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HomeMy WebLinkAboutPD-340-90 TOWN OF NEWCASTLE � s REPORT File #N: 18T87087 .GPA Res. # _ ------ By-Law # MEETING: General Purpose and Administration Committee DATE: Monday, November 19, 1990 REPORT #: PD-340-90 FILE #: 18T-87087 REVISED SUBJECT: REVISED PLAN OF SUBDIVISION - FRAM BUILDING GROUP PART LOT 12, CONCESSION 2, FORMER TOWN OF BOW MANVILLE FILE: 18T-87087 REVISED RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-340-90 be received; 2 . THAT the revised Plan of Subdivision ( 18T87087) submitted by Tunney Planning on behalf of Fram Building Group be APPROVED subject to the conditions attached; 3. THAT a copy of this report be forwarded to the Region of Durham Planning Department; 4 . THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1. 1 Applicant: Fram Building Group 1.2 Agent: Tunney Planning Inc . 1. 3 Subdivision: the revised plan proposes 123, 12 .0 m minimum frontage s . f.d. units; 23, 15 .0 m minimum frontage s . f.d. units; 115, 18 . 0 m minimum frontage semi- detached/link lots (230 units) ; 113 on-street townhouse units; and 39 block townhouse units. Total of 528 units . 1. 4 Land Area: 32 . 169 Ha (79 .488 Acres) . . . .2 REPORT NO. : PD-340-90 PAGE 2 2 LOCATION 2 . 1 The subject property is located in Pt. Lt. 12, Conc. 2, former Town of Bowmanville. The applicants holdings have frontage on the east side of Middle Road, from a point commencing approximately at the Scugog Road and Middle Road intersection and proceeding north to almost the Concession Road 3 . The property, therefore is roughly bounded on the remaining three sides by Fourth Street to the south, Concession Road 3 to the north, and to the east a line equal to the High Street extension. 3. BACKGROUND 3 . 1 The Town of Newcastle Planning and Development Department was advised by the Region of Durham Planning Department in October of 1990 of an application proposing to revise the number of dwelling units previously Draft Approved in the above-noted plan. The original plan of Subdivision received Town Approval in September of 1989, and Draft Approval in February 1990, permitting the development of a total of 487 units as compared to the 528 now proposed. The following chart illustrates the difference between the two proposals . DRAFT PROPOSED DIFFERENCE APPROVED REVISIONS ----------------------------------------------------------------- ----------------------------------------------------------------- 12 . 0 m minimum frontages 176 units 123 units - 53 15 .0 m minimum frontage 51 units 23 units - 28 18 . 0 m minimum frontage 108 units 230 units + 122 on street townhouse 113 units 113 units 0 block townhouse 39 units 39 units 0 ----------------------------------------------------------------- ----------------------------------------------------------------- T .i 41 . . . .3 1 REPORT NO. : PD-340-90 PAGE 3 4 OFFICIAL PLAN POLICIES 4 . 1 Within the Durham Regional Official Plan the subject property is designated 'Residential ' . The residential policies among other things encourage a variety of housing style and form. The application would appear to comply. 4 .2 Within the Town of Newcastle Official Plan, Bowmanville Major Urban Area, the subject lands are within neighbourhood 12B' and are designated 'Low Density Residential' . Schedule 7-1 of the Official Plan specifies a population target of 3000 within said neighbourhood, and identifies a park, school, local central area and medium density symbol within proximity of the subject lands. 4 . 3 Currently there are applications for all but one, approximately 10 acre, parcel of land within said neighbourhood. In reviewing the potential population generated from the various plans approved or under review and allowing for an average density development on the one unaccounted for parcel, Staff have calculated that should the proposed revisions proceed there would remain a population target surplus of approximately 60 units . The application would appear to comply. 5 ZONING BY-LAW PROVISIONS 5 . 1 Within the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended, the subject site has a mix of residential zoning, however, should this proposed revision to Draft Approval be approved the proponent would be required to submit a rezoning in order to match the zoning to the proposed lot layout. 6 AGENCY COMMENTS 6 . 1 The subject application was circulated to internal Town Departments for comment only. The Public Works and Fire Departments both responded that they would have no objection to the revisions as submitted. . . . .4 1 , REPORT NO. : PD-340-90 PAGE 4 6 .2 The Community Services Department have reviewed the subject application and have commented as follows: The park requirement for the previous Town Approved application was 1.60 ha and the park dedication proposed was 1. 662 ha. This recent submission, based upon 1 ha per 300 dwelling units will justify a park of 1. 74 ha or an additional 0 . 08 ha. The street patterns, park design and overall planning is well advanced and the park deficiency is minor. There appears to be little advantage to redraw boundaries and redesign the subdivision. It would seem in the Town's interest to consider cash-in-lieu of the 0.08 ha under dedication. In addition 4 inch calliper trees are to be planted at 40 ft. intervals along Middle Road east side within the application in partial compensation for Town owned trees removed during construction. The balance of the conditions imposed previously remain applicable. 7 STAFF COMMENTS 7 . 1 The subject application proposes to increase the number of units within the subject plan of subdivision by revising the unit breakdown through the introduction of additional semi-detached/link dwelling units . The proposed increase may be accommodated within the neighbourhood population target. The proposed lotting revisions do not effect the road pattern of the subdivision as previously Draft Approved and would not appear to negatively impact the viability and design of the plan. 7 .2 No objections were received on the circulation of the revised proposal and most of the Department comments advised that the previous conditions remain applicable. The only change is from the Community Services Department who have requested a cash-in-lieu of parkland dedication for any under dedication resulting from the proposed unit increase. i ,. . . . .5 REPORT NO. : PD-340-90 PAGE 5 7 . 3 Staff have re-drafted the conditions of approval in the event this proposal is approved. The conditions as revised are reflective of the previous conditions as well as comments contained within said report. The revisions detail changes in lot numbers which occurred through the amended plan as submitted. 8 CONCLUSION 8. 1 In consideration of the comments contained within said report, and the limited overall unit increase, Staff would have no objection to the approval of the proposed application to revise the Draft Approved Plan of Subdivision as submitted. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I .P. Lawrenc Kotseff Director of Planning Chief A m'nistrative and Development Officer CP*FW*cc *Attach 12 November 1990 Interested parties to be notified of Council and Committee's decision: Fram Building Group 220 Humberline Drive REXDALE, Ontario M9W 5Y4 Tunney Planning Inc . 340 Byron Street South Suite 200 WHITBY, Ontario L1N 4P8 .i _) �:' DN: 18T87087 .DRA CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to draft Plan of Subdivision 18T- 87087 prepared by Tunney Planning, dated (revised) September, 1990 showing 146 lots for single family detached dwellings, 115 lots for semi-detached or linked dwellings, 113 lots for street townhouses, a Block for 39 additional townhouses, Block 284 for park, Block 283 for school, 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 qualified landscape architect to prepare and submit a Park Site Master Plan to the Director of Community Services for review and approval. The said Plan shall reflect the design standard of the Town as amended from time to time. 2 -2- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE SATISFIED PRIOR TO SUBDIVISION AGREEMENT (CONT'Dj 6 . 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. 7 . 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. REOUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT 8 . 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. 9 . That all easements, road widening, and reserves as required by the Town shall be granted to the Town free and clear of all encumbrances . 10. That the Owner shall dedicate Block 284 for park purposes and further agrees to provide cash-in-lieu of parkland for any under dedication (0 . 08 ha) . In addition the owner agrees to provide for tree planting, play equipment, fencing, sodding etc . in accordance to the Park Site Master Plan at no cost to the municipality. No building permit, above and beyond twenty-five percent (25%) of the entire subdivision, will be issued by the Town if the park is not completed to the satisfaction of the Director of Community Services . . . . 3 }< -3- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'Dj 11. The owner shall plant trees (4 inch calliper) at 40 ft. ( 12 .0 m) intervals along the Middle Road frontage as partial compensation for Town owned trees removed during construction. 12 . 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. 13 . That the Owner shall provide and install sidewalks, street lights, temporary turning circles etc. as per the Town's standards and criteria. 14 . That the Owner shall cause all utilities, including, hydro, telephone, Cable TV, etc . to be buried underground. 15. 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. 16 . 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. ` .4 -4- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'DI 17 . The Owner agrees that where the well or private water supply of any person is interfered with as a result of construction or the development of the subdivision, the Owner shall at his expense, either connect the affected party to municipal water supply system or provide a new well or private water system so that water supplied to the affected party shall be of quality and quantity at least equal to the quality and quantity of water enjoyed by the affected party prior to the interference. 18. That the applicant conform to the requirements of the approved storm water management, sedimentation and erosion control plans for this proposal. 19 . That the developer reconstruct Middle Road from the north limit of their lands southerly and including the intersection of Middle Road and the future extension of Jackman Road to Town's standards for an urban cross-section. The Town will endeavour to collect 50% of the costs for future development on the west side of Middle Road when and if it proceeds . 20 . That contribution be made toward the reconstruction of Old Scugog Road from Middle Road to Highway # 2 . The contributions will be determined, based on all developable and developing lands that will directly impact the use of this collector corridor. 21. That the following blocks on proposed Street 'X' not develop until such time as development to the south proceeds: Blocks 276, 277, 278 and 280 . 22 . Further to the above, Blocks 279 and 281 may develop, provided a Temporary Turning Circle is constructed to allow vehicle turn around, so as not fo interfere wit any driveway_ I . . . .5 "i -5- CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION REQUIREMENTS TO BE INCLUDED IN SUBDIVISION AGREEMENT (CONT'DI 23 . A Temporary Turning Circle is required at the east limit of Street 'N' (Goodwin Ave. ) . Lots 105, 59 and 60 shall be on hold with no Building Permit issued until such time as development proceeds easterly. 24 . A Temporary Turning Circle is required at the east limit of Street 'A' (Longworth Ave. ) . Lots 28 to 34, inclusive, shall be on hold and no Building Permits issued until such time as development proceeds easterly. 25 . Lot 256 shall be on hold with no Building Permit issued until such time as development proceeds northerly. 26 . A sidewalk is required to be constructed on Middle Road from the north limit of the subdivision to the south. 27 . That a 3 . 048 metre road widening be dedicated to the Town of Middle Road along with a 0. 3 metre reserve and sight triangles as shown on the attached plan. 28 . That the applicant will bear the costs ( 100%) of any works on Middle Road which are necessitated as a result of this development. (ie: intersection improvements, turning lanes, utility relocation, ditch grading, sodding, entrance construction etc . ) 29 . That the applicant satisfy Ministry of Natural Resources financially and otherwise. 30 . That the applicant satisfy Central lake Ontario Conservation financially and otherwise. f.. LOT 14 LOT 13 LOT 12 LOT II 1 CONCESSION RO40 3 1�. 18T- 89044 18T-87089 18T-87021 s� 18T 18T— f4 87085 89070 ` 18T-87087 N 0 Z Z 18T-82037 °_ z U 18- s w O 8, 21 � U ° /yt(EAOOwVIEW et a 18T-86069 -� 18T <`� NICREST BLVD Z 18T-88051 84035 ✓q0 FOURTH ST. VANSTONE CT. ROgO ai �� SUNSET \ THIRD ST. y SURROUNDING SUBDIVISION APPLICATIONS SUBJECT SITE DRAFT APPROVED PLAN Jam— T-( i__� i_,_.r.�..1 a l" ._o-E 3 _y a r a:a o Jet I IL_ I. S:E—= �J N�N'e , A N MITi'•G —. .__ —�' � � T �I�r�t .11._.� ( f II � I I ! j I 1 I �-•-.T.-•_° �.3.�.�.= _I ! / � i-j r�•�•� �._.+•-• i � F ', ✓`y,..1°,1-._I_.J }--•� . PR .L.L 1 �._..�,._.+/ �._l°._.l �.�:..1_1�J.1.J \ I i : '�•/,' . 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