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Home My WebLink AboutPD-90-89DN: 542985 TOWN OF NEWCASTLE REPORT File # Res. V By -Law # METING: General Purpose and Administration Committee DATE: Monday, April 3, 1989 REPORT #: PD -90 -89 FILE #: DEV 88 -136 SLEJECT: REZONING APPLICATION - 542985 ONTARIO LIMITED PART LOT 14, CONCESSION 1, BOWMANVILLE FILE: DEV 88 -136 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD -90 -89 be received; and 2. THAT Application to amend the Town of Newcastle Comprehensive Zoning By -law 84 -63, as amended, submitted by G.M. Sernas and Associates Limited on behalf of 542985 Ontario 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 a copy of Council's decision be forwarded to the interested parties attached hereto. 1. BACKGROUND 1.1 On December 15, 1988, the Town of Newcastle Planning and Development Department received an application for Site Plan approval and amendment to the Town of Newcastle's Comprehensive Zoning By -law 84 -63, as amended. The rezoning would permit the development of twenty -two (22) townhouse - condominiums. Staff note the application is subject to Site Plan approval 1023 "`2 REPORT NO.: PD -90 -89 PAGE 2 ®® m-__-----_.------_--_®®®_.-®®_ m®__®_®®__.- m®_ m ®__md- _w.------- ®a_ ® ®.-- -- -- ®® should the zoning be amended to allow the proposed use. 1.2 The subject site is located in Part Lot 14, Concession 1, former Town of Bowmanville. It is a 0.60 ha (1.48 acre) triangular parcel of land, situated at the intersection of Regional Road No. 57 and Martin Road. Therefore, the property is bounded by Regional Road 57 to the east, Martin Road to the west and a townhouse complex and Alonna Street to the south. Adjacent land uses include residential to the south, east, and north and agricultural lands to the west, part of which are included in a proposed plan of subdivision (18T ®88046). 2. PUBLIC NOTICE AND SUBMISSIONS 2.1 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. As of the writing of this report, no written submissions have been received. 3. OFFICIAL PLAN CONFORMITY 3.1 Within the Durham Regional Official Plan, the subject lands are designated "Residential" within the Bowmanville Major Urban Area. In the Town of Newcastle Official Plan (Bowmanville Major Urban Area), the subject lands are designated "Low Density Residential" with "Hazard Lands ". A "Medium Density Residential" symbol is also shown in the general vicinity of the subject property. The symbol indicates the location of existing and proposed medium density development in the "Residential" designation. ...3 PAGE 3 3.2 The proposed development has a density of thirty -seven (37) unit /net residential hectare which is in compliance with the Medium Density criteria set out in the Town's Official Plan. Staff further note the twenty -two (22) units represent an insignificant fraction of the 5800 population target for the neighbourhood in question (3B) and would therefore comply. 3.3 With respect to the "Hazard Land" designation, Section 7.2.4.2(iv) of the Town's Official Plan states that "Hazard Lands" shall be primarily for the preservation and conservation of the natural land and /or environment. It further states the development or redevelopment of lands within areas identified as Hazard Lands shall be subject to the regulations of the Central Lake Ontario Conservation Authority and the relevant portions of the Durham Regional Official Plan. 3.4 The Regional Official Plan defines "Hazard Lands" as referring to lands having physical characteristics such as poor drainage, swamps, organic soils, flood and erosion susceptibility, steep slopes, instability or any other physical condition. Regional Policies further provide provisions for considering applications for the erection of buildings on lands designated "Hazard Lands" (1.3.4). These require consideration be given to existing characteristics, potential impacts and engineer techniques to overcome the impacts. 4. CIRCULATED AGENCIES 4.1 To date comments remain outstanding from four (4) of the circulated agencies. These include the Town of Newcastle Community Services Department, Regional Public Works Department, the Ministry of Transportation and the Ministry of the Environment. The Newcastle Hydro Electric Commission and the Separate School Board responded with no objection to the proposed development as circulated. ...4 1025 REPORT NO.: PD_gp_gg PAGE 4 ------------------------------------------------------------------------------- 4.2 Town of Newcastle Public Works Staff noted an objection to the plan due to stopping site distances to the south being insufficient on Martin Road, as well concern was raised with respect to grading of the site. Fire Department also noted a concern with the proposal and the increased population as a result thereof. 4.3 The Conservation Authority Staff have noted that a Stormwater Management Report for the watershed containing the subject lands is being prepared in conjunction with adjacent development applications. Detailed comments for the subject application will be forwarded upon review of said Study. The Public School Board Staff commented that a pedestrian access should be made available from the site to Martin Road and Alonna Street, in order to allow access to Waverly Public School. 4.4 Regional Planning Staff highlighted various sections of the Town's Official Plan and areas of consideration which should be applied when evaluating the conformity of the proposal. It was noted that the applicant will be required to enter into a Servicing Agreement with the Region. However, Regional Public Works Staff have not yet finished their investigation of said application. 5. STAFF COMMENTS 5.1 Staff notes the applicant must satisfy the concerns noted above with regards to access and drainage in order for further consideration. Staff would also note a concern with regards to noise from traffic on Regional Road No. 57 and would therefore request that a Noise Study be submitted to further support this application. Other concerns relate to grading of the site in terms of drainage and in terms of the "Hazard Land" designation. The proposed site is characterized by steep slopes which Staff must be convinced, can be appropriately engineered, so as to permit the proposed development without adversely ...5 REPORT PD NO.: PAGE 5 ^ -90-89 ______________________________________________________________________________ impacting the adjoining properties and uses. 5.3 Site Plan details in terms of landscape DIaoa, building elevations, floor plans and other necessary revisions can be reviewed once the above-noted concerns have been adequately addressed. 6° RECOMMENDATION 6.1 As the purpose of this report is to address the requirement of Public Meeting as under the Planning Ant and in consideration of the omnxneoto outstanding, and the issue of official Plan conformity, Staff ce000nneud the application be referred back to Staff for further processing. Respectfully submitted, -------------------------- Franklin Wu, M.C.I.P. Director of Planning & Development CP*IWP'' *Attach. Mmcob 22' 1989 INTERESTED PARTIES TO BE ADVISED: G.M. 8ecuas & Associates Professional Consulting Engineers 185 Brook Street North Suite 207 WHITBY, Ontario Ll0 4H3 542985 Ontario Limited P.O. Box 1643 PORT PERRY, Ontario L08 l00 U�/ 10�7 � Recommended for presentation to the Committee T7�----- ----------------- �awre DDtoeff chief Officer Dev. 88mm 136 1028