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
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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
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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
}<
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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
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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.
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