HomeMy WebLinkAboutPD-2-91 fi
""'LQ.w,y ; TOWN OF NEWCASTLE
REPORT File #s�,
f,s , N: DEV87059
Res. #
F
By—Law #
PUBLIC METING
MEETING: General Purpose and Administration Committee
DATE: Monday, January 7 , 1991
PBUT #: PD-2-91 FILE #: DEV 87-057 (X-REF 18T-87057 )
SU ECT: REVISED REZONING APPLICATION - SCHICKEDANZ BROS. LIMITED
PART LOT 10, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
FILE: DEV 87-0" (X-REF 18T-87057)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-2-91 be received;
2 . THAT the revised application to amend the Town of Newcastle
Comprehensive Zoning By-law 84-63, as amended, submitted by
Schickedanz Bros . 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: Schickedanz Bros . Limited
1. 2 Agent: Marshall Macklin Monaghan Ltd.
1. 3 Rezoning Application: from "Agricultural (A) " , to an
appropriate zone to permit the
development of a total 161 residential
dwelling units .
1.4 Subdivision: proposing to develop 41 single family dwelling
units, 41 lots for semi-detached/link dwellings
(82 units) , 38 street townhouse units for a total
of 161 units . . . .2
REPORT NO. : PD-2-91 PAGE 2
1.5 Land Area: 9 . 95 Ha (24 .58 Acres)
2. LOCATION
2 . 1 The subject property is located in Part Lot 10, Concession 2,
Former Town of Bowmanville. The property is located south of
Concession Road 3, west of Mearns Avenue, north of the Canadian
Pacific Railway line and east of Liberty Street. The property
has access to Regional Road 14 (Liberty Street) at two points
only and abuts the Canadian Pacific Railway for approximately 400
metres on the southern boundary.
3 . BACKGROUND
3 . 1 An application for Zoning By-law Amendment was originally
received by the Town of Newcastle Planning and Development
Department on July 22, 1987 . Public Meeting for this application
was undertaken in accordance with Council policy and the
requirements of the Planning Act and held on September 21, 1987 .
The original application proposed a slightly different road
pattern with 93 semi-detached/link units for 186 dwelling units .
On April of 1990, the Town of Newcastle Planning Department was
advised of a revised subdivision application. The revised
application has reduced the proposed number of dwelling units by
25, while providing a better unit mix.
3 .2 The revised subdivision and rezoning applications were circulated
concurrently in May of 1990 . Staff have deemed the changes
proposed significant and therefore requested a second Public
Meeting to be held on the revised application.
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: the Canadian Pacific Railway and lands currently being
developed residentially through registered plans 1OM-
829 and 1OM-830 . . . . . 3
i
REPORT NO. : PD-2-91 PAGE 3
East: agricultural land containing a supporting residential
unit, as well as lands subject to Draft Approved
development applications ( 18T-89064) .
North: existing units fronting of Liberty Street as well as
vacant lands subject to development applications ( 18T-
90036 and 18T-89041) .
West: existing strip residential fronting on Liberty Street,
existing residential development on the west side of
Liberty Street.
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 revised application. In addition notice was mailed to
all residents within the prescribed distance.
As of the writing of this report, no written submissions from
area residents have been received, although counter enquiries
with regard to the proposal have been received.
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 proposes two access points from the subdivision to
Regional Road 14 (Liberty St. ) . Liberty Street is designated as
an arterial road in the Durham Regional Official Plan and as such
should only be intersected by other designated arterial or
collector roads . However, where this is impractical, the
authority having jurisdiction on such road may alter these
provisions without amendment to the Regional Plan. Regional
Public Works has not addressed this aspect of the proposal in
their comments to date.
III • •
.4
REPORT NO. : PD-2-91 PAGE 4
6 .2 Within the Town of Newcastle Official Plan, Bowmanville Major
Urban Area the subject property is located in Neighbourhood "2C"
and is designated "Low Density Residential" . The low density
residential designation permits a maximum development of 30 units
per net residential hectare.
6 . 3 The application as submitted proposes a total of 161 residential
units on 6 .33 Ha of land for density of 25 .43 units per net Ha.
The density would appear to comply with the criteria for low
density residential stated in the Official Plan. The 161 units
also appear to comply with the overall neighbourhood density of
15. 8 units per gross hectare and meet the population target of
5500 persons within the neighbourhood.
7 AGENCY COMMENTS
7 . 1 In accordance with departmental procedure the subject application
was circulated to a number of agencies and departments for
comment.
7 .2 The Town of Newcastle Public Works Department has advised that
they have no objection to the application in principle, but
recommend that it not proceed until such time as a site servicing
report satisfactory to the Director of Public Works is submitted.
In addition, the Works Department has requested that the
following issues/concerns be addressed. That the applicant
provide a cash contribution for sidewalks on Regional Road 14
(Liberty St. ) ; that the applicant provide a lot grading plan
satisfactory to the Director of Public Works; that various lots
be held from receiving building permits until such time as the
temporary turning circles are no longer required; that the
applicant realign Street 'A' in the vicinity of Block 85 and that
the approval of the application be subject to the standard
conditions with respect to services and the subdivision
agreement.
. . .5
! C
REPORT NO. : PD-2-91 PAGE 5
7 . 3 The Community Services Department advised they have no objection
to the application, however require a parkette of 0 . 5 Ha. in size
be located in the vicinity of lots 51 to 53 and 58 to 60
inclusive. The parkland dedication will be based on the
equivalent of 1 Ha. of land per 300 dwelling units . In addition
the developer is required to develop the parkette in accordance
with Town standards. Block 90 shall be accepted gratuitously as
open space and be appropriately graded and grassed. Block 89,
requiring berming shall also be developed and landscaped to the
satisfaction of the Director of Community Services; and that the
9 .0m. easements to the open space block proposed by the applicant
be accepted gratuitously as separate blocks, and said blocks be
appropriately grassed and paved to accommodate service vehicles
and pedestrian access to the open space.
7 .4 The Fire Department advised they have no objection to this
proposal provided all access routes comply with the Ontario Fire
and Building Code.
7 .5 The Peterborough Victoria Northumberland and Newcastle Separate
School Board advised that the students generated from this
development can be accommodated in the existing or proposed
schools ( 18T-82037) and therefore will have no objection.
7 . 6 The Northumberland and Newcastle Board of Education advised that
they have some concern with the proposal . The Board requires
sidewalks on the interior roads and sidewalks on Liberty Street.
7 . 7 The Central Lake Ontario Conservation Authority has not provided
comments on the revised plan of subdivision. Comments previously
received on the original proposed plan of subdivision (May 30,
1989) advised the subject lands are located in the area being
investigated by the Soper Creek Tributary Master Drainage Plan.
The drainage plan had identified increased flooding and erosion
downstream of Concession Street as a result of development in the
) i i . . .6
REPORT NO. : PD-2-91 PAGE 6
watershed. It has been determined that site specific flood and
erosion control facilities will not be required on this site.
However, downstream controls and/or easements should be in place
before development of this plan. The Authority provided no
objection to the approval of the application subject to a number
of conditions .
7 .8 The Canadian Pacific Railway has provided comments in opposition
to the application. However, should the application be approved
they have requested a number of conditions be imposed at Draft
Approval . This includes a berm, or combination berm and noise
attenuation fence; clauses registered on title and included in
the purchase and sale agreements of specified dwellings warning
of the noise and vibration; minimum dwelling setback of 30
metres; and various conditions with respect to the construction
of the proposed dwellings .
7 . 9 The Ministry of the Environment has reviewed the noise study
prepared by Marshall Macklin Monaghan Limited (July 1990) and
found it to be consistent with provincial policy on noise. The
Ministry has provided no objection to draft approval of the
application subject to conditions of approval .
7 . 10 The Ministry of Natural Resources has reviewed the revised
proposal and advised their original comments remain applicable
(May 1988) . At that time they provided no objection subject to
conditions . These include placing the open space block (Block
90) in an 'EP' zone; submit lot grading, surface drainage and
erosion control plans acceptable to the Ministry prior to any on
site works; the owner agrees to undertake all works as per the
approved drawings; and that details be submitted regarding
alterations to the Soper Creek tributary.
7 . 11 Regional Public Works have commented that the servicing proposals
are generally acceptable to the Regional Public Works Department.
' I ,_1 . . . 7
REPORT NO. : PD-2-91 PAGE 7
However, the subject plan proposes a density of approximately 60
persons per Ha. , whereas the Regional sewerage plan data provides
for a maximum density of 50 persons per Ha. The applicant should
liaise with the Region to have this matter addressed.
8 STAFF COMMENTS
8 . 1 The plan of subdivision proposes to create 161 residential units
with two access points to Regional Road 14 . Staff have some
concern with respect to the proposed southern access to Liberty
Street due to the proximity to the railway underpass and
improper alignment with existing roads (Third Street and Sunset
Road) on the west side of Liberty Street. This issue will be
reviewed further in conjunction with the Regional Public Works
Department.
8 .2 The subject application abuts a proposed plan of subdivision to
the north ( 18T-90036 ) and a Draft Approved Plan of Subdivision to
the east ( 18T-89064) . The road links between this plan and the
proposal to the north are not consistent and will require
amendment to one if not both plans. The subject application
appears consistent with the plan to the east, although a minor
adjustment to the lot depth of lot 41 may be required in order to
ensure the proper alignment of street 'B' east of the subject
site.
8 .3 The applicant is aware of the Community Services Department's
concern regarding a parkette and is currently attempting to
resolve the park requirement issue. The plan has a good mix of
units, proposing singles abutting existing singles on Liberty
Street, semi-detached/link units generally buffering between the
singles and the townhouse units, and the townhouse units are
predominantly located on a single sided road without having
residential units backing onto the railway tracks.
_ . . . 8
i
i
REPORT NO. : PD-2-91 PAGE 8
9 CONCLUSION
9 . 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
Franklin Wu, M.C. I .P. Lawrence Kotseff
DIrector of Planning Chief A i istrative
and Development Officer
CP*FW*cc
*Attach
19 December 1990
Attn: John Kennedy
Marshall Macklin Monaghan Limited
275 Duncan Mills Road
DON MILLS, Ontario
M3B 2Y1
Attn: Bob Schickedanz
Schickedanz Bros . Limited
3311 Bayview Avenue
Suite 105
WILLOWDALE, Ontario
M2K 1G4
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_DRAFT PLAN
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