HomeMy WebLinkAboutPD-116-89DN: Durham
TOWN OF NEWCASTLE
REPORT File #bp.
Res. #•,®A_��.~�q
By -Law #.
MEETING: General Purpose and Administration Committee
DATE: Monday, May 1, 1989
REPORT #: PD- 116 -89 FILE #: DEV 88 -42
SUBJECT: REZONING APPLICATION - DURHAM REGION NON- PROFIT HOUSING CORP.
PART LOT 8, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
OUR FILE: DEV 88 -42
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 116 -89 be received; and
2. THAT Rezoning Application DEV 88 -42 submitted by Durham Region Non - Profit
Housing Corporation be approved and the attached By -law Amendment be passed,
and that the removal of the "Holding (H)" symbol be deferred pending
execution of a Site Plan Agreement; and
3. THAT a copy of Council's decision and the amending by -law be forwarded to
the applicant, interested parties indicated hereto and others as per the
circulation requirement of the Planning Act.
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1.1 In May of 1988, the Town of Newcastle Planning and Development
Department received an application for Site Plan approval and
amendment to the Town of Newcastle Comprehensive Zoning By -law 84 -63,
as amended. The application submitted by the Durham Region Non - Profit
Housing Corporation proposes the development of a sixty (60) unit
townhouse project on the northeast corner of Mearns Avenue and
Concession Street.
1.2 The subject site is a 2.1 ha (5.19 acres) parcel located on the east
side of Mearns Avenue and on the north side of Concession Street.
Adjacent land uses include: existing and proposed residential to the
south, proposed residential plans of subdivision to the west and north,
and the former Training School lands to the east.
2. PUBLIC MEETINGS AND SUBMISSIONS:
2.1 Staff would note for the Committee's information that, pursuant to
Council's resolution of July 26, 1982 and the requirements of the
Planning Act, public notice signage was installed on the subject lands
and property owners within the specified distance were advised of the
proposal and a Public Meeting which was held on Monday, July 4, 1988.
2.2 The Public Meeting was attended by many area residents who expressed
concern or objection towards the proposed non - profit housing project.
Numerous letters of objection dated July 4, 1988 were received at the
meeting as was a petition signed by approximately 24 people. It was
not practical to paraphrase each of the letters, therefore the
following will attempt to provide a summary of issues expressed.
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incompatibility with 60 foot frontage lots opposite the
proposed site;
- adverse effect on property values of existing dwellings;
- premature and traffic hazards; and
- provisions for sewer connection to existing residents of Mearns
Avenue.
2.3 As a result of the concerns expressed by the residents, the applicant
held an Open House on Thursday, July 14, 1988. The meeting afforded
the residents an opportunity to have the Housing Corporation's staff
address concerns about the proposal. The Open House was attended by
eighteen (18) residents. There were many issues raised at the meeting
and the following is a summary of concerns related to this proposal.
- the project will lead to increased crime;
- the clash of rental and subsidized lower income people with middle
class neighbours;
- access to services for tenants;
- quality of subsidized housing;
- effect on neighbouring property values;
- school availability;
- quality of life; and
- alternate sites.
2.4 A second submission in opposition to the application was received on
July 19, 1988. This petition contained approximately six (6) pages of
signatures and requested that an evaluation of the social and economic
impacts that the proposed development may have on the quality of life
be undertaken.
3. OFFICIAL PLAN CONFORMITY:
3.1 Within the Durham Region Official Plan the subject property is
designated "Residential" in the Bowmanville Major Urban Area. The
predominant use of lands within said designation shall be for housing
purposes in accordance with relevant policies of the Official Plan.
The application conforms to the Official Plan.
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REPORT NO.: PD ®11689 PAGE 4
3.2 In the Town of Newcastle Official Plan, the subject property is
designated "Low Density Residential ". The Low Density designation
permits a maximum density of 30 units per net residential hectare.
"Net Residential Area" is defined as all residential lands excluding
local roads, junior elementary schools; and neighbourhood parks. The
application proposes private roads and parks, therefore the entire
property is used in calculating the density for the project. The
density of the proposal works out to 28.6 units per net residential
which falls within the density criterion of low density residential in
the Official Plan. Staff further note that the proposed population for
Neighbourhood 111D" of the Bowmanville Urban Area is 5000 people. This
figure translates to approximately 1667 units. Staff has reviewed both
proposed and approved plans of subdivision within this neighbourhood
and are satisfied that the population target can be maintained should
the balance of the land develop primarily as Low Density residential
uses.
3.3 In summary, Staff are satisfied that the proposal complies to both the
Durham and Newcastle Official Plans.
4. CIRCULATED AGENCIES:
4.1 As per the requirements of the Planning Act and Town Policy, the
application was circulated to a number of Departments within the Town
as well as numerous external agencies deemed to have an interest in
the application. The following agencies have provided written
responses indicating no objection or concern with the proposal:
Newcastle Hydro; Public School Board; Separate School Board; Ministry
of Transportation; and the Ministry of the Environment. Written
comments from the Central Lake Ontario Conservation Authority have yet
to be received, however, verbal comments have indicated no objection
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to the rezoning in principle. Detailed comments on the site plan will
be forthcoming
containing the subject site is approved.
4.2 Regional Planning Staff commenting on behalf of Regional Public Works
Staff and themselves, had no objection to the proposal. They noted
that municipal water is available to the site through abutting
watermains on both Mearns Street and Concession Street and that
sanitary sewer service can be provided to the site by extension (197 m)
of a 200mm diameter sanitary sewer on Concession Street. However, it
was noted that the proposed density exceeds the 50 persons per hectare
as provided for in the Regional Sewage Plan and that this would reduce
the reserve servicing capacity for future development of vacant lands
within the same designated drainage area.
4.3 The Ministry of Natural Resources Staff offered no objection to the
proposal. However, they note that the Soper Creek should be protected
against water quality degradation. Accordingly, they have requested
copies of lot grading and site drainage plans prior to any on -site
grading or construction.
4.4 The Town of Newcastle Fire Department noted a concern with the
application. The proposal presents a population increase of
approximately 180 people. Fire Department Staff noted the amount of
growth planned for this and other areas may impact on the level of
service which this Department is able to maintain. The Town of
Newcastle Community Services Department Staff have noted no objection
to the proposal in principle, subject to the applicant providing a 5%
cash -in -lieu of parkland dedication.
4.5 The Town of Newcastle Public Works Department Staff also had no
objection, in principle, to the rezoning application. Works Staff
noted they too, would provide further comments on the grading and
drainage aspects of the site plan at such time the Master Drainage
Report for the subject watershed is approved. However, they noted
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REPORT NO.: PD- 116 -89 PAGE 6
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that storm sewers will be constructed on Concession Street as part of
the recommendation of said Drainage Study and drainage from the site
will be accommodated through such storm sewers.
5. STAFF COMMENTS:
5.1 In reviewing this application, Staff have considered the Durham Region
Official Plan and the Town of Newcastle Official Plan policies,
agency comments, residents comments, and conformity of the proposal
with the applicable sections of the Town's Comprehensive Zoning By -law
84 -63. The proposal appears to comply with the policies of both the
Regional and Town's Official Plans. Comments received from circulated
agencies have not contained any objections to the proposal, although
some comments or conditions of approval were provided. The site plan
has been designed to conform with the restrictions and requirements of
the Town's Comprehensive Zoning By -law 84 -63, as amended.
5.2 Staff acknowledge, however, that several concerns or objections were
raised by area residents. Alternate sites for the project was a
proposal put forth at the open house. One suggestion of developing
the non - profit housing in the industrial area must be rejected for
several reasons, including non - conformity to the Official Plan.
Another alternative site was proposed further to the north on lands
owned by Ministry of Government Services. A reply to that proposal
was provided July 20, 1988 by the Manager of the Land Marketing
Branch of said Ministry. In summary, it was advised that such a site
could not be made available for at least two (2) years if not longer
and would require extensive revisions and engineering studies of their
proposal. In addition, it would be impractical to service a five (5)
acre block in advance.
5.3 Traffic hazards indicated by residents are assumed to relate to the
intersection of Concession Street and Mearns Avenue. This
intersection presently has a jog on the north -south road (Mearns
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Avenue) of at least 25' between road allowances and considerable more
between actual road pavements. The intersection, however, is proposed
to be realigned on the north side of Concession Street, in order to
properly align Mearns Avenue through the intersection. This
reconstruction will take place in conjunction with the development of
lands on the north -east corner of the intersection.
5.4 Availability of schools is an issue throughout the Province and is not
specific to the Town or Region. A school site has been designated in
the lands to the north of the subject site in the Town's Official
Plan. The proposed plan of subdivision on these lands does incorporate
a school and park sites. However, timing of development will be the
responsibility of the school board and dependent on funding
allocations.
5.5 The Minister of Housing and Minister of Municipal Affairs have recently
issued a proposed "Policy Statement on Housing ". Although this has not
yet been approved, it is expected that approval will be granted in
Spring of 1989. The objectives of the proposed policy statement are to
ensure that housing in Ontario is:
a) accessible to all types of households;
b) affordable to all types of households;
c) readily available (i.e. increase the supply);
d) adequate and appropriate to the needs of households.
The Policy Statement would require municipalities to provide for a
variety and mix of housing through the land use planning process.
Specifically, municipalities in their planning documents would be
required to provide for at least 25% affordable housing through new
development and residential intensifications.
5.6 This proposal, if approved, would be in keeping with the Town's
responsibility as outlined in the Policy Statement. Staff further
note that the present policies of the Durham Plan (Section 7.2.3(a))
states the goal of the residential areas in the Urban Areas is to
accommodate a variety of housing types.
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In consideration of the above -noted comments, Staff respectfully recommend
that the rezoning application be approved with a "Holding (H)" symbol
provision. This "Holding (H)" symbol will not be removed until such time
the applicant enters into a Site Plan Agreement with the Town of Newcastle
to satisfy the Town's requirement, financial and otherwise.
Respectfully submitted,
----------------
Franklin Wu, M.C.I.P.
Director of Planning & Development
CP *FW *jip
*Attach.
April 21, 1989
INTERESTED PARTIES TO BE NOTIFIED OF COMMITTEE & COUNCIL'S DECISION
Bob Turner
R.R. #4
BOWMANVILLE, Ont.
L1C 3K5
Larry Watson
77 Concession St.E.
BOWMANVILLE, Ont.
L1C 1Y4
Tony Russo
26 Barley Mills Cres.
BOWMANVILLE, Ont.
L1C 4B1
George Bellman
R.R. #4
BOWMANVILLE, Ont.
L1C 3K5
Henry & D. Pearse
56 Concession St.
BOWMANVILLE, Ont.
L1C 1Y3
Joan Fruin
190 Mearns Ave.
BOWMANVILLE, Ont.
LlC 3K5
Betty Fogg
81 Mearns Avenue
BOWMANVILLE, Ont.
L1C 3L3
Ryan Steve
35 Soper Creek Dr.
BOWMANVILLE, Ont.
L1C 4B1
Bruce Galipeau
150 Mearns Ave.
BOWMANVILLE, Ont.
L1C 3K5
Householder
248 Mearns Ave.,
BOWMANVILLE, Ont.
L1C 3K5
Peter Johnston
56 Barley Mill Cres.
BOWMANVILLE, Ont.
L1C 4B1
Robert Bennett
65 Concession St.E.
BOWMANVILLE, Ont.
L1C 3K5 543
Joe & Marg Piper
60 Mearns Avenue
BOWMANVILLE, Ont.
L1C 3L3
Anthony Geboers
79 Concession St.
BOWMANVILLE, Ont.
L1C 1Y4
Irene Snodden
85 Concession St.
BOWMANVILLE, Ont.
L1C 3K5
Fred Lea
11 Soper Creek
BOWMANVILLE, Ont.
L1C 4B1
Ruth Grant
48 Concession St.E.
BOWMANVILLE, Ont.
L1C 1Y3
Mr. & Mrs. Elston
R.R. #4
BOWMANVILLE, Ont.
L1C 3K5
Brian Williams
63 Concession St.
BOWMANVILLE, Ont.
L1C 3K5
Dorothy Payne
87 Concession St.
BOWMANVILLE, Ont.
L1C 3K5
Larry Pardis
R.R. #4
BOWMANVILLE, ONT.
L1C 3K5
Rose Dickson
46 Concession St.
BOWMANVILLE, Ont.
L1C 1Y3
Dr. M. Michaels
Durham Region Non- Profit Housing Corp.
105 Consumers Drive, WHITBY, Ontario
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THE CORPORATION OF THE TOWN OF NEWCASTLE
BY -LAW NUMBER 89-
being a By -law to amend By -law 84 -63, the Comprehensive Zoning By -law of
the Corporation of the Town of Newcastle.
WHEREAS the Council of the Corporation of the Town of Newcastle deems it
advisable to amend By -law 84 -63, as amended, of the Corporation of the Town
of Newcastle to allow the development of sixty (60) townhouse units.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Town of Newcastle enacts as follows:
1. Schedule "3" to By -law 84 -63, as amended, is hereby further amended
by changing the zone designation from "Agricultural (A)" to "Holding - Urban
Residential Type Three ((H)R3)" Zone as shown on the attached Schedule "X"
hereto.
2. Schedule "X" attached hereto shall form part of this By -law.
3. This By -law shall come into effect on the date of passing hereof,
subject to the provisions of Section 34 of the Planning Act.
BY -LAW read a first time this day of 1989
BY -LAW read a second time this day of 1989
BY -LAW read a third time and finally passed this day of
1989.
MAYOR
CLERK
This is Schedule
"X"
to
By-law
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