HomeMy WebLinkAboutPD-65-91 THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: CLARET.GPA
REPORT
P U B L I C M E E T I N G
Meeting: General Purpose and Administration Committee File #
Date: Monday, April 8, 1991 Res. # A�_
Report#:PD-65-91 — File #: DEV 90-104 (X-REF: 18T-90046) By-Law€#
Subject: REZONING APPLICATION AND PLAN OF SUBDIVISION - CLARET INVESTMENTS
PART LOT 31, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 90-104 (X-REF 18T-90046)
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-65-91 be received;
2 . THAT the application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63, as amended, submitted by WDM Consultants be
referred back to Staff for further processing and the preparation
of a subsequent report pending the receipt of all outstanding
comments; and
3 . THAT the interested parties listed in this report and any
delegation be advised of Council 's decision.
1 . APPLICATION DETAILS
1. 1 Applicant: Rexgate Holdings, Claret Investments, William Tonno
Construction and Rossland Park Limited.
1.2 Agent: WDM Consultants
1 . 3 Subdivision: Seeking approval for seven (7) single family
dwelling units, one ( 1) two family dwelling lot and
sixteen ( 16 ) townhouse dwelling units for a total
of twenty-five (25) dwelling units .
1 . 4 Rezoning: From Urban Residential Type One (Rl) " to an
appropriate zone or zones in order to implement the
above noted development.
1.5 Area: . 902 hectares (2 . 22. acres) . . . .2
REPORT NO. PD-65-91 PAGE 2
2 . BACKGROUND
2 . 1 In December of 1990, the Town of Newcastle Planning and Development
Department was advised by the Region of Durham of an application
for approval of a plan of Subdivision submitted by WDM Consultants.
In December of 1990, WDM Consultants also filed an application with
the municipality to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63 in order to implement the proposed plan of
subdivision.
2 .2 The subject property is a . 902 hectare (2 .22 acre) parcel located
on the west side of Trulls Road, south of Highway No. 2 , but is
more formally described as Block 136, Registered Plan 1OM-820.
3 . PUBLIC NOTICE AND SUBMISSIONS
3 . 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.
In addition the appropriate notice was mailed to each landowner
within the prescribed distance.
3 .2 As of the writing of this report, no written submissions have been
received with respect to the proposed zoning by-law amendment.
4 . OFFICIAL PLAN CONFORMITY
4 . 1 Within the Durham Regional Official Plan, the subject property is
designated Residential. The primary use of lands so designated is
intended to be for residential purposes . The applicants are
proposing to create seven (7 ) single family dwelling lots, one (1)
two family dwelling lot and sixteen ( 16) street townhouse lots.
In addition, the seven (7) single family dwelling lots and the one
( 1) two-family dwelling lot are all proposing direct access onto
Trulls Road. Trulls Road is identified as a Type "B" Arterial
Roadway in the Durham Regional Official Plan. Direct access onto
Type "B" Arterial Roadways is not desirable from a planning
perspective and theoretically the lands should be developed in a
. . . . 3
°1 ' D:
REPORT NO. PD-65-91 PAGE 3
manner so as to limit or eliminate the direct access onto Trulls
Road.
4 .2 Moreover, Section 13 . 2 . 15 of the Durham Regional Official Plan sets
out policies to limit direct access onto Type "B" Arterial Roadways
by establishing a minimum separation of 76 .2 metres (250 feet)
between access points in the urban area. Nevertheless, the
Planning and Development Department will continue to assess the
issue of direct access onto Trulls Road in relation to the
applicable sections of the Durham Regional Official Plan.
4 . 3 Within the Courtice Major Urban Area, the Town of Newcastle
Official Plan establishes a maximum of 15 units per net residential
hectare for Low Density Residential development, a maximum of 40
units per net residential hectare for medium Density Residential
development and a maximum of 80 units per net residential hectare
for High Density Residential development. The applicants are
proposing to develop the . 902 hectare (2 . 22 acre) parcel at an
overall density of 37 .49 units per net residential hectare which
falls within the medium density range as defined by the Town of
Newcastle Official Plan. The Neighbourhood Development Plan for
Courtice South does not identify specific areas for medium and high
density development in order to permit greater flexibility in
subdivision design. Medium Density residential development is
intended to be located adjacent to existing low density residential
uses and fronting on local roads or minor collectors .
4 .4 The Town of Newcastle Official Plan also establishes a target
population of 4300 for the 112B" Neighbourhood. The proposed plan
of subdivision has been reviewed within the context of the target
population. Staff have estimated that 112B" Neighbourhood has an
area of approximately 117 hectares (289 . 1 acres) that can be
developed. Therefore, given the target population of 4300, it can
be determined that the 112B" Neighbourhood can develop at
approximately 12 . 3 units per gross residential hectare in order to
maintain the target population. The proposed draft plan of . . . .4
REPORT NO. PD-65-91 PAGE 4
subdivision has a gross area of . 902 hectares (2 .22 acres) and a
total of 25 units which equates to a density of 27 . 71 units per
gross residential hectare. A substantial reduction in density will
be required in order to ensure that the intent of the Official
Plan's target population is being maintained.
4 .5 In addition, the Courtice South Neighbourhood Development Plan
identifies a portion of the subject property as Minor Open Space.
Block 28 generally corresponds to the Minor Open Space portion of
the subject property. However, it would appear that the size of
Block 28 will have to be increased in order to comply with the
Courtice South Neighbourhood Development Plan. The increase in the
size of the Minor Open Space Block will also serve to reduce the
number of dwelling units to allow conformity with the Official
Plan's density policies .
5 . ZONING BY-LAW COMPLIANCE
5. 1 Within the Town of Newcastle Comprehensive Zoning By-law 84-63, the
subject property is zoned "Urban Residential Type One (Rl) " . The
current zone category would permit the development of the subject
lands with single and two-family dwellings . As the applicants are
proposing to develop a portion of the subject property with street
townhouses, the applicants have also applied to amend the zoning
by-law accordingly.
6 . AGENCY COMMENTS
6 . 1 The application for a proposed 25 unit plan of subdivision was
circulated to various agencies by the Durham Regional Planning
Department. Concurrently, the Town of Newcastle Planning and
Development Department undertook a circulation of the proposed
zoning by-law amendment. The following provides a brief synopsis
of comments received to date.
I
6 .2 Central Lake Ontario Conservation Authority has advised that the
southern portion of the plan is traversed by a headwaters tributary
. . . .5
REPORT NO. PD-65-91 PAGE 5
of Robinson Creek and that most of the lands situated within the
limits of the proposed plan are within the tributary's Regional and
100 year storm floodplain. Therefore, the Authority has advised
that they cannot support the approval of the application.
6 . 3 The Public Works Department has advised that they object to the
subject application until such time as the proposal has been
revised so that direct access onto Trulls Road has been eliminated.
Once this concern has been addressed, the Public Works Department
will impose various regulatory conditions .
6 .4 The Ministry of Natural Resources has advised that the subject
lands are located in the Robinson Creek watershed. Therefore, in
order to prevent fish habitat destruction, the Ministry recommends
that the Owners prepare a preliminary stormwater drainage and
erosion control report for the review of both the Ministry of
Natural Resources and Central Lake Ontario Conservation Authority.
Therefore, the Ministry of Natural Resources has requested that the
approval of the proposal be deferred until such time as a
stormwater drainage and erosion control report has been approved.
6 .5 The balance of the circulated agencies which provided comments were
the Town of Newcastle Fire Department, Public School Board,
Separate School Board, Ontario Hydro and Bell Canada. None of
these agencies have provided objectionable comments with respect
to the subject application. The Regional Works Department and the
Ministry of the Environment have both yet to respond to the
circulation.
7 . STAFF COMMENTS
7 . 1 For the Committee's information, the subject property was
originally known as Block A in the proposed plan of subdivision 18T
76027 which was approved by the Ontario Municipal Board in June of
1978 . The Board's order approved the subdivision with 320 single
family dwelling lots, 101 two family dwelling lots and 237
. . . .6
7
REPORT NO. PD-65-91 PAGE 6
townhouse dwelling lots for a total of 759 units . The owner of the
property chose to reduce the overall number of units due to a
change in the market conditions in the 19801s. As a result, the
seven registered plans which evolved from the Board's approval of
18T-76027 totalled only 711 units, 48 units less than permitted by
the Board's order. The applicants contend that since the current
application proposes only 25 units, there exists ample capacity in
order to service the site and the density can be "transferred" .
7 . 2 Staff do not agree with the applicant's contention. The Official
Plan sets out density requirements and population allocations for
the whole neighbourhood. If any part of the neighbourhood is not
developed to the maximum allowable density, then the residential
density is transferred equally to all undeveloped land. The
density of the proposed subdivision must be reduced to meet the
Official Plan's target population for the neighbourhood.
7 . 3 As the purpose of this report is to satisfy the requirements of the
Planning Act with respect to a Public Meeting, and in consideration
of the comments outstanding and various matters that need to be
addressed by the applicant, it would be in order to have the
application referred back to Staff for further processing and the
preparation of a subsequent report.
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I .P. Lawrence . Kotseff
Director of Planning Chief A 'nistrative
and Development Officer
WM*FW*cc
*Attach
27 March 1991
Interested parties to be notified of Council and Committee's decision:
WDM Consultants
20 Clematis Road
WILLOWDALE, Ontario M2J 4X2
1 _
yE' PLAN
BLOCK' 26
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— a DRAFT PLAN
23
Do OF SUBDIVISION
( ; a 22 J°3 Z BLOCK 136, REGISTERED PLAN IOM-820
uj . _ °— 2 O _ TOWN OF NEWCASTLE
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RELEVANT INFORWATION
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