HomeMy WebLinkAboutPD-205-92 THE CORPORATION or THE TOWN OF NEWCASTLE
DN: DEV91002 .GPA REPORT
P U B L I C M E E T I N G
Meeting General Purpose and Administration Committee File 0 1 o
Date Monday, October 5, 1992 Res #(__L0 CI
By-Law # __ - __
Report# PD-205-92 File#f DEV 91-002 (X-REF: OPA 90-105/N & 18T-90050)
Stjbject
REZONING APPLICATION - BAYLY HOLDINGS LIMITED
PART LOT 16, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: DEV 91-002 (X-REF OPA 90-I05/N & 18T-90050)
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-205-92 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 Ltd. on behalf of Bayly Holdings
Limited 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: Bayly Holdings Limited
1.2 Agent: G. M. Sernas and Associates Ltd.
1. 3 Official Plan Amendment Application:
to introduce a commercial component, relocate the
school symbols, introduce a medium density symbol,
expand an existing high density symbol and increase the
population target of neighbourhood 113B11 from 5800 to
accomodate the proposal.
1. 4 Rezoning Application:
from "Agricultural (A) " to appropriate zones to permit
the development of the proposed plan of subdivision.
2
REPORT NO. PD-205-92 PAGE 2
1.5 Subdivision Application:
the application proposes 116, 12 .0 m single family
dwelling lots; 4, 13 . 5 m single family dwelling lots;
51, semi-detached/link dwelling lots (102 units) ; 82 ,
6. 0 m townhouse units; a 100 unit medium density block;
a 218 unit high density block, a school and park block;
and a 1.2 ha commercial block.
1. 6 Land Area: 26. 335 Ha (65. 0 acres)
2. LOCATION
2 . 1 The subject property is located in Part Lot 16, Concession
1, former Township of Darlington. The property is bounded
to the south by Baseline Road, to the west by the Green Road
road allowance, to the north by the Canadian Pacific Railway
right of way and to the east by new residential development.
3. BACKGROUND
3 . 1 The subject rezoning application was initially received by
the Town of Newcastle Planning and Development Department on
January 4, 1991. On January 10 and January 18, 1991 the
Town was circulated the related proposed Plan of Subdivision
and Official Plan Amendment applications respectively. Town
Staff undertook a joint circulation of the three files. A
Public Meeting on the initial submission was held April 22,
1991. The revised application, subject of this meeting, was
filed in June of 1992 with a recirculation taking place at
that time.
3 . 2 The Official Plan Amendment application was applied for
jointly with Green-Martin Holding Ltd. Green-Martin
Holding Ltd. submitted a proposed plan of subdivision and
. . . . 3
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REPORT NO. PD-205-92 PAGE 3
zoning by-law amendment application for lands abutting the
subject property to the west. This report will discuss the
Official Plan Amendment application as it applies to the
Bayly Holdings Limited land's only.
4 EXISTING AND SURROUNDING USES
4 . 1 The existing site is currently vacant.
4 .2 Surrounding land uses are as follows:
South: Baseline Road and limited residential and
agricultural;
East: new residential development which is part of 40M-
1686, the Baseline Community Centre and existing
urban residential development;
North: The Canadian Pacific Railway corridor, limited
existing residential development and lands subject
to commercial development applications;
West: Green Road road allowance, limited residential and
vacant land subject to residential development
applications.
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 prior to both meetings. In addition the appropriate
notice was mailed to each landowner and tenant within the
120 metre prescribed distance. As of the writing of this
report Staff have received no letters of objection or
concern with respect to the application.
6 OFFICIAL PLAN POLICIES
6. 1 Within the existing Durham Regional Official Plan the
majority of the subject property is designated "Residential"
. . . .4
REPORT NO. PD-205-92 PAGE 4
within the Bowmanville Urban Area, while a portion of the
lands are determined to be outside the urban boundary and
designated Major Open Space. The residential policies of
the plan encourage lands designated as such to be used for a
variety of housing type, style and tenure.
6.2 Within the Council approved Durham Regional Official Plan
(June 1991) the subject land is designated as being
completely within the "Living Area" designation of the
Bowmanville Urban Area. The Living Area policies are
similar to the Residential policies contained in the
previous plan. The transportation schedule however now
designates Green Road as a Type "C" arterial and Baseline
Road as a Type "A" arterial, neither of these roads were
previously designated in the current Durham Plan. As well
the C.P.R. right of way, which borders the site to the
north, has been designated as a future GO Train corridor.
6. 3 Within the Town of Newcastle Official Plan the subject
property is for the most part designated "Low Density
Residential" within neighbourhood 113B" of the Bowmanville
Major Urban Area. A portion of the southern limits of the
submission would appear to be currently outside of the
current urban boundary. The neighbourhood has a population
target of 5800 people and a maximum density of 30 units per
net ha. The neighbourhood includes a number of 'medium' and
'high' density symbols as well as 'park' and 'school'
symbols. However, a number of these symbols have been
incorporated in the draft approved plan of subdivision 18T-
88046 to the east.
Amendment 40 to the Town's Official Plan, which is currently
awaiting Ministerial approval, designates Green Road from
. . . .5
REPORT NO. PD-205-92 PAGE 5
Highway No. 2 south to Baseline Road as a Type "B" arterial.
Baseline Road is redesignated from Green Road east to
Regional Road 57 to a type "B" arterial from a collector
road.
The applicant's Official Plan Amendment application as it
affects the subject lands proposes to expand the urban
boundary to the west and increase the population target of
the neighbourhood. It would also provide additional 'high'
and 'medium' density symbols and redefine the school
symbols. It further proposes to introduce a commercial
component. Staff note that a Council resolution of January
27, 1992 states:
"THAT applications for residential development in the
urban expansion areas added by Regional Council in its
new Durham Regional Official Plan on June 5, 1991, not
be processed for the period of the Official Plan
Review" .
7. ZONING
7. 1 The subject land is currently completely zoned "Agricultural
(A) " , the uses proposed would not be permitted within said
zone category.
I
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 Town of Newcastle Public Works
Department, Central Lake Ontario Conservation Authority, the
Peterborough Victoria Northumberland and Newcastle Separate
School Board, Regional Works Department, the Ministry of the
Environment, the Canadian Pacific Railway and GO Transit.
. . . . 6
REPORT NO. PD-205-92 PAGE 6
8.2 The Town of Newcastle Community Services Department has
advised that park development cost for this application has
not been included in the current ten (10) year capital works
for calculation of the current development charges. As a
result Community Services Staff recommend that the
application be denied as being premature.
8. 3 The Town of Newcastle Fire Department advised the subject
applications fall within the response area of Station No. 1.
Fire Department staff advises of possible concerns with
continued expansion in this area effecting response
capabilities. However future improvements within the
department should offset concerns which may arise.
8.4 The Public School Board advised the subject application
would generate approximately 200 students at the Courtice
South Public School. Said school is currently over capacity
with six (6) portables on site. The Board expects to
construct a school in the adjacent development to the east.
The Board requested sidewalks on both sides of Green road
and along all access roads in the proposal. The School
Board has also requested access from street "E" of the
proposal to Street "A" of the adjacent plan of subdivision
to the east (18T-88046) .
8.5 The Ministry of Natural Resources Staff have advised their
previous comments of March 1991 remain applicable. The
subject lands are traversed by the West Side Creek and
numerous tributaries of the main branch. The water quality
of these watercourses should be protected as they flow into
the West Beach Marsh, Class 2, provincially significant
wetland. The Ministry will address concerns regarding pre,
during and post construction water quality protection at the
� GI . . . .7
REPORT NO. PD-205-92 PAGE 7
draft plan of subdivision stage. This shall include the
applicant preparing a preliminary stormwater drainage and
erosion control report for review by the Ministry and the
Conservation Authority.
9 STAFF COMMENTS
9. 1 The subject applications are proposing a total of 622
residential units on the subject lands. The submission
proposes to introduce a new commercial and medium density
symbols, redefine the existing school symbols and
incorporate a designated park symbol.
9.2 Prior to assessing the merits of the Official Plan Amendment
as it relates the subject site staff require documentation
supporting the introduction of a proposed commercial
development. This shall include an indication of the total
floor space proposed within the block. As well, the merit
and feasibility of the increased population target and
density symbols must be demonstrated. Staff will review the
changes to the transportation network and redefinition of
school symbols in conjunction with other technical agencies.
9. 3 The Community Services Department advised that the park
located within this application has not been included in the
Development Charges at this time, nor is it included
incorporated in the current 10 year forecast. As a result
Community Services staff recommend the application be denied
as premature. Staff will review the issue of development
charges as it applies to the development of these lands and
discuss the issue further with the applicant and agent prior
to a recommendation report.
. . . .8
REPORT NO. PD-205-92 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 issues or
area of concern regarding the subject application. It is
recommend the application be referred back to Staff for
further processing and subsequent report upon resolution of
the above issues and receipt of all outstanding comments and
required supporting information.
Respectfully submitted, Recommended for presentation
to the Committee
o", o
r r
Franklin Wu, M.C. I.P. Lawrence E. Kotse ft
DIrector of Planning Chief AdministratAvie
and Development Officer
CP*FW*cc
*Attach
28 September 1992
Interested parties to be notified of Council and Committee's
decision:
G. M. Sernas and Associates Ltd.
110 Scotia Court
Unit 41
WHITBY, Ontario L1N 8Y7
Bayly Holdings Ltd.
1409 Salem Road
R.R. # 1
AJAX, Ontario L1S 4S7
® SUBJECT SITE
LOT 17 LOT 16 LOT 15
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