HomeMy WebLinkAboutPD-128-91 THE CORPORATION OF THE TOWS! OF NEWCASTLE
DN: PENWEST.GPA
REPORT
Meeting: General Purpose and Administration Committee File#
Late: Monday, June 3, 1991 Res. #
By-Law# _
Report##:PD-17R-91 File#: 18T 76011
Subject:
PROPOSED REVISIONS TO DRAFT PLAN OF SUBDIVISION
PENWEST DEVELOPMENTS LTD.
PART LOT 9, CONCESSION 1, FORMER TOWN OF BOWMANVILLE
FILE: 18T-76011
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-128-91 be received;
2 . THAT the Plan of Subdivision 18T-76011, revised and dated December
19, 1990, submitted by Conroy Dowson Planning Consultants Ltd. ,
Project No. 75-17-7 on behalf of Penwest Developments Ltd. be
approved subject to the conditions of approval previously imposed
and attachment No. 1 hereto;
3 . THAT the Ministry of Municipal Affairs be advised of the decision
of Council and that a copy of the Report be forwarded to the
Ministry of Municipal Affairs; 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: Penwest Developments ltd.
1.2 Agent: Conroy Dowson Planning Consultants Ltd.
1.3 Subdivision: to increase the number of units by 55 (fifty-
five) and the land area by 0. 847 ha (2. 09
acres) within the last phase of development.
2 . LOCATION
2 . 1 The subject site is located within part of lot 9, Concession 1,
former Town of Bowmanville on the west side of Mearns Street south
of Concession Street.
. . . .2
J
PnPEP EcYCL[
P161S PPitJ1ED M PEGYE LED PAPER
REPORT NO. PD-128-91 PAGE 2
3 . BACKGROUND
3 . 1 In January 1981, draft approval to the proposed Plan of Subdivision
18T-76011 containing 236 single family dwelling units was given by
the Minister of Municipal Affairs and Housing. Over time and due
to various circumstances the number of draft approved units has
been revised to 208 (Attachment #3) . To date plan 18T-76011 has
developed in three (3) phases: 1OM-782 (32 units) ; 1OM-804 (40
units) and 1OM-816 (48 units) for a total of 126 built units.
Twenty (20) units remain unregistered, therefore undeveloped. The
balance of the lands containing 62 draft approved units, plus an
additional 0 . 847 ha (2 . 09 acres) of land are the subject of this
revision. The proposed revision if approved, would see the
development of 58 semi-detached/link lots ( 116 units) and one ( 1)
single family dwelling unit. This provides an increase of fifty-
five (55) units on the subject increased area (see Attachment #4) .
3 .2 Draft conditions dating back to January, 1984 have required the
applicant to allow for a favourable development of adjacent lands
to the north and west then owned by Mrs. Vanderveer and Mr. Mutton
(Attachment #2) . In 1988, Council endorsed revisions to the plan
which also dealt with extension of streets onto and development of
said adjacent lands (Attachment #3) .
3 . 3 Both Mrs . Vanderveer and Mr. Mutton have recently sold their lands
to developers and the lands are now subject of three different
development applications . The 0. 847 ha of additional lands
included in the revision were once part of the Mutton property.
Inasmuch as Penwest has purchased the additional lands now included
in the revision, a previous condition of approval requiring the
owner to provide a cash contribution equivalent to 50% of the costs
of extending a street immediately abutting the west boundary of
lots 189 and 204 on the revised approved plan (Attachment No. 3) ,
would no longer be necessary should the proposed revision be
approved.
. . . .3
REPORT NO. PD-128-91 PAGE 3
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, styles and
tenure. The proposed revisions to the draft plan for the last
phase of development incorporating semi-detached units would appear
to conform.
4 .2 Within the Town of Newcastle Official Plan "Bowmanville Major Urban
Area" , the subject lands are located within neighbourhood 111C" and
are designated "Low Density Residential" . The low density
provisions allow a maximum of thirty (30) units per net hectare in
conjunction with the compliance to the 2800 population target. The
application proposes a net density for plan 18T-76011 of 21. 3 units
per ha. Staff would note that based on the target population of
2800 people for neighbourhood 111C" , and in consideration of the
number of existing units, vacant lots in registered Plans and
approved and or proposed units within neighbourhood 111C11 , an
increase of fifty-five (55) units within Plan 18T-76011 would not
jeopardize the population target total.
5 . AGENCY COMMENTS
5 . 1 Staff in reviewing the revised plan of subdivision have undertaken
a limited circulation of the application to internal agencies. No
objections were received from the Public Works Department or the
Fire Department. The Community Services Department in reviewing
the proposal, acknowledged that although Penwest did previously
provide through the original conditions of draft approval for 18T-
76011 park lands, additional park land dedication would be
appropriate inasmuch as the objective of the revised plan was to
increase the number of residential units on site. The request to
increase the parkland area based on 1 ha per 300 units, as well as
to masterplan all table lands within Blocks "A" and "B" (See
Attachment # 4) was discussed with the applicant and agreed to.
Additionally, it was noted that prior to the Owner receiving more
. . . .4
REPORT NO. PD-128-91 PAGE 4
than twenty-five (25) percent of the building permits within the
last phase, the Owner was to have developed the tablelands within
Block "A" and "B" in accordance with the masterplan.
5 . 2 Staff would note that the comments of the Region, the Ministry of
Natural Resources and Central lake Ontario Conservation Authority
were forwarded directly to the Ministry of Municipal Affairs, being
the originating body requesting consideration of the revised plan.
6 . STAFF CO.I.MNTS
6 . 1 The lands within draft plan 18T-76011 which have not proceeded to
date, through to registration, under the original conditions of
draft approval would permit the development of sixty-two (62)
single family lots . The area in question, as shown on Attachment
No. 2, comprise of Lots 143 through to 208. The proposed revisions
to this portion (see Attachment No.4) would include an additional
0 . 847 ha of land and a total unit increase of fifty five (55) units
by permitting semi-detached units on Lots 143 through 200 and one
single family unit on Lot 201 . As previously noted, the lands
comprising lots 195 to 201 (formerly Mr. Mutton's lands) were not
included in the original draft plan, but are added in this
revision.
6 . 2 It has been proposed within the revisions that the walkway - Block
"U" , (Attachment No. 3) to Concession Street be deleted as Street
"G" through lands to the west of Penwest Developments Ltd. , owned
by Ashdale Holdings would extend Street "G" to Concession Street.
Through the provision of sidewalks along Street "G" , the need for
the walkway in Staff 's opinion would no longer be warranted.
6 . 3 Staff would note, that should Committee and Council deem it
appropriate to support the revisions as proposed, the Owner would
be required to enter into a subdivision agreement with the Town for
development of the remaining lands within 18T-76011. Said
agreement would address the existing conditions of draft approval
and those raised in this report.
. . .5
REPORT NO. PD-128-91 PAGE 5
7 . RECOMMENDATIONS
7 . 1 In consideration of the above comments, Staff would recommend
approval of the proposed revisions to the draft approved Plan of
Subdivision 18T-76011 to permit the development of an additional
fifty five (55) dwelling units .
Respectfully submitted, Recommended for presentation
to the 6m' mi tee
d
Franklin Wu, M.C. I .P. awrenc sef f
Director of Planning Chief dmini trative
and Development Off er
LDT*FW*cc
*Attach
28 May 1991
Attachment No. 1: Revised Conditions of Draft Approval
Attachment No. 2 : Original Draft Approval
Attachment No. 3: Red-line Revised - 1989
Attachment No. 4 : Proposed Revisions - 1991
INTERESTED PERSONS TO BE NOTIFIED OF COMMITTEE & COUNCIL'S DECISION:
Mr. Stephen Pustil The Michael Stuart Group
Suite 2812 85 West Beaver Creek Road
390 Bay Street Unit 2
TORONTO, Ontario RICHMOND HILL, Ontario
M5H 2T2 L4B 1K4
ATTACHMENT NO. 1
REVISIONS TO
CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION
Plan Identification
1. That this approval applies to revised Plan of Subdivision 18T-
76011, prepared by Conroy Dowson Planning Consultants Ltd. , project
No. 75-17-7, dated December 19, 1990, as further red-line revised
showing 147 lots for single detached dwellings, 58 lots for semi-
detached dwellings; Block A and B for open space and park
purposes, reserves, road widenings, site triangles etc .
2 . That the Owner shall dedicate Blocks "A" and "B" for park purpose
and valley land dedication and further agrees to provide for tree
planting, play equipment, fencing, sodding etc . in accordance with
the park site master plan for all tablelands at no cost to the
municipality. The masterplan is to be prepared by the Owner for
the approval of the Director of Community Services . No building
permit, above and beyond (25%) of the area subject to revision,
will be issued by the Town if the park is not completed to the
satisfaction of the Director of Community Services .
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PART OF LOT 9, CONCESSION I
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TOWN OF NEWCASTLE
REGIONAL MUNICIPALITY OF DURHAM
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ATTACHMENT *4. AS APPROVED BY COUNCIL
OCTOBER 9 1979.
QON PLANNINO
CONSULTANT'S r N PORATEO, ...PROPOSED REVISIONS 1991