HomeMy WebLinkAboutPD-282-89TOWN OF NEWCASTLE
SPECTRA REPORT File #;:
Res. #
By -Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, November 6, 1989
REPORT PD- • : • FILE #: 18T-880
SUBJECT: APPLICATION FOR SUBDIVISION APPROVAL - SPECTRACONN CONSULTING
SERVICES - PART LOTS 31/32, CONCESSION 2, FORMER TOWNSHIP OF
DARLINGTON (COURTICE)
FILE: 18T -88022
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 282-89 be received; and
2. THAT the proposed Plan of Subdivision 18T -88022 revised and dated
October, 1989, as per Attachment No. 1, be APPROVED subject to the
conditions contained in this Report;
3. THAT the Mayor and Clerk be authorized, by by -law, to execute a
Subdivision Agreement between the Owner and the Town of Newcastle
at such time as the agreement has been finalized to the
satisfaction of the Director of Public Works and the Director of
Planning;
4. THAT a copy of this Report and Council's decision be forwarded to
the Region of Durham Planning Department; and
5. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. BACKGROUND
1.1 On April 26, 1988, the Town of Newcastle Planning and Development
Department was advised by the Region of Durham that an application
for approval of a Plan of Subdivision was submitted by Spectraconn
Consulting Services on behalf of 708 545 Ontario Limited.
7 1 ...2
REPORT *D-
1.2 The application has been revised on numerous occasions in order to
conform with various agency comments. The current application
proposes the creation of a 181 unit residential subdivision. This
subdivision would consist of 152 Semi - detached residential units
and 29 single family residential units on a 13.06 hectare parcel
of land.
1.3 The subject site is located in Part Lot 31/32, Concession 2, former
Township of Darlington, east of Prestonvale Road, west of Trulls
Road and south of Beechnut Court and Yorkville Drive in the
Courtice Major Urban Area (see attached plan).
2. OFFICIAL PLAN CONFORMITY
2.1 According to the Town of Newcastle Official Plan, the subject site
is designated as "Residential" within the Courtice Major Urban
Area. It has been determined that the southern boundary of the
Courtice Major Urban Area shall follow the rear lot lines of those
future lots located directly south of the proposed Glenabbey Drive
extension. The Urban boundary east of lot 36 has been deemed to
conform with the southern limit of this subdivision application.
3. ZONING BY -LAW CONFORMITY
3.1 Schedule "4" of the Town of Newcastle Comprehensive Zoning By -law
84 -63 reveals that the subject property is zoned "Urban Residential
Type One (Holding ((H)Rl) ", "Environmental Protection (EP)" and
"Agricultural (A) ". However, Section 26.3 (e) of the By -law states
that:
"Where a zone boundary is indicated as following the limits
of the Town, the limits shall be the boundary."
Hence the subject site shall be deemed to be entirely with "Urban
Residential Type One (Holding) ((H)Rl) and "Environmental
Protection (EP)" zones.
REPORT PD- 282-89 PAGE 3
3.2 Staff notes that the proposed lots abutting the storm water channel
are presently zoned "Environmental Protection (EP) ". This area
will have to be rezoned in order to permit residential uses. In
addition, a rezoning application must also be submitted for the
purpose of removing the "H" Holding symbol from the current "Urban
Residential Type One (R1)" zone. At the time of writing this
report, the Planning Department yet to receiv a rezoning
application for this property.
4. AGENCY COMMENTS
4.1 In accordance with departmental procedures, the application was
circulated to obtain comments from other departments and agencies.
The following department /agencies in providing comments, offered
no objection to the applicaiton as filed:
- Separate School Board
- Public School Board
- Ministry of Natural Resources
- Ministry of the Environment
- Ontario Hydro
4.2 The Town of Newcastle Fire Department had no objection to the
application. However, they did state that this application in
conjunction with the continued growth in this area will result in
a strain on the level of service the fire department currently
provides to Courtice residents.
4.3 The Town of Newcastle Public Works Department had no objection to
this application provided that their concerns (which are listed as
conditions in Attachment #1) are met.
4.4 The applicant has revised the application in order to come to an
agreement with Community Services regarding the configuration of
the parkland and the Storm Water Chanel. Additional requirements
requested by Community Services are acknowledged in Attachment #
...4
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REPORT PD- 2,q2-89 PAGE 4
4.5 The Durham Region Works Department confirmed that the area south
of the Glenabbey Drive extension can not be serviced at this time.
4.6 Central Lake Ontario Conservation Authority noted that a small
number of lots are flood -prone however they are willing to resolve
the issue of the floodplain on the subject lots after draft
approval. The Conservation Authority also requested that a master
drainage Plan for Robinson Creek be prepared. C.L.O.C.A. will
support draft approval of this subdivision provided that the
conditions that they requested as outlined in Attachment # 1, are
dealt with accordingly.
4.7 At the time of writing this report, comments have not been received
from Bell Canada, Canada Post and Consumers Gas.
5. STAFF COMMENTS
5.1 The revised application has a density of 13.85 units per gross
hectare. According to Staff calculations the average residential
density for Neighbourhood 2B is 12.2 units per gross hectare.
however, some of the past subdivisions in this neighbourhood have
developed at densities lower than 12.2 units per gross hectare,
thus permitting the remaining areas to develop at densities greater
than 12.2 units per gross hectare. By allowing this application
to develop at 13.85 units per gross hectare, this will not unduly
prejudice the development of the remaining lands. Given the above
information and the fact that the proposal (red -lined revision)
complies with the "Residential" designation and the "Urban
Residential Type One (Rl)" zone category, Staff does not have any
difficulty with the proposed density.
5.2 Durham Region Works Department has advised Town Planning Staff that
the subject land can be serviced with the exception of the lands
situated south of the Glenabbey Drive extension. Therefore the
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•
lands west of Lot 36 will be held as a block for future
development.
5.3 Staff believe that the availability of secondary access
facilitating the area west of the storm water channel is a
necessity. The most desirable location for such an access would
be the extension of Glenabbey Drive west from the applicants
western property limit to Prestonvale Road. However, since the
applicant does not own the lands on which this extension would
occur, it becomes difficult for the applicant to obtain enough
control of these lands in order to build the extension. Hence a
resolution was reached which would provide the availability of a
second access ( located between Okes Road and Street B) in the event
that one is required.
5.4 In addition, Staff notes that the future development of the
abutting lands to the west of the subject property have been
adequately addressed. It is Staff's belief that the design of this
proposal provides the adjacent land to the west with enough
flexibility to properly design for future development of these
lands.
5.5 In July 1989, the applicant submitted a "draft Master Drainage
Plan" for Robinson Creek to C.L.O.C.A. However, the Conservation
Authority has not yet reviewed this document. But, C.L.O.C.A. has
stated that one of their conditions prior to final approval is that
a "Master Drainage Plan" for Robinson Creek be completed to the
Authority's satisfaction.
6. CONCLUSION
6.1 Given the above information, Staff has no difficulty in
recommending draft approval of the proposed subdivision as red-
lined revise.
'595- ...6
REPORT •D •A
Respectfully submitted,
Franklin Wu, M.C.I.P.
DIrector of Planning
and Development
HM *FW *cc
*Attach
30 October 1989
Recommended for presentation
to the Committee
La1krence E. Kotseff
Chief ��, �inistrative
Officeri
Interested parties to be notified of Council and Committee's decision:
Penwest Development
390 Bay Street
Suite 1110
Toronto, Ontario
M5A 2Y2
Attention: Steve Pustil
Spectraconn Consulting Services (Canada) Inc.
15 Cambridge Street
Cambridge Street
N1R 3R8
Attention: Jim Collishaw
G. M. Sernas & Associates
110 Scotia Court
Unit 41
Whitby, Ontario L1N 8Y7
W. S. Penfound
R.R. #2
Bowmanville, Ontario L1C 3K3
j9�
DNm SPECTRA
ATTACHMENT NO. 1 TO REPORT NO. PD ®282 -89
PLAN IDENTIFICATION
1. That this approval applies to draft Plan of Subdivision 18T 88122,
prepared by Spectraconn Consulting Services (Canada) Inc. revised and
dated October, 1989 which is further revised in red as per the
attached plan showing a maximum of 105 lots, (76 lots representing
152 semidetached units) and (29 lots representing 29 single family
units), one block for storm water channel, one park block and several
blocks reserved for future development.
FINAL PLAN REQUIREMENTS
2. That all streets within the Plan of Subdivision shall be dedicated
as public highway and shown as such on the final plan.
3. That all streets shall be named to the satisfaction of the Town of
Newcastle and shown on the final plan.
REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT
4. That the Owner shall retain a qualified landscape architect to
prepare and submit a Landscaping Plan to the Director of Public
Works and the Director of Planning and Development for review and
approval. The Landscaping Plan shall reflect the design criteria of
the Town as amended from time to time.
5. That the Owner shall retain a qualified landscape architect to
prepare and submit a Park Site Master Plan to the Director of
Community Services for review and approval. The said Plan shall
reflect the design standard of the Town as amended from time to time.
6. That the Owner shall retain a professional engineer to prepare and
submit a Master Drainage and Lot Grading Plan to the Director of
Public Works for review and approval. All plans and drawings must
conform to the Town's Design Criteria as amended from time to time.
597 ...2
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
7. That prior to final approval, the developer's Engineer prepare a
Conceptual Site Servicing Report to the satisfaction of the
Director of Public Works that address the servicing needs of this
development (i.e. storm drainage, preliminary road grades, etc.)
8. That the developer shall provide an engineer's or surveyor's
verification that no portion of any proposed residential lot has
coverage below the regional storm floodline elevation.
9. That the lands presently zoned "Environmental Protection (EP)" must
be amended to permit residential development.
10. That prior to final approval, a "Master Drainage Plan" for the
Robinson Creek watershed be prepared to the satisfaction of Central
Lake Ontario Conservation Authority.
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT
11. That the Owner shall enter into a Subdivision Agreement with the
Town and agree to abide by all terms and conditions of the Town's
standard subdivision agreement, including, but not limited to, the
requirements that follow.
12. That all easements, road widening, and reserves as required by the
Town shall be granted to the Town free and clear of all
encumbrances.
13. (a) That Block 97 be situated entirely above the regional storm
level and that the Owner shall dedicated Block 97 for park
purposes and further agrees to provide for grading and
sodding, tree planting, play equipment, fencing, and water
and sewer installation etc. in accordance to the Park Site
Master Plan at no cost to the municipality. No building
permit, above and beyond twenty -five percent (250) of the
998 ...3
3 -
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D
entire subdivision, will be issued by the Town if the park is
not completed to the satisfaction of the Director of
Community Services.
(b) That a sign identifying the name of the park be erected at
the developer's expense, in a location approved by the
Director of Community Services.
14. That the Owner shall pay to the Town, at the time of execution of
the Subdivision Agreement, development charge levy and any other
charges in effect at the time of execution and further agrees to
abide by the Town's payment schedule as amended from time to time.
15. That the Owner shall provide and install sidewalks, street lights,
temporary turning circles etc. as per the Town's standards and
criteria.
16. That the Owner shall cause all utilities, including, hydro,
telephone, Cable TV, etc. to be buried underground.
17. That the Owner shall provide the Town, at the time of execution of
the subdivision agreement, Letters of Credit acceptable to the Town's
Treasurer, with respect to Performance Guarantee, Maintenance
Guarantee, Occupancy Deposit and other guarantees or deposit as may
be required by the Town.
18. That prior to the issuance of building permits, access routes to the
subdivision must be provided to meet Subsection 3.2.5.2(6) of the
Ontario Building Code and, that all watermains and hydrants are
fully serviced and the Owner agrees that during construction, fire
access routes be maintained according to Subsection 2.5.1.2 of the
Ontario Fire Code, storage of combustible waste be maintained as per
Subsection 2.4.1.1 and open burning as per Subsection 2.6.3.4 of the
Ontario Fire Code.
X99
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CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
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19. That all works are completed in accordance with the Town of
Newcastle's Design Criteria and Standard drawings.
20. That all site triangles and 0.3 metre reserves as shown on the
attached plan shall be dedicated to the Town.
21. That all of the other standard requirements re: Lot Grading,
Schedules of Work, Cost Estimates, etc.
shall be met by the developer.
22. That Block 96 be adjusted to accommodate regional storm levels
within its boundaries.
23. That a 3.0 metre walkway situated between lots 58 and 59 (red -lined
revision) transverse Block 96 be paved and illuminated.
24. That Block 96 be dedicated to the Town as Open Space , free and
clear of all encumbrances.
25. That the developer appropriately fence the Open Space Block (Block
96), the Park Block (Block 97) and the Walkway and Footbridge where
they abut private lands.
26. That no grading, filling or alterations to the Robinson Creek shall
occur without the written approval of C.L.O.C.A.
27. That the Developer shall agree in the subdivision agreement to
carry -out or cause to be carried -out to the Authority's
satisfaction:
a) site grading and sedimentation control; and
b) the requirements of the Robinson Creek Master Drainage Study as
they pertain to the site.
....5
599 01
® 5
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
28. That no Building Permits for lots 16 and 17 shall be available until
such time as the construction access is eliminated through the
extension of the urban road section adjacent to these lots.
29. That the area depicted as Block 111 "Construction Access" be graded
according to the requirements of the Public Works Department and
that this access will be sodded to Town Standards when construction
is completed.
30. That the developers initiate a groundwater monitoring program
recommended by a Hydrogeologist (i.e. piezometer) and approved by
the Director of Public Works which commence a minimum of one (1)
year prior to the start of any construction.
31. That the development of these lands are phased in a manner
acceptable to the Town.
32. That the developer shall meet all the requirements of the Town of
Newcastle, financial and otherwise.
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