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HomeMy WebLinkAbout75-119REPORT N0.119 IMPLEMENTATION OF REGION OF DURHAM LAND DIVISION COMMITTEE DECISION (LIPTAY) On March 3rd, 1975, the following resolution was passed by Council: "THAT Council concur with the decision of the Regional Lrnd Division Committee dated February 3rd, 1975 re�ardinn Stephen Liptay and that the Planning Staff be requested to present a proposal to the Planning; Advisory.Committee for recommendation as to implementation." The decision of the Land Division Committee in respect of Mr. Liptayfs land on the west side of Maple Street in Haydon was as follows: "THAT, Application LD 22/75 be approved subject to: 1. That the applicant pay to the Regional Works Department $300.00 with respect to the following item: Capital levy for the provision of other Regional facilities .................... ......................................$300.00 (Fixed) 2. That the applicant convey to the Town of Newcastle Part 5 on Plan 1OR 387. 3. That the applicant convey to the Town of Newcastle sufficient additional land to provide for a turning circle satisfactory to the Town of Newcastle. 4. That the applicant make such improvements to the construction of Maple Street as may be required by the Town of Newcastle. 5. That the applicant pay to the Town of Newcastle development fees of $600.00. 6. That the applicant submit a registered reference plan for clearance of documents. 7. That this approval shall lapse at the expiration of one year from the last date of appeal of this decision unless all conditions are fulfilled and the formal consent has been released. Page #2...,..,... The implementation of this decision requires further advice to the applicant with respect to items 3 and 4. However, these two matters fall under the jurisdiction of the Works Committee and not the P,A.C. However, I should point out that the land along the west side of Maple Street is presently zoned R2 and this w*uld permit g residential lots to be created there, including the subject lot and the existing house. There may be grounds for requiring a lesser standard of road than is normally required for residential development if the road is intended to provide access to one dwelling only. This standard should still allow normal year round maintenance only. However, if the intention of the owner is to, have further development of his lands, then I feel that the road should be constructed to the full standards of the Town before the first house goes in, In fact, in this case the proper procedure should have been development by plan of subdivision rather than by individual severances. In the new Interim District Plan, we have assumed that the owners inten- tion is to create only one lot for his brother's home. In conclusion, I would recommend that the matter of the implementation of conditions 3 and 4 of decision LD 2275 be referred to the Works Committee with the suggestion that the owner's intentions regarding the remainder of his land be clarified before any decision is made, Respectfully submitted, George F Hoiden, Planning Director EVALUATION OF VELTRI DEVELOPMENT KING STREET, FORMER TOWN OF BOWMMVILLE TOWN OF NEWCASTLE ' REPORT NO. 10 PN: 4444/18 DRAFT: 18 April 1915 MUNICIPAL PLANNING CONSULTANTS CO. LTD. TOWN PLANNERS . PROFESSIONAL ENGINEERS TORONTO KINGSTON CANADA 1. TERMS OF REFERENCE On April 4, 1975, the Consultants were requested by Mr. Howden to assist him in evaluating the proposal by Mr. Veltri to erect a combined residential/commercial development on King Street in the former Town of Bowmanville. 2. BACKGROUND STUDIES Sketch drawings indicating appearance, partial plans and a revised site plan (dated February 1975) were reviewed. A site examination was conducted by Mr. Greer and Mr. Howden on April 17, 1975. The assessment of the plans for, and the use of, the site has taken into consideration the street and traffic patterns as well as the existing adjacent and surrounding land uses. The existing and proposed Zoning By-laws for the Town of Bowmanville were also assessed in relation to the mixed usage of the site in the proposal. It has been furthermore noted that renewal and revitalization of the Central Business District in a suitable manner is of special concern. Its future quality and success will be determined by present decisions and trends with regard to the first redevelopment proposals. 3. DISCUSSION The Veltri proposal provides mixed commercial and residential usage but does not comply with the Zoning By-laws in regard to height, setbacks, planting strips, off-street loading, parking or number of dwelling units for the lot size. The primary fault in the proposal is the concentrated density of dwelling units proposed in this specific location on a site which is slightly under one acre. The resulting design is a high and massive structure with practically no open space and with restricted access for the mixed uses. A high concentration of residents will occur undesirably in close proximity to the noises of a busy arterial street, the activities of a gas station, and a hotel -tavern. The rear faces an established residential area of considerable merit and quality which will have its privacy diminished and sun penetration• restricted by the height of the proposed residential tower of eighty- seven feet. The provision of three bedroom units and many two bedroom units may tend towards usage by families with children. This is not a suitable building type or site for such usage. (1) 3. DISCUSSION (cont'd) 4. The loading facilities and parking ramps are indicated adjacent to the residential area at the rear of the site without a sufficient buffer and planting strip. Parking has been provided for fewer cars than the Zoning By-laws permit. The access to the parking facilities is from George Street which is narrow and generally residential in character; however, it is properly located not directly off King Street. (1) RESIDENTIAL COMPONENT: It is recommended that the residential component of the pro- posed development be reduced considerably. It should be located away from the arterial street to the north of the site. It should extend no more than two floors above the two commer- cial floors. It should have access separate from that of the commercial facilities. It should include a mix of one bedroom and two bedroom units only. (2) COMMERCIAL COMPONENT: It is recommended that the final design for the commercial space should take into account the slope of the site from west to east. (3) ACCESS: It is recommended that consideration be given to pedestrian access and vehicle access to the west of the development, through the north end of the hotel property, to Division Street. This will permit use of parking facilities on Division Street and pedestrian access to the commercial fa- cilities from this part of the Central Business District. Such an arrangement could also be advantageous to the hotel, particularly if the hotel parking facilities removed for this access could be provided within the commercial parking area of the Veltri project by agreement. (4) PARKING: It is recommended that the developer comply with the full requirements of the Zoning By-laws with regard to parking facilities for both the commercial and residential components. The number of parking spaces to be provided on the site could be reduced by the number of spaces which could be contracted by the developer within 500 feet of the site. (2) 4. RECOMMENDATIONS (cont'd.) (5) OPEN SPACE: It is recommended that the roof over the commercial space be used as planted open space for the use of the residents to replace the deficiency of it at grade level. Open space facilities might also be provided in conjunction with the hotel site, to the mutual benefit of both parties. 5. SumKARY /bc The present and future quality of the Central Business District of Bowmanville will be enhanced by a mixed use building on the subject site if the developer revises the proposed design to accommodate the recommendations of this report. Respectfully submitted, MUNICIPAL PLANNIN CONSULTANTS CO. LTD. William . Greer, F.R.A.I.C., Architect -Planner. Wil, �A David Barber, Director of Planning. (3)