HomeMy WebLinkAboutPD-159-89TOWN OF NEWCASTLE
REPORT File #
Res. #
By -Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, July 3, 1989
FILE #: DEV 89 -51 (X /REF: 18T89041 & 89 -41 /N)
WB.F-CT: EIRAM DEVELOPMENT CORP
PART LOT 9 & 10, CONCESSION 2, BOWMANVILLE
DEV 89 -51 (X -REF: 18T89041 & 89 -41/N)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 159 -89 be received;
2. THAT Application to amend the Town of Newcastle Comprehensive Zoning By -law
84 -63, as amended, submitted by Lawrence Gold on behalf of Eiram Development
Corp. be referred back to Staff for further processing and 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 In April of 1989, the Town of Newcastle Planning and Development
Department received an application to amend the Town of Newcastle
Comprehensive Zoning By -law 84 -63, as amended. The application was
submitted by Lawrence S. Gold on behalf of Eiram Development Corp. The
proposed zoning by -law amendment would change the zone category of a
41.36 hectare (102.19 acre) parcel of land in Part Lots 9 & 10,
I0EP0fyT 0O.: PD-154-89 PAGE 2
Concession 2,BowmanviIler from 'Agricultural (A)/to an appropriate zone
to permit the development of 171° 12 single family dwelling lots; 50,
15 single family dwelling lots; 119, 18 m semi-detached/link dwelling
lots (238 units); and 174' 5m townhouse units. The application also
l;zoIxooeo an apartment block containing 95 units; a 1.86 hectare
commercial site; a school; and a park. The rezoning application is
being circulated concurrently with a proposed Plan of Subdivision
application (18T-89041) and an Official 9Iao Amendment application
1.2 The site io located iu the north eastern quadrant of Bowmanville, bounded
by Couoeoaimo Road 0o. 3 to the north, Meazuo Ave to the east and Liberty
Street to the west. The subject site occupies the north quarter of Lots
9 and 10 with approximately 500 m of frontage on both Liberty Street and
Mearuo Ave.
The site presently houses one (l) single family dwelling unit with the
balance of the lands being naoon± with some agricultural activities.
Surrounding land uses include vacant lands to the west, which have Draft
Approved Plans of Subdivision (18T-83037 & I8T 8702I), large vacant or
agricultural parcels immediately to the south, with an existing strip of
residential fronting on Liberty Street. The lands to the east are vacant
and are traversed by the Soper Creek. Lands to the north of the sight
have scattered residential, however are primarily vacant and
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 writit-).cj of Hiis report, no written submissions have been
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REPORT NO.: PD-159-89
PAGE 3
3.1 Within the Durham Region Official Plan the subject lands are designated
'Residential' with 'Hazard Land' characteristics within the Bowmanville
Major Urban Area. The use of lands within said designation shall be for
housing purposes. The proposed plan of subdivision would appear to
comply.
3.2 Within the Town of Newcastle Official Plan (Bowmanville Major Urban
Area) the subject lands fall within neighbourhood 2C and are designated
'Low Density Residential' with 'Hazard Lands'. The Town Plan provisions
allow up to 30 units per net residential hectare for low density
residential. Net residential hectare is defined as all residential
lands excluding local roads, junior elementary schools and neighbourhood
parks. The proposed development has an overall density of 27.82 units
per net hectare. However, the application includes both medium and high
density components, neither of which has been designated for this
neighbourhood. In addition to complying with the density provisions as
noted above, the application must adhere to the population target of the
subject neighbourhood. Neighbourhood 12CI has a population target of
5500. Staff will review the compliancy of the proposed 728 units in
consideration of the population target of 5500 at such time as the
comcept plan has been submitted.
3.3 Schedule 7-1 of the Official Plan illustrates two (2) schools and two
(2) park blocks, within the neighbourhood. Said application does propose
to accomodate one park and one school block on the subject lands.
However, the proposal has not integrated the 'Hazard Lands' in the
design of the plan.
The application for Official Plan Amendment will deal with the ability
to develop the proposed medium and high density block,, as well as the
population, should it appear to be proportionally greater than the target
5500 population.
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REPORT NO.: PD-159-89 PAGE 4
4. AGENCY COMMENTS
4.1 In accordance with departmental procedures, the application was
circulated to obtain comments from other departments and agencies. To
date only five (5) of the circulated agencies have provided a response.
Newcastle Hydro the Ministry of Agriculture and Food and Ontario Hydro
all noted no objection.
4.2 The Central Lake Ontario Conservation Authority Staff through their
review have noted a number of areas for possible concern resulting from
this development. However, until an investigation of the impacts of
urbanization in the main sub-watershed for the subject site have been
investigated, Authority Staff are reserving it's comment. The Ministry
of Natural Resources Staff's review of the plan has drawn objection to
the plan as submitted. The subject property contains three (3)
intermittent tributaries of the Soper Creek, although there are no
fisheries concerns with the tributaries, they do flow into the main
branch of the Soper Creek which must be protected from the increase in
stormwater that will be created by this development. The Ministry Staff
is requiring retention ponds be utilized on site. To that end, Ministry
of Natural Resources Staff has requested a meeting between the applicant
and their agent, Regional Planning Staff, Town Staff and themselves in
order to resolve the above noted concerns.
5. STAFF COMMENTS
5.1 As noted above, the subject site falls within Neighbourhood 12C, of the
Town of Newcastle Official Plan, Bowmanville Major Urban Area. Staff has
had a meeting with the applicant, as well as two other land owners
actively seeking subdivision approval within this neighbourhood in order
to identify Planning Staff's concerns. The three (3) developers have
been requested to prepare a concept plan for the entire neighbourhood.
This plan should indicate location of collector roads in conformity with
the Official Plan, Open Space Block, school and park blocks, local roads,
as well as an equitable distribution of population allocation in this
neighbourhood. To date this concept plan has not been submitted.
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iw,EPORT N•.: PD-159-84:;"
PAGE 5
5 ®2 At such time as this plan is ready, Staff will have a measure by which
to review all the applications within this neighbourhood® At that time
further comments will be available on the design of said application®
The future meeting with the applicant, Ministry of Natural Resources,
Regional Planning and Town Staff should also contribute to the end design
of the concept plan.
5.3 As noted earlier in the report, the application is subject to an
Official Plan Amendment application to allow the proposed commercial,
high and medium density components. This application must be dealt with
prior to any final recommendation being available on the proposed Plan
of Subdivision and Rezoning Application®
5.4 AS the purpose of this report is to address the requirement of a Public
Meeting under the Planning Act and in consideration of the comments
outstanding, and the issue of Official Plan conformity, Staff recommend
the application be referred back to Staff for further processing®
Respectfully submitted,
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Franklin Wu, M.C.I.P.
Director of Planning & Development
CP*FW*cc
*Attach®
June 23, 1989
Recommended for presentation
to the Committee
-----------------
Lawrence Kotseff
S
Chief in strative officer
Interested parties to be notified of Council and Committee's decision:
Eiram Development Corp.
212 North Rivermede Road # 7
CONCORD, Ontario L4K 3N7
G. M. Sernas & Associates
110 Scotia Court
Unit 41
WHITBY, Ontario LlN 8Y7
Lawrence S. Gold
2040 Yonge St., # 300
TORONTO, Ontario M4S 1Z9
7
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OmPmA 89�4 1 /N