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Home My WebLink AboutPD-13-95Meeting: General Purpose and Administration Committee Date: Monday, February 20, 1995 PD -13 -95 DEV 94 -059 (X -REF: 18T- 88061) Report #: . File #: File# l l QL-V, i�l,r�� Res. # C�� >O - -96 By -Law # Subject: PROPOSED ZONING AMENDMENT & PROPOSED REVISIONS TO DRAFT APPROVAL VICTORIA WOODS DEVELOPMENT CORPORATION INC. PART LOT 26 & 27, CONCESSION 11 FORMER VILLAGE OF NEWCASTLE FILE: DEV 94 -059 (X -REF: 18T- 88061) Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD -13 -95 be received; 2. THAT the zoning amendment application and the requested revisions to the draft approved plan of subdivision 18T -88061 be referred back to Staff for further processing and the preparation of a subsequent report following the receipt of the outstanding agency comments; 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Victoria Woods Development Corporation Inc. 1.2 Agent: D. G. Biddle & Associates 1.3 Zoning: From "Holding Urban Residential Type One ((H)R1)" to various zones in order to permit the development of a plan of subdivision. 1.4 Subdivision: The proposed revision to the draft approved plan of subdivision 18T -88061 consists of 210 single family dwelling units, 188 semi- detached /link dwelling units, 80 street townhouses, 36 block townhouses and 6 future reserve lots for a total of 514 units. ....2 D PAPEL RD REC YIC LE L 6 PDDLED- RECYCLED PAPER REPORT NO. PD -13 -95 PAGE 2 2. BACKGROUND 2.1 In August of 1988, the Planning and Development Department received an application to amend Zoning By -law 84 -63 in order to permit a 314 unit plan of subdivision consisting of 186 single family dwellings, 104 apartment and 24 townhouses. The application was revised on several occasions and was eventually approved by Council on August 10, 1992 for 349 single family dwelling units and 22 reserve blocks which could accomodate an additional 20 lots for a total of 369 single family dwelling lots. The applicant is now seeking to amend the draft approved plan of subdivision in order to provide for a wider range of housing types as well as to increase the total number of dwelling units. 2.2 The proposal is situated on a 35 hectare (86.48 acre) parcel of land located south of Highway # 2, east of Beaver Street but is more formally described as Part of Lot 26 and 27, Concession 1, in the former Village of Newcastle. 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 a result of the public notification process, the Planning and Development Department has received one (1) written submission and two (2) counter inquiries with respect to the proposal. Concerns were expressed with respect to the grades of the lots, the density of the subdivision and the location of the townhouse units. ....3 REPORT NO. PD -13 -95 PAGE 3 4. OFFICIAL PLAN CONFORMITY 4.1 Within the Durham Regional Official Plan, the subject property is designated as a "Living Area ". The primary use of lands so designated shall be for residential purposes. In view of the foregoing, the application would appear to comply with the Durham Regional Official Plan. 4.2 Within the Official Plan of the former Town of Newcastle, the subject property is located within the 1B Neighbourhood. The Planning and Development Department has determined, after reviewing the applicable policies of the Official Plan, that residential development within the 1B Neighbourhood can occur at a density of 9.7 units per gross residential hectare in order to maintain the target population. The proposed draft plan of subdivision has a gross area of 35 hectares (86.48 acres) which equates to a density of 14.69 per gross residential hectare. Although this density is higher than the neighbourhood average, it should be noted that it conforms to the Clarington Draft Official Plan which provides for a higher density for urban development in accordance to Ministry policies and in accordance to the policies of the Durham Region Official Plan. 5. ZONING BY -LAW COMPLIANCE 5.1 Within Comprehensive Zoning By -law 84 -63 of the former Town of Newcastle, the subject property is zoned "Holding Urban Residential Type One ((H)R1)" which would permit the development of single family dwelling on 15.0 metres of frontage and semi - detached /link dwellings on 18.0 metres of frontage. As the applicant is proposing to develop both street and block townhouses as well as single family dwellings with 12.0 metres of frontage, an application to amend the zoning by -law is required. ....4 a REPORT NO. PD -13 -95 PAGE 4 6. AGENCY COMMENTS 6.1 The application for a revision to draft approval was circulated to various agencies by the Durham Regional Planning Department. Subsequently, the Planning and Development Department undertook a circulation of the proposed zoning by- law amendment. The following provides a brief summary of the comments received to date. 6.2 The Ganaraska Region Conservation Authority has reviewed the application and notes that the stormwater management facility, as proposed, encroaches into the flood plain of Graham Creek. It is the policy of the Authority to recommend that such facilities not occur in the flood plan and that stream valleys be maintained in a natural condition. Therefore, the Authority recommends that the application be deferred until either the stormwater management facility is located entirely outside of the flood plain or an agreement is reached with the developer with regard to the facility's location. 6.3 The Municipality of Clarington Fire Department advised that the subject lands are within the response area of Station # 2 which is staffed by part -time fire fighters. In addition, although the Fire Department did not object to the proposal, the Fire Department advised that major increases in population place strains on existing resources. It should be noted that the provision of fire protection services and facilities is addressed through the development charges process. 6.4 With respect to the circulation of the proposed zoning amendment, comments remain outstanding from the Public Works Department, the Community Services Department, the Public School Board, the Separate School Board and the Regional Planning Department. ....5 REPORT NO. PD -13 -95 PAGE 5 7. STAFF COMMENTS 7.1 As the purpose of this report is to provide the status of the application for the public meeting and in consideration of the outstanding comments, it would be in order to have the application referred back to Staff for further processing. Respectfully submitted, Reviewed by, Franklin Wu, M.C.I.P. W. H. Stockwell Director of Planning Chief Administrative and Development Officer WM *FW *cc Attachment # 1 - Key Map Attachment # 2 - Proposed Revisions to 18T -88061 February 10, 1995 Interested parties to be notified of Council and Committee's decision: Victoria Wood Development Corporation 1550 Kingston Road Suite 309, Atrium Offices Pickering, Ontario L1V 1C3 D. G. Biddle & Associates 96 King Street East Oshawa, Ontario L1H 1B6 Ron Radcliffe 295 King Street East Newcastle, Ontario L1B 1H4 T. H. R. Luck 623 King Street East Unit 9 Newcastle, Ontario L1B 1K7 - SUBJECT SITE LOT 27 LOT 21 m cGR*Mj h U = N M2 -3 cl Cl I KING STREET E. EP HIGHWAY NO 2 "��'��KING —,ST. C1 C1 R1 � C� Ri _ C5 -8 IS Al R1 I I HIGHWAY 401 A I n , NEWCASTLE VILLAGE KEY MAP 50 m X00 200 300m FMG N Z O N l z 'o I U 0 W U Z 0 U apop-,N-1 IRN .n., K1,•/G•S 'Yi CHWAY n__ `V f-� �,� ai 1 � �J�^ �•al�r . 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