HomeMy WebLinkAboutPD-214-92 THE CORPORATION OF THE TOWN OF NEWCASTIX
DN: DEV90074.GPA
REPORT
PUBLIC METING
Meeting General Purpose and Administration Committee
Date Monday, October 19, 1992
PD-214-92 DEV 90-074 (X-REF 18T-90036 & OPA 9W`=L7aPA)--- -
Report# File #
Subject REZONING APPLICATION - DWIGHT CHIZEN IN TRUST
PART LOT 10, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
FILE: DEV 90-074 (X-REF 18T-88036 AND OPA 90-77/N)
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-214-92 be received;
2 . THAT application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63 , as amended, submitted by G. M. Sernas and
Associates on behalf of Dwight Chizen In Trust be referred
back to Staff for further processing.
3 . THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. APPLICATION DETAILS
1. 1 Applicant: Dwight Chizen In Trust
1.2 Agent: G. M. Sernas and Associates
1. 3 Rezoning Application:
from "Agricultural (A) " , to an appropriate zone to permit
the development of 304 residential units.
1. 4 Official Plan Amendment: to introduce a medium density symbol.
1. 5 Subdivision:
proposing to develop 97 single family dwelling units, 65
lots for semi-detached/link dwellings (130 units) , 77
street townhouse units, one local commercial block and
one park block.
1. 6 Land Area: 18. 08 ha (44 . 67 Acres)
2. LOCATION
2 . 1 The subject property is located in Part Lot 10, Concession 2 ,
2
0
REPORT NO. : PD-214-92 PAGE 2
Former Town of Bowmanville. The property is located south of
Concession Road 3, east of Liberty Street and north of the
Canadian Pacific Railway line. The property abuts Regional
Road 14 (Liberty Street) at two locations, one having frontage
of 20.2 metres, the other 6. 13 metres.
3 . BACKGROUND
3 . 1 An application for Zoning By-law Amendment was originally
received by the Town of Newcastle Planning and Development
Department on August 13 , 1990. On August 29, 1990 the Town
was forwarded a copy of an Official Plan Amendment (O.P.A. 90-
077/N) submitted with respect to the subject lands.
Application for proposed plan of subdivision was received by
the Town on September 6, 1990 (18T-90036) .
3 . 2 A revised rezoning application was received in May of 1992 .
The revisions to the application would provide a net increase
of 19 residential units as well as introducing a commercial
component to the neighbourhood.
4 EXISTING AND SURROUNDING USES
4 . 1 The subject lands are currently vacant and have been used for
agricultural production.
4 . 2 Surrounding land uses include:
South: predominantly vacant agricultural land subject to
applications for residential development and the
Canadian Pacific Railway
East: agricultural land containing a supporting
residential unit, as well as lands subject to Draft
Approved development applications.
. . . 3
X02
REPORT NO. : PD-214-92 PAGE 3
North: agricultural lands subject to Draft Approved
development applications and new residential
development.
West: existing strip residential fronting on Liberty
Street and a trucking operation.
5 PUBLIC MEETING AND RESPONSE
5. 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 for the original application, as well as the revised
application subject of this meeting. In addition the
appropriate notice was mailed to each landowner within the
prescribed 120 metre distance.
At the original public meeting one neighbouring residents
stated his concerns as they related to potential drainage
problems and future roads abutting his property. As of the
writing of this report, a couple of written submissions have
been received by Planning Staff on the revised application.
One letter objects to additional development in the area and
specifically the rezoning of agriculturally zoned lands. The
other correspondence is concerned with future drainage and
potential flooding problems, potential garbage from the site
as well as concern for small children around the construction
site and equipment.
6 OFFICIAL PLAN POLICIES
6. 1 Within the Durham Regional Official Plan the subject property
is designated "Residential" . The residential policies
encourage development with a variety of housing mix and type.
The application appears to conform.
6.2 Within the June, 1991, Council approved Durham Regional
. . .4
5OJ
REPORT NO. : PD-214-92 PAGE 4
Official Plan the subject lands are found within the "Living
Area" designation. Said policies are similar to those
contained in the current Durham Plan. The future Longworth
Avenue extension which is to bisect the proposed lands is now
designated as a type "C" arterial in the 1991 Plan. The
proposed 26. 0 metre width would appear to conform with the
proposed Plan policies.
6. 3 Within the Town of Newcastle Official Plan, Bowmanville Major
Urban Area the subject property is located in Neighbourhood
112C" and is designated "Low Density Residential" . Said
neighbourhood has a population target of 5500 people. In
addition, there is a park, school symbol and collector road
within proximity of the subject lands. Staff would note that
the proponent proposes to introduce a medium density symbol
and commercial block within this plan. The applicant has
submitted an application to amend the Town Official Plan.
6.4 The proponents land ownership equals 18. 08 ha. His share of
the population target would equate to approximately 855 of the
neighbourhood population target or 285 units. The application
proposes approximately 304 units or 912 people. The
submissions proposed 77 townhouse units would have a density
in excess of 44 units per net ha. This exceeds the low
density residential designation of the area.
The collector road which bisects the proposed subdivision has
a fixed location on the west side of Liberty Street, through
Draft Approved and partially registered plan of subdivision
(18T-82037) .
Convenience commercial facilities may be permitted in a
residentially designated area in accordance with projections
. . . 5
504
REPORT NO. : PD-214-92 PAGE 5
of need and shall provide items of daily necessity for the
residents of the immediate surrounding neighbourhoods. The
policies state that a retail analysis may not be required by
Council for convenience commercial facilities, however, given
the currently designated commercial sites in the north
Bowmanville area and the consultant's preliminary findings of
the Central Area Study regarding the cumulative impact of
small commercial developments on the main central area, staff
believe a justification report is appropriate.
7 ZONING
7 . 1 The subject lands are currently zoned "Agricultural (A) " . The
proposed residential units and commercial development would
not be permitted in said zone. It is noted the agricultural
zone is utilized in the Town documents as a 'holding' zone,
for lands within the urban area, prior to any development
approvals.
8 AGENCY COMMENTS
8 . 1 In accordance with departmental procedure the subject
application was circulated to a number of agencies and
departments for comment. To date comments remain outstanding
from the following agencies/departments: the Town of
Newcastle Public Works Department, Newcastle Hydro Electric
Commission, the Central Lake Ontario Conservation Authority
and the Separate School Board.
8 . 2 The Town's Community Services Department advised they have no
objection to the application as filed subject to Block 182
being accepted as parkland dedication, the applicant obtaining
an agreement, at time of registration, to transfer title to
the 0.4 ha (1 acre) block east of block 182 and Longworth
Avenue frontage and services being in place prior to the
issuance of the 51St' percentile of building permits. . . . 6
505
REPORT NO. : PD-214-92 PAGE 6
8. 3 The Fire Department has advised that the site falls within the
response area of station No. 1. Response to this site will
be by both full-time (6: 00 a.m. to 6: 00 p.m. ) and part-time
(6: 00 p.m. to 6: 00 a.m. ) firefighters. No concerns were
raised with the preliminary drawings however, it was advised
that no building permits be issued until all access routes and
water supply have been made available.
8. 4 Ministry of Natural Resources have advised they have no
objection to the proposed rezoning application. In addition,
a second correspondence provided no objection to the proposed
plan of subdivision subject to a number of conditions. The
conditions included among other matters final reports to be
submitted by the applicant and approved by the Ministry
dealing with stormwater flow from the site; anticipated impact
of the development on water quality; and erosion and
sedimentation control.
8.5 Regional Planning Staff advised the application conforms to
both the existing and Council approved Durham Official Plan
documents. They further advised that servicing for the site
is dependant on the development of the Schickedanz lands (18T-
87057) to the south. A road widening on Regional Road No. 14
(Liberty Street) of 5. 18 metres is required as opposed to the
4 . 572 metre widening shown. In addition, Regional Works
requires a traffic study be prepared for their review and
approval.
9 STAFF COMMENTS
9. 1 The applicant has filed applications for Official Plan
Amendment, Zoning By-law Amendment and Proposed Plan of
Subdivision in order to develop the subject 18. 08 ha of land
with 97 single family dwelling units, 65 semi-detached/link
. . .7
J06
REPORT NO. : PD-214-92 PAGE 7
lots (130 dwelling units) and 77 on-street townhouse units,
a 0. 353 ha commercial block and a 1.936 ha park block. The
Official Plan Amendment application relates to the proposed
townhouse units.
9. 2 Staff have reviewed the three proposed applications with the
applicant and have identified some concerns with the overall
density of the submission. In addition, Staff would suggest
revisions to the application be considered to eliminate roads
with on-street townhouses located on both sides. As well the
road network of the proposal will be reviewed with Public
Works Staff to determine the overall function of Swindells
Street within neighbourhood 112C" .
9. 3 Staff do not believe there is justification for a
neighbourhood commercial development within this development.
There is currently a designated and draft approved Local
Central Area within (290 m) 950 feet from the proposed site.
The larger local central area facilities are typically
developed to contain all the uses usually found in a
neighbourhood commercial development, in addition retail users
in a local central area are not as limited by size of the
facility and further benefit from larger users such as grocery
stores and restaurants contained in a local central area.
Staff request that the applicant provide justification for the
commercial component.
9.4 Staff wish to advise as mentioned in the previous Staff
report, the subject application will not be permitted to
develop until such time as Longworth Avenue is fully
constructed to the Liberty Street intersection.
. . .8
DuI
REPORT NO. : PD-214-92 PAGE 8
10 CONCLUSION
10. 1 The purpose of this report is to facilitate the Public meeting
as required by the Planning Act, to provide Committee and
Council with some background on the application submitted and
for Staff to indicate areas of concern regarding the subject
application. In consideration of the above-noted comments it
is recommended that the applications be referred back to Staff
for further processing and subsequent recirculation and report
if necessary.
Respectfully submitted, Recommended for presentation
to the Committee
jr.r"�u /�' o''/",(,� , r (J'I/' "
Franklin Wu, M.C. I.P. Lawrence E. Kotpeff
DIrector of Planning Chief Administrative
and Development Officer
CP*FW*cc
*Attach
13 October 1992
Dwight Chizen Sylvia Brownell
403 Sackville Street 261 Liberty Street North
TORONTO, Ontario BOWMANVILLE, Ontario
M4Y 1S6 L1C 3Y6
G. M. Sernas and Associates Ltd. Mr. and Mrs. Gough
110 Scotia Court 79 Clayton Crescent
Unit 41 BOWMANVILLE, Ontario
WHITBY, Ontario LIC 2N9
L1N 8Y7
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