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HomeMy WebLinkAboutPD-313-89 TOWN OF NEWCASTLE REPORT • WELLESLEY File # Res. # By-Law # PUBLIC MEETING SING: General Purpose and Administration Committee DATE: Monday, December 4, 1989 REPORT #: PD-313-89 FILE #: DEV 89-95 (X-REF 2 .2 . 3(7) ) &JBJECT: REZONING AND NEIGHBOURHOOD PLAN AMENDMENT - WELLESLEY COMMUNITY HOMES INC. PART LOT 31, CONCESSION 3, DARLINGTON FILE: DEV 89-95 (X-REF 2.2.3(7) ) RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 313-89 be received; and 2 . THAT Application to amend the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended, submitted by Wellesley Community Homes 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 a copy of Council 's decision be forwarded to the interested parties attached hereto. 1. APPLICATION DETAILS 1. 1 Applicant: Wellesley Community Homes Inc . 1.2 Neighbourhood Plan Amendment: From - "Hazard Lands" and "Residential Special Policy" To "Residential" . 1. 3 Rezoning: From - "Environmental Protection (EP) " , Agricultural (A) " and "Holding Urban Residential Type One ( (H)R1) " To- an appropriate zone to permit the proposed residential development and 36 link lots and 6 single family dwelling units, for a total. of 78 units . . . .2 -)/ REPORT NO. : PD- -89 PAGE 2 1.4 Land Area: 3. 64 ha (9 .0 acres) 2 . BACKGROUND 2 . 1 On June 23, 1989, the Town of Newcastle Planning and Development Department received an application to amend the Town of Newcastle Comprehensive Zoning By-law 84-63, as amended, as well as an application to amend the Courtice North Neighbourhood Plan. The rezoning and Neighbourhood Plan Amendment would permit the development of a residential subdivision on the subject lands . It is noted that prior to development taking place, in addition to the subject applications, a proposed plan of subdivision would have to be submitted, circulated, reviewed and approved. 3. LOCATION 3 . 1 The subject property is located in Part Lot 31, Concession 3, Darlington. The site is on the west side of Trulls Road with 91.35 m of frontage and a depth of approximately 400 m. It is north of George Reynolds Drive but within the Courtice Urban boundary. 4 . EXISTING AND SURROUNDING LAND USES 4 . 1 EXISTING USES The site presently houses one dwelling and accessory with the balance of the lands being vacant. The lands are currently zoned "Agricultural (A) " , "Environmental Protection (EP) " and "Urban Residential Type One - Holding ( (H)R 1) " . 4 .2 SURROUNDING LAND USES North: limited residential and vacant land East: limited residential and a proposed plan of subdivision - 18T-88057 3 REPORT NO. : PD- -89 PAGE 3 South: vacant land. not currently subject of an application; a proposed plan of subdivision 18T-88022; and existing residential on George Reynolds Drive. West: draft approved plan of 18T-86075 and proposed plan of subdivision 18T-89055 . 5 . 0 PUBLIC MEETING 5 . 1 Staff would note for the Committee's information that, 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 and, surrounding property owners and tenants were advised of the proposal. To date no submissions either in support or objection to the applications has been received. 6 . OFFICIAL PLAN CONFORMITY 6 . 1 Within the Durham Region Official Plan the subject lands are designated "Residential" with indications of "Hazard Lands" and "Environmentally Sensitive Areas" in the Courtice Major Urban Area. Residential uses are permitted subject to the policies of the Official Plan. 6 .2 The Durham Plan notes that the extent and the exact location of such environmentally sensitive areas shall be determined at the time of development application. It further notes that Council shall endeavour to retain in a natural state, wherever possible, the areas identified as environmentally sensitive. Provisions within the Durham Plan allow development in environmentally sensitive areas, to the extent that the type and magnitude is compatible with environmental conditions . Section 1. 3 . 9 of the Region's Plan requires a study be undertaken by the local Council prior to approving any development applications within the environmental sensitive area. The study, in co-operation with the Conservation Authority, should satisfy Council with the Region with regards to the following issues: . . 4 F-1 a REPORT NO. : PD- -89 PAGE 4 a) the type and degree of sensitivity of the environmental conditions; b) the compatibility of the proposed development with the environmentally sensitive area(s) ; c) the need for and the definition of mitigating measures to cope with the sensitivity of the environmental conditions; d) the location, amount and type of development; and e) the location and extent of those sensitive area(s) which should be preserved. 6 . 3 In the Town of Newcastle Official Plan (Courtice Urban Area) the subject lands are designated "Residential" , within neighbourhood 13A' on Schedule 16-11 . On Schedule 6 .2 of the Official Plan the lands are identified having an "Environmentally Sensitive" characteristics . The Newcastle Official Plan states that lands demonstrating environmentally sensitive characteristics should be conserved and protected. The policies go on to say that the environmentally sensitive areas, shall be examined through the preparation of an Environmentally Impact Analysis in accordance with the policies of Section 6 .4 .2 . 6 .4 Density for the proposal must be in compliance with the population target for neighbourhood "3A" . The target is presently 2300 people with a total developable land area of approximately 110 ha. This would calculate to a gross density of 7 .0 units per gross hectare. 6 .5 Within the Courtice North Neighbourhood Development Plan the lands are designated "Residential" , "Hazard Land" and "Residential Special Policy Area" . Residential Special Policy Area are characterized by sand or till soils and shallow water table conditions . The environmental impact of permanently lowering the watertable is unknown and as such further study is required to provide a more complete picture of anticipated impacts. Development within the Residential Special Policy Areas must conform to the policy guidelines contained in Section 2 . 1 of the Development Plan.5 ,530 REPORT PD- -89 PAGE 6 objection to the application subject to the 5% cash-in-lieu of parkland dedication being provided. 7 . 6 Town Public Works Staff have reviewed the application and feel that it is premature in nature. Prior to commenting further the Works Department requires a master drainage study be prepared to the satisfaction of the Director of Public Works . The study should address the entire watershed. 8. STAFF COMMENTS 8. 1 As noted, the application is within the Residential Special Policy Area in the Courtice Neighbourhood Plan. To that end the applicant has submitted a "Geotechnical Investigation" as well as an "Environmental Appraisal" in support of the application. Both Ministry of Natural Resources and Central Lake Ontario Conservation Authority have been provided copies of the "Environmental Appraisal" for their review. 8 .2 It is also noted that Staff in conjunction with other surrounding development proposals are assessing the possibility of the Adelaide Street extension across the top of the Courtice Urban boundary and potential impacts on the subject site. The feasibility of this road and its location will have to be finalized prior to any recommendation on said lands . 8 . 3 The application as presently submitted does not provide proper connections with proposals to the south of the site ( 18T-89022) . This has been discussed with agents for both parties who have agreed to produce a road configuration acceptable to both applicants while maintaining a flowing road pattern with existing development. . . .7 REPORT NO. : PD- -89 PAGE 5 7 . AGENCY COMMENTS 7 . 1 To date comments remain outstanding from five (5) of the circulated agencies. These include Central Lake Ontario Conservation Authority, Ministry of the Environment, Regional Planning, Regional Public Works and the Separate School Board. 7 .2 The Public School Board advised that board members raised some objections in their review of the proposal. They noted that application would generate 13 students at Courtice North and South Public Schools . They require sidewalks be constructed to Courtice North Public School and Courtice Secondary along Trulls Road and Nash Road. The comments further noted the Board feels the volume of growth in this area cannot be accommodated by present plans. 7 .3 The Ministry of Natural Resources review of the application also provided an objection to the rezoning. A headwater source of the Farewell Creek traverses the subject site. It provides an important source of cold water to Farewell Creek. As Farewell Creek is used as a migration route by rainbow trout and Pacific Salmon, Resources Staff feet it warrants protection from water quality degradation that may result from upstream development. They note that the removal of the "EP" zoning would jeopardize cold water fishery resources . 7 .4 Fire Department notes the population represents a population increase of approximately 234 people. The site is within the recognized response time from Station # 4 . However, continued growth and expansion in this area will put a strain on the responding station (Station # 4) in its present state. 7 .5 Community Services Department review of the application noted the approximately 234 persons will be serviced by neighbourhood parks provided elsewhere and the Community Serviced Department has no REPORT NO. : PD- -89 PAGE 7 9 .0 CONCLUSION 9 . 1 As the purpose of this report is to address the requirements of a Public Meeting as stated in the Planning Act and in consideration of the objections received, the comments outstanding, and the revisions required, Staff recommend the application be referred back to Staff for further processing. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I.P. a rence : Kotseff DIrector of Planning Chief A i,�istrative and Development Officer CP*FW*cc *Attach 27 November 1989 Interested parties to be notified of Council and Committee's decision: Jim Collishaw Spectraconn Consulting Services Inc. 15 Cambridge St. , CAMBRIDGE, Ontario N1R 3P8 Wellesley Community Homes Inc . c/o Steve Pustil 390 Bay St. , Suite 1710 TORONTO, Ontario M5H 2Y2 1; 1 7 �• i•v� ���%iii� - • 4Rt� Amu 16, t 1 �"' •l. . _ y X4-1 r •