to protect the proposed development from the visual and ac oustic impacts of the Box factory should be incorporated into the site plan. The Canada Mortgage and Housing Corporation has established several othr site design guidelines for senior citizens devel- opments. These site design matters could be adequately resolved through the provisions of a Development Agreement under Section 35(a) of the Planning Act. Based on these considerations, we would have no hesitation in recommending approval of the subject application for rezoning. The Region of Durham has requested that any approval of this application be conditional, subject to the applicant entering into a servicing agreement with the Region'�o satisfy all requirements, fin- ancial and otherwise, of the Region concerning the provision of sewer, water and other Regional Services." Because the negotiation of such a servicing agreement could take four to six weeks, and because the Town holds a 1 foot reserve across the frontage of the subject lands, we feel that it is not necessary to delay approval of the subject Zoning By-law amendment until the said agreement has been negotiated. As an alternative, it is recommended that the subject 1 foot reserve remain in place until the applicant has signed a servicing agreement with the Region of Durham and a Development Agreement with the Town. - 5 - It is also suggested that the Town consider foregoing the usual lot development charges in respect of this development. RECOMMENDATION: It is respectfully recommended: 1. That Application for Rezoning Number Z -A-3-11-4 be approved; 2. That the attached By-law Number 79- be forwarded to Council for consideration; 3. That the one foot reserve abutting the subject lands be retained until the applicant has entered into a servicing agreement with the Region of Durham and a Development Agreement with the Town of Newcastle, and that the applicant and the Region of Durham be so advised; and 4. That Council consider the feasibility of exempting the proposed development from the provisions of By-law 76-58 (lot development.charge by-law). Respectfully submitted, 04441 - NJF:lb D. N. Smith, M.C.I.P. August 16, 1979 Director of Planning