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Home My WebLink AboutPD-156-89DN: STOLP 1 ME fING: General Purpose and Administration Committee DATE: Monday, July 3, 1989 RBUT #; PD- 156 -89 FILE #: DEV 89 -41, 18T 89037 & 89- 32 /D /N WBJECT: OFFICIAL PLAN AMENDMENT APPLICATION - FILE: 89- 32 /D /N REZONING APPLIATION - FILE: DEV 89 -41 SUBDIVISION APPLICATION: FILE: 18T 89037 APPLICANT: STOLP HOMES (NEWCASTLE) DEVELOPERS INC. PART LOT 35, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 156 -89 be received; 2. THAT Official Plan Amendment Application 89- 32 /D /N, Rezoning Application DEV 89 -41 and Subdivision Application 18T 89037 submitted by Stolp Homes (Newcastle) Developers Inc., 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 indicated hereto. 1. BACKGROUND 1.1 Three applications have been submitted by Stolp Homes (Newcastle) Developers Inc. for a 30.5 ha parcel in Part Lot 35, Concession 1, former Township of Darlington. These applications are as follows: ...2 - i�n1 JU! REPORT 0O.: PD:I56-89 PAGE 2 (i) The Official Plan Amendment application seeks to exneud the Durham Region and the Tcnou of Newcastle Official Plans to include the subject lands in the Courtice Urban Area. (ii) The Subdivision Application proposes the creation of 282 single fsuniIv homes, 56 semi-detached homes, 2 medium density tVvmzbouae blocks with a total of 154 townhouse units, and a 5.8 bo park block associated with a tributary of Robinson Creek. (iii) The rezoning application seeks an appropriate zoning on the subject lands to implement the proposed subdivision. 1.2 The subject site is located on the south side of Regional BOad 0o. 22 (Bloor Street) immediately east of TownIiue Road. Surrounding land uses include a proposed plan of subdivision to the north within the Coortioe Urban Area, vacant agricultural lands to the south and east and existing residential development to the west in the City of Oshawa. 1.3 The northern 8.3 bu of the lands were previously subject of Official Plan Amendment AppIication87-l2/D/N submitted by Gatehouse Holdings which proposed the creation of single family lots and a medium density townhouse block. J\ number of area residents submitted a petition in objection to the proposed medium density block. 8toIo Booxea subsequently acquired the property and withdrew the application. 2. PUBLIC NOTICE AND GOIMIGGIO0G 3.1 In accordance with Council's procedures and the requirements of the Planning Act, the appropriate signage acknowledging the application was installed on the subject Iooda. In addition, the appropriate notice was mailed to each landowner within 120 metres of the site. REPORT NO.: P0- 156 °89 The Official Plan Amendment application seeks to amend the Durham Region and the Town of Newcastle Official Plans to include the subject lands in the Courtice Urban Area. (ii) The Subdivision Application proposes the creation of 282 single family homes\�56 semi - detached homes, 2 medium density townhouse blocks with a total of\154 townhouse units, and a 5.8 ha park block associated with a tributary \of Robinson Creek. (iii) The rezoning application seeks an appropriate zoning on the subject lands to impleme\i\lt the proposed subdivision. 1.2 The subject site is' located on the south side of Regional ROad No. 22 (Bloor Street) immediately east of Townline Road. Surrounding land uses include a proposed plan`,of subdivision to the north within the Courtice Urban Area, vacant agricultural lands to the south and east and existing residential development to the west in the City of Oshawa. 1.3 The northern 8.3 ha of the lands. were previously subject of Official Plan Amendment Application 87- 12 /D /N submitted by Gatehouse Holdings which proposed the creation of single family lots and a medium density townhouse block. A number of area residents submitted a petition in objection to the proposed medium density, \block. Stolp Homes submitted a petition in objection to the proposed medium density block. Stolp Homes subsequently acquired the property and withdrew the application. 2. PUBLIC NOTICE AND SUBMISSIONS 2.1 In accordance with Council's procedures 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 120 metres of the site. ..3 t np JUL REPORT NO.: pD-156-89 PAGE 3 ______________________________________________________________________________ 3.1 The subject lands are currently designated 'General Agriculture' by the Durham Regional official Plan with 'Hazard Lands' associated with the tributary of Robinson Creek. 3~2 The subject lands are not currently within the CouzticeUrban Area and consequently not covered by the land use designations and policies of the Town of Newcastle Official Plan. Nevertheless, obooId the proposed official Plan Amendment be approved and the subject lands incorporated into the Urban Area, the policies in the Town's official Plan »moId apply. The Town's official Plan (Section 6.1.2 iv)a) states that low density residential development in the Cooctioe Urban Area shall not exceed o density of 15 units Dec net residential hectare. The subject subdivision application proposes a density of 21.9 units per net residential hectare in the single family and semi-detached portion of the proposed development. The Town's Offioal Plan (Section 6.1.2 iv)b) further specifies that medium density development shall not exceed n density of 40 units per net residential hectare, and shall be generally located at the periphery of the residential neighbourhood with direct aooeao to collector or arterial roads. The proposed townhouse blocks conform to the Official Plan's requirements in respect of density and location. The Town's official Plan (Section 6.1.2 iii)a) further requires Neighbourhood Development Plans tobe prepared and approved byCouncil prior to the oppzuvuI of plans of subdivision. In this regard, should the proposed Official Plan Amendment be approved, the overall development pattern for the subject lands and other lands in the area would need to be determined in the context of a neighbourhood Development Plan prior to approval of the subdivision application. 3.3 The lands are currently zoned 'Agricultural (&) by By-law 84-63, with 'Environmental Protection (EP) lands associated with the Robinson Creek 4 - � 0 � ^^^ JUJ REPORT NO.: PD- 156 -89 PAGE 4 ----------------.-------- _---- .--- _-------- -.- -.- ---- .---- .- ----------- - - - --- - - - -.- 4 AGENCY COMMENTS 4.1 in accordance with departmental procedures, the applications were circulated to obtain comments from other departments and agencies. 4.2 The Town of Newcastle Fire Department indicated that it would be difficult for Station No. 4 on Trull's Road to maintain a high level of service to the subject lands. Response time from the station would be 8 to 10 minutes. 4.3 The Town of Newcastle Community Services Department expressed concern with the shape and location of the park block in the proposed subdivision plan. 4.4 The Ministry of Agriculture and Food noted that the proposed development is located in an agricultural area with high quality soils. Section 3.14 of the Foodland Guideline requires documentation to be submitted evaluating the need for using an agriucltural area for non- agricultural purposes. Until such justification has been submitted, the Ministry cannot support the proposed amendment. 4.5 The Central Lake Ontario Conservation Authority noted that the subject site is situated within the Robinson Creek watershed. The development proposal is not within the Courtice Urban Area and as a result the impacts of the proposal on the Robinson Creek watershed have not been assessed by the Courtice Storm Water Management Study. A master drainage study must be conducted to determine the development impacts on the creek and the manner in which urban storm water management should be addressed. The Authority is endeavouring to initiate a preliminary overview study of the watershed, and is reserving comment on the applications pending completion of the study. 4.6 The Ministry of Natural Resources noted that the three intermittent tributaries of Robinson Creek which traverse the site which allow for the production of warm water species of bait trout. The Ministry recommended that the 'EP' zoning on the lands adjacent to the tributary be retained. '50 -4 ...5 REPORT N0.: PD-156-89 P&OB 5 _______________________________________________________________________________ 4.7 The Northumberland and Newcastle Board of Education, Newcastle Hydro and Bell Canada indicated no objection to the proposed development. [onuneuto are outstanding from the following agencies: - Town of Newcastle Public Works Department - Region of Durham Works Department - Ontario Hydro - Separate School Board - Ministry of Transportation - Ministry of the Environment - C. P. 8oiI 5° COMMENTS 5.1 The principle of developing the subject lands must beestablished through the Official Plan Amendment Application prior to decisions being made with respect to the subdivision and rezoning applications. In this regard, the following issues would need to be evaluated in reviewing the proposed expansion to the Courtioe Urban Area: - the need todesignate additional lands for residential development at the present time; - the most appropriate direction for the Cnortioe Urban Area to expand at such time as additional laud is required. Agricultural capability, environmental sensitivity, ocbmo atcuotuca' transportation routes, proximity to community facilities, and ease of servicing are among the factors considered in this review; - the overall pattern of development for the lands south of Regional Road 22; - the findings and recommendations of special studies such as the Robinson Creek Watershed Study. 5.2 As noted in the comments from the Ministry of Agriculture and Food' a proposed development on good quality agricultural lands moat be justified under Section 3,14 of the FoodIaod Guidelines. This JVJ documentation must justify the proposed land use in terms of a number of issues, including projected population growth, land area currently designated for development and alternative locations for development. 6. RECOMMENDATIONS 6.1 It is recommended that Official DImn Amendment Application 89-32/D/0' Rezoning Application DEV 89-41 and Subdivision Application I8T 89037 submitted by GtoIp Homes be referred back to Staff for further processing and the preparation of a subsequent report upon completion of the required studies and receipt of all outstanding comments. Respectfully submitted, Franklin WO" yY.C.Z.P. Director of Planning 6 Development JAS*DC*FW*oo *Attach. June 14, 1989 Recommended for presentation to the Committee ----------------- Lawrence Lawceo Kotaeff Chief &d�i iotcative Officer Interested parties to be notified of Council and Committee's decision: 8toIp Homes Developers Inc. 4950 lyonge Street Suite 1501 NORTH YORK, Ontario M2N 6K1 Touney Planning 340 Byron Street S., Suite 200 WHITBY, Ontario LlN 4P8 Mr. J. 8Iemkn R. R. # 4 OSHAWA, Ontario LlH 7K6 Ma. Elsie Mayne B.R.#4 OSHAWA, Ontario LlH 7K6 Mrs. Gillian Jnrnbiuoou 7956 Down Crescent O3EAWA, Ontario LlB 7Yl Mr. George Mc0ob 748 Dnvnz Crescent OSHAWA, Ontario LOT 35 BLOOR STREET EAST _ r t i96rr� r.tY 6i�• r �_'"'r��I• n«,�}? •i -r- � t r� Y y r r •!err •i t 3 r TOWNHOUSE I �_�- I t� t Y t r r r ,• I(DEVELOPMENT� Y io. (2.286 ha) e -Y• r. s- '..til i I r I ti 6 r r.. r •t r/ ' •• y r r y r n r r r y ii r '. I� r '�• I �r i �, • r I{ e t • t 0 t t III I it •} .I c n ,I t y r • I at \` y r y Y 1 O r cn ,• '• '� � I "I z w O A ,d t _ /( I I I W () z z �9, `, I .I z� I ►I t t t PARK �I ( 5.812 ha) it MEDIUM DENSITY UJ DEVELOPMENT 3 (1.986ha) r I ( I ® SUBJECT SITE 35 34 33 32 31 30 29 28 27 M-SH ROAD Aj je�I t 1 1 ►- - -- ` 3 A U ' I 1 k 1 i i O 2 c� 1 ' O.P.A. 89- 32 /D /N Dev.89 -41 INTERIM CONTROL - 18T -89037 -�`"� 132 KEY MAP ' w