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HomeMy WebLinkAboutPD-297-89MEETING: IC UNFINISHED BUSINESS TOWN OF NEWCASTLE VELTRI REPORT File • Res. # By -Law # -� General Purpose and Administration Committee Monday, November 20, 1989 blkllff #: 'D •' SUBJECT: PROPOSED PLAN OF SUBDIVISION - FILE: 18T -84035 ZONING BY -LAW AMENDMENT - FILE: DEV 89 -31 APPLICANT: VELTRI AND SONS LIMITED PART LOT 12, CONCESSION 2, TOWN OF BOWMANVILLE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council -the following: 1. THAT Report PD- 297 -89 be received; and 2. THAT the proposed Plan of Subdivision 18T -84035 as revised dated August 1989, as per Attachment No. 1, be APPROVED subject to the conditions contained in this Report; 3. THAT the Mayor and Clerk be authorized, by by -law, to execute a Subdivision Agreement between the Owner and the Town of Newcastle at such time as the Agreement has been finalized to the satisfaction of the Director of Public Works and the Director of Planning; 4. THAT the attached amendment to by -law 84 -63 be APPROVED and the "Holding (H) " symbol be removed by by -law upon execution of the Subdivision Agreement; 5. THAT the Region of Durham Planning Department and those persons listed in this Report and any delegation be advised of Council's decision; and 6. THAT the Region of Durham Planning Department be forwarded a copy of Report PD- -89. 55S ...2 REPORT NO.: PD- -89 PAGE 2 1. APPLICATION DETAILS 1.1 Applicant: Veltri and Son Limited 1.2 Subdivision: 36 semi - detached /link units proposed 1.3 Rezoning: From "Agricultural(A) ", "Urban Residential Type One (R1)" and "Holding Urban Residential Type Two ((H)R2)" to an appropriate zone category to implement the proposed Plan of Subdivision. 1.4 Area: 2.19 hectares (5.4 acres) 2. BACKGROUND 2.1 In October of 1984, the Town of Newcastle Planning and Development Department was notified by the Region of Durham Planning Department of an applciation for a proposed twenty -two (22) unit single family dwelling plan of subdivision. The application was submitted by Mario Veltri on behalf of Veltri and Son Limited. The application has since been revised a number of times, allowing for various road configurations and lot yield. 2.2 In March of 1989, the Town of Newcastle Planning and Development Department received an applicaiton to amend the Town of Newcastle Comprehensive Zoning By -law 84 -63, as amended. The application was submitted by G. M. Sernas and Associates on behalf of Veltri and Son Limited. The application for zoning by -law amendment would allow the development of nineteen (19) lots, thirty -six (36) residential units on the 2.19 ha (5.4 acre) parcel of land. 2.3 The development application related to the subject property have been held in abeyance since 1985 while the servicing constraints were being reviewed. The development proposals for adjacent lands which have been received in recent years now provide the subject property with the possibility of connecting to municipal services which are to be constructed to service North Bowmanville. ...3 REPORT NO.: PD-297_ 89 PAGE 3 2.4 Two previous land Severance applications have been granted from the subject property (LD 167/84 and LD 200/85) . Both lots have frontage on the existing High Street and have been determined not to disrupt the proposed road pattern. 3. LOCATION 3.1 The subject lands are located in Part Lot 12, Concession 2, former Town of Bowmanville. The site is located at the north west corner of the intersection of High Street and Meadowview Blvd. Should the proposal be approved the application would allow High Street to extend to the north and connect with Draft Approved Plan of Subdivision 18T 82037, as well as extension to the west with Town approved Plan of Subdivision 18T- 86069. 4. EXISTING AND SURROUNDING USES 4.1 The subject property is currently vacant and has been used for cash crops in the recent past. The surrounding land uses include: East: existing low density residential along Meadowview Blvd. West: Town approved proposed plan of subdivision (18T- 86069) for low density residential. South: Lord Elgin Public School and Park as well as existing residential along High Street. North: Town approved and Draft approved plans of subdivision (18T- 87087 and 18T -82037 respectively). 5. PUBLIC NOTICE AND SUBMISSIONS 5.1 Pursuant to Council's resolution of requirements of the Planning Act acknowledging the application was inste In addition, Public Notice was mailed within the prescribed distance. �JJ July 26, 1982 and the the appropriate signage Llled on the subject lands. to surrounding landowners ...4 REPORT NO.: PD -297 -89 PAGE 4 5.2 Adjacent land developers had noted concerns with the previous submission, as it did not allow for a continuous road pattern. The revision to the proposed plan of subdivision has addressed those concerns and appears to satisfy road alignment issue. 6. OFFICIAL PLAN POLICIES 6.1 Within the Durham Regional Official Plan the subject property is designated residential within the Bowmanville Major Urban Area boundaries. The predominant use of land so designated shall be for residential purposes. The application would appear to conform. Within the Town of Newcastle Official Plan ( Bowmanville Major Urban Area) the subject lands are designated "Low Density Residental" within the Neighbourhood 12A' as indicated on Schedule 17 -11. Also within said neighbourhood is a "Public Junior Elementary School" and "Neighbourhood Park" designation. The park and school designation reflect the existing Lord Elgin Public School and Park. 6.2 The Newcastle Official Plan policies Residential" shall not exceed a dens. residential hectare and shall generally the residential neighbourhood on local application proposes a net residential hectare, which would apprear to comply. 7. AGENCY COMMENTS state that "Low Density ity of 30 units per net locate at the interior of or collector roads. The density of 24 units per 7.1 The original subdivision application was circulated by Regional Planning Staff to various agencies and departments for comment. The Town of Newcastle Planning Staff, in turn, undertook an internal circulation to departments within the Town. Upon receipt of the rezoning application, Town Staff undertook a circulation of said application. The various revisions to the plan were given limited circulations by both Regional and Town Staff. ...5 5 56 REPORT PD- 297 -89 PAGE 5 7.2 The following agencies noted no objection or concern to the proposal as submitted: - Town of Newcastle Fire Department - Newcastle Hydro Electric Commission - Peterborough- Victoria - Northumberland- Newcastle Separate School Board - Central Lake Ontario Conservation Authority - Ministry of Transportation Ontario 7.3 In commenting on the above -noted applications, the Town Public Works Department note no objection in principle subject to a number of conditions. The applicant is required to provide a storm water management report to the satisfaction of the Director of Public Works; the applicant will be required to acquire sufficient lands to provide a 20.0 m right -of -way as the extension of High Street, prior to the development of these lands; the applciant will be responsible for the reconstruction of High Street from Meadowview Blvd. to the north limit of the developing lands; the applciant will bear the costs (100 %) of any works on High Street and Meadowview Blvd. necessitated as a result of this development; and the owner shall be responsible for all the Town standard criteria and requirements. 7.4 The Community Services Department in reviewing the application noted the proposed thirty six (36) families could be serviced by the neighbourhood parks to the north and south of the subject lands. However, as a condition of approval the applicant will be required to provide five percent (5%) cash -in -lieu of parkland dedication. ...6 557 REPORT NO.: PD- 297 -89 PAGE 6 7.5 The Northumberland Newcastle Public School Board noted that a sidewalk will be required on the High Street extension as well as on the interior streets; the Board has further required fencing be constructed dividing the school from the proposed subdivision; and final grading plans be forwarded to the Board prior to final approval. 7.6 The Regional Public Works Staff noted that there is sanitary sewer available from High Street and a watermain abuts the High Street frontage of the site. However, development of this site is contingent upon the establishment of zone II watermains. In consideration of the above, the Regional Works Department noted no objection subject to the construction of the facilities and the applicant entering into an agreement with the Region for the same. 8 STAFF COMMENTS 8.1 As noted previously a number of revisions have been submitted with respect to the subject application, the most recent of which would facilitate the most harmonious development of adjacent lands to the north and west. The subject application is an infilling situation when reviewing the existing and Council approved development within neighbourhood 12A' of the Bowmanville Urban Area. 8.2 The application has not received any negative comments from neighbouring residents and all of the agency and department comments were favourable or provided conditions of approval. The Public School Board comments with regards to sidewalks and fencing are in compliance with the Town standards as per the Subdivision Agreement. Regional Works comments are standard for all proposals which are currently beyond the existing servicing limit. The applicant will be required to enter into an agreement with the Region and contribute his share of the costs associated with extending services to facilitate development. ...7 '558 REPORT NO.: PD-297-89 PAGE 7 9. CONCLUSION 9.1 In consideration of the comments contained within said report, Staff would have no objection to the approval of the proposed Plan of Subdivision, subject to the conditions of draft approval, as contained in Attachment No. 1, annexed hereto. 9.2 Furthermore, Staff would have no objection to the approval of the proposed zoning by -law amendment, as applied for. The amending zoning by -law would provide for the appropriate zone categories to implement the above -noted Plan of Subdivision (18T- 84035). Staff would note that the removal of the '(H) Holding' symbol will require Council approval, at such time as the subdivision agreement is registered. The rezoning to remove the '(H) Holding' prefix will not require a new zoning by -law amendment application. Respectfully submitted, Franklin Wu, M.C.I.P. DIrector of Planning and Development CP *FW *cc *Attach 9 November 1989 Recommended for presentation to the Committee �A L rence E. Kotseff Chief Adfiiinistrative Officer f Interested parties to be notified of Council and Committee's decision: Veltri & Son Limited 68 King St. E. Bowmanville, Ont L1C 3X2 G. M. Sernas & Assoc. Ltd. 185 Brock St. N., Suite 207 Whitby, Ontario L1N 4H3 Christie Alexander 154 High St., Bowmanville, Ont. L1C 3C1 Joe Nissan Newcastle Meadows Inc. 4300 Steels Ave. W., Unit 17 Woodbridge, Ont. L4L 4C2 Hugh Macklin Linmac Inc. P.O. Box 1027 Cobourg, Ont. K9A 4W5 DN: VELTR CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to draft Plan of Subdivision 18T 84035, prepared by G. M. Sernas & Assoicates, dated (revised) August, 1989 showing Lots 1 to 19 inclusive for semi - detached or linked dwellings, and various blocks for 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 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. ...2 - 2 - CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT 6. 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 standard subdivision agreement, including, but not limited to, the requirements that follow. 7. That all easements, road widening, and reserves as required by the Town shall be granted to the Town free and clear of all encumbrances. 8. That the Owner shall pay to the Town at the time of execution of the subdivision agreement, five percent (50) cash -in -lieu of parkland dedication. 9. That the Owner shall pay to the Town, at the time of execution of the Subdivision Agreement, development charge levy and any other charges in effect at the time of execution and further agrees to abide by the Town's payment schedule as amended from time to time. 10. That the Owner shall provide and install sidewalks, street lights, temporary turning circles etc. as per the Town's standards and criteria. 11. That the Owner shall cause all utilities, including, hydro, telephone, Cable Tv, etc. to be buried underground. 12. That the Owner shall provide the Town, at the time of execution of the subdivision agreement, 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. ...3 - 3 - CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONY D) 13. 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. 14. That a 1.8 m high wood privacy fence be constructed on the boundary of the proposed development and the school site. 15. That all the requirements of the Northumberland Newcastle Public School Board be satisfied financially or otherwise. 16. That the applicant provide a storm water management report to the satisfaction of the Director of Public Works, the scope of which shall include a site servicing scheme. 17. That temporary turning circles be provided at the westerly limits of both east - west streets and that adjacent lots (1, 6, 16 & 17) will be deemed undevelopable until such time as lands to the west develop. 18. That the applicant /owner acquire sufficient lands to provide for a 20.0 m right -of -way as the extension of High Street, prior to the development of these lands (ie. Block B). 19. That the applicant /owner reconstruct High Street from Meadowview Boulevard to the north limit of the developing lands in accordance with Town Standards. 20. That the applicant will bear the costs (100 %) of any works on High Street and Meadowview Boulevard which are necessitated as a result of this development. (ie: intersection improvements, utility relocation, ditch grading, sodding, entrance construction, etc.). This is Schedule "A" to By -law 89- T passed this —.day of ,1989 A.D. Clark 11 LOT 13 LOT 12 LOT I I II V z 0 W 0 z 0 0 tlly IpI F M I' � ne / Ju•roa+ we r�0 ao IOO 200 m Mr_BOWMANVILLE 60m 0 563 Fri 01, MEN, 111m, - Mm MINES., ®R . ........ Pow. F//, • Clark 11 LOT 13 LOT 12 LOT I I II V z 0 W 0 z 0 0 tlly IpI F M I' � ne / Ju•roa+ we r�0 ao IOO 200 m Mr_BOWMANVILLE 60m 0 563 -4.-j I t4 . L J . u -7� I T LU Lu T WOF NY ld 'f3d u I JZPI*.-NI N •d I L- —I- j - - - - - -J L - - - - - - - - - 3 3& I S H 0 1 H uj Lu 1 0801 I LL- L 41- 1 0 o oin o s 0 -7 0 - - - - IT -7 ........... M 1.1all p WIN M MEN Cf -4.-j I t4 . L J . u -7� I T LU Lu T WOF NY ld 'f3d u I JZPI*.-NI N •d I L- —I- j - - - - - -J L - - - - - - - - - 3 3& I S H 0 1 H uj Lu 1 0801 I LL- L 41- 1 0 o oin o s 0 -7 0 - - - - IT -7 565 LOT 14 LOT 13 LOT 12 LOT 11 I CONCESSION ROAD 3 /1 � 18T- 89044 18T -87089 18T -87021 OD ` 87085 ;` 89070 - . ao . 18T -87087 N w o z Z ' 18T -82037 0 o cn z U o w 0 8 21 z /yMEADOWVIEW BL 8 18T -86069 It = z 18T -88051 84035 NICREST BLVD 0 4 IU14 OURTH ST. VANSTONE CT. w N kOAO SUMMERFIELD SUNSET CT. Q v~i \ THIRD ST. SURROUNDING SUBDIVISION APPLICATIONS ® SUBJECT SITE 565 PURPOSE AND EFFECT The purpose and effect of By -law 89- is to amend Zoning By -law 84 -63, as amended of the Town of Newcastle by changing the zone category of the lands identified by Schedule "A" hereto from: "Agricultural (A)" to "Holding -Urban Residential Type One (H) R1)" "Urban Residential Type One (R1)" to "Holding -Urban Residential Type One (H) R1)" "Holding - Urban Residential Type Two ((H)R2))" to "Holding -Urban Residential Type One (H) R1)" The subject By -law would permit the development of eighteen (18) semi - detached /linked lots. 566 DN: VELTRI THE CORPORATION OF THE TOWN OF NEWCASTLE BY -LAW NUMBER 89- 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. WHERAS the Council of the Corporation of the Town of Newcastle recommends to the Region of Durham for approval of draft Plan of Subdivision 18T -84035 NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Town of Newcastle enacts as follows: 1. Schedule "3" to By -law 84 -63 as amended, is hereby further amended by changing the zone designation from: 1 "Agricultural (A)" to "Holding -Urban Residential Type One (H) R1)" "Urban Residential Type One (R1)" to "Holding -Urban Residential Type One (H) R1)" "Holding - Urban Residential Type Two ((H)R2))" to "Holding -Urban Residential Type One (H) R1)" as shown 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 1989. i� a BY -LAW read a second time this day of 1989. BY -LAW read a third time and finally passed this day of 1989. MAYOR CLERK D67 U T (� R'E P L AI N j p, E. u a l vll S} — - MEDIUM ENtITY - — ., I W I i i I I —•�� � � I I I I ' I oil* v I_s I �.— r MEADOWVIEW BLVD 2 I SVB'SEGi I W LORD EGLIN PA K/$CH OL I A. � I I I I I _1__---- I- l- - - - - -� L--- - - - - -- S T R E E T- - -- i - - - - -- i=i--- - - - - -- I I I I I I I I ICI I I I I i I I I I I I I I I I I I I ICI IZ I I I I I "this is Schedule "A" to By -law 89- , passed this day of ,1989 A.D. LOT 13 LOT 12 LOT I I z O_ N N W U z O U �•... I� N ICI IG(�I f'�1 /^ ���M �� r�I'r0- 60�1r00 -2010 300M BOWMANVILLE 60m 0 568 / i�� �• ; ; �Fzffivg �Ieg, /,'// MERY1,01, FIN MOO nel.•_� • 'elk • • • • LOT 13 LOT 12 LOT I I z O_ N N W U z O U �•... I� N ICI IG(�I f'�1 /^ ���M �� r�I'r0- 60�1r00 -2010 300M BOWMANVILLE 60m 0 568 154 High Street Bowmanville, Ontario LlC 3Cl November 20, 1989 General Purpose and Administration Committee Town of Newcastle Bowmanville, Ontario Re: Report #PD-297-89 File: 18T-84035 � - A- 07-,r7 I am strongly opposed to the proposed change of Veltri and Sons Limited subdivision from 22 single family homes to 36 semi- detached/link units for the following reasons: 1. Section 8.2 of subject report states "that the application has not received any negative comments from neighbouring residents". Neighbouring residents have not received sufficient information of this proposed change. In fact they have received none. The present posted sign is extremely misleading as it still refers to the subdivision as being 22 single family homes, a fact that has been common knowledge since Veltrils original application and severance of 154/156 High St. from the original plan. How can residents offer comments on a situation they do not even know exists? 2. This is a significant change from the original plan and every effort should have been made to inform the neighbouring residents. This application represents an Increase from 22 single family homes to 36 semi-detached/link units, a 61% increase in the number of homes. It would seem a change of this significance would warrant more than a limited circulation. (PD-297-89, Sec. 7.1) 3. In Sec. 8.1 of this report the staff comments 11 this change would facilitate the most harmonious development of adjacent lands to the north and west". .../2 - 2 - North Bowmanville, namely the Meadowview area is currently one of Bowmanville's most desirable places to live. A fact that can be confirmed by local realtors. Based on this fact the original plan of 22 singles family homes would be far more harmonious and compatible with the existing homes in the area. It is far more important that the subdivision blend with the existing homes it abuts rather than those which do not and may not exist. 4. Prior to the purchase of my home in October of 1985, 1 made enquiries to determine what the land behind the home was to be used for in the future. I was shown a copy of a proposed plan of subdivision which showed my home and my immediate neighbour's as being the first two homes in a plan of 24 single family homes. I was told the subdivision could not be fully developed at that time because of the limited services available in the north end of Town. I was also informed that Mr. Veltri was able to sever the first two lots fronting on High St. because they could use the services already available. This would leave 22 - 50 ft lots to be developed in approximately five years when the services became available. I assure this Committee that had I been informed there was the slightest chance of the remainder of the homes being semi- detached/link units, I would not have purchased my home. In the November 8th edition of the Canadian Statesman Mayor Hubbard is quoted as saying "that when people are preparing to buy a home they sould investigate what is planned for the land abutting their property". This is not a case where my immediate neighbour and myself bought homes without researching abutting land development. This is a case where we were assured that we were purchasing homes in a subdivision of fully detached homes to be developed when the services became available, but never the less would be single family homes similar to our own. .../3 - 3 - Although my neighbours home and mine were severed, they were built on the premise of being the first 2 homes of a subdivision of 24. When Mr. Veltri applied for and was subsequently granted permission to sever the lots and build the two existing homes both Mr. Veltri and the Municipality committed themselves to the plan as it existed then. Surely Mr. Veltri and the Municipality should be held accountable for their actions and the subdivision should be developed as originally planned. Otherwise their is no protection for homeowners from the changing whims of developers and it will not,be safe for purchasers to buy homes based on a plan of subdivision because remaining undeveloped subdivision land may be rezoned at any time to suit the needs of the developer. Respectfully, Iain Alexander r