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Home My WebLink AboutPD-217-90 "'°"'"1y TOWN OF NEWCASTLE ` R DN: REEMARK.GPA REPORT File #6n , Res. # By-Law # P U B L I C M E E T I N G MEEING. General Purpose and Administration Committee DATE: Monday, July 9, 1990 REPORT #: PD-217-90 FILE #: DEV 89-96 & 89-078/N REZONING APPLICATION - DEV 89-96 SUBJECT: OFFICIAL PLAN AMENDMENT - 89-078/N REEMARK INVESTMENTS INC. PART LOT 11, CONCESSION 2, FORMER TOWN OF BOWMANVILLE X-REF: 18T-89070 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . THAT Report PD-217-90 be received; 2 . THAT applications to amend the Town of Newcastle Official Plan and Comprehensive Zoning By-law 84-63, as amended, submitted by Reemark Investments Inc. , be referred back to Staff for further processing and the preparation of a subsequent report upon receipt of all outstanding comments; 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: Reemark Investments Inc . 1.2 Official Plan Amendment: From "Low Density Residential" to "Medium Density Residential" to permit the development of a 66 unit Medium Density Block and 21 street townhouses in a residential plan of subdivision. 1. 3 Subdivision: Semi-detached/links: 22 units Townhouses: 87 units REPORT NO. : PD-217-90 PAGE 2 1.4 Rezoning: From "Agricultural (A) " to an appropriate zone to permit the development of a 109 unit residential draft plan of subdivision. 1.5 Area: 3 . 35 ha (8 .27 acres) 2 . BACKGROUND 2 . 1 On July 27, 1989, the Planning Department received an application to amend the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended, to permit a 61 unit residential draft plan of subdivision. On the same day, applications for Official Plan Amendment and Draft Plan of Subdivision were also submitted. The original Plan of Subdivision specified 4 lots to be single family, 26 semi-detached/links, and 31 townhouse units . The plan has been revised a number of times with the latest submission having 22 link units and 87 townhouse units for a total of 109 units . 3. LOCATION 3 . 1 The subject property is located in Part Lot 11, Concession 2, former Town of Bowmanville. More specifically, it is situated approximately 425 m ( 1394 .3 ft. ) south of Concession Road Three on the west side of Liberty Street. 4 . EXISTING AND SURROUNDING USES 4. 1 Existing Uses: Vacant 4 .2 Surrounding Uses: East: Application for a 719 unit residential subdivision ( 18T- 89041) . West: A Town approved 203 unit residential subdivision ( 18T- 87021) South: A draft approved 213 unit residential subdivision including a block reserved for high density residential development and a commercial block ( 18T-82037) . . . . . 3 REPORT NO. : PD-217-90 PAGE 3 North: A Town approved 203 unit residential subdivision ( 18T- 87021) . 5 . OFFICIAL PLAN POLICIES 5. 1 Schedule A5 of the Durham Region Official Plan reveals that the property in question is located within an area designated as "Residential" . 5 .2 According to the Town of Newcastle Official Plan, the subject site is located within a "Low Density Residential Area" . Section 7 .2 . 1.2 (iv) (a) and (b) of the Official Plan states that the density within a low density residential area shall not exceed 30 units per net residential hectare, and that "Medium Density Residential" areas shall have a density greater than 30 and up to 55 units per net residential hectare. The density of those lands designated for townhouse development appears to be approximately 51.48 units per net residential hectare. Hence, it is these lands that require an amendment to the Official Plan. 5. 3 The subject property is located in Neighbourhood 2B as depicted on Schedule 7-1 of the Town Official Plan. The population specified for this neighbourhood (Amendment # 31) is 3300 persons . The original application for 61 units was in conformity with this amendment. On June 4, 1990 copies of the revised Draft Plan were forwarded to the Town. This plan, having 109 units would push the population of Neighbourhood 2B to a total of 3546 persons . The additional population proposed for this neighbourhood represents a 7 .5% increase beyond the designated population of 3300 . Section 7 .4 . 1.2 of the Town Official Plan states that minor deviations may be permitted without amendment to the Official Plan provided that these deviations do not alter the intent of the Plan. However, there remains some undeveloped land within Neighbourhood 2B. Approval of this plan, with 109 units, would consume the population allocated to the vacant lands . 4 REPORT NO. : PD-217-90 PAGE 4 5.4 Section 7 .2 . 1. 1(i) of the Town of Newcastle Official Plan requires a range of housing types, sizes, prices and tenure to be provided. The original Draft Plan of Subdivision had a variety of housing, however, the revised plan, having 22 links and 87 townhouses cannot be deemed to comply with the intent of this particular policy. 6 . ZONING 6 . 1 The subject site is presently zoned "Agricultural (A) " . Land so zoned shall be primarily used for farm and farm related uses. Before residential units can be built on this land, the property must be rezoned. 7 . PUBLIC MEETING AND RESPONSE 7 . 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 within the prescribed distance. As of the writing of this report, no written submissions have been received. 7 .2 On December 4, 1989 a Public Meeting was held to discuss this application. At the time of this meeting, no one spoke in opposition to this proposal. Since this meeting, the applicant has substantially revised the Draft Plan of Subdivision, increasing the number of units from 61 to 109, hence warranting a second public meeting. 8 . AGENCY COMMENTS 8 . 1 In accordance with departmental procedures, the application was circulated to obtain comments from other departments and agencies. The following department/agencies in providing comments, offered no objection to the application as filed: - Ministry of Natural Resources �� . . . .5 REPORT NO. : PD-217-90 PAGE 5 8.2 Commenting agencies that have submitted responses include the Town of Newcastle Fire Department and the Town of Newcastle Community Services Department. The Fire Department stated that the availability of water in this area is a concern. It was also noted that the continued growth in this general area would impact the level of service Fire Station Number One could maintain. Community Services requested 4 inch calliper trees be provided within the landscape plan for Liberty Street road allowance, that the developer contribute to the overall neighbourhood park development and that the land dedication requirement be accepted as cash-in-lieu on the basis of one hectare per 300 dwelling units. 8. 3 Comments remain outstanding from the following agencies: - Town of Newcastle Public Works - Central Lake Ontario Conservation Authority - Northumberland Newcastle Board of Education - Peterborough Victoria Northumberland Newcastle Roman Catholic Separate School Board - Durham Region Planning Department 9 . STAFF COMMENTS 9 . 1 This application, with 109 units, will surpass the population target for Neighbourhood 2B. In addition it could limit the development potential of the vacant lands situated within this neighbourhood. Inasmuch as the applicant has submitted an Official Plan Amendment, the application was to permit Medium Density Residential, not to increase the population target for Neighbourhood 2B. In this regard, Staff have concerns with the number of units proposed and believe that the applicant should reduce the number of units, provide a variety of housing mix as contemplated in the Official Plan, hence bringing this application into conformity with the intent of the Official Plan. 9 .2 Staff note that confirmation must be received from the Durham Regional Works Department regarding servicing capacities for this site. . . . .6 REPORT NO. : PD-217-90 PAGE 6 9 . 3 As the purpose of this report is to address the requirement of a Public Meeting under the Planning Act and in consideration of agency comments outstanding and the issue of density, it is recommended that the application be referred back to Staff for further processing. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I.P. La renc `, E. Kotseff Director of Planning Chief inistrative and Development Office HM*FW*cc *Attach 26 June 1990 Interested parties to be notified of Council and Committee's decision: Merika Investments Inc. 77 Huntly Street TORONTO, Ontario M4Y 2P3 G. M. Sernas & Associates Ltd. 110 Scotia Court Unit 41 WHITBY, Ontario L1N 8Y7 Reemark Group Bryan Bridgeman 194 Merton Street Suite 200 TORONTO, Ontario M4H 3B7 Jake Teeninga R. R. #5 Bowmanville, Ontario L1C 3K6 Dr. Peter Zakarow 282 Liberty Street North BOWMANVILLE, Ontario L1C 2N1 ® SUBJECT SITE LOT 12 LOT 11 , , LOT I 0 uu ONCESSION R0. 3 (�) L I- FF- -- I C2 I � A I � {H� R1 alp I � M Im - z 0 (n (H)R4 to (H)CI IRI ' 0 (H R1 �I z HR4 0 A ( H)R2 iR4 i I A Mn I R1 BEST NE R1 TH ST VANSTONE SSA I / 0 50 *0 200 300" KEY MAP Oev. 89-96A ORIGINAL SUBMISSION L I B ER T Y S T R E E T i 4 m .,.AO ODEN NG /0.3- RE W 5 BL J 31 30 29 Q BLK. � 53 �o I 28 1d.0 R, BLKo o ?o.Q o N m 2 27 C, ° m 369 26 — - — 4 BLK�O 33 0 25 35.5 0 51 0 3. 24 Q� ( 34 23 35 22 00 I 32 36 21 37 20 �ZZS p 38 �- Q -- 39 18 Z N 33.0 40 d 17 35.5 1 41 W 16 Q _ n y 47 43 - 14 13 Q 2Q Q t 2 35.5 EX. O.Jm RESERVE- �0I 33.0 45 46 '�s sl 0 11 z �L - - R,g STREET 3 A °0 EX =.]m RESERVE 0 N f 0 5 5 — � 3 m m 10 Z 55.7 Qn BLOCK 5 -8- -5- m - f , 34.7 0 35.7 h BLOCK 49 6 20.0 ( N EX. 0.3=RESERVE - _ -� , � _ I- � -� co U, (TI-T T! T!-F 7 REVISED SUBMISSION - - - - - - - -- L _ F-1 C�l �u C L I B E R T Y S T R E E T — - (0 17 , ' MEDIUM DEn.ij — �� \ BLOCK-15 O I �� (1.031 ho - 2.55,ac.) STREET_ J p� L-kL OCK 13 I ( 10 11 —_ — 77B77�� — JT Tf T -T BLOCK 12• ° 3,,T [�-..BLOCK-14 8 20.0 4 35.9 STREET A — ,PLAN 18'T 89070' � - I 7 1 6 I 5 'I 4-,I '3 1 2 1 Y, -_ -_,3,.0 o BLK. BLK. BLK. BLK., BLK. / BLK• - >- I m 17 18 19 20 21 22 / — B — J 23 3 I� rr co Ico I I J 7 8 T — 8 7 0 8 7 _ J