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Home My WebLink AboutPD-171-91 THE CORPORATION OF THE TOWN OF NEWCASTLE DN: 18T87086 .GPA REPORT Meeting: General Purpose and Administration Committee File # D-1a \T. 916 9b Date: Monday, July 22, 19 91 Res. # Report#:PD-171-91 File #: 18T-87086 Revised By-Law# Subject: SUBDIVISION APPLICATION - LINMAC INC. PART LOT 13, CONCESSION 2, FORMER TOWN OF BOWMANVILLE FILE: 18T-87086 REVISED Recommendyy ones respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-171-91 be received; 2 . THAT the revised Plan of Subdivision 18T-87086 submitted by Tunney Planning Inc . on behalf of Linmac Inc . proposing an increase of 26 units for a total of 238 units be APPROVED subject to the amended conditions of approval as contained in Attachment No. 1 to this report; 3 . 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. 4 . THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1 . 1 Applicant: Linmac Inc . 1.2 Agent: Tunney Planning Inc . 1. 3 Subdivision: proposing to create 70, 12 . 0 m single family dwelling units; 34, 15 . 0 m single family dwelling units and 67 semi-detached/link lots (134 units) for a total of 238 units . 1.4 Land Area: 17 . 128 Ha (42 . 322 Acres) 2. LOCATION 2 . 1 The subject property is located in Part Lot 13, Conc . 2, former Town of Bowmanville. The lands are bounded by Concession Road 3 to the north, Middle Road to the east, Old Scugog Road to the south and lands subject to development applications to the west. . . . .2 -CY CLEG EC YI ER mis is rmrrn❑ar neMU.rnren REPORT NO. PD-171-91 PAGE 2 3. BACKGROUND 3 . 1 On October 24, 1990, Regional Planning Staff granted Draft Approval to the subject lands for the development of 212 dwelling units . The subdivision consisted of 70, 12 . 0 metre minimum frontage single detached dwelling units, 90, 15. 0 metre minimum frontage single detached dwelling units and 26, 18 .0 metre minimum frontage semi- detached/linked dwelling lots (52 units) . 3 .2 In May 1991, 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-87086 . The revision proposed to reduce the number of single family dwelling units by 56 and increase the number of semi-detached/link lots by 41 (82 units) . This produces a net increase of 26 units . 3 . 3 Tunney Planning, the agent, completed a review of the subject neighbourhood 2D, submitting background information in support of the revised application. The review included, an overall unit count, residential density calculations, land area calculations for specific blocks within the neighbourhood, and the general location of all approved and proposed roads, parks and school sites . The report concluded that should this proposed revised Plan of Subdivision proceed, the neighbourhood population target would not be exceeded. 3 . 3 The Draft Approved Plan and the 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 70 90 52 212 Proposed Revision 70 34 134 238 Net Difference 0 - 56 + 82 + 26 . . . . 3 D n (J ' REPORT NO. PD-171-91 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, style and tenure. The application would appear to comply. 4 .2 Within the Town of Newcastle Official Plan, "Bowmanville Major Urban Area" , the subject lands are located within Neighbourhood "2D" 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 2400 population target. The revised application proposes a net density of 21.88 units per ha. 4 . 3 Based on a population target of 2400 people and a total developable land area of 55 ha (136 acres) , less the existing private schools, for neighbourhood 112D11 , staff have Calculated the gross neighbourhood average density to be 14 .5 units per gross hectare. The Draft Approved Plan has a gross density of 12 . 76 units per hectare, while the revised application proposes a gross density of 14 . 3 units per ha. This would comply with the neighbourhood average. 5 AGENCY COMMENTS 5 . 1 The Regional of Durham circulated the revised application to a limited number of commenting agencies while Town Planning Staff have undertaken a circulation of the application to internal Town Departments for comments . No objection were received from any of the Town Departments, although conditions of approval were provided. 6 STAFF COMMENTS 6 . 1 The revised application proposed to increase the total number of units within the plan by 26 . The proposed increase is achieved REPORT NO. PD-171-91 PAGE 4 without the necessity of a zoning by-law amendment as the proponent wishes to reduce the number of 15 . 0 m singles and increase the number 18 . 0 m semi-detached/link lots (both unit types are permitted in the "R1" zone) . The revised lots are generally on the internal roads, thereby not impacting existing residents near Old Scugog Road and minimizing the impact to the Collector Road. In addition, it is noted that almost 50% of the semi-detached/link lots are to have minimum frontages in excess of 21 . 0 m (68.8 ft) , thereby maintaining a larger lot approach, while maximizing the unit yield. 6 .2 The subject application has an average density of 14 . 3 units per gross ha, which is slightly below the neighbourhood average of 14 .5 units per gross ha. Therefore, the balance of the lands within the neighbourhood yet to be developed or proposed for re-development would not be negatively impacted by the approval of this proposal. 7 CONCLUSION 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-87086 to permit the development of a total 238 units subject to the amended conditions attached hereto. Respectfully submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I .P. Lawrence E. \\Kotseff DIrector of Planning Chief A i , istrative and Development Officer CP*FW*cc *Attach 16 July 1991 LIST OF ATTACHMENTS: Attachment No. 1 - Revised Conditions of Approval Attachment No. 2 Proposed Revised Plan REPORT NO. PD-171-91 PAGE 5 Interested parties to be notified of Council and Committee's decision: Tunney Planning Inc . Linmac Inc . 40 Byron Street South P. 0. Box 1027 Suite 200 COBOURG, .Ontario WHITBY, Ontario K9A 4W5 L1N 4P8 9 (. i Attachment No 1 DN: 18T87086 R E V I S E D CONDITIONS OF APPROVAL OF FINAL PLAN REGISTRATION PLAN IDENTIFICATION REVISE CONDITION NO. 1 AS FOLLOWS: 1 . That this approval applies to draft Plan of Subdivision 18T-87086 prepared by Tunney Planning dated (revised) May, 1991 showing 104 lots for single family detached dwellings, 67 lots for semi-detached or linked dwellings, Block 176 for park, and various blocks for reserve, road widening, site triangle etc. REVISE CONDITION NO. 10 AS FOLLOWS: 10 . That the Owner shall dedicate Block 176 for park purposes and further agrees in conjunction with the developers of 18T-87085 and 18T-87089 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 . REVISE CONDITION NO. 12 AS FOLLOWS: 12 . That the owner shall provide and install fencing, sidewalks, streetlights, temporary turning circles, etc. as per the Town's standards and criteria. DELETE CONDITION NO. 38, 39 AND 41 AS FOLLOWS: 38 . That a 3 . 0 m paved and fenced walkway be constructed in the vicinity of lots 100 to 102 . 39 . That a 3 . 0 m paved and fenced walkway connecting Old Scugog Road to Street "H" be constructed in the vicinity of lots 161, 162 and lots 116 and 117 . 41 That Block 191 (Park Block) be adjusted to square off the park between lots 100 to 102 . these conditions have been incorporated in the revised design. [7 � , I I .�-� �:--�-� C._1_.J I '�,-�. '�'_� / -A .\.F� fir`'• '�;=- �^. �1 --- P7� o„T' z• cm C � I• —a EC. r � . _ � � M .•�.• • . ' `•�. ��.:••, ,• III! ! - IG Y. 5 RNA 5' P 1 - F ;,1 U R E O E - _ O P`J-�E��- �O N S� Imo.•S'(`'•GG,/IV'� 2!c,' i•.• .'.•� \-i-.+. y��'_ 1 I IE:7 10 E��/ECC!RMc T �'�. I II •Sd dP�,_d ��/ �.�.i, ` /�'�( ,`•f \ \ � �� 7:'' _ 11010SED� - -- - -� -�-!� _ =rl - DRAFT PLAN _ _ ---- Q M r !1, 0 E- R O D OF SUBDIVISION-C. - . _ i —._. .`�. ..... ) _ ..8� —lz :. :.:•:::: . _•}?:.: :::.: PART OF l07 i3 f-I .mil r 1 1 I 1 f Y OI i s } p :1!�::•r,'!<'T:}_ r '?!F`.•i:;v..5;fi•-i:�� i -:�:�:':. �► 7 7 _.�a sl may`••- CONCESSION 2 I ) 1 y::,•: .»::. ;5y: `' i v..' i _ , '+ .°�'� y1 %� TOWN OF NEWCASTLE 3 Y 5 T E'E T- � •• /._r:.>:•;:•'*'`:`> S.Tg�Ef •'•• � :':;�y::` = ,r W _ REOON.0 wl«wAurr OF wRNiu ,�� I I I ,x. ="' �. -' ~• W '':'R`:• _ �, RELEVANT NFORWATION I � 1 � � I` Y / i .••i f.. ��- I i •i,�. a ) v, ! --� IW� I � I L I �E[ ` J - x>-n•v-,xr.nx>r,_n� •/• _ ina w 3 �` ¢ - r /S a R E E:T,-'"C" S T RiE E T I I I { I I I ; J�" y`TI'» P/ I'. I I I �—y� I� � 1 y'-` U.�.� ioz�°•o:nme.u:.o,',_;:,"i'r w.,.> - �.� ��-Ll.L1111 L.J 1 ..>� C. �- c'- T'FT T- I I -� --I - 4 °-T�' �vL\o '\E v L`O I I I I I I I I C- L.-��I I �:-:� a P�'A �� \i Get I I I I IRIEr- E Y E. 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