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HomeMy WebLinkAboutPD-139-89DN: MAST TOWN OF NEWCASTLE REPORT File # / Res. # By -Law # MEETING: General Purpose and Administration Committee DATE: Monday, June 19, 1989 REPORT #: PD- 139 -89 FILE #: OPA 89- 19 /D /N, DEV 89 -34, 18T- 890119 SUBJECT: OFFICIAL PLAN AMENDMENT 89- 19 /D /N REZONING APPLICATION DEV 89 -34 SUBDIVISION APPLICATION 18T- 890119 MASTHEAD INTERNATIONAL PROPERTIES INC., PART LOT 11 & 12, CONC. 1, FORMER TOWN OF BOWMANVILLE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 139 -89 be received; 2. THAT the applications for Official Plan Amendment - File OPA 89- 19 /D /N, Zoning By -law Amendment - File DEV 89 -34 and Plan of Subdivision 18T- 890119, submitted by Masthead International Properties Ltd, to permit the development of 624 residential units and 2,010101 square metres of commercial /retail floor space be referred back to Staff for a subsequent report pending receipt of all outstanding comments; 3. THAT those names on the list attached hereto be informed of Council's decision; and 4. THAT the Region of Durham be so advised. 1. APPLICATION 1.1 On March 8, 1989, the Planning and Development Department received an application to amend the Town of Newcastle Comprehensive Zoning By -law, i9 C� ...2 REPORT NO.: PD- 139 -89 PAGE 2 ----------_- ------------------------------------- -------------- ------ ----- from Masthead International Properties Limited. Subsequently, on March 16, 1989, the Town was advised by the Region of Durham Planning Department of an application to amend the Durham Region Official Plan and the Town of Newcastle Official Plan, as well as an application for a draft Plan of Subdivision. 1.2 The application to amend the Durham Region Official Plan would change the current "Industrial" and "Major Open Space /Environmentally Sensitive Areas" at the north -east quadrant of the site to "Residential ", and at the south -west corner of the site from "Residential" to "Commercial" and "Residential ". 1.3 The application to amend the Town of Newcastle Official Plan would change the current "Industrial" and "Major Open Space" designation to "Residential" at the north -east quadrant of the site and change the "Major Open Space" designation to "Commercial" and "Residential" at the south -east corner of the site. The Commercial block would consist of 2,000 sq. metres of professional and retail floor space. 1.4 The application to amend the Town of Newcastle Comprehensive zoning By- law, would rezone the current "General Industrial Exception (M2 -1)" zoning, and "Environmental Protection (EP)" zone to an appropriate zoning category to permit the proposed residential uses, at the north -east quadrant of the site. The application would also amend the (EP) zoning on the south -west corner to permit the proposed commercial and residential uses. The lands located directly to the north of the proposed commercial site, abutting Spry Avenue are currently zoned "Holding Urban Residential Type One (H (Rl)) ". This zoning category would permit singles, semi - detached or duplex units on lots with 15 metres frontage. The proposal however, indicates single family dwellings to be constructed on lots with 12 metre frontages. This will require a zoning change. 7 ...3 REPORT NO.: PD- 139 -89 1.6 The Table below illustrates the type of development proposed: PAGE 3 No. of units No. of Storeys Area d) Block 287 apartments for non - profit 62 units N/A 2.313 ha housing e) Block 288 apartments /condominiums 152 units 7 to 8 1.696 ha f) Block 289 apartments above commercial floor space 132 units 6 to 8 1.942 ha TOTAL 624 units 10.74 ha (26.54 acres) ...4 -- r�nP, s 1J V Proposed Unit Types - single family dwelling Frontage Lot Depth Lot Area Number of Units 8.2 m (26.9 ft.) 28 m (91.8 ft.) 229.6 sq. m (2471.4 sq. ft.) 22 12.0 m (39.3 ft.) 28 m (91.8 ft.) 336 sq. m (3616.7 sq. ft.) 53 Proposed Unit Types - linked /semi - detached /quad 7.5 m (24.6 ft.) 21.5 m (70.5 ft.) 161.25 sq. m (1735.7 sq. ft.) 28 5.9 m (19.3 ft.) 21.5 m (71.5 ft.) 126.8 sq. m ( 1365 sq. ft.) 81 4.0 m (13.1 ft.) 21.5 m (71.5 ft.) 86 sq. m (925.5 sq. ft.) 6 Proposed Unit Types - townhouse 9.0 m (29.5 ft.) 21.5 m (70.5 ft.) 193.5 sq. m (2082.8 sq. ft.) 12 5.4 m (17.7 ft.) 21.5 m (70.5 ft.) 116.1 sq. m (1249.7 sq. ft.) 19 4.9 m (16.1 ft.) 21.5 m (70.5 ft.) 105 sq. m (1134 sq. ft.) 58 No. of units No. of Storeys Area d) Block 287 apartments for non - profit 62 units N/A 2.313 ha housing e) Block 288 apartments /condominiums 152 units 7 to 8 1.696 ha f) Block 289 apartments above commercial floor space 132 units 6 to 8 1.942 ha TOTAL 624 units 10.74 ha (26.54 acres) ...4 -- r�nP, s 1J V REPORT NO.: PD- 139 -89 PAGE 4 The proposed 624 units to be developed on 10.742 hectares of land, would yield a density of 58.1 units per hectare or 24.2 units per acre. The remainder of the applicants land is located within the floodplain of the Bowmanville Creek and is not taken into account for the purpose of calculating the density. 2. BACKGROUND 2.1 In 1986, applications were submitted for an Official Plan Amendment and Plan of Subdivision submitted by Joseph and Carl Schwarz to amend the Official Plan designation of an 8.3 hectare parcel, (north -east quadrant of the subject site) from "Industrial ", "Major Open Space" and "Hazard Lands" to "Residential" to permit the development of a 119 unit residential Plan of Subdivision. 2.2 In June 1987, Staff brought forth PD- 163 -87 recommending approval of the Official Plan Ammendment to redesignate the lands from "Industrial" to "Residential" however, identified many concerns with respect to the development of the site based on the design of the Plan of Subdivision. The applicants were requested to redesign and resubmit the Plan of Subdivision. The redesign would incorporate solutions to the problems that each circulated agency indicated, such the Ministry of Environment's setback requirement from Goodyear Canada Plant, storm drainage, and placement of fill to provide a gravity sewer system. The Conservation Authority and Ministry of Natural Resources both had concerns about the possibility of erosion and flooding. 2.3 The applicants have not taken any action to alleviate the problems identified and subsequent to the submission of the current applications, the previous OPA - File 86- 74 /D /NB and SUBDIVISION - File 18T- 86166 were _ p 3.2 The subject lands currently support a number of farm buildings and a single family dwelling. REPORT NO.: PD-13989 PAGE 5 3.1 The subject property is located north of the Baseline Road, east of Spry Avenue and west of Hunt Street, being Part of Lots 11 and 12, Concession 1, in the former Town of Bowmanville. The Bowmanville Creek traverses the subject property in a north-south direction. Ontario Hydro has an easement which traverses the valleylands. 3.3 The existing z follows: To the north: To the east: To the south: To the west: 4. PUBLIC NOTICE djacent land uses surrounding the subject property are as lands owned by Goodyear Canada, Goodyear's Main Plant and the Reclaim Plant, presently vacant; CN Rail Spurline, and existing residential homes; vacant lands, and the Highway 401; single family dwellings on Spry Avenue and Townhouses to the north. 4.1 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. 4.2 As of writing of this report, no written submissions have been received. 5. AGENCY COMMENTS 5.1 In accordance with departmental procedures, the application was circulated to obtain comments from other departments and agencies. The comments received are based on a first submission. The second submission represents additional lands noted as a non-profit housing site (62 units). The submission is presently in circulation® The following departments/agencies offered no objection to the application as filed: J I U REPORT NU.: PD-139-89 -Peterboroughotocia-0oztbuoberland-NemxcaotIe Roman Catholic Separate School Board -Newcastle Hydro -Northumberland and Newcastle Board of Education PAGE 6 5.3 The Town of 0cmxcnotle Public Works Department noted concerns with the substandard right-of-way widths, laneways, issue of maintenance and street lighting, as well as drainage. The Department met with the developers to discuss these concerns and will be submitting additional comments. 5.3 The Town of Newcastle Fire Department noted a concern, given the growth in the area, that the existing biob level of efficient service may be jeopardized. In addition, all access routes omet comply with 3.2~5.2 (6) and adequate water for firefighting in compliance with 3.2.5.3 of the Ontario Building Code prior to issuance of building permits. 5.4 The Town of Newcastle Community Services Department requested that the applicant dedicate 5 percent in park (4.55 acres) in a central location, and the park be developed in accordance with the standard subdivision requirements. In addition, the Bovmnanville Creek Valley be dedicated to the Town in accordance to Council policy. It should be noted that the proposed subdivision does not provide for parkland dedication. 5.5 The Central Lake Ontario Conservation Authority identified a few areas of concern within the development that are presently below the regional storm flondIine elevation. The Authority met with the developer and the applicants will be investigating various flood proofing measures which would result in the areas being made suitable for development. The Authority will offer more detailed comments. 5.6 The Ministry of Natural Resources offered no objection to the official Plan Amendment, however requested that those lands identified as "other lands owned by applicant" on the draft plan not be developed. These lands abooId remain designated "Open Space" and zoned "Environmental Protection". Prior to any development proceeding, the owner will be required to obtain approvals from the Ministry of Natural Resources. ...7 J/| REPORT NO.: PD-139-89 PAGE 7 ---------------------------------------------- --- -------------------- 5.7 CN Rail noted that Residential uses are incompatible with the adjacent operated right-of-way. The residential uses or any residential designation abutting the Bowmanville Town Spur would be expected to comply with standards for noise vibration and safety. CN Rail specifically requested that the rezoning incorporate a 15 metre setback in conjunction with a 2.0 metre high safety berm. In absence of a safety berm, dwellings must be setback 60 metres. Remaining conditions will be dealt with through the Subdivision Agreement. The proposed subdivision as submitted would not comply with C.N. requirements. 5.8 Comments ase still outstanding from the following agencies: - Ontario Hydro - Ministry of Environment - Regional Works 6. STAFF COMMENTS 6.1 The applicants are proposing a unique planned community. The proposal incorporates a variety of housing to suit various household types. The proposal also provides areas of active and passive recreation in the valleyland as well as retail/commercial uses. 6.2 The applicants are required to dedicate the valleylands to the Town of Newcastle and are to prepare a Conceptual Plan to show how the valleylands can be developed for recreational use. The Conceptual Plan, which indicates walkways adjacent to the Creek, passive open spaces and active play areas, has been forwarded to our Community Services Department for their review. 6.3 The ministry of Housing and Minister of Municipal Affairs recently issued a proposed "Policy Statement on Housing" which is expected to be approved in the near future. 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. BEPD0y NO.: ID-139-89 The Policy Statement would require municipalities to provide for a variety and mix of bnooiog through the land use planning process. Specifically, municipalities in their planning documents would he required to provide for at least 25% affordable housing through new development and residential toteooifioatiouo. Under this policy statement, the proposal would require 156 "affordable" units. 6.4 Section 8.2.3.4 of the Durham Region Official PIoo and Section 7.2~6.3(ii) of the Town of Newcastle Official Plan requires the applicant to submit a retail market mualvoia demonstrating that there is a need for the commercial facility and that these facilities will not oudolv affect the viability of any existing '`QeutroI Area" or any "Local Central Area". As of the writing of this report the Market Analysis has not been submitted. Notwithstanding the documentation still required to evaluate the entire proposal, Staff reviewed the proposed development and have noted areas of concern. (a) Dens ity As noted in the chart on page three the development would yield a density of 58.1 units per hectare. (24.2 units per acre) This yield is unprecedented in the Town of Newcastle. The Town has not had the opportunity to evaluate a project such as this, however, based on submissions for various areas in the Town we are able to determine that this density is twice as great as that which is designated for development in the north section of BovmauviIle, where the overage density is 12 units /hectare This density would reflect that experienced in the "Inner City" of Toronto. Staff is concerned that this type of development placed in o small community such as BmmnauvilIe will create undue pressure to provide essential services. Furthermore, Staff have had verbal dialogue with Regional Works Staff who are concerned with the ability to service this project. Regional Staff have stated that further development of high density oeeo within the BovmmuviIle Urban Area may 'eopozdioe the future development of laude designated for Residential ooe^ The availability of water is not as great an issue as the ability for the sanitary sewage plant to handle the increased capacity. ' [1 7 ...9 ]|1 REPORT NO.: PD- 139 -89 PAGE 9 (b) Lot Size. The development proposes a variety of housing types within this community. The proposed lots are extremely small. For example, the proposed lot size for a single family dwelling is 8.2 m by 28.0 m = 229.6 m2, (26.9 ft. by 91.8 ft. = 2471 sq. ft.) appropriately two thirds the size of the smallest lot recognized in By -law 84 -63, being the "Urban Residential Type Two (R2)" zone. The applicant proposes to place a 140 m2 (1500 sq. ft.) single family dwelling on this lot. In consideration of the 'house sitings' proposed i.e. a reduced front yard setback and the provision of parking facilities within the rear yard off the laneway access, Staff would request of the applicant clarification and confirmation that the back yards will be of an adequate size to be utilized for personal use /enjoyment. (c) Access The proposed development will be accessable from Durham Street, Nelson Street and Ann Street. The applicant must obtain portions of land owned by Goodyear Canada and by C. N. Rail in order to access the property. Furthermore, there will be an increase in traffic which will be generated along the streets to the east, Hunt Street, Duke Street and Liberty Street. With the exception of Liberty Street, Hunt and Duke Streets may be required to be widened and /or upgraded. (d) Road Allowance The development also proposes narrow laneways and right -of -way to facilitate traffic movement with the residential areas. The Director of Public Works will be examining the issue of removal of snow, snow storage and ability to remove the garbage for the entire area. In addition with an area densely populated, there may not be enough area to provide adequate parking, assuming each household has two cars. In that regard, parking on the laneways may hamper the flow of traffic. ...10 PAGE 10 __________________________ 7° RECOMMENDATIONS 7.1 Staff will continue to review the proposal in detail to examine the impacts it will have on our municipality. In the interim, this Staff Report was prepared -to facilitate aPublic Meeting, pursuant to the requirements in the 9Imruniug Act. Once all outstanding comments have been received, and issues of concern are addressed, Staff will prepare a Report with a recommendation. Respectfully submitted, 14;F-ranklin Director of Planning & Development CRV*FWpn *Attach. June 8' I989 Recommended for presentation to the Committee I�anvreooe E. Kotaef± Chief Administrative Officer J|J iii • • • �'! � , �� I'© m A � �� �� � � � ����� �. .�. ,� � ®. � , --r � �� �. ..�. ,..� .. ,. � /® r1�j� � ., • � �1 .s ,, � , � • :, �, ,. � ,� � .. i ��, �.O �._.T. ., / � �� � �, .�,� - ... ... .. � � iii i■�i ■�� �- • � 1 � • ' � .. 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