HomeMy WebLinkAboutPD-85-91 V/
THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV91002 REPORT
P U B L I C M E E T I N G
Meeting:General Purpose and Administration Committee File # -,00-2,
Date: Monday, April 22, 1991 Res. #
B Law#
L
Report#PD-85-91 — File #DEV 91-002 (X/REF 0.P.A. 90-105/N & �13T-Slns )
Subject: REZONING APPLICATION - BAYLY HOLDINGS LTD.
PART LOT 16, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: DEV 91-002 (X-REF OPA 90-105/N & 18T-90050)
Recommendations-
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-85-91 be received;
2 . THAT application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63, as amended, submitted by G. M. Sernas and
Associates Ltd. on behalf of Bayly Holdings Ltd. 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: Bayly Holdings Ltd.
1.2 Agent: G. M. Sernas and Associates Ltd.
1 . 3 Official Plan Amendment Application:
to permit the expansion of the Bowmanville urban
boundary to the west, the redefinition of school
symbols, to introduce medium and high density symbols
and a local central area symbol, to introduce Green
Road as an Arterial road and to increase the population
target of neighbourhood "3B" .
1 . 4 Rezoning Application:
from "Agricultural (A) " to an appropriate zone to
permit the development of the proposed plan of
subdivision containing a total of 579 units.
1 .5 Subdivision Application:
the application proposes 81, 12 . 0 m single family
dwelling lots, 27 , 15 . 0 m single family dwelling
2
REPORT NO. PD-85-91 PAGE 2
lots, 66, semi-detached/link dwelling lots ( 132 units) ,
a 185 unit medium density block, a 154 unit high
density block, a school and park block, a partial
school and park block and a 1.2 Ha commercial block.
1 . 6 Land Area: 26 . 335 Ha (65. 0 acres)
2. LOCATION
2 . 1 The subject property is located in Part Lot 16, Concession 1,
former Town of Bowmanville. The property is bounded to the south
by Baseline Road, to the west by the unopened Green Road road
allowance, to the north by the Canadian Pacific Railway right of
way and to the east by lands subject to a draft approved plan of
subdivision 18T-88046 .
3. BACKGROUND
3. 1 The subject rezoning application was received by the Town of
Newcastle Planning and Development Department on January 4, 1991.
On January 10 and January 18, 1991 the Town advised of the
related proposed Plan of Subdivision and Official Plan Amendment
applications respectively. Town Staff undertook a joint
circulation of the three files .
3.2 The Official Plan Amendment application was applied for jointly
with Green-Martin Holding Ltd. Green-Martin Holding Ltd.
submitted a proposed plan of subdivision and zoning by-law
amendment application for lands abutting the subject property to
the west. This report will discuss the Official Plan Amendment
application as it applies to the Bayly Holdings Ltd. land's only.
4 EXISTING AND SURROUNDING USES
4 . 1 The existing site is currently vacant.
4. 2 Surrounding land uses are as follows:
South: Baseline Road, predominantly agricultural and limited
residential;
DI
REPORT NO. PD-85-91 PAGE 3
East: vacant lands subject to draft approved plan of
subdivision 18T-88046, further east is the Baseline
Community Centre and existing urban residential
development;
North: The Canadian Pacific Railway corridor, limited existing
residential development and lands subject to commercial
development applications;
West: Unopened Green Road road allowance, limited residential
and vacant land subject to residential 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
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 Staff have received verbal inquiries with
respect to the applications, however, no letters of objection or
concern have been received.
6 OFFICIAL PLAN POLICIES
6 . 1 Within the Durham Regional Official Plan the subject property
within the urban boundary is designated "Residential" . The plan
encourages lands designated as such to be used for a variety of
housing type, style and tenure. The lands west of the current
urban boundary are presently designated "Major Open Space" .
Urban development of lands designated as such is not permitted.
6 . 2 Within the Town of Newcastle Official Plan the subject property
is designated "Low Density Residential" within neighbourhood 113B1'
of the Bowmanville Major Urban Area. The lands outside the urban
area are not governed by the Town of Newcastle Official Plan.
. . . .4
REPORT NO. PD-85-91 PAGE 4
The neighbourhood (3B) has a population target of 5800 people and
the low density residential designation allows a maximum density
of 30 units per net ha. The neighbourhood includes a number of
'medium' and 'high' density symbols as well as 'park' and
'school' symbols . Staff would note that a number of these
symbols have been incorporated in the draft approved plan of
subdivision 18T-88046 and prior development to the east.
The applicant's Official Plan Amendment as it affects the subject
lands proposes to expand the urban boundary and increase the
population target of the neighbourhood. It would provide
additional 'high' and 'medium' density symbols and redefine the
location of school symbols . It would further introduce a 'local
central area' symbol and amend the transportation network,
including the introduction of Green Road as an arterial road.
7 AGENCY COMMENTS
7 . 1 In accordance with departmental procedure the subject application
was circulated to a number of agencies and departments for
comment. To date comments remain outstanding from the Central
Lake Ontario Conservation Authority, the Peterborough Victoria
Northumberland and Newcastle Separate School Board, Regional
Public. Works Department, the Ministry of Transportation, the
Ministry of the Environment and the Canadian Pacific Railway.
7 . 2 The Town of Newcastle Public Works Department Staff recommended
that the proposal does not proceed until such time the applicant/
owner has provided the following three (3) items to the
satisfaction of the Director of Public Works . A site servicing
report and drainage plan in conformity with the West Side Creek
Master Drainage Study. An intersection design which improves the
visibility, sightlines and vertical alignment of the intersection
of Green Road and Baseline Road. The proposed horizontal and
vertical alignment of the Green Road realignment indicating
whether a railway underpass or overpass is proposed and any
anticipated slopes . . . . .5
i
REPORT NO. PD-85-91 PAGE 5
Should the applicant address the above matters in a satisfactory
manner, the drawings must be revised to indicate a 5 . 18 metre
road widening on both Green Road and Baseline Road. The
applicant would be responsible for the reconstruction of Green
Road from Baseline Road northerly to the limit of the subdivision
and the reconstruction of Baseline Road from Green Road easterly
to the limit of the subdivision.
7 .3 The Community Services Department has identified concerns with
regards to parkland requirements within this proposal and within
adjacent Neighbourhood (3C) to the north, as affected by this
application. The parkland requirement for this site equals 1. 91
ha. The applicant is proposing a combined parkland dedication of
1 . 67 ha over two blocks . Community Services comments on proposed
Plan of subdivision 18T-88046 (adjacent lands to the east)
required a cash-in-lieu of parkland dedication of 0. 92 ha due to
an under dedication of land. Community Services requests that
the 0. 92 ha of additional parkland be incorporated within said
proposal. In addition, a further 0 . 5 ha is to be acquired from
the under dedication of parkland from 18T-90051 adjacent lands to
the west. The total parkland dedication from this application is
to be 3 .33 ha. (8 .29 acres) . The 1 .42 ha over-dedication is to
be purchased with monies received as cash-in-lieu of parkland
dedication through the adjacent proposals ( 18T-88046 & 18T-
90051) .
The subject application proposes to introduce Green Road as an
Arterial Road from Baseline Road north of the Canadian Pacific
Railway tracks . This concerns Community Services Staff due to
previous commitments and requirements on proposed plan of
Subdivision 18T-88047 (northwest of the subject application) . A
park block was previously accepted by the Town on the north side
of the Canadian Pacific Railway tracks abutting the Green Road
road allowance (in plan 18T-88047) . This park block was accepted
with the understanding it was under sized and that in the future
. . . .6
REPORT NO. PD-85-91 PAGE 6
the Green Road road allowance, as well as additional lands on the
east of the road allowance could be available for park purposes .
The proposed Green road alignment would seriously jeopardize this
scenario. The Community Services Department wishes to see the
Green Road extension resolved in a manner benefitting the
parkland concerns of neighbourhood "3C" .
7 .4 The Town of Newcastle Fire Department advised the subject
applications propose a population increase of approximately 1737
persons . The response time to this site is approximately 3 - 4
minutes for full-time and 8 - 10 minutes for part-time fire
fighters.
7 .5 The Public School Board advised the subject application would
generate approximately 185 students at Waverly Public School.
Waverly Public School is currently over capacity with eleven
portables on site. The Board expects to construct a school in
the adjacent development to the east ( 18T-88046) . The Board
request sidewalks on both sides of Green road and along all
access roads in the proposal . The School Board has also request
access from street "E" to Street "A" of the adjacent plan of
subdivision to the east ( 18T-88046) . Said plan is draft
approved, and does not provide such an access . The Public School
Board or the Town must request Regional Planning Staff to make
such an amendment to the draft approved plan.
7 . 6 The Ministry of Natural Resources Staff have advised the subject
lands are traversed by the West Side Creek and tributaries of the
main branch. The water quality of these watercourses should be
protected as they flow into the West Beach Marsh, Class 2,
provincially significant wetland. The Ministry will address
concerns regarding pre, during and post construction water
quality protection at the draft plan of subdivision stage.
J _
REPORT NO. PD-85-91 PAGE 7
8 STAFF COMPMNTS
8 . 1 The subject applications are proposing a total of 579 units on
the subject lands . Many of comments received from commenting
agencies have related to the design aspects of the proposal.
Staff will provide limited comments on this aspect of the
proposal until such time the Official Plan Amendment has been
finalized.
8 .2 Prior to assessing the merits of the Official Plan Amendment as
it relates the subject site staff require documentation
supporting the expansion of the urban boundary and introduction
of a proposed commercial development. As well the merit and
feasibility of the increased population target and density
symbols must be demonstrated. Staff will review the changes to
the transportation network and redefinition of school symbols in
conjunction with other agencies .
8 . 3 It would appear significant changes to the proposal will be
required in order to accommodate the comments of the Community
Services Department. This involves parkland requirements within
the proposal as well as road alignment as it affects parkland
requirements in the adjacent neighbourhood to the north.
8 .4 Planning Staff have concerns with the proposed school block
( 177 ) . Said block abuts the south side of the C.P.R. tracks at
the intersection of the Green Road alignment. This places the
school block on the inside curve of the realignment which will
also require either an overpass or an underpass to negotiate the
railway tracks . Staff consider this a potential safety problem
with children and request further review of this intersection and
adjacent uses be undertaken.
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
. . . .8
I
REPORT NO. PD-85-91 PAGE 8
with some background on the application submitted and for Staff
to indicate issues or area of concern regarding the subject
application. It is recommend the application be referred back to
Staff for further processing and subsequent report upon
resolution of the above issues and receipt of all outstanding
comments and required revisions.
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I .P. Lawrence ' Kotseff
DIrector of Planning nistrative
and Development
CP*FW*cc
*Attach
15 April 1991
Interested parties to be notified of Council and Committee's decision:
G. M. Sernas and Associates Ltd.
110 Scotia Court
Unit 41
WHITBY, Ontario L1N 8Y7
Bayly Holdings Ltd.
1409 Salem Road
R.R. # 1
AJAX, Ontario LIS 4S7
D 'I
If •
I I 1
• 1
ee�
e:: >:>
<`X.X..
�.r
il.
. -•M
d:
O:
H
=r.
e.:
.: _
o.:
�N -
e
M
!�
- y
a�
1 -t.
c
3
w
,t
�. ::.:.
�v
� N •
�r t Yr
I
++eta
S .1.
t
.v
ti
I.�
o' V
0
.0
0
••'3
N
ub'
P tim
71
OWO
rLc
�►�::::: i�:�:�:�:# �p �`�iiwi:ii�iiitiiia:ii�:iai. �'
e
!rl
o . .
i. MINOR OPEN SPACE BASE LINE RD.
LC—)LOCAL COMMERCIAL AREA
NO NEIGHBORHOOD PARK
OHIGH DENSITY RESIDENTIAL AREAS
OMEDIUM DENSITY RESIDENTIAL AREAS
LOW DENSITY RESIDENTIAL AREAS FIGURE 1
HAZARD LANDS
�ow—URBAN AREA BOUNDARY
1
�+an LA in PROPOSED NEIGHBORHOOD BOUNDARY
® PUBLIC ELEMENTARY SCHOOL PROPOSED AMENDMENT TO
SEPARATE ELEMENTARY SCHOOL NEWCASTLE OFFICIAL PLAN
r'"-w4--ma TRANSPORTATION NETWORK
QA.ssociates Ltd. : f r
01 Consulting Engineers&Planners
f°
i
OAF
OF
a . .
i r\ r r �,, 4 }� 'ly I l}2 t•r,�,t t 1 +l i .. ./. � r' '
�j='fir � %�i✓ t��1 y r .. 1 ., /J �' i Y
"Ij,. � \"✓i r.r t'\, t 4� ,t f t f''>n��"Yx�s�l'Stti,�,7,r''�� ��tie � \/. . /rt ,Ar ��, �y}'�:.r'• •
✓ � ,..� t ,..+i"� ' '1C` Y + Ir tslri Y'Y t , f r / \\ � II .
s, \:
{'d
�y�Nr i'S'� '-.:+I i r>t,•.t'.i1F`:\f \\+t n.• � �}£� rf� r\
' 4 1� �Y1 i I (:.f I i l :}}"rf'Fl+'}'q j !••,b �r• �`i''' .a r 1 � I 1 /\ \. `1 y� .i •�
1 .� r\•1 tier dF_t, r T.1S,���1 I t�' fi ...,7� v �( p tf
'Vki�SrN r.yl'f 't, rfr,1� Rim,
ll
a\1 \ S\'{'b fir ' ��+� it �j pest 1t tF �1r,1 \ : / • r',r
tar\-e.Y r\ F'a s;s'�•� �S t`5�I'� r �)
�'`,�'' \!..'� \t���.'' ''`�\ 1�r }1/ I y Jr t rv� ,� 1 i � ",�! ,r i} \ /, ,( � �i •',� �
'"�,�'tl '/. \� y'�i :\' ..v f: tNtir� sIN�rF•},• a i ' 'rl ,'� ��� at
tiW
\� I,tT \ \ �'' :, ,,y/ ,j g..,' ,/Fry ; ��'''.. � t, t , .''r •'�. \ R `+b +r �--iii._
v�, ,n � r,}1 g+l• � € , � �1 r c°
�rC sr�F
�._
� v � � �y(��'�i���v 'f � � ��'��'��1��� ` tit •�•:v^c"`�- v �l�,t� �f j ! v �:,—.
fL .A- r R �, LL'1 _•J J 1 L._.� ": f
t'\)r t�y i t\'\ ' f� { �, r t, t�� .`!•�.'y i ,l� 1 c I �� 1, .. i I I (;';,r_.r),..r..
�' , yt t• cr \,�('>t/• / �+`' /'+ tt 1�j' (.: �t• 71'it� ., 1, l� ,.J "� :-1 ; 1�-\�I i}i„
.
\ { / < ✓ r^' 4t ! ,3 ttlf ;,1 ( r.34
d.I 1•1 :}
r 2� ` i-�1 '. r-j-•t T .t i'-i-1—
t,�{%ir\ .Y. r � ' /'rr �7}'1'�f�;l�i rlyfy�54 st r� r } � �I .itl �,I �'� ', 1 1 I I t 'I I• I
\.\! \U\,'./t'r� .L,f .��" (t� 14r1� i\� r.d :srlfl.i r �'� ,•-� +�i-'t^ ~�',1 �1 'x,.'.Li�_
t;f I s U 2 1 fi'
(trrl J q
i ll�ii.-�tfvfrt'7j�,h
I �'�`t\?t\ , t L �'J' trtir ltfr'S.I II i d J.i +� -{--.� ��-1��� I. I •y. ,I ,
��", ,\ , J'' �, (�-;U-utW\,�f '� it„� , Ei ,i t.,�c•f; I--, a..- I <t
!',.�I•!rFi7T•y'ftl'f17j'i”"
1} ��' �1\\ \t\�( t �j,.,lii)lit�� �i� 1. „'.:•1, r .t � It=7 0 .�,r",�'.'I• \.tI ��
t\ )t\:n rt y\ 1\}')) (,j ) ' .+:J jr ,n i .,�'.� � a � t,n Y 1 n,I••,='- Ik 1: I, I `' 1'+r ,
i It a E r v
12 T �' r7t r�. -' •� � \I(' /f§ �''
r?it tri'Th
��' .�
4
�' �[,;'i•-
\ '1\ 7t�i i}' I5'I}a,�i 1.'St r Jr •1` 1 r_.. \ t f Y i I c \��,7p:—_
9,1
Uf
I'II
V
\.'?i�r\ �' T'T'"f''r>�` r1"t Y'i T.I�r �'t. "�rt ���rE•::T..^`'� 1 /lam• i x��/j1// / elCii%
y. 4 1' i'r '•, . ., +r-T` ',stn / pry
\' rf'`I •.� III � I`1�9 I �i 'rl1i1lt�<i.j)i� II dii,�V4 i9Q Y�i •i i .^ ,l(
i-j-ITt'`14f'I
IR )iil iiiLiif :1 )1 1 � 'T t Y
a \, F"-- J� ��tu l.y°x.t:4!•� �. .. � i } I � I I I''I .�/ � / .� fj'
r1
'1• \ \ [' r i t '_..,��ti' ,i 1 \ili.ti. 4 5��` IAI I I I 111•r\e +'x"t�tT^` � r
� .' + 1'I:1 I) I.r•I 1 I I t � �'�� � � \ �-�. ,�I +I I ift I� � 5 ,'' t f `) � �r
Y
co
It
I \ � 1� �\1�l\\\ �• 11 � �,. y t to -Y .._..),:, I.
V \ �•�._e .� `�) ' + ;'''•j��' f''� `'5S TREE T C„p.r
7.
\
rq
* ' ---'--^ --
yti. IT,.
-t r ��V ' 'y t`•}'��fi ,; "\ BtFHIMjI•.
-n�'r}, �� I t �,t �;I',.. It t rt ,�(K �r�P: '�;".i..; .}I' �r ,F �'h [ �C �S S S� �-o ..� _•
1;�, 1 - � )t Via:;•l ((( , �;
rf �`t��t ,, Ir.). f.,, �� ''',: 1,• rrt-}, I;'' ,S:tti9���� '�}�`'f ag ' / fi gqm )
L►!f� t 111 C9Pf!ttl�r�
ai.� i in' '� � �t�4 1��., •,) I'
�I�� (C � Yf65fi44:SS 4i Li Cc
w
25 If l.. frrrrrrrrr711 r t ,. ..s 1i
LOT 16 7J1
LOT 17 __ --
G `
H�{,qY Na 2 1
t
Q
Q
O
a 1,
Z I ro.�l
W
W O
a a
c�
v�Py z
a
a
18T-88047 QPG\�`c i2 O
I w
18T-88046 U
0
U
02
18T-90051 v�
pENFOUND
DRIVE
i �
la
I { o
I i
i IST-90050 Z
i
a
BASELINE ROAD
i
1 I
MSUBJECT SITE