HomeMy WebLinkAboutPD-140-90 -11OU TOWN OF NEWCASTLE
DN: PARKSIDE REPORT File #
Res. #
.,�:'�: .�-�• By-Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, April 23, 1990
REPORT #: PD- 140-90 FILE #: 18T-89008
SUBJECT: APPLICATION FOR SUBDIVISION APPROVAL - PARKSIDE PROPERTIES
PART LOT 34, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON
FILE: 18T 89008
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-140 -90 be received;
2 . THAT the Region of Durham be advised that the Town of Newcastle
recommends approval of the Draft Plan of Subdivision 18T-89008
dated January 1989, subject to the conditions of draft approval
contained in Attachment No. 1 to this report;
3 . THAT the Mayor and Clerk be authorized, by by-law, to execute a
Subdivision Agreement between the Owner of the proposed Draft Plan
of Subdivision 18T-89008 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 Council approve an exchange of lands in order to facilitate
the provision of a municipal roadway through application 18T-89008
and that the appropriate Offers of Purchase and Sale and subsequent
registration be completed at the applicant's expense;
5 . THAT the Mayor and Clerk be authorized to execute the Purchase and
Sale Agreement with respect to the land exchange and subsequent
registration between Parkside Properties Inc. and the Corporation
of the Town of Newcastle; and
6 . THAT a copy of this Report and Council's decision be forwarded to
the Region of Durham Planning Department and the interested parties
listed in this report.
X9 `) 1 . . . .2
REPORT NO. : PD- 140-90 PAGE 2
1. APPLICATION DETAILS
1. 1 Applicant: Parkside Properties Inc.
1.2 Subdivision Application: Creation of six semi-detached/link lots
for a total of twelve units.
1.4 Area: . 6077 hectares ( 1.5 acres)
2 . BACKGROUND
2 . 1 In January of 1989 , the Town of Newcastle Planning and Development
Department was advised by the Region of Durham of an application
for approval of a plan of subdivision submitted by D. G. Biddle and
Associates Limited, on behalf of Parkside Properties Incorporated.
The subdivision application proposes the creation of six semi-
detached/link lots for a total of twelve units .
2 .2 The proposal is situated on a . 6077 hectare (1.5 acre) parcel of
land located on the east side of Varcoe Road approximately 86
metres (282 ft. ) north of Highway # 2 but is more formally
described as Part Lot 34, Concession 2 in the former Township of
Darlington.
3 SURROUNDING LAND USE
3 . 1 The subject property is bounded by Cherry Blossom Park to the east,
single family dwellings to the west and vacant land to the north
and south although the vacant property to the north is the subject
of an application for a plan of subdivision ( 18T-89066) .
4 . OFFICIAL PLAN CONFORMITY
4 . 1 Within the Durham Regional Official Plan, the subject property is
designated as a Residential Area. The primary use of lands so
599 q . . . . 3
REPORT NO. : PD- 140-90 PAGE 3
designated shall be for residential purposes . In view of the
foregoing, the application would appear to comply with the Durham
Regional Official Plan.
4 .2 The Town of Newcastle Official Plan establishes a maximum of 15
units per net residential hectare for Low Density Residential
Development, a maximum of 40 units per net residential hectare for
Medium Density Residential Development and a maximum of 80 units
per net residential hectare for High Density Residential
Development. The applicant is proposing to develop the . 6077
hectare ( 1.5 acre) parcel at an overall density of 34 .81 units per
net residential hectare which falls within the medium density range
as defined by the Town of Newcastle Official Plan.
4 . 3 The Neighbourhood Development Plan for Courtice West does not
identify specific areas for medium and high density development in
order to permit greater flexibility in subdivision design. It is
intended that Medium Density residential development be located
adjacent to existing low density residential areas and near
facilities such as parks .
4 .4 In view of the foregoing, it would appear that the application does
not offend the intent of the Town of Newcastle Official Plan.
5 . ZONING BY-LAW CONFORMITY
5. 1 The Town of Newcastle Comprehensive Zoning By-law 84-63 zones the
subject property Urban Residential Type One (R1) . As residential
uses of the size and magnitude proposed in the current application
are permitted in the Urban Residential Type One (R1) zone, an
amendment to the zoning by-law is not required.
6 . AGENCY COMMENTS
6 . 1 The application for a proposed plan of subdivision was circulated
599 Zu 4
. . . .
REPORT NO. : PD- 140-90 PAGE 4
to various agencies by the Durham Regional Planning Department.
Subsequently, the Town of Newcastle undertook a limited internal
circulation. The following provides a brief synopsis of the
comments received relating to the proposed plan of subdivision.
6 .2 The Community Services Department has reviewed the subject
application and has no objection to its approval. However, the
Community Services Department notes that the applicant will require
a portion of Cherry Blossom Park in order to provide a road
allowance of 20 metres (65 . 61 ft. ) . Therefore, the Community
Services Department recommends that the municipality exchange a
portion of Cherry Blossom Park for an equivalent sized portion of
Block 7 in proposed draft plan of subdivision. The remaining
portion of Block 7 could then be utilized by the applicant to
satisfy the parkland dedication requirement with remaining portion
of the requirement being accepted as cash-in-lieu.
6 . 3 The Town of Newcastle Public Works Department has reviewed the
subject application and have no objection to the approval of the
proposed plan of subdivision, subject to the provision of several
regulating conditions .
6 .4 The balance of the circulated agencies which provided comments were
the Town of Newcastle Fire Department, the Regional Works
Department, the Central Lake Ontario Conservation Authority, the
Ministry of Transportation, the Ministry of Natural Resources, the
Ministry of the Environment, Ontario Hydro, the Public School
Board and the Separate School Board. None of the aforementioned
agencies have provided objectionable comments with respect to the
subject application.
7 . STAFF COMMENTS
7 . 1 The Planning and Development Department has reviewed the proposal
in relation to the Town of Newcastle Official Plan and the Town of
Newcastle Comprehensive Zoning By-law 84-63 . . . . .5
599 21
REPORT NO. : PD-140 -90 PAGE 5
7 .2 Section 6 . 1.2 (iv) (d) of the Town of Newcastle Official Plan has
established policies for Medium and High Density residential
development and states that proposals for higher density
developments shall be located:
(a) in proximity to facilities and services including shopping,
school, parks and transportation.
(b) on sites whose amenities or other physical attributes are
suitable for medium and high density uses .
(c) where there is minimum physical and/or adverse effect on
adjacent uses and surrounding areas .
7 . 3 As the subject property is located adjacent to an arterial roadway,
and a municipal park, the Planning and Development Department is
of the opinion that the development of the subject property as a
medium density use would comply with the medium density residential
development policies as stated in the Town of Newcastle Official
Plan.
7 .4 Furthermore, the semi-detached/link lots proposed by the applicant
comply with the zoning by-law's minimum lot frontage and minimum
lot area requirements . Therefore, the proposed plan of subdivision
should blend in with the existing residential area without
impairing any adverse impact upon the surrounding area.
7 .5 In addition, the Planning and Development Department considers the
proposed medium density use as an appropriate buffer between the
commercially zoned property on Highway # 2 and the existing low
density residential uses to the north of the subject property.
7 .6 However, as stated earlier, the applicant will require a portion
of Cherry Blossom Park in order to provide a road allowance of 20
metres (65 . 61 ft. ) . The Planning and Development Department
suggests that the municipality deed approximately 100 square metres
( 1076 . 92 sq. ft. ) of Cherry Blossom Park to the applicant in
exchange for Block 7 in the proposed draft plan of subdivision
599 �_ 2 . . . .6
REPORT NO. : PD-140-90 PAGE 6
which has a lot area of approximately 226 square metres (2432 .7 sq.
ft. ) . As Block 7 is approximately 126 square metres (1356 .29 sq.
ft. ) larger than the parcel the applicant will obtain from the
municipality, the applicant would then provide the Town with 5%
cash-in-lieu of parkland dedication minus the value of the
remaining 126 square metres ( 1356 .29 sq. ft. ) of Block 7 on the day
prior to the proposed draft plan of subdivision receiving draft
plan status.
7 . 7 However, the Planning and Development Department recommends to the
Committee that the appropriate Offers and Purchases of Sales and
the subsequent registration should take place at the applicants
expense.
8. CONCLUSION
8 . 1 In consideration of the comments contained within this report, the
Planning and Development Department 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.
Respectfully submitted, Recommended for presentation
to the Committee
l
Franklin Wu, M.C. I .P. Lawrence , Kotseff
Director of Planning Chief Admi istrative
and Development Officer
WM*FW*cc
*Attach
9 April 1990
Interested parties to be notified of Council and Committee's decision:
Bob Annaert
D. G. Biddle & Associates Ltd. Parkside Properties Inc.
96 King Street East 1500 King Street East
OSHAWA, Ontario L1H 1B6 BOWMANVILLE, Ontario L1C 3K7
599 24;
DN: PARKSIDE
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
PLAN IDENTIFICATION
1. That this approval applies to draft Plan of Subdivision 18T-89008 prepared by
D. G. Biddle and Associates Limited dated January, 1989 showing Lots 1 to 6
inclusive for semi-detached or linked dwellings, Block 7 for park, 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.
6. That the Owner shall retain a qualified consultant to prepare and submit a Tree
Preservation plan to the Director of planning and Development for review and
approval.
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT
7. 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.
8. That all easements, road widening, and reserves as required by the Town shall
be granted to the Town free and clear of all encumbrances.
. . .2
599 24
-2-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT-D)
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.
13. That prior to the issuance of building permits, the Owner shall retain an
architect to prepare and submit an Architectural Control Plan to the Director
of Planning and Development. The architect shall further certify that the said
Plan has achieved the objectives of providing: a variety of housing style;
attractive streetscape treatment; harmony of colour, style and exterior materials
used, etc.
14. 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.
15. That the applicant/owner agrees to an exchange of land with the municipality.
The applicant/owner agrees to acquire the necessary amount of land from Cherry
Blossom Park in order to provide a road allowance of 20 metres (65.61 ft. ) . The
applicant/owner further agrees to deed to the Town an equivalent portion of
Block 7 in the proposed draft plan of subdivision. The remaining portion of
Block 7 could then be used to satisfy the parkland dedication requirement of the
Planning Act with the balance of the 5% requirement being provided as cash-in-
lieu.
59 ,E 3
� �� . . .
-3-
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'D)
16. That the .3 m reserve and site triangle be dedicated to the Town as shown on the
draft plan.
17. That the applicant/owner will bear the costs (100%) of any works on Varcoe Road
which are necessitated as a result of this development. (ie: intersection
improvements, turning lanes, utility relocation, ditch grading, sodding, etc. )
18. That the applicant/owner contributes to the costs of reconstructing/upgrading
Varcoe Road in accordance with Town Policy.
19. That the applicant/owner provide a cash contribution for sidewalks and
illumination an Varcoe Road.
20. That no building permit be issued on Lot 6 until such time as the temporary
turning circle is removed and development proceeds to the north.
21. That the applicant/owner reimburse the Town for the costs of the storm sewer
oversizing on Bridle Court to facilitate this development
22. That the applicant/owner reimburse Redesco Inc. for the costs of the storm sewer
oversizing on Bridle Court to facilitate this development.
23. That the applicant/owner meet all other requirements of the Public Works
Department, financial and otherwise.
24. That the applicant/owner agrees to obtain, prior to the commencement of site
preparation, including the rough grading of roads, the approval of the Central
Lake Ontario Conservation Authority of a grading and erosion control plan which
provides for the on-site containment of sediment.
25. That the applicant/owner agrees to carry out or cause to be carried out, in
accordance with Central Lake Ontario Conservation Authority approval, site
grading and sediment control measures.
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