HomeMy WebLinkAboutPD-189-97 THE CORPORATION OF THE TOWN OF NEWCASTLE
DN: DEV91033 .GPA
REPORT
PUBLIC MEETING
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Meeting: General Purpose and Administration Committee File #
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Date: Monday, September 9, 1991 Res. #
By-Law#
Repc)rt#: PD-189-91 File #: DEV 91-033 (X-REF 91-04/CS & 18T-87041)
Subject: ZONING BY-LAW AMENDMENT, NEIGHBOURHOOD PLAN AMENDMENT AND REVISED
PROPOSED PLAN OF SUBDIVISION - FILE: DEV 91-033
(X-REF: 91-04/CS & 18T-87041)
APPLICANT: 765400 ONTARIO LIMITED
PART LOT 33 & 34, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-189-91 be received;
2 . THAT application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63, as amended, submitted by D. G. Biddle and
Associates Limited on behalf of 765400 Ontario Limited be
referred back to Staff for further processing.
3 . THAT the interested parties listed in this report and any
delegation be advised of Council 's decision.
1. APPLICATION DETAILS
1 . 1 Applicant: 765400 Ontario Limited
1.2 Agent: D. G. Biddle and Associates Limited
1. 3 Rezoning Application: from "Agricultural (A) " and "Holding
Urban Residential Type One ( (H)Rl) -' to
an appropriate zone to permit the
development of a 145 unit proposed plan
of subdivision.
1 .4 Neighbourhood Plan Amendment: to amend the plan to reflect the
urban boundary as per the Regional
Official Plan.
1.5 Proposed Plan of Subdivision: to permit the development of 95
singles and 50 on-street townhouse
units .
1.4 Land Area: 8 . 168 Ha (20 . 1 acres)
2
REPORT NO. : PD-189-91 PAGE 2
s
2. LOCATION
2 . 1 The subject property is located in Part Lot 33 and 34, Concession
2, former Township of Darlington. The above-noted applications
apply to. a strip of land abutting the north and west property
line of the applicants total holdings . The subject lands are
south of Glenabbey Drive, east of Bruntsfield Street, north of
Regional Road 22, and west of Prestonvale Road (see Attachment
No. 1) . The applicant owns an additional 25 . 61 ha of land south
and east of the lands subject to applications.
3. BACKGROUND
3 . 1 The subject rezoning and neighbourhood, plan amendment application
were received by the Town of Newcastle Planning and Development
Department in June of 1991. The Region of Durham Planning Staff
had advised Town Staff of the revised Plan of Subdivision in May
of 1991.
3 .2 Applications for the proposed Plan of Subdivision, Rezoning and
Neighbourhood Plan Amendment were originally submitted in May of
1987 . The lands at that time, proposed for development, were
limited to a 7 . 8 ha parcel immediately south of Glenabbey Drive.
This submission was deemed to extend beyond the southern limits
of the Courtice urban boundary, and the application was never
finalized.
3 . 3 Following discussions with both planning staff at the Region and
the Town, the southern limits of the Courtice urban boundary, as
depicted in the current Durham Regional Official Plan, was
determined to be as shown on Attachment No. 2 . The application
was amended to comply with this interpretation.
. . . 3
r� ,,
REPORT NO. : PD-189-91 PAGE 3
4, EXISTING AND SURROUNDING USES
4 . 1 The existing site is currently vacant with limited tree cover and
has recently been used in agricultural production.
4.2 Surrounding land uses are as follows:
South: vacant lands owned by the applicant. Regional Road #22
and limited residential fronting on same.
East: limited existing residential fronting on Prestonvale
Road.
North: existing residential units, school and park.
West: existing residential units and vacant lands subject to
development applications.
5 PUBLIC MEETING AND RESPONSE
5 . 1 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 .
In addition the appropriate notice was mailed to each landowner
and tenant within the 120 metre prescribed distance. A number of
adjacent land owners have called staff or visited the Municipal
Offices to enquire as to the design and timing of the proposal.
No objection has been expressed to date, however a number of
people were concerned with regards to the proposed location of
the townhouse units .
6 OFFICIAL PLAN POLICIES
6 . 1 Within the existing Durham Regional Official Plan the subject
property is designated as "Residential" abutting the south
' boundary of the Courtice urban area. The residential policies
encourage a variety of housing style, type and tenure. Within
the recently Council adopted Regional Official Plan, the
. . .4
i
REPORT NO. : PD-189-91 PAGE 4
subject lands are designated "Living Area" within the expanded
Courtice Urban Area. The policies for this designation are
similar in nature to the current residential policies . The
application would appear to conform.
6 .2 Within the Town of Newcastle Official Plan the subject property
is designated "Residential" in Neighbourhood "2A" of the Courtice
Urban Area. The predominant use of lands within said designation
shall be for housing purposes. The application is comprised of
seven (7) townhouse blocks (50 units) and 95 single family
dwelling units and has an overall density of 24 .5 units per net
hectare. This would comply with the medium density provisions of
the Plan.
6 . 3 The population target as depicted in the Official Plan for this
neighbourhood is 2700 people. Recent staff calculations indicate
the current potential neighbourhood population is 3309 people.
The subject proposal would increase this figure by an additional
420 people. The population target is intended to reflect
servicing capacity. Minor deviations from the population
guideline may take place without amendment to the Plan.
6 .4 The lands subject to development appear to fall outside of the
Courtice South Neighbourhood Plan. The applicant has filed an
application to undertake the necessary amendment to include the
lands within the plan should the proposal be successful.
6 .5 The Neighbourhood Plan policies have not identified densities for
specific areas in order to allow greater flexibility in
subdivision design and various housing types. The policies
further state that in determining the number of units permitted,
. . .5
REPORT NO. : PD-189-91 PAGE 5
the maximum density shall be calculated at 37 persons per gross
developable hectare and loading factor of 2 . 9 persons per unit is
then applied to determine the total number of dwelling units
permitted. The applicants proposal contains 8 . 168 ha which
computes to approximately 105 units .
7 ZONING
7 . 1 The current zoning on the subject property is "Agricultural (A) "
and "Urban Residential Type One - Holding ( (H)R1) " . The proposed
lots would not be permitted in the current zones, thus the
rezoning application currently before Committee and Council.
8 AGENCY COMMENTS
8. 1 In accordance with departmental procedure the subject application
was circulated to a number of agencies and departments for
comment. To date comments remain outstanding from a Central Lake
Ontario Conservation Authority, Regional Planning Department,
Regional Public Works Department and Ministry of the Environment.
As of the writing of this report the following agencies have
provided comments as noted below on the application as
circulated.
8 . 2 Newcastle Fire Department has advised that the site falls within
the response area of Station # 4 . Response time will vary
between 6 - 7 minutes for full-time personnel (6 :00 a.m. to 6:00
p.m. ) to 10 - 12 minutes for part-time personnel. The Fire Chief
has further advised that an acceptable response time in an urban
area is 3 - 4 minutes.
8 . 3 The Community Services Department Staff have reviewed the
proposal and advise the persons generated by this application
will be serviced by Cedarbrook Park and Gatehouse Parkette.
. . . 6
REPORT NO. : PD-189-91 PAGE 6
Community Services have no objection subject to a land dedication
requirement being accepted as cash-in-lieu of parkland on the
basis of 1 ha per 300 dwelling units .
8 .4 The Newcastle Public Works Department Staff have responded that
they have no objection to the application subject to conditions.
The applicant is responsible for the costs ( 100%) of any works on
Robert Adams Drive, Glenabbey Drive and Bloor Street, which are
necessitated as a result of this development. The applicant is
to provide a cash contribution for future sidewalks and
illumination on Regional Road 22 ($10,266 . 00) . Furthermore, the
applicant is to provide a Master Drainage and Lot Grading Plan to
the satisfaction of the Director of Public Works and that all the
standard conditions of approval apply.
8.5 The Public School Board has commented that the application would
generate approximately 47 students at the Courtice South Public
School. The school has eight portables and is currently over
capacity. Students from this development will be bused to
school, however the School Board has no objections subject to
sidewalks being installed on the proposed streets .
8 .6 The Separate School has advised that the development will
generate approximately 25 elementary students which can be
accommodated at Mother Teresa elementary school. Secondary
students may attend St. Stephen's Catholic High School in
Bowmanville.
8 . 7 The Ministry of Natural Resources have commented that although
they have no objection to the rezoning they are unable to provide
favourable comments or recommend conditions of approval for the
proposed Plan of Subdivision at this time. The Ministry Staff
. . .7
REPORT NO. : PD-189-91 PAGE 7
identified a concern with both the Robinson Creek watershed,
which these lands form a part of and the Oshawa Second Marsh,
which the watercourse flows into. Ministry Staff have requested
the proponent prepare a preliminary stormwater drainage and
erosion control report for the review and approval of both the
Ministry and the Conservation Authority.
8 . 8 Ontario Hydro Staff Have advised they have no objection to the
subject application.
9 STAFF COMMENTS
9 . 1 The applicant is proposing amendments to the Courtice South
Neighbourhood Plan and the Town's Comprehensive Zoning By-law in
order to permit the development of a proposed plan of subdivision
containing 95 single family dwelling units and 50 on-street
townhouse units .
9 .2 The applicant is responsible for the preparation of a report to
the satisfaction of the Ministry of Natural Resources and CLOCA
dealing with storm drainage and erosion control measures . As
well Public Works Staff have requested similar information to
their satisfaction be provided prior to approval.
9 . 3 Staff have identified a concern in terms of the number of units
proposed in consideration of both the Town's Official Plan
policies and Neighbourhood Plan policies. Staff will review the
density issue further with the applicant and/or agent. Comments
outstanding from the Regional Public Works Department may provide
additional insight with regards to density conclusion.
10 CONCLUSION
10 . 1 The purpose of this report is to facilitate the Public meeting as
. . .8
REPORT NO. : PD-189-91 PAGE 8
required by the Planning Act, to provide Committee and Council
with some background on the application submitted and for Staff
to indicate issues or area of concern regarding the subject
application. It is recommended that the application be referred
back to Staff for further processing and a subsequent report upon
resolution of the above issues and receipt of all outstanding
comments and required revisions .
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I .P. Lawrenc Kotseff
Director of Planning Chief A inistrative
and Development Officer
CP*FW*cc
29 August 1991
Attachment No. 1 - Key Map
Attachment No. 2 - Proposed Plan
INTERESTED PARTIES TO BE NOTIFIED OF COUNCIL AND COMMITTEE'S DECISION:
D. G. Biddle and Associates
96 King Street East
OSHAWA, Ontario
L1H 1B6
765400 Ontario Ltd.
399 Spadina Avenue
TORONTO, Ontario
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