HomeMy WebLinkAboutPD-216-92 TI-lE CORPORATION OF TI-IE TOWN or NEWCASTLE
DN: PENWEST.GPA
REPORT
Meeting General Purpose and Administration Committee File It
Dale Monday, October 19, 1992 Res 11 LK(A-
PD- 216-92 18T-76011 By-Law 4
Report# File It --
Subject PROPOSED REVISIONS TO DRAFT PLAN OF SUBDIVISION - MARCH 27, 1992
PENWEST DEVELOPMENT CORPORATION LIMITED
PART LOT 9, CONCESSION 11 FORMER TOWN OF BOWMANVILLE
FILE: 18T-76011
Hor,ommendations
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD- 216-92 be received;
2 . THAT the Plan of Subdivision 18T-76011, revised and dated
March 27 , 1992, submitted by Conroy Dowson Planning
Consultants Ltd. , Project No. 75-17-7 on behalf of Penwest
Developments Ltd. be approved subject to the conditions of
approval previously imposed and attached No. 1 hereto;
3 . THAT the Ministry of Municipal Affairs be advised of the
decision of Council and that a copy of the Report be forwarded
to the Ministry of Municipal Affairs; and
4 . THAT the interested parties listed in this report and any
delegation be informed of Council' s decision.
1. APPLICATION DETAILS
1. 1 Applicant: Penwest Developments Ltd.
1.2 Agent: Conroy Dowson Planning Consultants Ltd.
1. 3 Subdivision: to increase the number of units by fifty (50)
and the land area by 0.847 ha (2 . 09 acres)
within the last phase of development.
2 . LOCATION
2 . 1 The subject site is located within part of Lot 9, Concession
1, former Town of Bowmanville on the west side of Mearns
Street south of Concession Street.
52 2
REPORT NO. : PD- 216-92 PAGE 2
3 . BACKGROUND
3 . 1 In January 1981, draft approval to the proposed Plan of
Subdivision 18T-76011 containing 236 single family dwelling
units was given by the Minister of Municipal Affairs and
Housing. Over time and due to various circumstances the
number of draft approved units has been revised to 208
(Attachment #3) . To date plan 18T-76011 has developed in
three (3) phases: 10M-782 (38 units) ; 10M-804 (40 units) and
10M-816 (48 units) for a total of 126 built units. Twenty
(20) units remain unregistered, therefore undeveloped. The
balance of the lands contained 62 draft approved units, plus
an additional 0.847 ha (2. 09 acres) of land are the subject of
this revision. The proposed revision of March 27, 1992, if
approved, would see the development of fifty-two (52) semi-
detached/link lots (one hundred and four (104) units) and
eight (8) single family dwelling units. This provides an
increase of fifty (50) units on the subject increased area
(See Attachment #5) Staff would note this revision is a
reduction of five (5) units from the fifty-five (55) unit
increase requested in June 1991, which was DENIED by Committee
and Council. This earlier revision was subsequently referred
by the applicant to the Ontario Municipal Board. A hearing
has been scheduled for November 10, 1992 .
3 . 2 Draft conditions dating back to January, 1984 have required
the applicant to allow for a favourable development of
adjacent lands to the north and west then owned by Mrs.
Vanderveer and Mr. Mutton (Attachment #2) . In 1988, Council
endorsed revisions to the plan which also dealt with extension
of streets onto the development of said adjacent lands
(Attachment #3) .
3 . 3 Both Mrs. Vanderveer and Mr. Mutton have sold their lands to
developers and the lands are now subject to three different
development applications. The 0.847 ha of additional lands
. . . . 3
522
REPORT NO. : PD- 216-92 PAGE 3
included in this revision were once part of the Mutton
property. Inasmuch as Penwest has purchased the additional
lands now included in this revision, a previous condition of
approval requiring the owner to provide a cash contribution
equivalent to 50% of the cost of extending a street
immediately abutting the west boundary of lots 189 and 204 on
the revised approved plan (Attachment No. 3) , would no longer
be necessary due to redesign of the street layout.
4. OFFICIAL PLAN CONFORMITY
4. 1 Within the Durham Regional Official Plan the subject lands are
designated "Residential" . The predominant use of lands within
said designation shall be for a wide range of housing types,
styles and tenure. The proposed revisions to the draft plan
for the last phase of development incorporating semi-detached
units would appear to conform.
4 .2 Within the Town of Newcastle Official Plan "Bowmanville Major
Urban Area" , the subject lands are located within
Neighbourhood 111C" and are designated "Low Density
Residential" . The low density provisions allow a maximum of
thirty (30) units per net hectare in conjunction with the
compliance to the 2800 population target. This application
proposes a net density for plan 18T-76011 of 20.8 units per ha
compared to 21. 3 units in the June 1991 revision. Staff would
note that based on the target population of 2800 people for
neighbourhood 111C11, and in consideration of the number of
existing units, vacant lots in registered Plans and approved
or proposed units within neighbourhood 111C11 , an increase of
fifty (50) units within Plan 18T-76011 would not jeopardize
the population target total.
5. AGENCY COMMENTS
5. 1 Staff in reviewing the revised plan of subdivision have
undertaken a limited circulation of the application to
. . . .4
`J
REPORT NO. : PD-216-92 PAGE 4
internal agencies. No objections were received from the
Public Works Department or the Fire Department. The Community
Services Department in reviewing the proposal, acknowledged
that although Penwest did previously provide through the
original conditions of draft approval for 18T-76011 park
lands, additional park land dedication would be appropriate
inasmuch as the objective of the revised plan was to increase
the number of residential units on site. The request to
increase the parkland area based on 1 ha per 300 units, as
well as to masterplan all table lands within Blocks "A" and
"B" (See Attachment # 5) was discussed with the applicant and
agreed to. Additionally, it was noted that prior to the Owner
receiving more than twenty-five (25) percent of the building
permits within the last phase, the Owner was to have developed
the tablelands within Block "A" and "B" in accordance with the
masterplan.
5.2 Staff would note that the comments of the Region, the Ministry
of Natural Resources and Central Lake Ontario Conservation
Authority were forwarded directly to the Ministry of Municipal
Affairs, being the originating body requesting consideration
of the revised plan.
6. STAFF COMMENTS
6. 1 The lands within draft plan 18T-76011 which have not proceeded
to date, through to registration, under the original
conditions of draft approval would permit the development of
sixty-two (62) single family lots. The area in question, as
shown on Attachment No. 2, comprise of Lots 143 through to
208 . The proposed revisions to this portion (See Attachment
No. 5) would include an additional 0.847 ha of land and a
total unit increase of fifty (50) units by permitting semi-
detached units on Lots 143 through 195 and eight single family
units on Lot 195 to 202 . As previously noted, the lands
comprising lots 195 to 202 (formerly Mr. Mutton's lands) were
not included in the original draft plan, but are added in this
revision. . . . . 5
1124
REPORT NO. : PD- 216-92 PAGE 5
6.2 It has been proposed within the revisions that the walkway -
Block "U", (Attachment No. 3) to Concession Street be deleted
as Street "G" through lands to the west of Penwest
Developments Ltd. , owned by Ashdale Holdings would extend
Street "G" to Concession Street. Through the provision of
sidewalks along Street "G", the need for the walkway in
Staff's opinion would no longer be warranted.
6. 3 Should Committee and Council deem it appropriate to support
the latest revisions as proposed, the Owner would be required
to enter into a subdivision Agreement with the Town for the
development of the remaining lands within 18T-76011. Said
agreement would address the existing conditions of draft
approval and those raised in this report.
6.4 With respect to the earlier revisions proposed in June 1991
(Attachment # 4) as contained in Staff Report PD-128-91,
Committee and Council recommended denial of such changes. By
correspondence dated February 26, 1992 the Ministry of
Municipal Affairs requested clarification as to Council 's
reasons/rationale for recommending denial. This request was
referred to Staff for review and the preparation of a
subsequent report. Should Committee and Council concur with
Penwest's latest revisions of March 1992, the disposition of
the Ministries request will be responded to through their
notification of Council's action taken on the current
revision. Staff would confirm that the applicant's agent has
indicated that the Ontario Municipal Board referral of the
1991 revisions will be withdrawn pending Committee and
Council's favourable disposition of the current revisions.
6.5 Staff would note for Committee's information, that should the
revisions as proposed not meet with Committee and Council's
approval, the Ontario Municipal Board hearing scheduled for
November 10, 1992 , dealing with the June 1991 proposal, would
in all likelihood proceed as scheduled. . . . .5
')25
REPORT NO. : PD-216 -92 PAGE 6
Staff would note that inasmuch as Staff supported the original
proposal, Staff could not attend the hearing in defense of
Council's decision. Furthermore, it is Staff's position that
in consideration of the Town' s Municipal Housing Policy
Statement and the proposals conformity with the Town's
Official Plan Policies, the likelihood of success before the
Ontario Municipal Board would be minimal. Should Council wish
representation at the hearing, authorization for retaining a
planning consultant and legal counsel would be required.
7 . RECOMMENDATIONS
7 . 1 In consideration of the above comments, Staff would recommend
approval of the proposed revisions to the draft approved Plan
of Subdivision 18T-76011 to permit the development of an
additional fifty (50) dwelling units.
Respectfully submitted, Recommended for presentation
to the Committee
�..J F'��.---•_..� �(/lJ to �1 ,�,� � ( �, �'4 a
Franklin Wu, M.C. I.P. Lawrence E. Kotse'ff
Director of Planning Chief Administriative
and Development Officer
LDT*FW*cc
30 September 1992
Attachment No. 1: Revised Conditions of Draft Approval
Attachment No. 2 : Original Draft Approval
Attachment No. 3 : Red-line Revised - 1989
Attachment No. 4 : Proposed Revisions - 1991
Attachment No. 5: latest Revisions - 1992
Interested parties to be notified of Council and Committee' s
decision:
Mr. Stephen Pustil The Michael Stuart Group
Suite 2812 85 West Beaver Creek Road
390 Bay Street Unit 2
TORONTO, Ont. M5H 2T2 RICHMOND HILL, Ont. L4B 1K4
E) 2 f
ATTACHMENT NO. 1
REVISIONS TO
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
Plan Identification
1. That this approval applies to revised Plan of Subdivision 18T-
76011, prepared by Conroy Dowson Planning Consultants Ltd. ,
project No. 75-17-7, dated December 19, 1990, as further red-
line revised March 27, 1992, showing 154 lots for single
detached dwellings, 52 lots for semi-detached dwellings;
Block A and B for open space and park purposes, reserves, road
widenings, site triangles etc.
8LK G DLK H
' 185 186 187 188 199- 190 t i' • `
104 183 192 191 180 179
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ATTACHMENT +2 '
1 15 APPROVED DY C1IQL
CC IOPEB 9 1979
+ ORIGINAL D RAFT APPROVAL
PP AL
LOTS 143 TO 206 (66 SINGLE FAMILY UNITS)
BLOCK T' t8418 186 •3 187 188 sao-wLpAK
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- 4 33 34 APPROVEO BY THE
MINISTER ON JoJI(JOry29,
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ALL AUNISTER.APPROVED
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ROYAL PINE 7 3z r c3
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RED-LINE REVISION
• N 30 39' • c3 -SEPTEMBER-28.1987
.... - ....�. ' ` v 2.27 26 4
-40 � - - - - DRAFT PLAn OP
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P- OF LOT 9. CONCESStON 1
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\ TC+a'Y CF NEWCASTLE
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ATTACHMENT #3 a, ""toy"
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RED LINE REVISED 1988 ') 29 r. � _..
LOTS 143 TO 204 (62 SINGLE FAMILY-UNITS)
w f
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RES.O',N::AL 16T-66 24 BLOCK E PROPOSED JNVE= aL
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t PART OF LOT 9. CONCESSION i
<1 f ,FORMERLY TOWN OF BO%WNVK.LE)
TOWN OF NEWCASTLE
=EG"4AL MUNICIPALITY OF DURHAM
ATTACHMENT #4 •"['�`
• `K• AS APPROVED BY Cp/f7CM.
OCTOBER 9 1979
«:D. DD.�NwPL;N:-;-
PROPOSED REVISIONS 1991
GDNSVLTANTS Ny(011rD.lATED
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LOT 201 (1 SINGLE FAMILY UNITS)
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CONCESSION FREET RCAC ALLOWANCE 3CTA'CLk CONCC SIONS„
-- - lJI : - I �f�:�
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( 1 23 y (CRESCENT) ST 187 = n BLK J
72 W
r
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36 53 !2 69 a NOTE THIS PLAN WAS
• _-�_„L,,Jr_7 _
ORIGINALLY DRAFT
35 34 APPROVED BY THE
i 6B V MINISTER ON Jonuory29,
5? 5 L 5 67 1981, and INCLUDES
LJ ' a 33 36 ALL MINISTER APPROVED
O• 6 = W 66 w REVISIONS TO Junell,1984
a (ROYAL ' 7 v 32 57 w 65 a
PINES COURT 31 58 }� s1 w .r..S,oR Svr 1 q
BLOCK L T O 30 (n
Jn RES[RVE
59 63
8 29
J 60 28 61 62
9
27
z FT 29 23 pp E1 s U t3//i v i s i o n I6T-76011-R
PART OF LOT 9, CONCESSION I
(FORMERLY TOWN OF BOWMANVILLE)
ATTACHMENT #5 i, TOWN OF NEWCASTLE
17 REGIONAL MUNICIPALITY OF DURHAM
,yy 18 N 20 BLK N'
1 „ BLOCK M +�7
S[PVE ��INE�FUISIe/J �IR�A1��
AS APPROVED BY COUNCIL
? PROPOSED REVISION 1
�["'y( 17 OCTOBER.9 1979
N 992 v/ d ". �"" DCo.,S V DOASDx Pa ANN,ND
fA ni'\ yCORSVIt.Frs INc0J OF EO
LOTS 14'3 T Y
p O 194'(104' SEMI-DETACHED UN
LOTS 195 TO 202 ( 8 SINGLE FAMILY UNITS )