HomeMy WebLinkAboutPD-86-91 THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV91003 .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 22, 1991 Res. #
By-Law#
Report#:PD-8 6-9 1 File #: DEV 91-003 (X/REF: OPA 90-105/N & 18T-90051)
Subject: REZONING APPLICATION - GREEN-MARTIN HOLDING LTD.
PART LOT 17, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 91-003 (X/REF: OPA 90-105/N & 18T-90051)
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-86-91 be received;
2 . THAT application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63, as amended, submitted by G. M. Sernas &
Associates Ltd. on behalf of Green-Martin Holding 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: Green-Martin Holding Ltd.
1.2 Agent: G. M. Sernas & Associates Ltd.
1 . 3 Official Plan Amendment:
to expand the western limit of the Bowmanville Urban
boundary, to increase the population target of
neighbourhood "21B" , to introduce medium density symbols
and to introduce an arterial road (Green Road) .
1.4 Rezoning Application:
from "Agricultural (A) " to an appropriate zone to
permit the development of a 277 unit proposed plan of
subdivision.
1.5 Subdivision Application:
proposing to create 60, 12 . Om single family dwelling
lots; 48, 15 . Om single family dwelling lots; 47 , 18. Om
semi-detached/link dwelling lots (94 units) ; 75, 6 . Om
on-street townhouse lots; a park and school block.
2
REPORT NO. PD-86-91 PAGE 2
Land Area: 19 . 025 ha (47 . 0 acres)
2. LOCATION
2 . 1 The subject property is located in Part Lot 17, Concession 1,
former Township of Darlington. The subject lands do not have
frontage on an open road allowance. The lands are north of
Baseline Road, west of the unopened Green Road road allowance,
south of the Canadian Pacific Railway right of way and east of
Maple Grove Road.
3. BACKGROUND
3 . 1 The subject rezoning application was received by the Town of
Newcastle Planning and Development Department on January 4, 1991.
Subsequently on January 10 and January 18, 1991 the Town of
Newcastle Planning Department was advised of 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 Bayly Holding Ltd. Bayly Holding Ltd. submitted a proposed
plan of subdivision and zoning by-law amendment application for
lands abutting the subject property to the east. This report
will discuss the Official Plan Amendment application as it
applies to the Green-Martin Holding Ltd. lands only.
4 EXISTING AND SURROUNDING USES
4 . 1 The existing site is currently vacant.
4 .2 Surrounding land uses are as follows:
South: limited residential uses and agricultural land;
East: vacant land subject to residential development
applications; 1
North: Canadian Pacific Railway tracks and vacant lands
subject to a draft approved plan of subdivision 18T-
88047 .
West: vacant land predominantly agricultural with limited
residential. . . . . 3 y
REPORT NO. PD-86-91 PAGE 3
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 no letters of objection or concern with
regards to the applications have been received.
6 OFFICIAL PLAN POLICIES
6 . 1 Within the Durham Regional Official Plan the subject property is
designated "Residential" within the Bowmanville Major Urban Area
and "Major Open Space" on those lands currently west of the urban
boundary. The majority of the lands are outside the current
urban boundary.
6 .2 Within the Town of Newcastle Official Plan the subject lands
within the Bowmanville urban boundary are designated "Low Density
Residential" within neighbourhood 113B11 . Neighbourhood "3B" has a
population target of 5800 people and the low density residential
designation has a maximum density of 30 units per net hectare.
The balance of the lands are outside the urban boundary and are
currently not governed by the Town's Official Plan.
6 . 3 The applicant's Official Plan Amendment as it affects the subject
lands proposes to expand the current western boundary of the
Bowmanville Urban area. The proposed expansion is to conform
with the watershed boundary as defined on the proposed plan of
subdivision. The proposal would introduce another medium density
symbol to the neighbourhood while increasing the population
target and redefining the transportation network through the
introduction of an Arterial road.
7 AGENCY COMMENTS
7 . 1 In accordance with departmental procedure the subject application
. . . .4
REPORT NO. PD-86-91 PAGE 4
was circulated to a number of agencies and departments for
comment. To date comments remain outstanding from the Community
Services Department, the Central Lake Ontario Conservation
Authority, the Peterborough Victoria Northumberland and
Newcastle Separate School Board, the Regional Public Works
Department, 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 four (4) 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 and all horizontal radii at a minimum
of 90 . 0 m.
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 Green Road. The applicant would be responsible
for the reconstruction of Green Road from Baseline Road
northerly to the limit of the subdivision.
7 . 3 The Town of Newcastle Fire Department advised the subject
applications propose a population increase of approximately 831
persons . The response time to this site is approximately 3 - 4
minutes for full-time and 8 - 10 minutes for part-time
firefighters .
7 .4 The Public School Board advised the subject application would
generate approximately 90 students at Courtice South Public
School. Courtice South Public School is currently over capacity
{ . . . .5
i
REPORT NO. PD-86-91 PAGE 5
with eight portables on site. The Board request sidewalks on
both sides of Green road and along all access roads in the
proposal . The School Board has also requested the school site be
re-oriented to allow for frontage on Street "B" and that the park
be located north of the school block. The school board would
prefer if the existing C.P.R. underpass west of the Green Road
re-alignment should remain. However, they have requested details
regarding maintenance of same be provided. The school board has
advised they do not propose to develop this site for several
years .
7 . 5 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.
7 . 6 The Ministry of Agriculture and Food has advised that the lands
designated Major Open Space have been identified as class 1 and 3
agricultural soils . The subject application must be assessed in
terms of the Food Land Guidelines . While consideration is given
to the logical extension of the urban boundary, the principle of
the Guidelines is that 'better food lands' be retained for
agricultural use. The applicant must undertake an assessment for
the application which includes the necessity for the land use,
the land area needed, the reasons for choice of location and
consideration of alternative locations of lower capability
agricultural lands . The Ministry will not support this
application or provide further comments until the above
information has been provided.
8 STAFF COMIMNTS
8 . 1 The subject applications are proposing a total of 277 units on
. . . .6
REPORT NO. PD-86-91 PAGE 6
the subject lands . Comments received to date deal with, among
other matters, 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 accessing the merits of the Official Plan Amendment as
it relates to the subject site, Staff require documentation
supporting the expansion of the urban boundary, consideration of
this will be in context of the Ministry of Agriculture comments .
Staff note the Durham Region Official Plan review has proposed an
expansion of the urban boundary in this vicinity. Supporting
documentation is required from the applicant/owner with respect
to population target increase and proposed densities .
8 . 3 Design changes which should be noted relate to the proposed
school block location and access to Green Road, through adjacent
plan of subdivision 18T-90050 . The Public School Board has
concerns with this site and its access and request the block be
oriented towards Street "B" . Staff also have a concern with the
orientation of the blocks and use of land abutting the Green Road
re-alignment and wish to see this issue reviewed further.
8. 4 It appears a major portion of the proposed subdivision is located
on land recently added to the urban area under the proposed
Durham Official Plan. The proposed Durham Official Plan contains
very broad policy statements and general designation that require
detailing through the preparation of the local Official Plan.
Staff is of the opinion that a recommendation on the proposed
subdivision may not be possible until such time the Town
completes it's preparation of the Town Official Plan.
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
with some background on the application submitted and for Staff
. . . .6
.J
i
REPORT NO. PD-86-91 PAGE . ''
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 input to the preparation of the
Town of Newcastle Official Plan.
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I .P. L renc Kotseff
DIrector of Planning Chief
and Development Officer
CP*FW*cc
*Attach
12 April 1991
Interested parties to be notified of Council and Committee's decision:
G. M. Sernas & Associates Ltd. Green-Martin Holding Ltd.
110 Scotia Court 250 Consumers Road
Unit 41 Suite 403
WHITBY, Ontario L1N 8Y7 WILLOWDALE, Ont. M2J 8Y7
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