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Home My WebLink AboutPD-75-88 DN: 75-88 TOWN OF NEWCASTLE REPORT f, s File # �•� �'� 'AyRes. # - -- ^ : ,. By-Law # MEETING: General Purpose and Administration Committee DATE: Tuesday, April 5, 1988 REPORT #: PD-75-88 FILE #: 18T-81008 SUBJECT: APPLICATION FOR REVISED PLAN OF SUBDIVISION APPROVAL 481857 ONTARIO LIMITED PART LOT 29, CONCESSION 2, NEWCASTLE VILLAGE FILE: 18T-81008 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-75-88 be received; and 2. THAT the Region of Durham be advised that the Town of Newcastle recommends denial of the revised draft plan of Subdivision 18T-81008 dated as revised January 26, 1987; and 3. THAT the Ministry of Transportation be requested to meet with Planning and Public Works Staff to review the future reconstruction, of Highway No. 2, between Mill Street and Ruddell Road in the Newcastle Village Small Urban Area; and 4. THAT a copy of Report PD-75-88 be forwarded to the Region of Durham. BACKGROUND: On January 30, 1987, the Town of Newcastle received an application for approval of a revised Plan of Subdivision, submitted by Barcham and Anschuetz Limited on behalf of Danarus Management Limited. The revised application proposes to create twenty- five (25) residential lots and five (5) blocks, including a temporary access and parkette. The proposal is for a 2.31 hectare parcel of land in Part Lot 29, Concession 2, former Newcastle Village. . . .2 �� - REPORT N0. : PD-75-88 PAGE 2 _______________________________________________________________________ An application by DauacOo Management Ltd. for Plan of Subdivision I8T-81008 was initially received in February, I981. In April of that same year the applicant submitted a revised BIao reducing the density and altering the proposed road pattern. Although, Staff had concerns with the proposed temporary aoneaa to the site, the application was recommended for approval. On March 29, I982, OoouoiI passed a resolution approving said Plan. In December of 1986v the Town received notice from the Regional Planning Staff that the above-noted draft approval was to lapse and that consideration was being given to the granting of extension to draft approval. At this time, Staff had cmuoecua that no interest had been expressed in the possibility of / developing ad 'momut land. This was considered significant in terms of the temporary access. However, recommendation for a one (l) year extension of draft approval was made. Council on January 13, 1986, approved extension of Draft Approval for a one (l) year period. When Regional Staff sent notice in January of 1987, that draft approval was lapsing and nuoe again, consideration of extension was being given, Town Staff did not support a second extension of draft approval as no action had been taken to finalize the proposed plan and no new development proposals for adjacent lands had been received. Council, at its meeting of January 26, 1987 approved a six (6) month extension to the draft approval. / In July of 1987, the Region once again provided notice of the lapsing and the proposed extension to draft approval. Staff again, were not in support of extending draft approval of 18T-81008. On September 28' 1987, following Staff's recommendations, Council denied extension to draft approval. However, on November 10, 1987, Regional Council Doaaed a resolution supporting extension of draft approval for an additional year. Staff further notes a Report (PD-302-87) oounecuiog the status of the subject subdivision was presented to Committee and Council in December, and was received for information purposes only. (see attached) /~- DEPORT 00. : DD-75-88 PAGE 3 _______________________________________________________________________________ cu»mMumzu: In accordance with departmental procedures, the application has been circulated to obtain comments from other departments. The following is n aunonocy of comments from both the Town and Region's circulation of the revised draft plan of subdivision. Town of Newcastle Fire Department Staff of the Fire Department noted no objection to the proposal, however a list of criteria to be considered in the design and construction of the subject lands was included for conditions of approval. Town of Newcastle Public Works Department . Staff of the Works Department noted several concerns with the proposed plan and stated it was unacceptable as submitted. The concerns identified included: location of the temporary access and traffic related problems at the intersection of Old Diogotuu Road and Highway 0V. 3; the temporary road does not conform to Town design criteria; and the Iaob of emergency access. Town of Newcastle Community Services Community Services Staff had no objection to the proposed Plan, however, they noted o 5% cash-in-lieu of parkland dedication would be requested. Staff explained the designated park block in this development is not required and Staff intends to secure valley laud associated with Foster Creek. Ministry of Transportation ' In reviewing the revised Plan, Ministry Staff initially provided comments in which they identified definite nwooecuu with the location of the temporary access as shown on the draft plan. They noted that the Ministry has had DcnbIemo with temporary access points, becoming permanent entrances when no other means of access exists. They further advised that an access at this location would result in congestion at the intersection of Old Kingston Road and Highway No. 2 and this would impact the flow of traffic along Highway No. 2. In subsequent correspondence from this Ministry, however, they noted that they are not satisfied with the location of the proposed street entering Old Kingston Road, but note they are reconstructing Highway No. 2 (tentatively scheduled for 1988-1989) and can accommodate the proposed road in their design. B8A0BT 00. : PD-75-88 PAGE 4 _______________________________________________________________________________ STAFF COMMENTS: The subject lands are designated "Residential" by the Town of Newcastle official Plan (Newcastle Village Small Urban Area) and zoned "Holding - Urban Residential Type Two ( (B)R3)v and '/Uzbou Residential Type One (K)". The Official Plan permits Imv/ and Medium Density development in "Residential" areas op to a maximum of 14 units per net residential hectare. Although this density is intended to be applied over a larger area such as a neighbourhood, Z note that no portion of the area north of Highway 0o. 2 west of Foster Creek is developed. As well, there are no active subdivision applications on the surrounding lands. Therefore, it is necessary to determine the density for the / . subject application in isolation of aozc000diug lands. The proposal indicates there would he 25 mlugIe family dwellings utilizing 1.17ba area of the site. This calculates to o density of 21.3 units per net residential hectare. This is approximately 53% over the maximum density permitted by the Official Plan. Staff note that the creation of a temporary access directly into an intersection is not in keeping with the intent of the Official Plan. The Official PImu policies only permit arterial and collector roads to intersect with arterial roads, which Highway 0b. 2 is designated. The exception to this � policy, is where it is deemed by the Authority having jurisdiction; that this is not practical. Although Ministry of Transportation Staff noted they can accommodate the proposed road in their design reconstruction of Bigbva}! 0o. 2, they are not satisfied with the location of the proposed access. Staff are concerned by this comment and are recommending that designs for the reconstruction of Highway 0o. 2, in this vicinity, be reviewed with Planning Staff prior to implementation in order to avoid a future problem relative to official Plan conformity and possible entrenching of an access to Highway 0V. 2 which Staff do not support and which abnuId be eliminated as opposed to accommodated. REPORT 00. : PD-75-88 P&gB 5 _ ______ ___________ _ Planning Staff also have concerns regarding the "temporary oroeos^ ivaomoob as there are no active plans of subdivision for the surrounding lands, and there have been no applications submitted since the original proposal in 198I. Therefore, there is no method of determining how "temporary" the anteao would be. In view of the c000ecua identified by the Public Works Department, the apparent dissatisfaction of Ministry Staff with the proposed access, Community Services comments on the pack block and the non-conformity to Official Plan policies, Staff are not in a position to support the Revised Plan of Subdivision 18T-8I008, as submitted. � Respectfully submitted, Recommended for presentation to the Committee / -T_�----- -�3------------ - --------------- L.D. lawrence otseff Deputy Director of Planning Chief Ad idi tcative Officer CP*LDT* 'ip *Attach. March lS, 1988 APPLICANT: Daoacoo Management Ltd. ' c/o 481857 Ontario Limited 11I0 Sheppard Avenue East Suite 307 YVZLLUWDALE, Ontario M3K 2W2 �v l� N72°11�50•E I &76 N m N 6 7 ,8 9 1q II 12 13 I\4 15 \ I12 12 12 12 12 12 IY .12 �12�1 Pa aESEPYE � - w Q'�° I TEMIN W'Y STORM DRAWAGE EASEMENT ROAD P�RNN�S 4 „Irru, q �°i6x I2 E 12 Ix 12 X12 P 22 21 2\ 19 18° 17 16 0 2 I � 402 1 P. 23 v 4z.4 3: 24 M s e.P 15.24 BLOCK 30 PARK I m N 29 p BLOCK\ 25 Y ° �a \ , o (` in r W 4, l N f N �w Y R It a m g N I/1i g ° 631 i W $ h N73°33120'E RES\GSTOg4pEI le z z / .�_Q❑ N Ro \ -�D N�OI320•k,,ass I „ SANITARY DRAINAGE EASEMENT HIGHWAY NR 2 ROAD ALLOWANCE BETWEEN CONCESSIONS I AND 2 DRAFT PLAN OF SUBDIVISION PART OF LOT 29, CONCESSION 2 TOWN OF NEWCASTLE REGIONAL MUNICIPALITY OF DURHAM LOT 30 I LOT 29 LOT 28 N I N 1 z (H)R1 HIM z 0 0 RI w j ( I W Z I E EP R' z 0 v SUBJECT R' I SITE EP-0 RI•I RI IL 1.1 RI- (H)R1 RI.3 RI C1 Ct u CI R1 o (H)Ri Rtt v R2 I 0 30 100 200 300m Newcastle Village 18T-81008 1006020 302 87 zil T.fl W..N 'O:F� �N E W C AS Tt E: . '- REPORT File # Res. # — -- �. By-law # hFFTING: General Purpose and Administration Committee DATE: Monday, December 7,. 1987 WTORT• #: PD-302-87 FILE #: 18T-81008 SUBJECT: EXTENSION OF DRAFT APPROVAL DANARUS MANAGEMENT GROUP PART LOT 29, CONCESSION 2, NEWCASTLE VILLAGE FILE: 18T-81008 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-302--87 be received for information. BACKGROUND AND COMMENT: As Committee may recall, Staff Report PD-221-87 in respect to the extension of draft approval for Plan of Subdivision 18T-81008, was considered by Committee and Council at their respective meetings of September 21; 1987 and September 28, 1987. Staff would acknowledge that, to that end, the following resolution was endorsed: "THAT Report PD-221-87 be received; and THAT the Region of Durham be advised that the Town of Newcastle does not support the extension of draft approval for Plan of Subdivision 18T-81008." Regional Planning Staff, in consideration. of the applicant's request for a draft extension provided Report No. 87-204 for the consideration of Regional Planning Committee at their regular scheduled meeting of November 10, 1987. It is noted for the Committee's information that the recommendation contained within Report 87-204 noted as follows: . . .2 REPORT NO.: PD-302-87 PAGE 2 "1. THAT Staff be directed to extend draft approval of subdivision 18T-81008 and to amend the conditions of draft approval by.adding .a condition requiring the Owner to carry out any necessary road improvements to the intersection of Old Kingston Road and Highway No. 2 to the satisfaction of the Town of Newcastle and the Ministry of Transportation; and 2. THAT the Owner, the Town of Newcastle and the Ministry of Transportation be advised of Council's decision." In consideration of the above-noted recommendation, Regional Council, at their subsequent meeting of November 17, 1987 endorsed the above recommendation. As contained within previous Reports and requests for extensions of draft approval, Staff has expressed a concern pertaining to the temporary access onto King Street for the Plan of Subdivision. This concern was due to the fact that there had been no applications made regarding the development of any adjacent lands surrounding the subject property. Staff would note that the Region, in commenting on the request for draft extension, indicated that recent discussions with Ministry Staff confirm that as the proposed development was relatively small, the traffic generated could be accommodated if improvements were made to the intersection of Old Kingston Road with Highway No. 2. This position would seem to differ with that provided by Ministry Staff in Staff's consideration for draft extension. Ministry Staff indicated that: "This Ministry has definite concerns with the location of the Temporary Access as shown on the draft plan. It is our understanding that the draft plan to the west of the subject lands under File: 18T-75493 is no longer active. In the past, this Ministry has had problems with Temporary Access points becoming permanent entrances where no other means of access exist. On this basis we advise that an access to this location would result in congestion at the intersection of Old Kingston Road with Highway No. 2 and impact the flow of traffic along Highway No. 2. Should an alternative access to these lands be provided, we would be in a position to offer further comment." It is Staff's position that the necessary road improvements to the intersection of Old Kingston Road and Highway No. 2 would include the closure of Old Kingston road abutting Highway No. 2 and provision of a cul-de-sac thereby restricting vehicular traffic onto Highway No. 2. Any traffic generated from the . . .3 AV REPORT NO. :' PD-30247 PAGE 3 . subdivision would, accordingly, travel westerly along Old Kingston Road to Rudell Road and southerly to Highway No. 2. At such time that the Plan of Subdivision is developed in conjunction with adjacent lands, the Temporary Access would be deleted and the lots presently fronting Old Kingston Road would be serviced by means of a cul-de-sac. Notwithstanding the above-noted comments, Staff would advise, that should Committee and Council not concur with the Region of Durham's extension to draft approval, since approval was granted under the old Planning Act, an application pursuant to the provisions of Section 55(3) of the Planning Act, 1980 could be made thereby referring the draft plan of subdivision to the Ontario Municipal Board. As noted previously, it is Staff's position, unless advised to the contrary that the necessary road improvements to the intersection of Old Kingston Road and Highway No. 2 would proceed as described in the above-noted comments. Respectfully submitted, Recommended for presentation to the Committee T.T. Edwards, M.C.I.P. Lawrence E. Kotseff Director of Planning Chief Administrative Officer LDT*TTE*jip *Attach. November 24, 1987 CC: Mr. Sam Cureatz Humphreys, Hillman & Cureatz P.O. Box 186 36 1/2 King Street East ' OSHAWA, Ontario L1H 7L1 _ f . 1 -' N72'02 E• /' , _ t Ia0.03 IJ 1 J • i 1 B a yo l IT -16 '�15 14 • 1 34.3 20 NTrzs'c `81.CK>_,BLOCK 2 ., • „'; '+I,': � � ' :�t..FMK:��., a -�•�3,[�., i ...a:1o6.11t[ ON Rp l6!3 f ,..• 1LLOWANCE BETWEEN CONCESSIONS I HIGHWAY_ _ NO. .-- 2 -- -- - - 1' 1 LOT• LOT 29 1 LOT 28 O i; MR ;. I K ' I RI RI-1 M1-14\ w ;� I V , RI.1 z ER, EP O ) RI U 'I SUBJECT SI E ' al•1 I cok��Srok \ r` 1 00 R4 (H)�R`I ,--- RI-5 RI C1 CI HIGHWAY NR 2 1 --� CI 2 R2 R1.1 (H)RI NEWCASTLE VILLAGE G 100 200 SOGm 3om 0