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HomeMy WebLinkAboutPD-116-92 THE DN: CLARET.GPA OF THE TOWN OF NEWCASTLE PUBLIC MEETING General Purpose and Administration Committee D~e: Tuesday, May 19, 1992 #: PD-116-92 File #: # DEV 90-104 (18T-90046) REZONING APPLICATION AND PLAN OF SUBDIVISION CLARET INVESTMENTS PART LOT 31, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON FILE: DEV 90-104 (X-REF.: 18T-90046) It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-116-92 be received; 2. THAT the application to amend the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended, submitted by WDM Consultants be referred back to staff for further processing and the preparation of a subsequent report pending the receipt of all outstanding comments; and 3. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. 1.1 Applicant: APPLICATION DETAILS 1.2 Agent: 1.3 Subdivision: 1.4 Rezoning: Claret Investments, Rexgate Holdings, William Tonno Construction and Rossland Park Limited WDM Consultants Seeking approval to develop two (2) single family dwelling units, one (1) two-family dwelling unit and twelve (12) street townhouse units for a total of sixteen (16) units. In addition the application would create one (1) future commercial block. From Urban Residential Type One (R1) to an appropriate zone or zones in order to implement the abov~~nA~ed development ~/ L.. J RECYCLED PAPIER PAPEIl RECYCLE THIS IS PRINTED ON RECYCLED PM'Efl REPORT NO.: PD-116-92 PAGE 2 1.5 Area: .902 hectares (2.22 acres) 2. BACKGROUND 2.1 In December of 1990, the Town of Newcastle Planning and Development Department was advised by the Region of Durham of an application for approval of a Plan of Subdivision by WDM Consultants. In December of 1990, WDM Consultants also filed an application with the municipality to amend the Town of Newcastle Comprehensive Zoning By-law 84-63 in order /to implement the proposed plan of subdivision. 2.2 A Public Meeting was held on Monday, April 8, 1991 with respect to the subject application at which time one area resident expressed concerns over the size of the Minor Open Space block. Subsequently, the application has been substantially revised and the Planning and Development Department advised the applicant that a second Public Meeting was warranted. 2.3 The subject property is a .902 hectare (2.22 acres) parcel located on the west side of Trulls Road, south of Highway No. 2, but is more formally described as Block 136, Registered Plan 10M-820. 3. PUBLIC NOTICE AND SUBMISSIONS 3.1 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. In addition, the appropriate notice was mailed to each landowner within the prescribed distance. 3.2 As of the writing of this report, the Planning and Development Department has received one written submission from an area resident who expressed concern over tree presentation in the M.inor-Open-Space-por-tion-o-f~the--pr-Oposed-pJ.-an----o-:f-subdi-v-i-s-ion . C2(, J ~ REPORT NO.: PD-116-92 PAGE 3 The Planning and Development Department advised the area resident that a tree preservation plan would be required through the draft plan approval process. 4. OFFICIAL PLAN CONFORMITY 4.1 within the Durham Regional Official Plan, the subject property is designated Residential. The primary use of lands so designated is intended to .be for residential purposes. In addition, section 8.1.2.1 (c) of the Durham Regional Official Plan permits limited office, retail and personal services uses under the residential designation. Therefore, the application would appear to conform with the Durham Regional Official Plan. 4.2 within the Courtice Major Urban Area, the Town of Newcastle Official Plan establishes a maximum of 15 units per net residential hectare for Low Density Residential development, a maximum of 40 units per net residential hectare for Medium Density development and a maximum of 80 units per net residential hectare for High Density Residential development. The applicants are proposing to develop the .902 hectare (2.22 acre) parcel at an overall density of 39.12 units per net residential hectare which falls within the medium density range as defined by the Town of Newcastle Official Plan. The Neighbourhood Development Plan for Courtice South does not identify specific areas for medium and high density development in order to permit greater flexibility in subdivision design. Medium Density residential development is intended to be located adjacent to existing low density residential uses. 4.3 The Town of Newcastle Official Plan also establishes a target population of 4300 for the "2B" Neighbourhood. The proposed plan of subdivision has been reviewed within the context of the target pepulation. Staff have eE:timated that "2B" ,~. /'",., -.--, :) (! I REPORT NO.: PD-116-92 PAGE 4 Neighbourhood has an area of approximately 117 hectares (289.1 acres) that can be developed. Therefore, given the target population of 4300, it can be determined that the "2B" Neighbourhood can develop at approximately 12.3 units per gross residential hectare in order to maintain the target population. The proposed draft plan of subdivision has a gross area of .902 hectares (2.22 acres) and a total of 16 units which equates to a density of 17.74 units per gross residential hectare. Although the applicant is proposing a density which is higher than the neighbourhood average, staff advise that the proposed density is comparable to the westerly abutting subdivisions (18T-89080 and 18T-90035). In addition, the higher density can be permitted since the target population of 4300 is being maintained. Therefore, the proposal can be considered to be in conformity with the Town of Newcastle Official Plan. 5. ZONING BY-LAW COMPLIANCE 5.1 within the Town of Newcastle Comprehensive Zoning By-law 84- 63, the subject property is zoned "Urban Residential Type One (R1) ". The current zone category would permit the development of the subject lands with single and two-family dwellings. As the applicants are proposing to develop a portion of the subj ect property with street townhouses and a commercial development, the applicants have applied to amend the zoning by-law. 6. AGENCY COMMENTS 6.1 The proposed plan of subdivision was circulated to various agencies by the Durham Regional Planning Department. Concurrently, the Town of Newcastle Planning and Development Department undertook a circulation of the proposed zoning by- law amendment. The following provides a brief synopsis of comments received to date. r'" r-,- r- :) i! (j REPORT NO.: PD-116-92 PAGE 5 6.2 The Central Lake ontario Conservation Authority has advised that the southern portion of the plan is traversed by a headwater tributary of Robinson Creek and that portions of the plan are affected by the tributary's floodplain. The applicant proposes to channelize the water course and fill lands surrounding the open space block in order to contain the floodprone area. The Authority has advised that the associated engineering report and tree preservation report has been found to be acceptable and therefore, the Authority offers no objection to the application. 6.3 The Ministry of Natural Resources has advised that Robinson Creek is a significant fish habitat and therefore requested that the owners prepare a preliminary stormwater drainage and erosion control report. Subsequently, the Ministry has advised that the report has been found to be acceptable in principle and therefore, offer no objection to the proposal. 6.4 The balance of the circulated agencies which provided comments were the Town of Newcastle Fire Department, the Public School Board, the Separate School Board, ontario Hydro, Bell Canada and the Ministry of the Environment. None of these agencies have provided obj ectionable comments with respect to the subject application. The Town of Newcastle Public Works Department and the Regional Works Department have both yet to respond to the revised application. 7. STAFF COMMENTS 7.1 The applicant has revised the application in an attempt to address the Planning and Development Department's concerns regarding direct access onto Trulls Road. Trulls Road is a Type "B" arterial and direct access onto Type "B" arterials is not desireable from a planning perspective. As a result, the applicant revised the application to include a future commercial block in an attempt to limit the number of access points onto Trulls Road. The Planning and Development REPORT NO.: PD-116-92 PAGE 6 Department have discussed the revisions with the applicant at great length including the uses which staff would be willing to support. However, staff advise for the applicant's and Committee's information, that a site Plan approval application would have to be submitted and finalized before a by-law would be passed for the commercial block. 7.2 Nevertheless, as the purpose of this report is to satisfy the requirements of the Planning Act with respect to a Public Meeting and in consideration of the comments outstanding, it would be in order to have the application referred back to Staff for further processing and the preparation of a subsequent report. Respectfully submitted, Recommended for presentation to the Committee O~~ Franklin Wu, M.C.I.P. Director of Planning and Development WM*FW*df *Attach 6 May 1992 Interested parties to be notified of Council and Committee's decision: WDM Consultants 20 Clematis Road Willowdale, ontario. M2J 4X2 ,~' '7 U'-- t.'), '\, ,.j ,I :- ,,- -I i-~1 ml r-:t- " ~- ~i-~ i ~~ 8~ ~~--I ~ 86 ~--l 77 " u ~ 9 8LOCK /6 ?CK /56 "j~;'~ I 29 J ~---- k " ~ ~ ~ ~ " ~ '- '" , 1j J o :;: t! z 8 ~~M"1'~ 1 ~I ~ @ " ~ '" ~ IJ &: I o cc:: o LL I (/) ::> aJ 0 (\J OJ ::;; ~ Q ""- u. ow J" Z CD. <>: ..J a. ~ I--. \:j ~ lJ) 'l 0' -, 2-l (J rJ- 20'" -:U-820 S 33---.J RESIDENTIAL -, ~ ~ \f ~ Qi t; <> 1il [....~ __ .1 SANDR/NGHAM DRIVE /, o -- (3;;; cc:: o z " o '" ~ '] '~ .~ 1\ ) ~\ ' \ ,~,~l {'II I I ~ -- 4 f'H1."'VSlll ! I . 1: '-"~I'. r I fL:/ I /, L ., ~ . rCM'" Of 14::""C"'STll KEY PLAN o Q) J;;O loXI <<XI ,00. ~ PROPOSED DRAFT PLAN OF SUBDIVISION BLOCK 136, REGISTERED PLAN IOM-820 TOWN OF NEWCASTLE (formerly TOWN OF DARLINGTON) REGIONAL MUNICIPALITY OF DURHAM SCALE I ' 500 J.D. BARNES LIMITED - 1990 RELEVANT INFORMATION SINGLE OETACt6~ Rf~~5NlIAl @ 0094 M s mEET TOWNHUSisS:3 TO 14 @ ROADS Q.25C hO 0,t09 hO GREENBELT BLOCK 16 O.J85 1'10 RESIDENTIAL RESERVE BlOCKS 15 AND 17 0.065 ho COMMERCIAL BLOCK 16 0.199 M TOfAL AREA = 0.902 ha AOOITIONAL INFORMATION AS REQUIRED UNDER SECTION 50 (2) OF Tt-E PL~NtNG ACT,I983 (0) SEE PLAN (bl SEE PLAN AND KEY PLAN {c} SEE PLAN AND KEY PLAN (d) SEE LAND USE SCHEDULE (t) SEE PLAN (f) SEE PLAN 1,1 SEE PLAN (h) PIPED WATER ro BE INSTALLED (t) SANOY-CLAY III SEE PLAN (k) SANITARY AND STORM SEWERS m BE INSTALLED (rJ SEE PLAN O\\1<lER'S CERTIFICATE lIrE, nt:: REGISTERED OWNERS ~ THE SUlJ€CT lANOS HERE8Y JUT>>:fllZI: JQSJANES TO ffi(PAA( AND Sl..6MIT 4 ORAFT PLAN 01' $UOONlSIOH fOR APf'I'fO'.'A.l REXGATE HOLDINGS LIMITED ~OI--,t;"w'(:=-vlCi:-~<<Iff-------- ~-M{y"i-=-rro:---------------- CLARET INVESTMENTS LIMITED 1ir..1,-rni:~UI-:'-,,;.iiiOcI,T------- WilLIAM TONNO CONSTRUCTION LIMITED ~~~.--------------- ROSSlAND PARK LIMITED l.HlfC.vH5".-m-- ------- ---- SURVEYOR'S CERTIFICATE I ~Hll' CERTIFY TI1Ar Tlf( 9OlJHOAAlES (XC THE LANe TO BE Sl,IeOIVIOCo AM) TH(~ RELATIONSHIP TO THE ADJACENT LIJ./OS ARE ACOJRATELY AHO CO'lI'lECTLY SI()WN ON THIS f'l1J./ MAPPING J.D. BARNES UMIIlD 110 SCOTIA COORT #0 l<l WHITe, ,OHTARIO LW 8 v' (~I(jl 12J.12Il IUIII.-.<:II-IO 9O-B-609-00.C ~~ SUBJECT S~TE LOT 32 LOT 31 LOT 30 I NASH ROAD I . C\I C1 z o - (J) (H)Rl ~ u z o u (H)R1 . I / KEY MAP o 50 100 2:00 ~~ ~y ~ ~ r~/~ ) ...l '.J oL.