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Home My WebLink AboutPD-2-90 TOWN OF NEWCASTLE "q � t7 REPORT File #4�U - Res. # By-Law # -__--- PUBLIC MEETING METING: General Purpose and Administration Committee DATE: January 8, 1990 REPORT #: PD- 2 -90 FILE #: W&JECT: OFFICIAL PLAN AMENDMENT APPLICATION: 89-67/D/N SUBDIVISION APPLICATION: 18T-89082 REZONING APPLICATION: DEV 89-104 APPLICANT: ALEXANDRIS INVESTMENTS LTD. PART LOT 31, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 2 -90 be received; 2 . THAT Official Plan Amendment Application 89-67/D/N, Subdivision Application 18T-89082 and Rezoning Application DEV 89-104 submitted by Alexandris Investments Ltd. be referred back to Staff for further processing; 3. THAT a copy of this report and Council's decision be forwarded to the Region of Durham Planning Department; and, 4. THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1. 1 Owner and Applicant: Alexandris Investments Limited 1.2 Official Plan Amendment: From 'General Agricultural' to 'Urban Residential' . 1. 3 Subdivision: 44 single family lots a 0 .51 block for approximately 20 condominium townhouses (see attachment No. l) . . .2 509 REPORT NO. : PD- 2 -90 PAGE . . .2 1.4 Rezoning: From' (H)Rl(Residential Type One-Holding) ' and 'A (Agricultural) ' to an appropriate zoning to implement the plan of subdivision. 1.5 Area: 3 .28 ha (8. 1 acres) 2. LOCATION 2 . 1 Legal Description: Part Lot 31, Concession 2, former Township of Darlington 2 .2 Relative Location: west side of Trulls Road, south of Yorkville Drive; the southern two-thirds of the property lie outside the defined boundary of the Courtice Urban Area. 3. BACKGROUND 3 . 1 The subject Official Plan Amendment and Subdivision applications were circulated by the Region of Durham to the Town on June 19, 1989 and August 10, 1989 respectively. 3 .2 The related Rezoning application was received by the Town on August 11, 1989 . 4. EXISTING AND SURROUNDING USES 4. 1 Existing Use: single faimily residence, remainder vacant. 4 .2 Surrounding Uses: North: Urban Residential Development South: Agricultural & Home Occupation East: Agricultural & Single Family Residence West: Agricultural & Vacant Urban Residential Lands 5. OFFICIAL PLAN 5. 1 The proposed development would be subject to the policies of . . . 3 5 10 REPORT NO. : PD- 2 -90 PAGE. . .3 Section 8 of the Durham Regional Official Plan (Major Urban Areas) and Section 6 of the Town of Newcastle Official Plan (Courtice Urban Area) . In this regard, low density development is not to exceed 15 units per net residential hectare. The number of units for the proposed townhouse block has not been specified; however, an application to amend the Courtice South Neighbourhood Development Plan would be required to designate a medium or high density site. 6. ZONING 6 . 1 That portion of the subject site within the Urban Area is zoned ' (H)R1 (Urban Residential Type One-Holding) ' , while that portion outside the Urban Area is zoned 'A (Agricultural) ' . The 'R1' zone requires a minimum lot frontage of 15 m (49 feet) and a minimum lot area of 460 sq.m. (4950 sq. ft. ) . Townhouses are not permitted. 6 .2 The proposed rezoning would change the zone category of the single family lots to 'R21 , while the townhouse block would be rezoned to 'R31 . 7. PUBLIC NOTICE 7 . 1 Pursuant to the requirements of the Planning Act and Council policy, notice of the Public Meeting with respect to the subject applications was mailed to all property owners within 120 m (394 feet) of the subject site. A Public Notice sign was also posted on the Trull's Road frontage of the property. 7 .2 As of the writing of this report, no verbal or written submissions had been received in respect of the subject application. . . .4 .� 1 1 REPORT NO. : PD- 2 -90 PAGE . . .4 8. AGENCY COMMENTS 8 . 1 The subject applications were circulated by the Region and the Town Planning Departments to various agencies for comment. The following agencies have indicated no objection: - Ontario Hydro - Ministry of Agriculture and Food - Separate School Board - Ministry of Transportation 8 .2 The Town of Newcastle Public Works Department stated that a Stormwater Management Report for the whole watershed must be prepared, and the proposed street patterns reviewed in association with adjacent proposals. 8. 3 The Town of Newcastle Fire Department stated that the site falls within the recognized response area of Station No.4 on Trull's Road. Although this application on its own would cause no difficulty, in conjunction with other growth in the area it will in time put a strain on the level of service presently available to the residents of Courtice. 8.4 The Town of Newcastle Community Services Department indicated that the parkland dedication should be accepted as cash-in- lieu on the basis of 1 ha per 300 dwelling units . 8.5 The Region of Durham Works Department noted that the subject property is outside the service area limit for development charge purposes . Therefore, there is no guarantee municipal services will ultimately be provided to the site. At present, municipal water supply can be available to the proposal by way of extension of the existing zone II watermain on Trull's Road. However, the necessary sanitary sewer is not immediately available to the frontage of the subject land. Provision of . . . 5 X12 REPORT NO. : PD- 2 -90 PAGE-5 sanitary sewer service to the proposal requires a major extension from the existing trunk sewer in the vicinity of Bloor Street and Prestonvale Road. Due to the necessary sanitary sewer extension being such a major undertaking and the proposal being outside the Official Plan, the Works Department feels that a development of this size is not economically viable and is therefore premature. 8. 6 The Central lake Ontario Conservation Authority noted that the subject site is within the drainage basin of Robinson Creek. Although the Authority has no objection to the Official Plan Amendment application, they wish to reserve their comments on the associated subdivision plan until a Master Drainage Plan for the Robinson Creek watershed has been adopted. 8.7 The Ministry of Natural Resources indicated no objection to the principle of development, but requires the preparation of site specific stormwater plans to ensure that development will not have a negative effect on water quality and consequently fish habitat in Robinson Creek. 8.8 The Public School Board noted that the volume of growth in this area cannot be accommodated by their plans, but that this objection would be reconsidered when a more comprehensive study has been prepared by the Board. 8 .9 Comments remain outstanding from the Ministry of the Environment. 9. STAFF COMMENTS 9 . 1 Although the subject application represents a minor extension to the Courtice Urban Area, it cannot be dealt with in . . . 6 513 REPORT NO. : PD- 2 -90 PAGE. . .6 isolation. Issues related to the larger question of the Urban Area expansion such as urban structure, transportation routes and ease of servicing are of importance in this review. 9 .2 The subject lands are not immediately servicable with municipal sanitary sewers from the existing trunk system. It has not been established whether that portion of the site outside the designated urban limits can be serviced from the existing Oshawa-based sanitary sewer system. The lands are inlcuded in the area being studied in the Courtice South Servicing Feasibility Study currently being conducted by Totten Sims Hubucki for the Town. The results of this study have not as yet been finalized. 9 . 3 If the Courtice Urban Area were to expand southward, the land use structure, including road patterns, for the newly designated lands would need to be established in a comprehensive manner. In particular, a mid-block arterial or collector in the general vicinity of the subject lands would appear to be warranted. 10. CONCLUSION 10 . 1 The purpose of this report is to address the requirement of a Public Meeting pursuant to the Planning Act. 10.2 Consideration of these applications must be undertaken in the context of the larger question of the Courtice Urban Area expansion. It is therefore recommended that Official Plan Amendment application 89-67/D/N, and the related subdivision and rezoning applications be referred back to Staff for further processing including the resolution of sanitary sewer, . . .7 REPORT NO: PD- 2 -90 PAGE. . . . 7 stormwater management, transportation and other concerns related to the proposed expansion of the Courtice Urban Area. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I.P. darence E. o eff Director of Planning & Development Chief Administrative Officer JAS*DC*FW*df PARTIES TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION: Alexandris Investments Limited 39 East Drive unionville, Ontario. WR 1K7 McDermott and Associates Limited 1305 Pickering Parkway Suite 406 Pickering, Ontario. L1V 3P2 � 1 � Attachment + .l I I , I 1 � SINGLE Fl.." RESIOF�NTIAL PLANI OF SUBDIVISION FILE 16IT-76027 FUTURE I I I I I I I I I I I 1 I II \\ i FUTURE LOW DENSITY / I MEDIUM DENSITY ! I / � I woof E ac.r i.e. mar BLOCK 2 44 E 25 zem a zee " pa•aE \,. t •y m O 8 c a r N C<> E—E E E 37 x 9 N E a f 223 4 43 42 36 30 2 D S zm BLOC 1 M 41 29 w w 34 a0 21 _ I- 35 2 f Q O N I szw H szw ll.sw '4, '^ O Z E E 38 — e 32 26 s4, i N�y STREET u a• IS• 112e 12w 12w 12m 12. 12w IFw 12w Rm Iii R� Itm liw 1'�• IEw le E 17 16 I IS 14 I! I 12 11 I 10 ! 0 7 I 6 3 4 ! 2 E F I I 1 227!2 •rx I. E RURAL RESIDENTIAL/VACANT AGRICULTURAL Deve 89- 104 , 18T-89082 15 16 Attachment +2 ® SUBJECT SITE LOT 32 LOT 31 LOT 30 RI R ! EP RI I R' EP R2-2 � (H)R1 EP R-2 R2-2 ; � o (H)R1 a � N ' EP (H)R1 N Z 0 I w I AZ � 1 RC i 0 A � I C4-2 REGIONAL. ROAD 22 BOOR KEYMAP W. Dev. 89- 104 517