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DN: 18T87092.GPA L ,
P U B L I C M E E T I N G ~,r p
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Meeting. General Purpose and Administration Committee ~ =~7I'~ < €~~~°~-, `~,`~~C~
Monday, September 8, 1992 ~~~v ~
PD-182-92 18T-87092 (X-REF: DEV 88-116) ~®La~ru#
Report Fiie
Subject; PROPOSED PLAN OF SUBDIVISION & REZONING APPLICATION
APPLICANT: WAYNE JEFFERY
PART LOT 29, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON
FILE: 18T-87092 (X-REF: DEV 88-116)
~orrtrtt~~tCi~tirt:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-182-92 be received;
2. THAT the application for Zoning By-law Amendment and
proposed Plan of Subdivision submitted by G.M. Sernas and
Associates Ltd. on behalf of Wayne Jeffery proposing 298
units be referred back to Staff for further processing and
subsequent report; and
3. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: Wayne Jeffery
1.2 Agent: G.M. Sernas and Associates Ltd
1.3 Proposed Plan of Subdivision:
proposing to develop 57, 12.0 m frontage single family
dwelling lots, 57, 15.0 m frontage single family
dwelling lots, 49, 18.0 m frontage semi-detached/link
lots (98 units) and 25, 6.0 m frontage on-street
townhouse units and a block having a possible 61
townhouse units. Total 298 units.
1.4 Rezoning Application:
from "Holding Urban Residential Type One ((H)R1)" to an
appropriate zone to permit the above-noted proposed
plan of subdivision
1.5 Land Area: 18.885 ha (46.66 acres) .....2
~ ..1 ~
40
it{~$ IS PfillliED EGYCI ED PAPER
REPORT NO.: PD-182-92 PAGE 2
2. LOCATION
2.1 The subject property is located in Part Lot 29, Concession
2, in the former Township of Darlington. The lands are
described as being generally south of Highway No. 2, east of
Trulls Road, north of Bloor Street and west of Courtice
Road.
3. BACKGROUND
3.1 The proposed draft plan of subdivision application was
originally received by the Town of Newcastle Planning and
Development Department in January of 1988. The application
for zoning by-law amendment was not filed until October of
the same year. The applications have since undergone a
number of revisions and have been circulated and processed
concurrently.
A number of people submitted letters expressing interest and
concern with the proposal at the time of the original Public
Meeting. As a result, Council requested Planning Staff meet
with the residents and the applicant. Meetings with the
residents were held on two separate occasions, one on May
31, 1989, and the second April 5, 1990.
In support of the proposal, the proponent submitted an
environmental noise impact statement to address the
projected noise environment for the development and to
investigate potential noise control features for specific
lots. The study suggests Courtice Road will be the only
noise source of consequence for the development, and that
the noise levels projected from Courtice Road can be
mitigated to satisfy Ministry of the Environment standards
for all outside amenity areas.
.....3
~ JU~~
REPORT NO.: PD-182-92 PAGE 3,
4 EXISTING AND SURROUNDING USES
4.1 The subject site. is a well vegetated vacant parcel of land.
4.2 Surrounding land uses are as follows:
South: primarily vacant and agricultural land with
limited scattered residential fronting on Courtice
Road.
East: limited residential fronting on Courtice Road and
agricultural lands east of Courtice Road.
North: residential fronting on Highway No. 2 and Roy
Nichols automobile dealership.
West: vacant lands subject to applications for
residential development.
5 PUBLIC MEETING AND RESPONSE
5.1 Pursuant to Council's resolution of July 26, 1982 and the
requirements of the Planning Act, the appropriate signage
acknowledging the original application was installed on the
subject lands. In addition the appropriate notice was
mailed to each landowner and tenant within the 120 metre
prescribed distance. The required public meeting for the
rezoning application was held February 20, 1989. All land
owners and tenants within 120 metres of the subject site
were recently notified of the September 8, 1992 Public
Meeting.
6 OFFICIAL PLAN POLICIES
6.1 Within the existing Durham Regional Official Plan the
subject property is designated "Residential" within the
Courtice Urban Area. The residential policies allow for a
variety of housing style and type. The application would
appear to conform.
.....4
.J L _.7
REPORT NO.: PD-182-92 PAGE 4
6.2 Within the June 1991, Durham Regional Council approved
Official Plan the subject lands are designated as "living
Area" within the "Courtice Urban Area". The policies for
the living area designation are similar to the previously
mentioned residential policies. The application would
appear to conform.
6.3 Within the Courtice Urban Area section of the Town of
Newcastle Official Plan the subject property is located
within neighbourhood "2C" and designated "Residential". The
predominant use of lands within said designation shall be
for housing purposes. The application is comprised of
blocks for school and park purposes and proposes a total of
298 residential units with a gross residential density of
15.77 units per hectare. The 298 units will generate
approximately 865 persons. This proposed population may b.e
accommodated within the 2500 person population target.
6.4 Within the Courtice South Neighbourhood Development Plan the
subject lands are designated "Residential". A neighbourhood
park and elementary school site are also designated in the
vicinity of the application and portions of which are
provided for by this application.
7 ZONING
7.1 The current zoning on the subject property is "Holding-
Urban Residential Type One ((H)R1)". Subject to the removal
of the holding (H) symbol, said zone would permit the
development of both singles and semi-detached/link units on
15.0 and 18.0 metre lots respectively. In addition to the
above type of units, the applicant is proposing to develop
on-street and block townhouses, as well as 12.0 m singles.
.....5
REPORT NO.: PD-182-92 PAGE 5
8 AGENCY COMMENTS
8.1 In accordance with departmental procedure the subject
application was circulated to a number of agencies and
departments for comment. The Fire Department, Separate
School Board and Ontario Hydro advised they had no objection
to the rezoning and subdivision applications as proposed.
8.2 The Town of Newcastle Public Works Department reviewed the
subject application and offered no objection in principle to
the proposal subject to conditions. Conditions~of approval
include the applicant assuming all costs for provision,
installation and location of Community Mailboxes. That
temporary turning circles be provided and adjacent lots be
withheld from building permits until such time the roads are
extended. That all works be undertaken in accordance with
the Draft Robinson Creek Master Drainage Study, dated
January 1991 and the Draft Black Creek Master Drainage
Study, dated May 1991. That a Stormwater Management
Implementation Report which provides for the sequential
construction of the Stormwater management works necessary
for the watershed be submitted. The ,applicant will be
required to enter into a development agreement with the
Town. That a permanent secondary access be provided and
that a Front Ending Agreement be entered, into with the Town.
8.3 Community Services Department Staff advised they have no
objection to the application subject to conditions. Should
this application proceed to registration prior to other
applications in the neighbourhood (18T-90010, 18T-90022 or
18T-88060), the applicant is required, at the time of
registration to secure and dedicate the entire neighbourhood
park to the Town of Newcastle. As well prior to the Town
issuing beyond the 50% of the building permits for this
.....6
,1~
REPORT NO.: PD-182-92 PAGE 6
subdivision, street frontage and services to the park block
shall be in place and the Town must have acknowledged that
the funds are available for park development.
8.4 Central Lake Ontario Conservation Authority have advised
that they now do not object to the approval of the proposed
plan of subdivision, subject to conditions of draft
approval. Prior to final approval the owner shall obtain
Authority approval for site grading plans detailing 100 year
overland flow routing, erosion control plans providing on
site containment of sediment and a detailed hydrogeologic
report which assesses the servicing scheme for the plan.
The owner shall contribute towards remedial erosion control
works on the Black Creek.
8.5 The Newcastle Northumberland Public School Board has advised
that although they will not be in a position to acquire the
school site for a number of years they are very interested
in the site and request the owner to enter an option-to-
purchase agreement prior to registration.
8.6 The Region of Durham Works Department review of the
application noted full municipal services are available to
the site. Regional Staff concur with the road widenings and
reserves shown on the submission, however have requested a
traffic study to determine the road improvements required on
Courtice Road.
8.7 Ministry of the Environment Staff advised they have
identified that various materials have been deposited on the
site. Due to the uncertainty of the type of materials
deposited the Ministry requires prior to draft approval,
.....7
f~(.~ ~~r
REPORT NO.: PD-182-92 PAGE 7
that the type and extent of the materials placed on site be
confirmed. As well they noted that noise warning clauses on
lots adjacent Courtice Road may be necessary.
9 STAFF COMMENTS
9.1 The rezoning application now proposes to rezone the subject
lands to permit the development of 114 single family
dwelling lots, 49 semi-detached/link lots (98 units) and 86
townhouse units for a total of 298 unit plan of subdivision
on approximately 18.8 ha of land. The original subdivision
application, submitted in December 1987, proposed to develop
a total of 256 units. The previous Public Meeting for the
subject application was held February 20, 1989. At that
time the application was revised to propose a total of 323
units. In response to concerns from neighbouring residents
Planning Staff scheduled an Information/Residents Meeting on
May 31, 1989 and a second one on April 5, 1990.
9.2 At the time of the second Information/Residents Meeting the
proposal had been revised and reduced to a total of 291
units. The main concerns expressed by the area residents
was the impact this development would have on their wells
and the conformity and appropriateness of the medium density
block. Residents wanted assurance that should their wells
be affected by the development of this land, they would have
water provided to them immediately.
9.3 Should the proposed plan of subdivision and rezoning
application ultimately be approved, a condition of approval
would be imposed requiring well monitoring be undertaken
prior to development and the owner acknowledging
responsibility for providing potable water to any affected
party.
.....8
r~.
REPORT NO.: PD-182-92 PAGE 8
9.4 The Town's official plan policies state that medium density
proposals shall not exceed 40 units per net hectare and
shall generally be located on the periphery of the
residential neighbourhood with direct access to collector or
arterial roads. The medium density component of this
application appears to be in conformity with the policies.
10 CONCLUSION
10.1 In consideration of the time frame since the previous Public
Meeting and the modifications to the proposal, staff
considered another Public Meeting would be necessary at this
time. Comments received from this meeting will be reviewed
by Staff and a subsequent report will be forwarded to
Committee at such time Staff will be in a position to make a
final recommendation.
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C.I.P. Lawrence E. IZlotse~f~f
DIrector of Planning Chief Administrative
and Development Officer ~
CP*FW*CC
*Attach
28 August 1992
Interested parties to be notified of Council and Committee's
decision:
G.M. Sernas and Associates
110 Scotia Court, Unit 41
WHITBY, Ontario L1N 8Y7
Jeffery Homes
c / o Wayne Jeffery
58 Rossland Road West
OSHAWA, Ontario L1G 2V5
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SUBJECT SITE
LOT 30 LOT 29 LOT 28
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