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HomeMy WebLinkAboutPD-108-91 THE CORPORATION OF THE TOWN OF NEWCASTLE DN: 18T89013 REPORT Meeting:General Purpose and Administration Committee File# Date: Monday, May 6, 1991 Res. # By-Law# Report#:PD-10 8-9 1 File#: 18T-89013 REVISED Subject: SUBDIVISION APPLICATION - LIZA DEVELOPMENTS PART LOT 9, CONCESSION 2, FORMER TOWN OF BOWMANVILLE FILE: 18T-89013 REVISED Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-108-91 be received; 2 . THAT the proposed revised Plan of Subdivision application, 18T- 89013 as red-line revised and dated February 1991, submitted by Tunney Planning Inc. on behalf of Liza Developments proposing 124 units be Approved subject to all conditions of approval previously imposed and attachment No. I hereto; 3. THAT the Mayor and Clerk be authorized by By-law to execute a Subdivision Agreement between the applicant/owner and the Town of Newcastle at such time the agreement has been finalized to the satisfaction of the Director of Public Works and Director of Planning; 4 . That the Region of Durham Planning Department be advised of the decision of Council and that a copy of the report be forwarded to the Regional Planning Department; and 5 . THAT the interested parties listed in this report and any delegation be advised of Council 's decision. 1. APPLICATION DETAILS 1. 1 Applicant: Liza Developments 1.2 Agent: Tunney Planning Inc . 1. 3 Subdivision: proposing to create 57, 12 . 0 m single family dwelling units; 25, 15 . 0 m single family dwelling units and 21 semi-detached/link lots (42 units) for a total of 124 units . 1 .4 Land Area: 7 . 879 ha ( 19 .468 Acres) . . . .2 REPORT NO. PD-108-91 PAGE 2 2. LOCATION 2 . 1 The subject property is located in Part Lot 9, Concession 2, former Town of Bowmanville. The lands front on the west side of Mearns Avenue and lie in an area north of Concession Street, south of the Canadian Pacific Railway line and east of Bradshaw Street. The application is immediately abutting the north boundary of Draft Approved Plan of Subdivision 18T-88024 . 3. BACKGROUND 3 . 1 On July 17, 1989, the Town of Newcastle Council recommended Approval of Proposed Plan of Subdivision 18T-89013 . At that time the subdivision consisted of 58, 12 . 0 metre minimum frontage singles and 50, 15 . 0 metre minimum frontage singles. The Region of Durham granted Draft Approval on October 19 , 1989 . 3 .2 In July 1990, The Town of Newcastle was advised by the Region of Durham Planning Department of an application to revise the Draft Approved Plan of Subdivision 18T-89013 . The earlier revision proposed to convert 46 single family dwelling lots into 38 semi- detached/link lots (76 units) for a net increase of 30 units. Staff could not support this proposed revision to the Draft Approved Plan and the applicant subsequently abandoned the revision prior to Staff reporting to Council . In early April a second proposed revision to the Draft Approved Plan was received by the Newcastle Planning Department. This second proposed revision proposes 57, 12 . 0 m single family dwelling units; 25, 15 .0 m single family dwelling units and 21, 18 .0 m semi-detached/link lots (42 units) for a net increase of 16 units over the Draft Approved Plan. 3 . 3 Tunney Planning submitted a report in support of the revised application. The review included the examination of an overall unit count, residential density calculations for specific blocks within the neighbourhood, and the general location of all approved and proposed roads, parks and school sites (See Attached) . The . . . . 3 i- i REPORT NO. PD-108-91 PAGE 3 report concluded that should this proposed revised Plan of Subdivision proceed,, it would not adversely impact the development potential of vacant or undeveloped lands within the same neighbourhood. 3.4 The Draft Approved Plan and the two subsequent proposed revisions to the Draft Approval compare as follows: 12 . 0 m 15 . 0 m 18. 0 m Total single single semi/link Units Draft Approved 58 50 -- 108 1990 Revision 58 4 76 138 Proposed Revision 57 25 42 124 4. OFFICIAL PLAN CONFORMITY 4 . 1 Within the Durham Regional Official Plan the subject lands are designated "Residential" . The predominant use of lands within said designation shall be for a wide range of housing types, style and tenure. The proposed revision appears to conform. 4 .2 Within the Town of Newcastle Official Plan, "Bowmanville Major Urban Area" , the subject lands are located within Neighbourhood 111D" and are designated "Low Density Residential" . The low density provisions allow a maximum of 30 units per net hectare in conjunction with and compliance to the 5000 population target. The application proposes a net density of 22 . 6 units per ha. 4 . 3 Based on a population target of 5000 people and a total land area for neighbourhood "1D" of 110 ha (272 . 5 acres) , staff have calculated the neighbourhood average density to be 16 .57 units per gross hectare. The subject revised application proposes a gross density of 15 . 7 units . In evaluating this application which . . . .4 4 t r : i REPORT NO. PD-108-91 PAGE 4 proposes an increased density for the subject site, a factor of 16 . 8 units per gross hectare or higher was utilized when calculating maximum unit yield for the undeveloped lands or lands subject to applications yet to be finalized within neighbourhood 111D" . This ensured that all lands whether subject to an application or vacant would be able to develop at their share of the neighbourhood population. 5 AGENCY COMMENTS 5 . 1 Staff have undertaken a limited circulation of the application to internal agencies . No objection was received from the Community Services Department, the Public Works Department or the Fire Department, although conditions of approval were provided. The Regional Works Department has advised they can support the revised application for 124 units . 6 STAFF COMMENTS 6 . 1 The proposed revision currently being considered is not as significant an increase as previously proposed. The subject application has an average density of 15. 7 units per gross ha, which is less than the neighbourhood average of 16 .5 units per gross ha and the introduction of 42 semi-detached/link units would provide a wider range of housing in conformity to the Official Plan. 6 .2 There is no change in road pattern and all previous conditions of approval remain applicable. 7 RECOMMENDATION 7 . 1 In consideration of the above noted comments Staff would recommend approval of the proposed revision to the Draft Approved Plan of Subdivision 18T-89013 to permit the development of a total 124 units . REPORT NO. PD-108-91 PAGE 5 Respectfully submitted, Recommended for presentation to the Committee o Franklin Wu, M.C. I .P. AChief Kotseff DIrector of Planning inistrative and Development CP*FW*cc *Attach 29 April 1991 ATTACHMENTS 1. Revised Conditions 2 . Neighbourhood Development Plan 1D 3 . Proposed Plan 4 . Red-line Revised Plan Interested parties to be notified of Council and Committee's decision: Tunney Planning Inc. Liza Development Corp. 40 Byron Street South 30 Wertheim Court Ste 200 Commerce Gardens, Suite 9 WHITBY, Ontario L1N 4P8 RICHMOND HILL, Ontario L4B 1B9 El �� ATTACHMENT 1 REVISION TO CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION 1. That this approval applies to revised Plan of Subdivision 18T- 89013, prepared by Tunney Planning, dated (revised) February 1991 (and further revised in red as per the attached plan) showing 83 lots for single family detached dwellings, 21 lots for semi-detached or linked dwellings (42 units) and various blocks for reserve, road widening, site triangle etc . i I NEIGHBOURHOOD DEVELOPMENT PLAN 1D ATTACHMENT 2 A �w i I % 20 J 5.21 ha 20.4 u/gr ha � z G 11.93ha m / 16.8u/gr ho Q 140.41ha 19 i � I 35.73h a 16.3u/gr ha z � '1 2 1.91hv 7.88ho 0.19ha 1,j 15.7"r ho O � 14.66u/gr ha 4 I �C 25.93ho �0.31ha 12 f- 15.3u/gr ho 1,, 0.51ho B [n I w o tt 2. ulgr O W( 17.7 /gr ho 9 { Iti m .31ha w n .3 [ 19.7 15u/grr' a 1 I 11.9 67 haho g I 16 18 \-1 F [--d. O 2.02h o W -0.40ha �� 1.44ha J 1 29.7u/gr.ha 40.8 u/g ha 0.15ho / — (D 0.30ha L 0.69ho Commercial@ `0.49ho 17 C O N C E S S I O N S T. E. 1 - REFER TO LISTING. 0 50 100 200 300 400 TUNNEY PLANNIN; PROJ.216-1(8) - AUG.21/90 (216-iNP2) L NEIGHBOURHOOD 'DEVELOPMENT PLAN 1D ATTACHMENT 2 B , Ijl I r i 1 1.5ha\ , I i // I • I y + r r. + Y N 1.56ha 1.5ha • I r � IYWr Q , r L-----J L—J, 7.9ff- r l� _____j i .''" �_JII ;r O 11 -u I I _ I •�� I I , L---� -J I III m ll ► - w I. I I J' i � . �1► o mil � � III----, �- � ; ► -__-� _J ���-__--/ JI' I 1 AL 2.Oha 1.4ha I W C O N C E S S / O N (- S T.- E. -� NEIGHBOURHOOD BOUNDARY HAZARD LANDS i r LOW DENSITY RESIDENTIAL ARTERIAL TYPE "B" MEDIUM DENSITY RESIDENTIAL AREA =_-- MAJOR COLLECTOR CONVENIENCE COMMERCIAL ==°=° MINOR COLLECTOR ELEMENTARY SCHOOL =___= LOCAL ROAD NEIGHBOURHOOD PARK © PARKETTE 0 50 100 200 300 400 TUNNEY PLANNING PROJ.216-1(8) - AUG.21/90 (216-/NPI) L 0 T 8 C 0 N C E S S I 0 N 2 ca c2l c ——————————— ————————————————————————————————— '3.04ft-RO4.0ENNG, Blo« ftoAv wou*4c E N U E ------------ sLocK PROPOSED BL LIJ DRAFT PLAN PA- 97 og 13 PLAN PLAN OF SUBDIVISION OR-2280 1OR c 826 il INST. Na. 9 -- 1 -2280 ALL OF LOTS 13.14.15.16,17,19, 4 — ' '20 10 8 21 AND 22.PART OF LOTS 11.12. 4111ft ------ 6 8 AND 20,BLOCK E ALL OF LOTS 62.64.66.68.69.70.71• 101796 96 L to PART I PART 2 1 42 72.73.74.75.76.77.78.79.80,81.82. 12 41 83.84,85,86.87,88.89, AND 90, -L BLOCK C.PART OF WNSTANLEY SIR. PORTER AND BRADSHAW PLAN PART I (BEING PART OF LOT 9, CONC. 2) 13 AND PART OF LOT 9. CONCESSION 2• PLAN IOR-568 r Lu I -14 -9—• 15 TOWN OF NEWCASTLE INST. No. 3 7 REGIONAL WJNWAUTY OF DURKAM is 146827 1 16 64: 1 -7 -4• RELEVANT INFORMATION 17 35 65 11 76 77 o 72 A 33 32 a w 90 '1 2, R111 8 6 --j'"12 1 4 21 21 27 aj 79. 7 5 z 2 loo o o3 7 21 ............... Ft w I T­ E-T, 12ola woT 8 R A D S H A =C�W2)W VW KY 17 110R-2118 Ld rr occ eL [ 54 -!,4 id J2 it, 2el ;,b 20 49 1 6 14 12 0 6 6 I , F,';5 24 2. 25 24 41 40 50 PART I —clo" =�w 26 PART 2 57 Q \_j 0 _Lr L L 'T- Z 52 27 q r___I__j�_LT _r __r hjOUAS WALLACC HL�RICKS PLAN FOR PDRIER LWAL)StMW Z 2 'v 65 66 z C) F, "1 5,1 51 10 61 62 61 64 25 2J 21 79 17 15 . 13 . 71 9 7 5 51 74�-_L 7 45 1 147 1 J9 1 37 35 JJ 311 291 271 _HU110T 08SON J D.BARNES 2 uj= Ld 21 0 j 20 j Q--- MANN STREET — Q. . ;� . -.. 1. 1.. -F--i L��MN— ST. (UNOPENED) 30 LIZA DEVELOPMENTS 33 1 32 17 73 1 72 1 71 1 70 1 69 1 68 167 1 16 —1—1—L—I—J ATTACHMENT 3-- Proposed Plan ------------- L 0 T 8 C 0 N ,C E S S 0 N 1\ "K -----------;-'3.04�A0 1 "wi E� = V E N U E L ---------- Hwr .1. PROPOSED a --------------97 DRAFT PLAN PART 2 ZS A PLAN PLAN OF SUBDIVISION INST. NO. 1 2280 )R- OR-2280 ALL OF LOTS 13.14.15.16,17,19. 107796 ff 96 21 AND 22,PART OF LOTS 11.12, PART I PART 2 10 43 il 1 18 AND 20,BLOCK E. L———— ALL OF LOTS 62.64.66.68.69.70.71. 15 72,73,74,75.76.77,78,79,80,81.82. 42 5,86.87.88.89. AND 90. 1 83.84.8 STIR, Ag BLOCK C PART OF YANSTANLEY t 12 41 . I PORTER AND BRADSHAW PLAN PART I --:k 4. -7 (BEING PART OF LOT 9. CONC. 2) iT f-F- - - -_ :-+..o AND PART OF LOT 9. PLAN IOR-568 14 CONCESSION 2 D. 7 TOWN OF NEW INST. N.. "15 ........ D 11 REGPOKAL MM"ALITY OF OURHAW .746827 36 a 14' 1 J RELEVANT INFORMATION 2 65 17 35 74, 77 C) I (A 729 t 70 L: LJ 67 "'A 19 32 LLI • \ 70 8 66 1_7­1 2q) 90 1 2 2S OT cj� 7 6,G 21 ,N 03t 85 5 29 92 21 N .44 S9 F IN, go 100 -14-Z 17 14,9 ....... ....L ',,!O'D`,75' R A D S H A w IIA X, T Z�77�`br'9 r c, DE PLAN _'4 to a :—I IF 49 'N' t;�3 46 44 424 40 Jtf J2 it) 2el .16 16 14 50 25 24 2J U) —56 PART I 26 (n —— PART 2 J 57 L————j _j 52 -4 —T 27 ?� 1 5 1. TI WALLACE HERRICKS PLAN FOR PORTER Ar ORAOSHAW ca, 22 cri 58 59 60 62 63 64 65 66 25 23 21 1 19 17 15 13 11 9 7 5 51 28 5 PJ--4,1- 7 45u, A 1 35 1 33i 37 1 291 271 1 HCRMT COSON .0.BARNES IV5_1 _j 1?/ A 21 0 2' CHARLU DA%10 ORM 210 j MANN STREET _j 30 18 Q: _(UNOPENED)— LIZA DEVELOPMENTS r--7-- 19 _:�T _(U———————— — 1j, 1 .32 1 31 17 73 1 72 1 71 1 70 1 59 1 68 1 67 1 16 L I—I L—I—J L__j 74 ATTACHMENT -4 - Red-line Revised-Plan -