HomeMy WebLinkAboutPD-237-90 TOWN OF NEWCASTLE
REPORT File #
r ,
�� DN: DEV90058.GPA Res. #
-
., : .. .�-�• By-Law #
MEETING: General Purpose and Administration Committee
DATE: _ Monday, July 23, 1990
REPORT #: PD-237-90 FILE #: DEV 90-058 (X-REF 18T-88024 Revised)
S[JBJECT: REZONING APPLICATION — ASHDALE CAPITAL CORPORATION LTD.
PART LOT 9, CONCESSION 2, FORMER TOWN OF BOWMANVILLE
FILE: DEV 90-058 (X-REF 18T-88024 Revised)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-237-90 be received;
2 . THAT application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63, as amended, submitted by Tunney Planning Inc.
on behalf of Ashdale Capital Corporation Ltd. be DENIED;
3 . THAT the Region of Durham Planning Department be advised that the
Town of Newcastle can not support the Red-Line Revision proposed,
dated June 1990; and
4 . THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1. APPLICATION DETAILS
1. 1 Applicant: Ashdale Capital Corporation Ltd.
1.2 Agent: Tunney Planning Inc .
1 . 3 Rezoning Application: from "Urban Residential Type One - Holding
( (H)Rl) " to "Urban Residential Type Three
- Holding (H)R3) .
1 .4 Subdivision: proposing to develop 47 street townhouse units a
block containing 46 townhouse units . - . . .2
x�
REPORT NO. : PD-237-90 PAGE 2
1.5 Land Area: 1.57 Ha (3.879 Acres)
2. LOCATION
2 . 1 The subject property is located in Part Lot 9, Conc . 2, former Town
of Bowmanville. The lands are north of Concession Street, west of
Mearns Avenue, south of the Canadian Pacific Railway line and east
of Bradshaw Street.
3. BACKGROUND
3. 1 An application was received by the Town of Newcastle Planning and
Development Department on June 25, 1990, proposing to rezone a
portion of lands within a previously Draft Approved Plan of
Subdivision from " ( (H)R1) " to " ( (H)R3) " . The proposed amendment
would permit the development of 47 street townhouses and 46 block
townhouse dwelling units . The previous zoning allowed 23 semi-
detached/link lots (46 dwelling units) and 18 street townhouse
units. The proposed revision would result in 29 additional
dwelling units, a 45% increase from the original approved proposal.
3 .2 The applicant has also made a submission to the Region of Durham
Planning Department for a proposed revision to the Draft Approved
Plan of Subdivision ( 18T-88024) . The revision is in keeping with
the rezoning application submitted to the Town. Town Planning
Staff have circulated the applications concurrently in order to
expedite the process .
4 EXISTING AND SURROUNDING USES
4 . 1 The subject lands are currently vacant of any structures.
Surrounding land uses include:
South: limited existing residential fronting on Concession
Street.
East: vacant land subject to application for commercial
development, Mearns Avenue, and additional vacant lands
subject to site plan approval and Draft Plan Approval.
North: vacant lands comprising Draft Approved Plan of
Subdivision 18T-89013 .
.3
REPORT NO. : PD-237-90 PAGE 3
West: limited existing residential fronting on Bradshaw Street
and Mann Street as well as registered and developing
Plans of Subdivision 1OM-829 and 1OM-830 .
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
within the prescribed distance.
As of the writing of this report, no written submissions have been
received, although counter enquiries have been received.
6 OFFICIAL PLAN POLICIES
6 . 1 Within the Durham Regional Official Plan the subject property is
designated "Residential" . The residential policies encourage
development with a variety of housing mix and type. The
application does not appear to comply due to lack of single and
semi-detached/link dwelling units .
6 .2 Within the Town of Newcastle Official Plan, Bowmanville Major Urban
Area, the subject lands are within neighbourhood 111D" and
designated "Low Density Residential" . The neighbourhood has a
population target of 5000 people and also contains a medium density
symbol. The low density provision permits a maximum density of 30
units per net residential hectare. The medium density provision
allows a density range of 30 to 55 units per net residential
hectare. In addition to complying with the density provisions as
outlined above, the application must comply with the population
target.
6 .3 The lands subject to rezoning and the lands previously zoned 11R3"
total approximately 2 .281 Ha. The density, therefore of the 93
proposed townhouse units would be 40 .77 units/Ha. Staff have also
undertaken detail population calculations of the neighbourhood
. . .4
J � } `
REPORT NO. : PD-237-90 PAGE 4
population target relative to subdivision applications within the
neighbourhood which have been approved or proposed. It would
appear that an additional 100 persons could be accommodated within
neighbourhood 11D' . The 29 additional units proposed in the
revised subdivision plan would consume the residential population
allocation.
6 .4 Within neighbourhood 111D" there remains several parcels of vacant
developable lands. In consideration of the remaining vacant land
and the balance of population available, Staff is of the opinion
that this revised plan should not be approved until such time a
Development Plan is prepared to ensure density and all population
allocation are accounted for fairly and equitably for all land
owners within Neighbourhood 111D"
6 .5 Section 7 .2 . 1.2 iii of the Newcastle Official Plan states that
Neighbourhood Development Plans may be prepared for Residential
Neighbourhoods prior to approval of plan of subdivision. Such
Neighbourhood Plans may be developed to identify specific policies
related to the development of the neighbourhood; such as the
location and residential density of specific land blocks; and
density ranges for specific land blocks . Until such a development
plan is prepared, any increase in density may prejudice the
development potential of other vacant land within the
neighbourhood.
7 AGENCY COMMENTS
7 . 1 The subject application was circulated to a number of agencies and
departments for comment. Todate no comments have been received
from any of the agencies /departments circulated either by the
Region or internally.
8 STAFF COMMENTS
8. 1 A similar request for increase in density has just been submitted
by the owner of Draft Approved Plan of Subdivision 18T-89013, which
�� . . .5
REPORT NO. : PD-237-90 PAGE 5
abuts the subject lands to the north. The proposed revision seeks
an additional 30 units to the previously draft approved plan by
converting single family dwelling units to semi-detached/link
units. Staff will be reporting on this application in the near
future. It is becoming obvious that there will be increasing
pressure put on the municipality to entertain revision to approved
subdivision for higher density. The cumulative effect of this
current application and others will erode the density guidelines
set out in the Official Plan.
8 .2 In consideration of the foregoing comments, and inasmuch as Council
only recently granted ,approval to the plan of subdivision, Staff
cannot recommend any further change that would increase the density
of this subdivision.
Respectfully submitted, Recommended for presentation
to the Committee
1
Franklin Wu, M.C. I.P. L wrence E Kotseff
DIrector of Planning Chief A istrative
and Development Officer
CP*FW*cc
*Attach
17 July 1990
Interested parties to be notified of Council and Committee's decision:
Tunney Planning Inc . Ashdale Capital Corporation Ltd.
340 Byron Street South c/o Michael Stuart Group
Suite 200 85 West Beaver Creek Road
WHITBY, Ontario LIN 4P8 Unit 2
RICHMOND HILL, Ont. L4B 1K4
� t :
TOTAL LAND HOLDINGS
LANDS SUBJECT TO REZONING
LOT 10 LOT 9 LOT 8 1
L A
w {
� w
� N
Z
l { 0
w u�i
I ,q z
I� N .:;.;. 1w w
cn l{ z 0
w :...;..., w
m •'...
R i Rt-8
I -STREET • ���_ _�.
LOW
CONCESSto ST. E.
R
TRUDEAL DRIVE ' ` I
H
W
I MARCHWOOD CR. R I Z
1 C2 ti � o
W RUDEAU DR EP
w
�I N ' I
R1 w�
Iw r ( + 0
I R1 I
FP �-
o so ao 200 300m
KEY MAP 60M
Dev. 9.0-058 18Tmm88024
, ,
1 ;� �� -�
1
N U E
0.3m RESERVE
BLOCK 67
VE 163.126
.. N 5 20.0 5 °
X.
HM37.3 =.ate- .-�` .=-J : U
4i PROPOSED ��.�. . . . . . . . . 1
BLOCK 60 _N 59 h MEARN"s AVE.
// ^ c REALIGNMEN
— # — . — 97
318 /
6
10R— 280
96 s
LOCI ° si _B 5s_ - PART 2 �3 �
'
— _ o e 0 1
35.5 ,
BLOCK BLOCK
66 4�9�30 E N 16' 29' ak -
° — 18.4 N 16' .1 o' oo"
BLOCK �? + .8 7 n 118.4
'°
--- EJ
Am I
— ,
93
-BLOCK •5�-
L 3MED; IUM D SITY
C6
co
- 4 71L ui BLO K 64 92 � CO z
�° nom° . �, _
r (1.127 h 278 ac.) �x
- Z 71 — — —•- , ° <
3 2 1 . ., y. w
Iza 2.
12.0 14.3.
" :�% . . . . . . . . . . . _'. . . . . . . . .
R 40. . . . o
• 2 I
N 0.3m RESERVE
_ N BLOCK 98
163.126 35.268
5 20.0 5
37.3 _00 ---^
39 .0 PROPOSED .. . . . . . . . . . .
g N a MEARN"S AVE. _
op O REALIGNMEN
uj
!I :
1OR— 280 .
— —�
< f
PART 2
�
;a z Q I
5.3 m m 'x•35.0 BLOCK BLOCK 9 ;•
, N 74'09'30 E N 16' 29' .,
97_ ,_.__ N 16' .10, 00' W 58.30 Ass �76_3
Ile
, 3 1: 12 41.9 p
` 40.1 O 3m RESER VE
o BLOCK 95 9411 �o
10 LU LL I
5.0 16 J �
to
17 41.6 r` ►� 49.4
18 7
. 5 a 1 „� . . . . . . . . . .
. 19 ,6 6 I
20 ; 58.4 F —,O
o_ `fly— 41.7 � n.—
°o r 21 ;m 4 in Y
('
to
^� A,
44 43 42 4 �3°� �,. �,< �°° �n W
.20.0. ' • • .. . . . . . 0 922
12.0 14.3. . . 20 1 0 t0.2
1 18.0
\ � 0
5
R 40 ��� (� _ — \S — L__
L O T 8
c O N c E s s1 O N 2 2 I:.•i I ,,•I
• IV IVIf Yf•fVY ♦lwll7r M v,
�..I\ Y1w.Iw•I11 •tOCR I (
• IARI lam' • • •Wg11C Nn PROPOSED
j�.»._-•I �• ; 7 i .»^..S` 9
�. •osl 201 9
( DRAFT PLAN
4' _1 I ,. .. .. ,o•�: _„_ ��- s....II
—�._ — — : �. 5 _F_ i... •• 55.S&577-58.59.5OJt RESERVED
u
PART 1
7 — �, i >, t I LOTS
« .7. . :..f ... ;OT'BLOGX� COTS 1 0.7.41.k PART
• i ...... .i./.A).•..N.• w ~ •• 711= q 129&995 ALL•W 81000'E'k PART
VI ...19.. } .K. .t.. .M I) 3 ] I
.•••• ' ...4:r'I I 1•"'' ,� n PORTER k NINNSTAKFY STREET,
�•—r .•. q DUI PORTER k BRADSHAW PLAN (BONG,
/ART 1 It ( .�...� •-J•'•-�' - _ N - } to PART OF LOT 9.CgiC£540N t t ,
l •—i y w .3 FORUERLY TOVM OF 80*UANVKIE}
PLAN 1OR-3ff _ _ �1 7 OONC£SSS�ON 2
NSt Na �'��?J li. , ��'TTI \ iS >•��• i " S a�F W f I �57 TOWN OF NEWCASIL
u 3• .
:� i
4r"
'�� 4. ,,p,�x"� uaax xavwn v awur �,,,I
—1
43 AELrV rT WOTW"T)oY_
~�f.............�.°.�.7!.• .•............... ...?!... i ...n...i .....w ..(V.. ..� ... �.o.n+
• .�f•..•�...C�'.'• .,� ..�i 11 .........i.a• •,..♦,.fir..... g f:......1..... .. ............. ...... I N"wnnr ti...�Y•.. ,.+1I S+..1`
7 �•-.�.i.� 7 i = b�. �•� ... I <� r��i.~.t Y.•iiri,rf...l
r._. f< :dl so 78 i,7s !7 71., 0 se �f .m.l.•.f.
r. J , x:� , :.... i i.3 .
L.j �- :rf7}9�u1; FM 1 n` 673 ' �(6J��+' 6J 'a u M 810fX 0 ) ' ,y aa.ls�,a •` .� «..
(�� ' ` ,` 11 -i N '� L(.:1..E�U E ......:........'�.—.......
-• �i'oa, w , — ...wy.l... ...r
B..,R...A....D._ .. — � to srr�a.•s ...Y
CWw t/
... ..
/
1 30 .
ul •Jd �:...,)� i J? 'ty?sa, • I 1 t0 /7 fu
It t b
,`� /�t;p� :; E • .. . ,....i�. .. ";T'�—I� _I T;'T ,yo1,As� �., w, M" wt&.R�oSNAIY l ZI >�F3Ftkv + low
�.I�x
� ai i 11 T�e'If �ir i l.�Sol 7� J J;µ'1� ) 7�i s3 lJ si j is 17 Is u i �i s r s ............i :..::.:w....
F 0 i:. f I '' t I f MANN. . STREET i —�J. `. �. 1 nw onww unuo }w...�' �s it 'T'.-T. ..'�-T. .T.J................CMANN 'ST... ••�——— l J�✓—
— li —
\,7 Y" �J 7l n 7n I op ff( 97 —T_ yILLOW8R00K GARDENS
L�
it �/ /� . 1 r1--J.•_I_1LJ--i
{
1
` 2
C O N CLEOSTS I O N 2
.pd , NON—♦R O F f f I L O C K L.�� +
a p ( fi S
----------- M E A R N S SOf6n ROAD MDENe1C V E'N U E eioa e7
--- °- -��-�-- - - - 4
o Rp� K 's��•ai - ` 8
�r
° Lli PROPOSED
PART 2 o o •� p�
o 53 x I
,a
MST NO. 9 114 3
f- P �°997• ]TIJ�1
I
DRAFT PLAN
4 22 20 6
701796 96
3 PAR T T � SUBDIVISION
- LOTS5 56.57B9.60.k RESERVED b
.-
LOT, BLOCK b 8 LOTS 1.3,5,6.7.B,9•
47 I w - - -- eLOOC es I 10,91.92.93.94.&PART OF LOTS 1T
r #- .
40.•...:- u. .4!. !s.3.. ......... eioo_az _T
..-.. . OF PORTER k WI N TA LEY STREET.
• 1/
-r- 0
_
...... -�W) PORTER k BRAOSHAW PLAN (REIN
PART f _ __ FORMERLY LOT BOWIAANVI
Sn
PUN tOR-56d ° a --- : -� 5� m �: - _ --- 93 CONCESSSION 2 .
- —� _ _- JYED:IUY 10
. •.(Yj � CESSION 2.
56
INSL Na n : 2� - 1s �1 �; 15 5e73� 7 '--- _ i
59 D _ �, e no " : TOWN OF N_WCAS
146827 ---� �.— 63 sz 5t : ?D _ a nn _ - (,.,T Rp-27e«.) RMONAL ML"CIPALnY�OF DURIIAY
T
,. : r Ss as Li1T-T
29 V7 a _ f- O
7y l 76 1 77 1 79 - 5 3 2 t
— —
--- '71 _ - ---• w V-
>e RELEVANT INFORMATION
---_
w
A
t �
�� .• - '--. .• ... - -
_._� 'Is. •p *, - al '.iI- w I I --T,-
I I---_...R
_� E
7 9d 8 84 80 78 ` 72 O 6
-�-T : �
st 8 x S .-�•!-'�a r' (I I
1 f:smI�mNrlar9.l�r T o�r.s�wto ro�o..n.a Q w,i/.z
o>m_pc ou
,nanuc.�s x-a Io r tuun_w n,//n
r.u.,�r..rennr q n)
..
I IK O !�' 1 t /t IArwFtf
ea( a5? I
:..
_ _ Qua
27 •; ' U°...�PS �� •� 3 Imo.' I, b tm.t�Rl90°INL IRfrs In..rm
F a
83 1 ao 79 77 �f
7.'r 71 6 67 R65 6_3 67 .,+�9 y9 - - t5 ss �t /LOCK D �xC)
193 I D.I['96 II
-LL_L1 -_
r
— - _
-14, IV)
.... ........... ....PLAN
/ _ n �'•r ' 4
T ` - u� I =J -,2 i->•<. I )OR-2118ijF I�
:54 :52 50 46 145542 I t0 38 .76 I=�-3b J2 30 L 28 : '26 ;-a I 2< 22 20 tg 16 74`X12 10 8 6
50 24 2J v — a .i : I PART 1
/ /7 r _ f
26\.. I: I 'SS I `. I PART 2
Q p J 57 �` - _ j- _ - J.... - - Z
5,2 /Q� 27 Y J� :I t �, f: 1 ,'„ THOMAS WALLACE HERR7CK5 PLAN FOR PORTER h BRAOSHAW 2 •ores tERrr,r�1<� yRMyplrs tuiwlG,c
Vu \ `G: „j: ?2 mm I: 58 1591( 60 it 6t 162 63 I: 64 I:65 I i fi6 ( ti 3 21 I 79 77 15 ; 13 11 9 7 - 5 --.•-,
51 �(v \//�, 28 �,.�15 Jr, ..iA .-�47:4 43 41 -�1 39 37 35 t 33 1: 3T 29 1 27 25 2
:21 I uj _L J— ... v ,.ua........u..,n.p- _ �r.�.,•�..
29 :20 QJ6 i MANN STREET .` — -.. ............................ I 73"52 CKTMO Lwm reor�r qua
%%% .. -.. r •YYFU�.RCro yp•�sc�
F �...:............
JO 18' 7-, a..................._....._.._...._- ............__......_........ MANN ST. (UNOPENED)..
Q.._ .....T.- -1...... .`T.T....................... .� - ------- - -- -r- --I , .r .. .r.
T I I TT 17\ 3 I 72 I 7t I 70 I 69 I 68 I 67 ( I ~ILLOWBROOK GARDENS
I