Loading...
HomeMy WebLinkAboutP-91-80 � f CORPORATION 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 MAY 12, 1980. REPORT NO. : P-91-80 SUBJECT: Application for Rezoning - Part Lot 33, Concession 2, former Township of Darlington - Mr. C.W. Mellon File: Z-A-1-6-3 BACKGROUND: On March 13, 1979, the Town received the subject application for rezoning to recognize the existing commercial use of the property as a motel, the use of which appears to be legally non-conforming. The applicant has indicated that while no immediate construction is planned the rezoning is needed to simplify proposed construction for 1981. At the present time, the applicant requires the approval of the Committee of Adjustment every time an expansion or enlargement is desired. The subject application has been circulated to a number of concerned agencies and their comments are summarized below. Durham Regional Planning and Works Section 16.6.5 of the Durham Regional Official Plan permits Council, at their discretion, to zone to permit the continuation, expansion or enlargement of an existing use provided that such use will have no adverse effects on the present use of surrounding lands or the implementation of the provisions of the Regional Official Plan. In addition, the C.L.O.C.A. floodplain mapping indicates flood plain on a portion of the site and we recommend that C.L.O.C.A. be consulted to ensure expansion does not encroach upon the flood plain. ,�i) - 2 - With respect to the provision of Regional Services, due to the relatively low elevation of land, gravity drainage to sanitary sewers is not possible and the owners would have to construct a private forcemain and pumping station in order to take advantage of sanitary sewers. The Region has no plans to extend watermains to the subject site and it would appear that only partial servicing would be pro- vided within the foreseeable future. We have no objection to further processing of this rezoning on the basis of individual or partial services. Central Lake Ontario Conservation Authority Portions of the site are prone to flooding under regional storm conditions. We have no objections to the proposed motel ex- pansion providing that development occurs above the Regional Storm elevation of 394.0 feet, Canadian Geodetic Datum. All lands below this elevation should be rezoned to prohibit build- ings or structures. Durham Regional Health Unit There is insufficient land area avaiable to expand the private sewage disposal system servicing the motel, which would be nec- essary if more units are provided. This application, therefore, is not recommended for approval until such time as sanitary sewers are provided to the premises. Ministry of Natural Resources We have no objection to this proposal. Our only concern is the area is potential flooding in the valley of the Farewell Creek, and any damage which might occur to the fishery which is based on this creek. The Central Lake Ontario Conservation Authority should be consulted prior to placing any fill, and every effort should be made to control erosion from the site. Ministry of Transportation & Communications This location will in no way affect the M.T.C. as entrance is from Tooley Rd. and the buildings are beyond M.T.C. regulations, any additional signing would be affected by Ministry Policy. Ministry of Industry & Tourism This Ministry supports the rezoning of this property to Commercial, allowing for future expansion and upgrading the Oshawa Motel. In our opinion the location of this motel is quite reasonable being located on Highway 2 - the Heritage Highway near the eastern edge of the City of Oshawa. We have not conducted a feasibility study of any expansion plans for this motel, however, business should gradually increase with the growth of Oshawa and continued promotion of the Heritage Highway Alternative to Hwy. 401. 3 - Town of Newcastle Public Works No comment except that if rezoning is granted, and the expansion is to proceed, then improvements regarding access will be required. Town of Newcastle Building Dept. The application does not indicate where the future expansion to take place nor the type of alterations proposed. It is possible a Committee of Adjustment variance would be enough to permit the project to be completed. Town of Newcastle Fire Dept. No objections. All proposed construction, additions, conversion or alterations for a Hotel-Motel must comply with the Ontario statutes and regulations respecting fire safety and prevention, Chapter 41 - The Hotel Fire Safety Act, 1971. Ontario Hydro The drawing which accompanied the application form did not indi- cate limits of proposed expansion of the motel we would not antici- pate: 1) any conflict with Ontario Hydro plant or 2) any problem supplying additional electrical demand. The sketch does suggest that the applicant intends to erect a large sign (illuminated?) near the front of the property and we would recommend that he contact the Electrical Inspection Department to assure compliance with current standards and clearances. COMMENTS: The subject lands are designated as residential by both the Durham Regional Official Plan and Amendment 12 to the Darlington Official Plan (Courtice Urban Area Plan) ; and although both plans permit Council to zone to recognize legally non-conforming uses, it is the intent of the plans that such non-conforming uses will cease to exist in the long run and revert to the designated use. In this regard, staff do not wish to encourage the continuation and expansion of commercial strip develop- ment along Hwy. #2, other than within identified nodes and cannot, at this time, recommend approval. \V - 4 - We also note that the applicant has not submitted any definite plans for expansion, and at such time, as expansion is contemplated, per- mission can be sought through application to the Committee of Adjustment, under the present legal non-conforming status. RECOMMENDATION: That the Planning and Development Committee recommend to Council, the following: 1. That report P-91-80 be received; and that i 2. The application for rezoning be denied and the applicant so advised. Respectfully submitted, TTE:lb D. N. Smith, M.C.I.P. May 5, 1980 Director of Planning