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Home My WebLink AboutPD-203-90Yxf; DN: DEV90045 TOWN OF NEWCASTLE Mid ��y (STING: General Purpose and Administration Committee DATE: Monday, June 18, 1990 File #46 -6 5 , t IV Res. # By-Law # REPORT #: PD- 203 -90 FILE #: DEV 90 -045 (X -REF 18T -90022 & 2.2.2(8) SLEJECT: REZONING APPLICATION - BONNYDON LIMITED PART LOT 30, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON FILE: DEV 90 -045 (X -REF 18T -90022 & 2.2.3(8) RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 203 -90 be received; 2. THAT application to amend the Town of Newcastle Comprehensive Zoning By -law 84 -63, as amended, submitted by G.M. Sernas and Associates Ltd. on behalf of Bonnydon Limited be referred back to Staff for further processing and the preparation of a subsequent report upon 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. APPLICATION DETAILS 1.1 Applicant: Bonnydon Limited 1.2 Agent: G. M. Sernas and Associates Ltd. 1.3 Neighbourhood Plan Amendment: from "Residential" and "Minor Open Space" to an appropriate designation to permit the proposed Plan of Subdivision. 1.4 Rezoning Application: from "Environmental Protection (EP)" and "Urban Residential Type One - Holding ((H)R1)" to appropriate zones to permit proposed Plan of Subdivision. ...2 19 F REPORT NO.: PD- 203 -90 PAGE 2 1.5 Proposed Subdivision: single family 12.0 m frontage 4; single family 15.0 m frontage 21; semi /link units 18.0 m frontage 28; street townhouse 6.0 m frontage 16; condominium block on 0.9 Ha 23 units; total proposed 92 units. 1.6 Land Area: 7.69 Ha (19.0 Acres) 2. BACKGROUND 2.1 An application was received by the Town of Newcastle Planning and Development Department on April 23, 1990, proposing to rezone a 7.69 Ha parcel of land immediately east of Trulls Road and south of Highway No. 2 to allow for the development of a 92 unit proposed plan of subdivision. 2.2 The applicant has also submitted an application to the Region of Durham for proposed Plan of Subdivision (18T- 90022) and a second application to the Town for a Neighbourhood Plan Amendment (2.2.2(8)). The three applications have been circulated concurrently by Town Planning Staff. 2.3 The subdivision also contains part of a park block and part of a school block which will be incorporated with blocks from adjacent proposals to form a park and school site acceptable to the Community Services Department and the Public School Board respectively. The proponent has also identified a 1.79 ha block to be reserved by the owner for future development. 3. LOCATION 3.1 The subject property is located in Pt. Lt. 30, Conc. 2, former Township of Darlington. The subject lands are irregular in shape having a 26 metre frontage on Highway No. 2 and 68.8 metres of frontage on Trulls Road. ....3 REPORT NO.: PD- 203 -90 PAGE 3 4. EXISTING AND SURROUNDING USES 4.1 The subject land is vacant. The site is well vegetated and contains a minor water course which would correspond to the "EP" zoning. 4.2 Surrounding land uses include: North: existing residential fronting on Highway No. 2. East: vacant lands subject to proposed Plans of Subdivision 18T -87092 and 18T- 88060. South: vacant land subject to proposed Plan of Subdivision 18T- 90010. West: existing new residential subdivision, limited residential fronting on Trulls Road and a commercial plaza. 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 application was installed on the subject lands. In addition the appropriate notice was mailed to each landowner within the prescribed distance. 5.2 As of the writing of this report no letters have been received either in support or in opposition to the application as submitted although phone inquiries have been received. 6 OFFICIAL PLAN POLICIES 6.1 Within the Durham Regional Official Plan the subject property is designated 'Residential'. The residential policies allow for development of housing and encourage a variety of type and style. The application would appear to comply. 6.2 Within the Town of Newcastle Official Plan, Courtice Major Urban Area, the subject lands are within neighbourhood 12C' and are designated 'Residential'. The predominant use of lands within said designation shall be for housing purposes. ....4 REPORT NO.: PD- 203 -90 PAGE 4 6.3 The population target for neighbourhood "2C" is 2500 people. The application has a net density of 27.4 units per residential hectare. The Official Plan allows "low density" to a maximum of 15 units per net residential hectare and "medium density" to a maximum of 40 units per net residential hectare. Planning Staff has reviewed the density of the application based on the proposal as submitted, and it is determined to be over density. 6.4 Within the Courtice South Neighbourhood Plan the subject property is within an area designated "Residential" and "Minor Open Space ". The site is also to contain a minor collector road as well as a bicycle /pedestrian pathway through the minor open space system. The proponent has submitted an application to amend the neighbourhood plan to delete the "Minor Open Space" designation. 6.5 The application has been reviewed with respect to Section 2.1.4 of the Courtice South Plan which outlines a maximum of 37 persons per gross hectare and a loading factor of 2.9 persons per unit. These calculations further support densities calculated based on population target as noted above and would indicate the proposal is over the permitted density. 6.6 Minor Open Space areas are intended to preserve unique or important elements of the natural environment having local significance. This may include woodlots, hazard lands and minor watercourses associated with stormwater management. In addition, minor open space areas shall provide visual diversity and opportunities for passive recreation. 7 ZONING BY -LAW PROVISIONS 7.1 Within the Town of Newcastle Comprehensive Zoning By -law 84 -63, as amended, the subject lands are zoned 'Urban Residential Type One - Holding ((H)R1)' and 'Environmental Protection (EP)'. The residential zone provision allows for single family dwelling units as well as semi - detached /link units. The Environmental Protection ....5 REPORT NO.: PD- 203 -90 PAGE 5 zone prohibits structures except for flood and /or erosion control. The applicant must provide the necessary supporting documentation in order to have the "EP" zone changed to a residential zone as proposed. 7.2 Further review of the site in terms of the Towns Comprehensive Zoning By -law has determined that the "Cl" zone does not occupy any of the subject lands as specified in the Public Notice. 8 AGENCY COMMENTS 8.1 The subject application was circulated to a number of agencies and departments for comment. Todate the only agency which has responded is the Ministry of Agriculture and Food, which has advised that in consideration of current goals and policies they have no objection to the proposal. 9 STAFF COMMENTS 9.1 The application as submitted proposes a i from two types of singles, to semi /links, townhouse condominium building. However, the lands is excessive in relation to the target (2500). Therefore revisions to warranted. vide mix of housing types to street townhouses and the density proposed for neighbourhood population reduce the density are 9.2 The applicant has submitted an application for neighbourhood plan amendment in order to eliminate the minor open space designation. However, to date no comments have been received from Ministry of Natural Resources and Central Lake Ontario Conservation Authority with regards to the feasibility of eliminating this designation. As well, Staff have a concern that eliminating said system would impact the pedestrian /bicycle links proposed for Courtice South. 10 CONCLUSION 10.1 The purpose of this report is to facilitate the Public Meeting as required by the Planning Act in order to receive public input; to provide Committee and Council with some background on the ....6 REPORT NO.: PD- 203 -90 PAGE 6 application submitted; and for Staff to indicate areas of concern regarding the subject application. A recommendation report will be forwarded to Committee /Council at such time all outstanding comments are received and concerns addressed. Respectfully submitted, Franklin Wu, M.C.I.P. DIrector of Planning and Development CP *FW *cc *Attach 7 June 1990 Recommended for presentation to the Committee Lawrence Kotseff Chief I inistrative Officer J Interested parties to be notified of Council and Committee's decision: Bonnydon Limited 7111 Dufferin Street THORNHILL, Ontario L4J 2K2 G. M. 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