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HomeMy WebLinkAboutPD-209-92 THE CORPORATION OF THE TOWN OF NEWCASTLE DN: 18T87092 .GPA REPORT General Purpose and Administration Committee Meeting Fil t U-_Li'J(_ Monday, October 5, 1992 Res #( Date PD-209-92 18T-87092 (X-REF: DEV 88-116) By-Law 9 Report# File it Subject PROPOSED PLAN OF SUBDIVISION & REZONING APPLICATION APPLICANT: 689581 ONTARIO LTD. (JEFFERY HOMES) PART LOT 29, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON FILE: 18T-87092 (X-REF: DEV 88-116) Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-209-92 be received; 2 . THAT the proposed Plan of Subdivision application submitted by G.M. Sernas and Associates Ltd. on behalf of 290572 Ontario Ltd. (Jeffery Homes) proposing 298 units and as revised be APPROVED subject to the conditions contained in Attachment No. 1; 3 . THAT the Mayor and Clerk be authorized by By-law to execute a Subdivision Agreement between the applicant/owner and the Town of Newcastle at such time the agreement has been finalized to the satisfaction of the Director of Public Works and Director of Planning; 4 . THAT the attached amendment to By-law 84-63 be APPROVED and that the "Holding (H) " symbol be removed by By-law upon execution of a subdivision agreement; 5 . THAT the Region of Durham Planning Department be advised of the decision of Council and that a copy of the report be forwarded to the Regional Planning Department; and 6 . THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1. 1 Applicant: 689581 Ontario Ltd. (Jeffery Homes) 1.2 Agent: G.M. Sernas and Associates Ltd 2 REPORT NO. : PD-209-92 PAGE 2 1.3 Proposed Plan of Subdivision: proposing to develop 57, 12 . 0 m frontage single family dwelling lots, 57, 15 .0 m frontage single family dwelling lots, 49, 18 .0 m frontage semi-detached/link lots (98 units) and 25, 6 . 0 m frontage on-street townhouse units and a block having a potential for 61 townhouse units . Total 298 units . 1.4 Rezoning Application: from "Holding Urban Residential Type One ( (H)Rl) " to an appropriate zone to permit the above-noted proposed plan of subdivision 1.5 Land Area: 18 . 885 ha (46 . 66 acres) 2. LOCATION 2 . 1 The subject property is located in Part Lot 29, Concession 2, in the former Township of Darlington. The lands are described as being generally south of Highway No. 2, east of Trulls Road, north of Bloor Street and west of Courtice Road. 3. BACKGROUND 3 . 1 The proposed draft plan of subdivision application was originally received by the Town of Newcastle Planning and Development Department in January of 1988 . The application for zoning by-law amendment was not filed until October of the same year. The applications have since undergone a number of revisions and have been circulated and processed concurrently. 3 .2 A number of people submitted letters expressing interest and concern with the proposal at the time of the original Public . . . . . 3 REPORT NO. : PD-209-92 PAGE 3 Meeting. As a result, Council requested Planning Staff meet with the residents and the applicant. Meetings with the residents were held on two separate occasions, one on May 31, 1989, and the second April 5, 1990. A second Public Meeting was scheduled and heard September 8, 1992 . 3. 3 In support of the proposal, the proponent submitted an environmental noise impact statement to address the projected noise environment for the development and to investigate and identify potential noise control features for specific lots . The study suggests Courtice Road will be the only noise source of consequence for the development, and that the noise levels projected from Courtice Road can be mitigated to satisfy Ministry of the Environment standards for all outside amenity areas . 4 EXISTING AND SURROUNDING USES 4 . 1 The subject site is a well vegetated vacant parcel of land. 4.2 Surrounding land uses are as follows: South: primarily vacant and agricultural land with limited scattered residential fronting on Courtice Road. East: limited residential fronting on Courtice Road and agricultural lands east of Courtice Road. North: residential fronting on Highway No. 2 and Roy Nichols automobile dealership. West: vacant lands subject to applications for residential development. 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 . . . . .4 REPORT NO. : PD-209-92 PAGE 4 acknowledging the original application was installed on the subject lands. In addition the appropriate notice was mailed to each landowner and tenant within the 120 metre prescribed distance. The required public meeting for the rezoning application was held February 20, 1989. All land owners and tenants within 120 metres of the subject site were also notified of the second Public Meeting on September 8, 1992 . One neighbouring land owner appeared at the meeting and presented Committee members with a letter outlining their concerns. This neighbours property abuts the proposal on the west side of Street "E" . Their concerns are addressed in Staff comments Section 9 of the report. 6 OFFICIAL PLAN POLICIES 6. 1 Within the existing Durham Regional Official Plan the subject property is designated "Residential" within the Courtice Urban Area. The residential policies allow for a variety of housing style and type. The application would appear to conform. 6.2 Within the June 1991, Durham Regional Council approved Official Plan the subject lands are designated as "living Area" within the "Courtice Urban Area" . The policies for the living area designation are similar to the previously mentioned residential policies. The application would appear to conform. 6. 3 Within the Courtice Urban Area section of the Town of Newcastle Official Plan the subject property is located within neighbourhood 112C1' and designated "Residential" . The predominant use of lands within said designation shall be for housing purposes. The application is comprised of partial blocks for school and park purposes and proposes a . . . . . 5 , 1 ` REPORT NO. : PD-209-92 PAGE 5 total of 298 residential units with a gross residential density of 15.77 units per hectare. The 298 units will generate approximately 865 persons. This proposed population may be accommodated within the 2500 person population target of neighbourhood 112C11 . 6.4 Within the Courtice South Neighbourhood Development Plan the subject lands are designated "Residential" . The neighbourhood plan does not provide specific densities. This is to allow maximum flexibility and to allow densities to vary from location to location, dependant upon other neighbouring land uses within the area. In the absence of specific densities, determination of the number of units to be permitted is based on the 2500 person population distributed to all developable areas in the neighbourhood. In this regard, this proposal is in excess of the neighbourhood density by approximately 58 units. However, since the proposed subdivision is adjacent to the designated central area to the west, a slightly higher density is reasonable for lands within this neighbourhood to take advantage of the various future retail and central area amenities. In addition, Regional Public Works advised that servicing capacity is not a concern. As a result, Staff is satisfied that the slightly higher density proposed does not jeopardize the intent of the Neighbourhood Plan. 6.5 Staff have also reviewed the subdivision within the context of the Provincial Policy Statement on Land Use Planning for Housing and the Town's Council approved Municipal Housing Statement and are satisfied the application would comply to both documents. . . . . . 6 REPORT NO. : PD-209-92 PAGE 6 7 ZONING 7. 1 The current zoning on the subject property is "Holding- Urban Residential Type One ( (H)R1) " . Subject to the removal of the holding (H) symbol, said zone would permit the development of both singles and semi-detached/link units on lots having minimum frontages of 15. 0 and 18. 0 metres respectively. In addition to the above type of units, the applicant is proposing to develop on-street and block townhouses, as well as 12 . 0 m singles. These are currently not permitted in the "R1" zone. 8 AGENCY COMMENTS 8. 1 In accordance with departmental procedure the subject application was circulated to a number of agencies and departments for comment. The Fire Department, Separate School Board and Ontario Hydro advised they had no objection to the rezoning and subdivision applications as proposed. 8. 2 The Town of Newcastle Public Works Department reviewed the subject application and offered no objection in principle to the proposal subject to conditions. Conditions of approval requested by Works Staff are as follows: The applicant assuming all costs for provision, installation and location of Community Mailboxes; That temporary turning circles be provided and adjacent lots be withheld from building permits until such time the roads are extended; That all works be undertaken in accordance with the Draft Robinson Creek Master Drainage Study, dated January 1991 and the Draft Black Creek Master Drainage Study, dated May 1991; That a Stormwater Management Implementation Report which provides for the sequential construction of the stormwater management works necessary for the watershed be submitted; The applicant be required to enter into a development agreement . . . . . 7 REPORT NO. : PD-209-92 PAGE 7 with the Town; That a permanent secondary access be provided; and That a Front Ending Agreement be entered into with the Town. 8. 3 Community Services Department Staff advised they have no objection to the application subject to conditions. Should this application proceed to registration prior to other applications in the neighbourhood (18T-90010, 18T-90022 or 18T-88060) , the applicant is required, at the time of registration to secure and dedicate the entire neighbourhood park to the Town of Newcastle. As well prior to the Town issuing beyond the 50% of the building permits for this subdivision, street frontage and services to the park block shall be in place and the Town must have acknowledged that the funds are available for park development. 8.4 Central Lake Ontario Conservation Authority have advised that they now do not object to the approval of the proposed plan of subdivision, subject to conditions of draft approval. Prior to final approval the owner shall obtain Authority approval for site grading plans detailing 100 year overland flow routing, erosion control plans providing on site containment of sediment and a detailed hydrogeologic report which assesses the servicing scheme for the plan. The owner shall also contribute towards remedial erosion control works on the Black Creek. 8 . 5 The Newcastle Northumberland Public School Board has advised that although they will not be in a position to acquire the school site for a number of years they are very interested in the site and request the owner to enter an option-to- purchase agreement with the school board prior to registration. . . . . .8 REPORT NO. : PD-209-92 PAGE 8 8 . 6 The Region of Durham Works Department review of the application noted full municipal services are available to the site. Regional Staff concur with the road widenings and reserves shown on the submission, however have requested a traffic study to determine the road improvements required on Courtice Road. 8 .7 Ministry of the Environment Staff advised they have identified that various materials have been deposited on the site. Due to the uncertainty of the type of materials deposited the Ministry requires prior to draft approval, that the type and extent of the materials placed on site be confirmed. As well they noted that noise warning clauses on lots adjacent Courtice Road may be necessary. 9 STAFF COMMENTS 9 . 1 The application proposes to develop 298 units on 18 .8 ha of land for a density of 15.85 units per gross hectare. Although the unit yield is somewhat higher than what the local official plan and neighbourhood plan originally contemplated. The policies permit flexibility in reviewing density issues, to permit an application to compliment and take advantage of adjacent uses. Furthermore, as noted previously the lands are located immediately adjacent to the Main Central Area as designated in the Regional Council adopted Durham Region Official Plan (1991) . Lands in this vicinity are likely to develop at a higher density than originally considered in the current Newcastle Official Plan. The Region has also confirmed servicing capacity is available without negatively impacting the ability to develop the balance of the lands in the neighbourhood and Courtice area. . . . . .9 REPORT NO. : PD-209-92 PAGE 9 9. 2 Council has held two (2) Public Meetings for the subject application. In addition, Staff have attended two (2) information/resident meetings during the processing of the subject applications. At the most recent Public Meeting, a neighbouring land owner, abutting Street "E" to the west, expressed concern pertaining to potential flooding on their property, should the proposed development proceed. As well, the neighbouring land owner requested that the developer be responsible for installation of water and sanitary sewer along Highway No. 2 and fencing on the property lines abutting the development be constructed. 9. 3 Staff do not consider fencing appropriate on the property line abutting the development, the neighbours lands will abut a road allowance and a residential side yard. These are not considered to be conflicting uses. In addition, at such time the neighbours lands are developed, a fence located on the property line must be removed to permit access to future lots. 9.4 Inasmuch as the extension of sewer and water are of Regional jurisdiction, Staff are not requiring that the applicant to extend water and sanitary sewer along Highway No. 2 frontage as a condition of approval for this development. Staff would note however, should the proposed plan of subdivision and rezoning application ultimately be approved, a condition of approval would be imposed requiring well monitoring be undertaken prior to development and the owner acknowledging responsibility for providing potable water to any affected party. 9. 5 The subdivision is designed in keeping with the neighbourhood plan. It proposes one access to Trulls Road, . . . . . 10 REPORT NO. : PD-209-92 PAGE 10 provides for a service road as opposed to reverse frontage abutting Courtice Road and has single family dwelling lots fronting on the two collector roads (Sandringham and Avondale) . As well, in keeping with the neighbourhood plan, the proposed subdivision provides for the balance of the park block and the school block in the neighbourhood. The application also complies with the medium density provisions of the Town's Official Plan, providing direct access from the medium density block to a collector road and not exceeding 40 units per net ha. Staff suggest that Block 164 proposed for seven (7) townhouse units be red-lined revised to develop as two (2) semi-detached or link lots. This will reduce future on street parking problems on street "E" . 9. 6 As mentioned previously the proponent has submitted an environmental noise impact statement in support of the application. Town Staff have reviewed the report and believe the findings and recommendations to be acceptable. The report has provided alternative noise mitigation measures for the outdoor living area of specific lots. However, Staff could only accept the option suggesting a noise barrier fence height of 1. 8 m with warning clauses, as opposed to a 2 . 1 m fence without warning clauses. 10 CONCLUSION 10. 1 In consideration of the comments received from the circulated agencies as well as the comments from Planning Staff, it is recommended that the proposed plan of subdivision, as revised, be APPROVED subject to the conditions contained in Attachment No. 1, attached hereto, and that the application for zoning by-law amendment be APPROVED and that the "Holding (H) " symbol be removed at such time the applicant has entered into an agreement for the development of the plan of subdivision. . . . . . 11 REPORT NO. : PD-209-92 PAGE 11 Respectfully submitted, Recommended for presentation to the Committee r 1 t Franklin Wu, M.C. I .P. Lawrence E. Kotse ff DIrector of Planning Chief Administr41ve and Development Officer CP*FW*cc Attachment No. 1 - Conditions of Approval Attachment No. 2 - Proposed Neighbourhood Development Attachment No. 3 Plan as submitted Attachment No. 4 - Plan as Red-line Revised 25 September 1992 Interested parties to be notified of Council and Committee's decision: G.M. Sernas and Associates Diane Westerman Att: Mr. Bryce Jordan R. R. # 6 110 Scotia Court, Unit 41 BOWMANVILLE, Ontario L1C 3K7 WHITBY, Ontario LIN 8Y7 Mr. & Mrs . Philip Brown 290572 Ontario Ltd. 2488 Courtice Road c/o Jeffery Homes COURTICE, Ontario LIE 2M8 58 Rossland Road West OSHAWA, Ontario L1G 2V5 David & Cindy Bosy R. R. # 6 George & Margaret Gouldburn BOWMANVILLE, Ont. L1C 3K7 1721 Highway No. 2 COURTICE, Ontario LIE 2R5 Mike McCarthy R. R. # 6 Alan Godel BOWMANVILLE, Ont. L1C 3K7 227 Bridgeland Ave. , TORONTO, Ontario M6A IY7 Victoria Bezenu R. R. # 6 Cecil & Hendrina Adeana BOWMANVILLE, Ont. L1C 3K7 1719 Highway No. 2 COURTICE, Ontario LIE 2R5 Derrick Stairs R. R. # 6 George Hillis BOWMANVILLE, Ont. L1C 3K7 1 Townline Road N. , OSHAWA, Ontario L1K IA7 Evaline Fields R. R. # 6 Henry and Gail Hartgers BOWMANVILLE, Ontario 1717 Highway No. 2 L1C 3K7 COURTICE, Ontario LIE 2R5 t ATTACHMENT NO. 1 CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to draft Plan of Subdivision 18T-87092 prepared by G. M. Sernas and Associates Ltd dated (revised) June 1992, (and further revised in red as per the attached plan) showing 114 lots for single family detached dwellings, 51 lots for semi-detached or linked dwellings (102 units), Blocks 165 to 167 inclusive for 18 on-street townhouse dwelling units, Block 168 for 61 townhouse units, Block 182 for park purposes, Block 181 for school purposes, and various blocks for future development, 0.3 m reserve, road widening, site triangle etc. 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 Engineer to prepare and submit a Hydrogeologist Report to the Director of Planning and Development to demonstrate that the proposed development will not adversely impact the existing wells in the surrounding areas. 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. 7. That the Owner shall retain a qualified consultant to prepare and submit a Tree Preservation plan to the Director of Planning and Development for review and approval. .. 2 -2- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT 8. 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 subdivision agreement, including, but not limited to, the requirements that follow. 9. That all easements, road widening, and reserves as required by the Town shall be granted to the Town free and clear of all encumbrances. 10. (a) That the entire neighbourhood park comprising Block 165 of Plan 18T90010 dated May 1992, Block 23 of Plan 18T90022 dated August 20, 1990 and Block 182 of Plan 18T87092 dated July 3, 1992 shall be dedicated to the Town prior to the execution of the Subdivision Agreement by the Town. (b) Prior to the owner requiring issuance of Building Permits for more than 50% of the dwellings permitted in this subdivision, the entire Neighbourhood Park must front on at least 30 metres of street frontage on a constructed and fully serviced public street. 11. That the Owner shall pay to the Town, development charge in accordance to the Development Charge By-law as amended from time to time, as well as payments of a portion of front end charges pursuant to the Development Charge Act if any are required to be paid by the owner. 12 That the Owner shall provide and install sidewalks, street lights, temporary turning circles etc. as per the Town's standards and criteria. 13. That the Owner shall cause all utilities, including, hydro, telephone, Cable TV, etc to be buried underground. 14. That the Owner shall provide the Town, at the time of execution of the subdivision agreement, unconditional and irrevocable 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 15. That the Owner shall adhere to architectural control requirements of the Town. 16. That prior to the issuance of building permits, the Owner shall, through its acoustic engineer, provide certification to the Director of Planning, certifying that the Builder's plans are in accordance with the Noise Control Report as approved by the Ministry of the Environment, Region of Durham and the Town of Newcastle. _ 3 -3- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D) 17. 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. 18. The Owner agrees that where the well or private water supply of any person is interfered with as a result of construction or the development of the subdivision, the Owner shall at his expense, either connect the affected parry to municipal water supply system or provide a new well or private water system so that water supplied to the affected parry shall be of quality and quantity at least equal to the quality and quantity of water enjoyed by the affected party prior to the interference. 19 That temporary turning circles be provided at the terminus of streets "A". "B", "C", "D", "F" and "G" and that the lots abutting the temporary turning circles (lots 32 and 33, 108 to 110, 119 to 122, 139 to 142, 159 and 160 and Block 179) not be eligible for building permits until the streets are extended and completed to full urban standards. 20. That the storm drainage works, erosion protection works, or other works as deemed necessary by the Director of Public Works for this plan of subdivision are constructed in accordance with the "Draft" Robinson Creek Master Drainage Study, dated January 1991, and the "Draft" Black Creek Master Drainage Study, dated May 1991 both prepared by G.M. Sernas & Associates Ltd. and as finally approved by the Director of Public Works 21. That the applicant provide the Public Works Department with a Storm Water Management Implementation Report which provides for the sequential construction of the stormwater management works necessary for the entire watershed and addresses the impacts of developing this plan of subdivision in the absence of the balance of the watershed. This report shall be subject to the approval of the Director of Public Works. 22. That the development agreement which the applicant shall enter into shall include a "Staging Plan" and all necessary provisions that will control the sequential development of this subdivision in conjunction with the installation of street lighting and sidewalks on Courtice Road, from the southern subdivision limit to Highway No. 2 and any external works or services necessary to service this development, to the satisfaction of the Director of Public Works .4 -4- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D) 23 That the applicant enter into a Front Ending Agreement with the Town of Newcastle in accordance with the provisions of the Development Charges Act, R S O., and contains terms and conditions acceptable to the Town for the construction of oversized storm sewers and outfall works, of which this plan of subdivision forms one of the benefitting lands, unless otherwise approved by the director of Public Works. 24. That a permanent secondary access be provided. The issuance of building permits will be determined in conjunction with the timing of construction/implementation of this permanent secondary access, to the satisfaction of the Director of Public Works. 25. That the development of this plan of subdivision proceeds at such time that the Town has approved the expenditure of funds for the provision of the installation of street lighting and sidewalks on Courtice Road, from the southern subdivision limit to Highway No. 2 and any external works or services which have been included in the Town's Development Charge By- law and are deemed necessary by the Director of Public Works to service this development. 26. That the construction of Streets "F", "E", and "D" shall be constructed with the provision of all service connections of the abutting future developments and cost shared by those developers benefitting. 27. That the approvals of all proposed entrances on Courtice Road be obtained from the Regional Municipality of Durham and submitted to the Director of Public Works for his review and approval. 28. That approvals of the storm sewer crossing on Highway No. 2 be obtained from the Ministry of Transportation and submitted to the Director of Public Works for his review and approval. 29. That all the conditions of the Central Lake Ontario Conservation Authority be satisfied financially or otherwise. 30. That all the conditions of the Ministry of Natural Resources be satisfied financially or otherwise. 31. That all the conditions of the Ministry of the Environment be satisfied financially or otherwise. 32. That all the conditions of the Northumberland and Newcastle Public School Board be satisfied financially or otherwise. TRULLS ROAD 1111 5) /�17 j 'L WOMENY � �nl��Ir�!!!!i m� MINIMUM ®© j ®v11' y) z. 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E "Y N S ESE' P L Tj MEADMIEW HEIGHTS y \4 L 0 T 3 0 8 T '-�,19 0 0/ 1 0 A":Yl I IN 0 E L A 18T-87092 sl C 0 N'C E S S 1 0 N 2 AL_ A Dp-1 JUL 03VSg V m 0 M 0 (1) m In r - --- —__ '0 T — — - - - - - -- - - - - -- -- -- - - - -- - - - - -- - -- - -- - - - L -- -- - - -- \� i- 0-" "S", INST, No 52 96 1 rIl_ BLOCK tba / 1 ST i_ BLOCK TOANHOUSES BLOCK 168 (1533 No - 379 oc) _ S 16 NST No I T 1 ; 7705�I a otxlaT s 0' I a ; INS No 57341 L I I I Tu I I I T j f IN T No_ J idr, (�d f{ f k O 1 Ar N T 7121 I I P TL 1-� '�NlOCK170� I STft - �a IMIN 1011 Elm I M S_S_I O N 2 _ _ _ _ PROPOSED — — ` 36- - Tt0.Tsuagme --- - -- - -0>m REAR r _ -------- - -_ --- DRAFT PLAN FQR - - - - -a- �` - - --- - - - - -- -- ----- - - - - -- - — — — — — — — PART OF LOT 29 CONC 2 O — — TOWN OF NEWCASTLE ' REGIONAL MUNICIPALITY OF DURHAM 4 as 7i FART LOTS, LDTS�� -F- _ .P}y�(���) f ----- l . s r BloCK180• _ O PART LOTS - ._-00 - -- - - - -� SCHEDULE OF LAND USE for twrsx KcvoODrAI —�— — - -- r —.b�: 3a -95- P�wo.;,rr,� s Ewaaa n 9a- m r -rn_n —95 Y TOTAL A Lars l.• SI RC90 T1 (w 41 --57— ` , -76— — V ToiAt MCA 9NGL rA1tY RCSDOITw. - a». r ^ 126<IU CONS." 11[DOCNi»L 3 7Y • ] TorAl I urns Rcsaom,a (>r� -ri � - w.',' 35 ••• • t ruR/RCSOIVm lass ra w - w. a.T. r e • ee, Q , xalool _.aeat»�_. eraau ' Y ry INS No 21 p60 1 y n. �aa ,M ,Aa us •,b • x � � � � aSn.ID tr Or+rx - - ew r '.7 ' ' ,� _ O - 11 4• 32 a / 0.5w K9tKi _ _ - i'_IT�' 'ti 152 131 1�9 ' •3 Z INST a N , , s j • - 7 .r° // PART LOT •0<D ..OD.RLT a¢ a.o.r O h m ° PART LOT Rows au.sna _ TvA AiA»r l� iNO 1� r ^ 153 148. w 133 12a 1 13 9 PART 176 W • A'a _ '�r� So 1� L ' • mru . «. n. 4.•..a,., lams A. 134 o 127 .114 �• a 1O2 f01 L r' �EVEADOIIKINAL. KOfWAnW 126 104 100 R BSERCV�ED75 T' / L% 1NSi%Ja 7 87 `3'0- ' 111 1 L I \ ` 1 \ + b las R 8 vi07LOT ,DALE «ca»ENa/RET19a+s ar i / -T•_ �m 3 136 143 .°. 1 _ 136 123 (�' 116 \ 1 �"�� / I i IN§T �0 2 56344' _„ t3] r 18 1 \ L 1� • RE LOT \ - -`�- m \ - 1M1' 137 12a i 117 1 756 - a 3 \ 107 a ]] w 136 143 = + 136 123 3 : R� \ \ f0a PART LOTS \ 116 - \ W o➢ BLO+c172 f39 122 119 \ _ 1 0 P ^oT5 \' O'/NOLS CERIiYAIE A1R.CTOrs OIRnrICATE }l e t i f• _���� �wb /j1y �f �u •�I � 16 � 140 121 120 4 60 ) ,� � / �� _ i reARNES �I7E0 _ - mru rvnwc - 3m RESERVE' / ./ i. -�-'C_ 7 I ` \ \ \ ' - ' �_— LOCK188 NA»+E .EifERY -RIC¢ No�OA_S- i 'w"- �2.pZ, --------- • �-j{ 1 � � o vI o k o",. e� P R P O S�J� CxM.SE�T�S [0/ _ �-'+ I 1 K�� a -.1101 / Oh` E R E �i I .�E N� /T 1 °A L A N S E7E P L iS N S I^�° I E o � o r 3 0 �8 r�s o d1 0 MEADOWVTEW92HEIGHTS _ /. / s o ¢ �� 2 /�T b7o16 C O N I C E S S / O N 2 \ X JUL 937,9gc m V c/ v on a Z N m v Z m m v DN: DEV88116.BL THE CORPORATION OF THE TOWN OF NEWCASTLE BY-LAW NUMBER 91- being a By-law to amend By-law 84-63, the Comprehensive Zoning By- law for the Corporation of the Town of Newcastle. WHEREAS the Council of the Corporation of the Town of Newcastle deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Town of Newcastle in accordance with DEV 88- 116 to permit the development of 298 residential lots. NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Town of Newcastle enacts as follows: 1. Schedule 114" to By-law 84-63 as amended, is hereby further amended by changing the zone category as follows: from "Holding Urban Residential Type One ((H)R1) " to "Holding Urban Residential Type Two ( (H)R2) " and a from "Holding Urban Residential Type One ((H)R1) " to "Holding Urban Residential Type Three ((H)R3) " as illustrated on the attached Schedule "A" hereto. 2. Schedule "A" attached hereto shall form part of this By-law. 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 1992. BY-LAW read a second time this day of 1992. BY-LAW read a third time and finally passed this day of 1992. MAYOR CLERK i . r r This is Schedule to By -law 92 passed this—day • mo 4J.' Alp �%V4 ,I J%tom ��� • • �vi`//�%/•gym,.' a�� �+:� i-�ri• ■; .:.,d.�...i.� / T• .•L.�.. .•.•n�.`n•♦'i nom. �1 - ��iiii..�n�ilA'I 4♦-Piids:Yiigv :��.,••��1:.�♦�♦�♦�1 • • �• O'l/ ,/��!l;.v;•_��a��..yr�����:..�o ioi r�77�.i�.��3o�i ✓/rpi.�/1iP ���//fir �G'.i � it/.'r .. PM .:♦�i!.�♦!♦.••: fig •v/'/ 001�NI ri /IJ/.iii•♦ ••6♦> • I/� �� -1 �/%�•1. �' I' ZAMA/`..�/,.p.o.� �/����f�%'.'� ./�%'�/'/%'iii,•// s!>r:r:`;/�� 1.�/:ii.i�i•w`� ./.F.��/AI�f�✓�'.////�/.�7//.'`�" %�fIIV- /i'/'/�/I • • LOT 29 LOT 28 �. NASH ""' - RI R4 it P Ui . ;�P 10/ 0 �j : 0 50 100 POO 300m o