HomeMy WebLinkAboutPD-203-89DN: TEMPL
TOWN OF NEWCASTLE
REPORT File #(�D-
Res. #
By -Law #
MEETING: General Purpose and Administration Committee
DATE: Tuesday, September 5, 1989
REPORT #: PD- 203 -89 FILE #: DEV 89 -58 (X -Ref: 18T- 890144)
,qBJECT: REZONING APPLICATION - TEMPLETON - LEPEK
PART LOT 12, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
OUR FILE: DEV 89 -58 (X -REF: 18T- 89044)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD- 203 -89 be received;
2. THAT Application to amend the Town of Newcastle Comprehensive Zoning By -law
84 -63, as amended, submitted by Templeton -Lepek on behalf of 8017877 Ontario
Limited, be referred back to Staff for further processing and the preparation of
a subsequent report pending the 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 May of 1989, the Town of Newcastle Planning and Development Department was
advised by the Region of Durham of an application for approval of a Plan of
Subdivision submitted by Templeton -Lepek on behalf of 807877 Ontario Limited.
The subdivision application proposes the creation of twenty -two (22) lots
with a minimum of 12 metres of frontage, twenty -six (26) lots with a minimum
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of 15 metres of frontage and one block for future use. Accordingly, the
applicant has also applied to amend the zoning by -law in order to implement
the subdivision.
1.2 The proposal is situated on a 3.8 hectare (9.38 acre) parcel of land located
at the south -east corner of Middle Road and Concession Road 3.
1.3 A Public Notice sign providing information on the proposed plan of
subdivision was erected on the property at the request of the Planning and
Development Department. The Planning Act, however, does not contain
provisions to regulate public notification of subdivision applications.
Therefore, individual notice to adjacent homeowners was not provided.
However, since an amendment to the Zoning By -law was also required in order
to implement the subdivision, the appropriate notice was mailed to each
landowner within the prescribed distance.
2. SURROUNDING LAND USES:
2.1 The surrounding land is primarily vacant, although an application for a
proposed draft plan of subdivision has been received on the abutting property
to the south (18T- 87087), while lands to the north and west are
agriculturally maintained.
3. OFFICIAL PLAN CONFORMITY:
3.1 Within the Durham Regional Official Plan, the subject lands are designated
"Residential ". The primary use of lands so designated shall be for housing
purposes. In view of the foregoing, the application would appear to comply
with the Durham Regional Official Plan.
3.2 Within the Town of Newcastle Official Plan (Bowmanville Major Urban Area),
the subject property is designated "Low Density Residential ". Residential
dwellings are to be the predominant use on lands so designated.
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REPORT NO.: PD- 203 -89 PAGE 3
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3.3 The Town of Newcastle Official Plan establishes within the Bowmanville Major
Urban Area a maximum of 30 units per net residential hectare for Low Density
Residential development, 30--55 units per net residential hectare for Medium
Density Residential development and a maximum of 80 units per net residential
hectare for High Density Residential development. The subject property is
designated in the Town of Newcastle Official Plan to develop at a maximum of
30 units per net residential hectare. The applicant is proposing to develop
the subject property at approximately 18.7 units per net residential hectare.
Therefore, the proposed subdivision appears to comply with the Residential
Density policies of the Town of Newcastle Official Plan.
3.4 Within the Town of Newcastle Official Plan, the subject lands are located
within Neighbourhood "2B" on Schedule 7 -1. Within this Neighbourhood there
exists two (2) "Neighbourhood Park (N)" symbols, one "Public Junior
Elementary School" symbol, one "Separate Junior Elementary School" symbol,
one "Local Central Area" symbol and a "High Density (H)" symbol. All of the
aforementioned facilities /services have been accounted for in either draft
plan of subdivision 18T- 82037, or the proposed draft plan of subdivision
18T- 87087, both of which are located within the 112B" Neighbourhood.
3.5 The proposal must further be analyzed in terms of the target population for
Neighbourhood "2B ". This Neighbourhood has a maximum population potential of
4,200. Based on this population and the area of the 112B" Neighbourhood, it
has been determined that development may take place at a rate of 14.7 units
per gross hectare. The applicant is proposing the development of the subject
property at a rate of 12.6 units per gross hectare. However, given the
approved and proposed developments in the neighbourhood, it would appear that
the balance of the developable lands may proceed at the neighbourhood average
while maintaining the proposed target population of 4,200 people. Therefore,
the proposed plan of subdivision would appear to conform with the residential
target population established by the Town of Newcastle Official Plan.
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REPORT NO.: PD- 203 -89 PAGE 4
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4. ZONING BY -LAW CONFORMITY:
4.1 The Town of Newcastle Comprehensive Zoning By -law 84 -63 zones the subject
property Agricultural (A). As residential uses of the size and magnitude
proposed in the current application are not permitted in an Agricultural
zone, the applicant has also applied to amend the Zoning By -law accordingly.
Appropriate notice of the proposed amendment was mailed to each landowner
within the prescribed distance.
As of this writing the Planning and Development Department has not received
any written submissions regarding the current proposal.
5. AGENCY COMMENTS:
5.1 The application for a proposed Plan of Subdivision was circulated to various
agencies by the Durham Regional Planning Department. Subsequently, the Town
of Newcastle undertook a limited interdepartmental circulation. The
following provides a summary of comments received to date relating to this
proposal.
5.2 The Town of Newcastle Public Works Department has reviewed the application
and offers no objection to the proposal subject to the provision of certain
regulatory provisions. Firstly, that approvals be in place with regards to
an existing storm water management report now being reviewed by staff which
encompasses the subject lands. Secondly, that the applicant acquire
sufficient land in north -east corner of the proposal to allow for a 20 metre
right -of -way. Thirdly, that a temporary turning circle be provided adjacent
to Lots 23, 24 and 25 and that development be restricted on Lots 23 and 24
until development proceeds easterly. Fourthly, that all the Town's standard
conditions with regards to roads, easements, services and grading be complied
with.
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REPORT NO.: PD-203 -89 PAGE 5
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5.3 The Community Services Department has reviewed the subject application and
offers no objection. However, the Community Services Department recommends
that the Town exercise its option to obtain 5% cash -in -lieu of parkland
dedication. The Community Services Department further recommends that the
applicant be required to share in the financial cost of park development
associated with the proposed draft plan of subdivision 18T- 87087.
5.4 The Town of Newcastle Fire Department has reviewed the subject application
and notes that the access routes to the subject property will have to comply
with all aspects of the Ontario Building Code and the Ontario Fire Code prior
to the issuance of building permits. The Town of Newcastle Fire Department,
however, offered no objection to the proposal.
5.5 The Newcastle Hydro Electric Commission has reviewed the proposed draft plan
of subdivision and offers no objection to the proposal. However, the
Newcastle Hydro Electric Commission notes that electrical pole plants, 1.8
metres off the subject property, are presently being revised. The
Commission, therefore, seeks confirmation that a 3.0 metre road widening
allowance will be dedicated to the Town of Newcastle.
5.6 The Central Lake Ontario Conservation Authority has reviewed the proposal and
notes that the subject property is within the study area of the Northwest
Bowmanville Area Master Drainage Plan. Although the proposed lot and street
layout differs from the conceptual arrangement envisioned by the drainage
study, the Central Lake Ontario Conservation Authority notes that the major
storm overland flow routing can still be carried out in conformity with the
Master Drainage Plan. Therefore, the Central Lake Ontario Conservation
Authority offers no objection to the proposal subject to the provision of
certain regulatory conditions.
5.7 The Ministry of Natural Resources has reviewed the proposal and has noted
some concerns, but no objections, subject to the provision of certain
conditions. The concern is due to an intermittent watercourse, which flows
into Bowmanville Creek and traverses the subject property.
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REPORT NO.: PD- 203 -89 PAGE 6
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5.8 Bell Canada has reviewed the subject application and offers no objection,
conditional upon the owner agreeing to grant to Bell Canada any easements
that may be required for telecommunication services.
5.9 The Regional Municipality of Durham Works Department has reviewed the
proposed plan of subdivision and notes that the subject property falls within
the future phase II water distribution system of Bowmanville for which funds
have just recently been received. Therefore, water service is not
immediately available to the proposed plan.
Additionally, sanitary sewer
proposed plan. A trunk sewe
to service the proposed plan
which the required funds are
the Regional Municipality of
premature.
service is not immediately available to the
r is required on Spry Avenue and on Rehder Avenue
of subdivision. However, agreements through
to be secured have not been made. Therefore,
Durham Works Department finds the proposal to be
5.10 The balance of the circulated agencies which have provided comments are the
Regional Municipality of Durham Planning Department, the Ministry of
Agriculture and Food and Ontario Hydro. None of the aforementioned agencies
provided objectionable comments. The Public School Board, the Separate
School Board, and the Ministry of the Environment have yet to respond.
6. STAFF COMMENTS:
6.1 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
�A
Respectfully submitted,
Recommended for presentation
to the Committee
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Franklin Wu, M.C.I.P.
�,"iawrenc�e E Kotseff
/1'.
Director of Planning & Development
Chief i istrative Officer
A j
WM *FW*bb
*Attach.
August 10, 1989
Interested Parties to be notified of
Committee's and Council's Decision:
807877 Ontario Limited
16 Sims Crescent
Unit 16
Richmond Hill, Ontario
L4B 2P1
Templeton-Lepek Limited
5050 Dufferin Street
Suite 232
Downsview, Ontario
M3H 5T5
I
579