HomeMy WebLinkAboutPD-89-92 THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV91019 .GPA REPORT
P U B L I C M E E T I N G
Meeting: General Purpose and Administration Committee File#
Date: Tuesday, April 21, 1992 Res.
Report#: PD-89-92 File?EV 91-019 & OPA 91-024/N (X-REF: 18!iY-_�*b46t--
Subject: OFFICIAL PLAN AMENDMENT AND REZONING APPLICATION REVISED -
MARTIN ROAD HOLDINGS
PART LOT 15 & 16, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: DEV 91-019 & OPA 91-024/N (X-REF: 18T-88046)
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-89-92 be received;
2 . THAT the revised application to amend the Town of Newcastle
Comprehensive Zoning By-law 84-63 , as amended, submitted by
Design Plan Services Inc. on behalf of Martin Road Holdings Ltd.
be referred back to Staff for further processing; 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: Martin Road Holdings Ltd.
1. 2 Agent: Design Plan Services Inc.
1. 3 Official Plan Amendment:
to permit 2055 m2 of retail commercial floor space, an
additional 160 apartment units and 35 townhouse units.
1. 4 Rezoning Application:
from "Urban Residential Type One - Holding ( (H)Rl) " ,
"Urban Residential Type One Exception - Holding (H)R1-
20) , "Urban Residential Type Two - Holding ( (H)R2) 11 ,
"Neighbourhood Commercial - Holding ( (H) C2) 11 ,
"Agricultural (A) " and "Environmental Protection (EP) 11
to an appropriate zone to permit the proposed
revisions.
1. 5 Land Area: irregular S `1 • 2
PAP-
REPORT NO. : PD-89-92 PAGE 2
2. LOCATION
2 . 1 The subject property is located in Part Lot 15 and 16, Concession
1, Former Town of Bowmanville. The application incorporates
portions of the property included in the Draft Approved Plan of
Subdivision 18T-88046. The subject lands are generally located
south of the Canadian Pacific Railway, west of Regional Road 57,
north of Baseline Road and east of the Green Road road allowance.
3. BACKGROUND
3 . 1 The subject rezoning application was originally received by the
Town of Newcastle Planning and Development Department on April
16, 1991. In May 1991, Planning Staff were advised of the related
Official Plan Amendment application (OPA 91-024/N) . The current
revision to the applications were submitted to the Town in March
of this year. The intent of the applications remains the same,
undertaking two distinct tasks.
3 . 2 Part one of the application, has not changed as a result of the
revision, and proposes to rezone part of the blocks draft
approved for a park (336) and school (335) site from a dual and
triple zone situation to a single zone. The multiple zoned
blocks resulted due to minor lotting adjustments undertaken
following Town Council Approval of the subdivision and related
zoning and as a condition of Draft Approval.
3 . 3 Part two of the zoning application has been impacted by the
revision to the submission. The applicant proposes to rezone
lands located in the north-east quadrant of the plan in keeping
with the proposed Official Plan Amendment. The combined Official
Plan Amendment and Zoning By-law Amendment application impact
three separate areas within this quadrant (see Attachment No. 1) .
The revision only impacts one of the three areas subject to the
application in this quadrant.
i) The revised application proposes to reduce the floor area of
the commercial component from 5500 m2 to 2055 m2 and no
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REPORT NO. : PD-89-92 PAGE 3
longer contains a higher density residential aspect. The
limits of the proposed commercial site are now Regional Road
57 to the east, street "H" to the south (Hartwell Ave. ) , and
the rear lot line of the units on the east and south side of
Streets "Q" (Bonnycastle Drive) and "F" respectively. In
addition, the applicant also proposes to change the lots
fronting on the east side of street "Q" from ten (10) single
family dwelling lots to two (2) single family dwelling lots
and fourteen (14) semi-detached/link lots. As per the
original rezoning application, the applicant has included an
additional 3000 m2 parcel of land not previously subject to
the Draft Approved Plan.
ii) The applicant proposes to eliminate the sixteen (16) draft
approved single family dwelling units fronting on the west
side of street "Q" and expand the draft approved medium
density block 304 (90 units) to the west limit of street
"Q" . This would produce an additional 18 units over the
current draft approval plan. This aspect of the proposal
has not changed.
iii) Between street "A" and the Canadian Pacific Railway tracks,
block 334 (2 . 39 ha) was draft approved as a block for future
development. The applicant has proposed to now develop
these lands with approximately 160 apartment units and 17
townhouse units. This aspect of the proposal has not
changed.
3 . 4 The draft approval and amending plans compare as follows:
singles I� semi/links I� townhouse II apartments I total
Draft
Approved 209 170 228 282 889
1991
Proposed 177 152 363 442 1134
Changes
1992
Proposed 188 184 263 442 1077
Changes
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REPORT NO. : PD-89-92 PAGE 4
Note, the total unit increase between the latest proposed
revisions and the Draft Approved Plan is actually 188 units as
opposed to the 195 units specified in the Public Notice dated
March 18, 1992 .
3 .5 Block 333 of the draft approved plan which is situated
immediately south of the CPR tracks and west of Regional Road 57
is illustrated as a block reserved for future development. At
the time of draft approval, this 5. 51 ha block had been
identified by the Ministry of Transportation and the Regional
Planning Department as a potential Go Transit station site. In
submitting the proposed revisions to -the draft approval, the
applicant has stated that in consideration of the potential
development of block 333 , he has re-thought the land uses
surrounding the block in terms of their appropriateness adjacent
a potential Go Transit station, hence the applications as
described above.
4 EXISTING AND SURROUNDING USES
4 . 1 The existing site is currently vacant save and except the sales
pavilion associated with the first phase of the development (40M-
1686) .
4 .2 Surrounding land uses are as follows:
South: vacant land, residential development associated with
40M-1686, and existing residential development.
East. Regional Road 57 and existing residential fronting
thereon.
North: the Canadian Pacific Railway, new development
associated with the Canadian Tire store and vacant land
subject to development applications.
West: vacant lands subject to 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
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REPORT NO. : PD-89-92 PAGE 5
acknowledging the 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. As of the
writing of this report no letters of objection with regards to
the revised applications have been received. However, a number
of neighbouring residents have made inquiries with regards to the
circulated notice.
6 OFFICIAL PLAN POLICIES
6. 1 Within the Durham Regional Official Plan the lands subject to the
applications are designated "Residential" . The predominant use
of lands designated residentially shall be for a variety of
housing styles, type and tenure.
6.2 Within the Town of Newcastle Official Plan the subject property
is designated "Low Density Residential" within neighbourhood 113B"
of the Bowmanville Major Urban Area. The neighbourhood has a
population target of 5800 people and contains symbols for medium
and high density, as well as various school and park symbols.
The applicant is proposing to introduce a "Local Central Area
(LC) " symbol to permit the development of 2055 m2 (22120 sq.
ft. ) of retail commercial floor space. Should the applications
be approved the population target of 5800 people must be
increased to accommodate the additional 188 units (564 people)
proposed through this development.
7 ZONING
7 . 1 The current zoning of the property subject to application is
11 (H)R111 , " (H)R1-2011 , 11 (H)R211 , 11 (H) C2" and "EP" . The current
zoning is generally in keeping with the draft approved plan,
except for the park and school block.
8 AGENCY COMMENTS
8. 1 In accordance with departmental procedure the subject revised
application was circulated to a number of agencies and
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REPORT NO. : PD-89-92 PAGE 6
departments for comment. To date comments remain outstanding
from all but one department. Newcastle Community Services have
advised that the proposed increased population justifies an
enlargement of the draft approved parkette, as contained in the
registration of the first phase (Block 107) by an additional 0. 64
ha. Community Services Staff have requested that blocks 324 and
325, immediately abutting the draft approved and registered
parkette, be accepted as parkland. In addition, due the
irregularity of the expanded parkette area, the applicant is
required to master plan the entire parkette to demonstrate the
usability of the components to be added to the draft approved
parkette.
9 STAFF COMMENTS
9. 1 As noted previously the rezoning application serves two purposes.
Firstly, it proposes to rezone the school and park blocks to a
single zone. This aspect of the application is more of a 'house
keeping amendment' , and will ensure that the zone boundaries do
not represent setback concerns for future buildings and
structures. The second aspect of the rezoning would implement
the changes associated with the proposed Official Plan Amendment.
9 . 2 As noted in the original public meeting report, the applicant
maintains the proposed applications have resulted from revisions
contained in the Draft Approval of 18T-88046. Said revision
reserved block 333 in the north-east corner of the Plan for a
potential "GO transit station" . As a result of the possibility
for a transit site, the applicant believes that reconsideration
of adjacent land uses on his plan is appropriate. The recent
changes to the proposed applications to reduce the amount of
commercial floor space is as a result of Staff's concerns with
the need for 5500 m2 of commercial floor area in proximity to the
Main Central Area and adjacent proposals.
9 . 3 The applicant has submitted a market analysis in support of the
original application for 5500 m2 of commercial floor area. The
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REPORT NO. : PD-89-92 PAGE 7
revised application proposes to down scale the commercial
component to 2055 mZ. The proponent suggests 680 m2 is to be
utilized for a day nursery with the balance being for retail
commercial (1375 m2) . As per the original application, the
applicant wishes to maintain the 500 m of convenience commercial
on the south side of Hartwell Avenue, across the street from the
proposed commercial.
9 . 4 Preliminary verbal comments from the Region of Durham Works Staff
have indicated a possible servicing constraint for the increased
density proposed through these applications. As well the Town's
commercial consultant, Price Waterhouse, has indicated concern at
the total commercial floor area that has been approved outside of
the main central area. In addition, in November 1991, the
applicant advised the Town that GO Transit believed that Block
334, subject to the application for high density, may be more
appropriate for a transit station than the designated block 333 .
These issues will be considered in more detail as written
comments are received from the circulated agencies, and a report
is prepared dealing with the commercial needs study.
10 CONCLUSION
10. 1 The purpose of this report is to facilitate a Public meeting
dealing with the revisions to the application. As well it
provides Committee and Council with some background on the
changes to the application submitted and for Staff to further
indicate issues or areas of concern regarding the subject
application. It is recommend the application be referred back to
Staff for further processing and subsequent report upon
submission of the various studies, resolution of the above issues
and receipt of all outstanding comments and required revisions.
o-_ U � . . . 8
REPORT NO. : PD-89-92 PAGE 8
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I.P. Lawrence E. b Jeff
DIrector of Planning Chief Admini Vr tive
and Development Officer
CP*FW*cc
*Attach
13 April 1992
Attachment No. 1 - Subject Property Location Sketch
Interested parties to be notified of Council and Committee's decision:
Peter R. King George Vice
56 Alonna Street 34 Martin Road
BOWMANVILLE, Ontario R.R. # 6
L1C 3P8 BOWMANVILLE, Ont. L1C 3K7
Martin Road Holding Ltd.
250 Consumers Road John Vanderkooi
Suite 403 46 Martin Road
NORTH YORK, Ontario R.R. # 6
M2J 4V6 BOWMANVILLE, Ontario L1C 3K7
Design Plan Services Inc.
385 The West Mall
Suite 303
ETOBICOKE, Ontario M9C 1E7
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