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HomeMy WebLinkAboutPD-52-86 TOWN OF NEWCASTLE t REPORT File #&4 Res. # �¢ -�• By-Law # MEETING: General Purpose and Administration Committee DATE: March 3, 1986 REPORT #: PD-52-86 FILE #: SUB.IECT: SUMMARY OF LAND DIVISION COMMITTEE APPLICATIONS FOR MONTH OF JANUARY, 1986 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-52-86 be received for information. BACKGROUND AND COMMENTS: For the information of the General Purpose and Administration Committee, Staff have prepared the attached list of applications to the Land Division Committee for the month of January, 1986. This list includes the file number, applicant' s name, site location, type of severance requested, Official Plan conformity, By-law conformity, Staff' s comments on the applications and the Land Division Committee' s decision. Respect mitted, T.T. Edwards, M.C. I .P. Director of Planning PBN*TTE*jip February 14, 1986 JANUARY, 1986 M0.\I"LURlLNG 01: LAND DikiSiOl\ COMMII'TEE DECIL�lull��, 1 File No. i Appiicant I Location I Nature of, t.20I I Staff Comments I L . D . lj!fcisicl T=====------=---- ==--_: _ _ Z-Z Z: Z: Z: -I=====_______ RE-SID Ll,lk'6/00i I ROZEMA L15 -004 I. -RURAL -1 NO---OBJECTION-SUBJECT I -APPRO-VED I DARL. T NEW LOT I . TO CONDITIONS I 'BJECT : I TA-'BLED -2 "N --OBJEC LD86/002 I EIKENS I L 9 C --I-:-]qESID . �',P 0 T LON-S L I l DARL . I NEW LOT I �TO -CONDITIONS -I LD I :3:z I D I NO OBJECTION I APPRO�'Q86/003 I VARCOH I DARL . LD86/012 1 BOINIANNO & I ilb C I i RESID . I NO OBJECTION SUBJECT ;I:, APPROVED I MIRODDI I CLARKE -.:I NEW LOT I TO CONDITIONS ..... 1-1— 1 1 RE-,, 1) 1- G 7 .-1 --COMMERICIA' .1 -NO �DBJ -ION-SUB 'ECT T APPHOVED I " 25 JECT T T T T 1. D-14RI. . I TO CONDITIONS RESID N-SUP,J E C T I APPROVED I NO O,BJEC'IO LD86/0 -11 1 DEVRILS L U' C I R lliR A L - I D All L I NEW LOT T TO CONDITIONS --------------- 1 DARLINGTON I -L27 COO I INIDUST-RIAL I NO- GBJECTlON_ J-B 'E-C­T--l­APPROVRD T T C ON,D IT T 10 N'S 1 ND'T S . LID . I DARL . I i TO T ____====- I--- ==____-____ =- - -16%01,1'7 7 T - T TON APPROVED D b D A R L,I N G'-T'G N L 2 7 f'o 0 1 TNDUSTR AL -OBJEC I I NO C,T_L SUBJECT TISII'_ L-L -1 TO '- I I !NDI� I DAR P�OND 1"I ONS _T S L 6 -MIAL-DUE -TO �'NON­ I TABLED- L,D�S611 0 3 0 1 OU HALKAS C 6 1 RURAL 'RESID I DE I CT RlL E I I CONFORjvj'TTY TO O. P . Tu D e 6) 0�0' "L 1 B 110 h;N" I RESID . I NO OBj'EC'rTON--SUBjECT -I APPROVED BM . T NEW LOT TO COND I T1011-,S LD86/--036 1 ALOISE 1 L35 C. 2 1 LAND -1 NO -OBJEC�T-110N-SUBJECT I- APPROVED I D-ARL. I ASS_EMB.L i ..TO -C 0 N D I TT�O N S. I 1. TOWN OF NEWCASTLE u � REPORT File # ( �/ Res. # ¢ �. By-Law # (SING: General Purpose and Administration Committee DATE: March 3, 1986 REPORT #: PD-53-86 FILE #: 85-51/NB and DEV 85-36 SUBJECT: APPLICATION TO AMEND TOWN OF NEWCASTLE OFFICIAL PLAN FILE: 85-51/NB APPLICATION FOR REZONING - FILE: DEV 85-36 VELTRI AND SON PART LOT 12, CONCESSION 1, FORMER TOWN OF BOWMANVILLE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PO-53-86 be received; and 2. THAT the Region of Durham be advised that the Town of Newcastle has no objection to the approval of Official Plan Amendment application 85-51/NB to amend the Town of Newcastle Official Plan; and 3. THAT the Region of Durham be requested to consider the amendment to the Town of * Newcastle Official Plan attached hereto as Attachment No. 2; and 4. THAT Application for Rezoning DEV 85-36 be referred back to Staff pending submission of revised plans by the applicant; and 5. THAT a copy of this Report and Council ' s decision be forwarded to the Region of Durham and the applicant. . . .2 REPORT NO. : PD-53-86 Page 2 BACKGROUND: On October 29, 1985, the Town was advised by the Region of Durham of an application submitted by Veltri and Son Limited to redesignate a 0.24 ha parcel of land in Part Lot 12, Concession 1, former Town of Bowmanville to permit the development of a fifty-two (52) unit,five storey senior citizens apartment building. On November 4, 1985, the applicant submitted an application to the Town to rezone the subject lands to permit the proposed development. By letter dated January 30, 1986, the applicant advised the Town that he was revising the application to a thirty-two (32) unit residential condominium project. The subject lands, which consist of two 0.12 ha lots on the north side of * Queen Street (see attached key map) , are designated "Commercial - Main Central Area" by the Newcastle Official Plan. By-law 84-63 zones the subject lands "C1-General Commercial" . In accordance with Departmental procedure, the subject application was circulated to a number of departments and agencies for comment. As well , the Region of Durham provided copies of comments provided through their circulation of the Official Plan Amendment application. The comments presented in this Report relate to the original application for a senior citizen' s apartment inasmuch as a revised plan had not been submitted as of the writing of this Report. However, the submitted comments remain relevant to the revised application. The following represents a summary of the major comments received. Region of Durham Works Department "Municipal water supply and sanitary sewer services are available to the site. Water supply can be provided to the proposed development from an existing 333 mm diameter watermain located on Queen St. An internal booster pump will likely be required to maintain adequate service pressures on the upper floors in the proposed five storey building. . . .3 1o(;) REPORT NO. : PD-53-86 Page 3 Region of Durham Works Department (Cont'd) Sanitary sewer service can be provided to the proposed development from an existing 300 mm diameter sanitary sewer on Queen St. A new manhole with a drop structure will be required on the existing sewer. The connection of weeping tile drains to the sanitary sewer system will not be permitted." Town of Newcastle Public Works Department "We have reviewed the above-noted application for rezoning and submit the following comments: 1. That the site plan be revised to show additional details within Queen Street road allowance such as hydro poles, fire hydrants, etc. 2. That the existing incandescent street lights be replaced with 100 Watt H.P.S. lamps mounted on 1.8m steel brackets at the owner' s expense. 3. That the owner construct a 1.2 metre concrete sidewalk for the entire frontage width to Queen Street (41.21 metres) . 4. Upon reviewing the storm drainage for this site, our records indicate that the existing 150mm diameter storm sewer on Queen Street is at an elevation higher than the proposed invert from this site and it does not have the capacity to handle the design flow from this proposed development. Subsequently, a storm sewer connection to this sewer cannot be permitted. In principle, we have no objection to this rezoning application as submitted, however, since it is Town policy that a development of this nature requires a storm sewer connection it would be the owner' s responsibility to construct a storm sewer on Queen Street and an outfall to Bowmanville Creek in order to satisfy this requirement." Town of Newcastle Fire Department "The Fire Department has no objection to the application, although we are concerned about access with only fourteen (14) parking spaces for fifty-two (52) units. Response would be from Station No. 1, Bowmanville. Water supply is by municipal watermain and fire hydrant system." COMMENT: This application was originally initiated in March, 1979 as a rezoning application; however, it was considered premature at that time due to . . .4 1 u Ca> REPORT NO. : PD-53-86 Page 4 inadequate sewage capacity to service the proposed development. It was suggested to the applicant at that time to resumbit an application if and when the servicing problem is resolved. Additional sewage capacity became available in June, 1985 through the completion of the First Avenue diviersion sewer. As indicated earlier in this Report, the subject property is designated "Commercial " by the Town of Newcastle Official Plan and is located within the Main Central Area as defined by the Plan. The Plan states (Section 7.2.5.2i )e)) that residential uses may be permitted in areas designated Commercial in accordance with the provisions of the Durham Regional Official Plan. Section 8.2.2.6 of the Regional Official Plan generally permits residential uses in a Main Central Area as part of a building containing office and/or retail uses. However, as an exception, apartment buildings without a retail or office component, are permitted provided that such apartment buildings are part of a comprehensive urban design scheme and are designated in a District Plan of the Central Area. The Plan further states that the floor space index for residential uses allowed in Central Areas shall be in accordance with the floor space index of the respective Central Area. The Official Plan gives floor space index of 2.5 for Main Central Areas, thereby encouraging only medium and high density residential uses. Staff note that the subject application is not part of a comprehensive urban design scheme. Regional Planning Staff have concluded that an amendment to the Regional Official Plan is not required, and that only an amendment to the Town of Newcastle Official Plan is required. The Town of Newcastle Official Plan (Section 7.2.1.2(iv)(c) ) defines High Density residential development as having a net residential density of between 55 and 80 units/net residential hectare and states that such uses shall be located within the Main Central Area. The architect for the . . .5 REPORT NO. : PD-53-86 Page 5 proposal has recently advised Staff that the number of units has not as of yet been finalized, but will be in the range of 30 to 32 units. Staff note that the subject proposal would have a density of approximately 130 units/net residential hectare. This density exceeds the maximum limit for high density established by the Official Plan. However, the Official Plan further provides that proposals for higher density residential development may, in some situations, be considered by Council to be in conformity with the Plan provided that the Region of Durham ascertains that servicing capacity exists and provided that the proposed higher denisty does not lower the development potential of other vacant residential lands in a given neighbourhood. The Region of Durham has confirmed servicing capacity exists to accommodate the proposed development. As well , investigations have confirmed that the proposal will not adversely affect the development potential of other surrounding vacant residential lands as the First Avenue diversion project diverted an area containing approximately 110 dwelling units to another sewage drainage area. The Official Plan (Section 7.2.1.2(iv)(d) ) states that Council , when considering amendments for high density residential development, shall give priority to proposals which are located in proximity to facilities and services including shopping, schools, parks and transportation. Generally, it is considered appropriate to provide higher density residential development in Main Central Areas, given that the residents of the development would provide a market for nearby retail and community facilities with minimal parking requirements. Staff note that the concerns identified by the Public Works Department and the Fire Department are site development issues which can be addressed through the rezoning and site plan approval process. Staff further note that the applicant will be required to submit to the Region of Durham an Application for Condominium Approval given that the initial proposal has been revised. . . .6 I� v C�� REPORT NO. : PD-53-86 Page 6 Inasmuch as the proposal conforms with the Official Plan' s policies with respect to location, and that the proposed higher density will not jeopardize the development potential of other lands in the area, it is recommended that the Region of Durham be advised that the Town of Newcastle has no objection to Official Plan Amendment Application 85-51/NB, and that the Region give consideration to the amendment as indicated by Attachment No. 2 to this Report. It is further recommended that Rezoning Application DEV 85-36 be referred back to Staff pending submission of plans for the revised proposal . Respectfu fitted, f� T.T. Edwards, M.C. I .P. Director of Planning JAS/DS*TTE*j ip *Attach. February 14, 1986 Applicant: Veltri and Son Limited 1038 Pinetree Court OSHAWA, Ontario L1K 1P4 Mr. Aldo Riva 101 Kingston Road East PICKERING VILLAGE, Ontario L1V 1Z8 1UC,j � ATTACHMENT 1 SUBJECT SITE LOT 13 LOT 12 LOT I I C;R 1 �l _ i <ar.«stib, RI R4 I I q EP cl , I I ` i«w+r i ♦c / — Ct � �i.'? qy? c ISLE •rc I Y i Chi �Jy ♦Q � 4 R1 in E ui I' � z Mur •Vt. ,, c O fr r c1 { �. A I o so ao aoo aoo'n KEY MAP �''' ATTACHM NT NNpp REPORT N . : PD�53-8 AMENDMENT NO. TO THE TOWN OF NEWCASTLE OFFICIAL PLAN PURPOSE: The purpose of this Amendment is to change the Predominant Use designation on "Schedule 7-2 Main Central Area Plan" from "Commercial " to "High Density Residential " in the vicinity of Queen and Scugog Streets to permit the development of a high density residential apartment building without a commercial component. In addition, this Amendment will exempt the proposed development from the maximum density provision for High Density Residential uses contained in the Plan . BASIS: This Amendment is based upon a proposal for the construction of a five storey 32 unit condominium apartment building on the subject site. No commercial uses are proposed to be located within the building. The subject site is currently designated "Commercial " by "Schedule 7-2" of the Town of Newcastle Official Plan. Commercial policies in the Plan permit residential uses within Commercial designations, provided the development contains a non-residential component. As the applicant proposes only residential uses and at a higher density than is permitted, an amendment to the Official Plan is required. ACTUAL AMENDMENT: 1. Schedule 7-2 of the Town of Newcastle Official Plan is hereby amended by changing from "Commercial " to "Medium and High Density Residential " , the Predominant Use category of those lands identified as Lots 96 and 97, Block N, John Grant's Plan, Town of Bowmanville. 2. Schedule "X" attached hereto shall form part of this amendment. IMPLEMENTATION: This Amendment shall be implemented in accordance with Section 7.3 of the Town of Newcastle Official Plan. INTERPRETATION: This Amendment shall be interpreted in accordance with Section 7.4 of the Town of Newcastle Official Plan. • ' • s cn cn 0 SP To-• � �ti r,� Y�' yea• � ; � OUL .•y �'i, •�+ °• ,'�yif�'"K.``.e h4 �"n�i. ety �Ai i A 5 4C.c"�>V"1"�,r •♦1. A6�, �s �.� i + �;/1/� TI. ^y �a.ii"4� j'i:iv"f 'yytr'''4�i�},,� »i. �• h ,� ►♦'Y/a��i •' IF::�♦ SS �t•.1..a �i n�tr�' ,7'r. .14 �v'. +,`Y�o • cn pp 0 �•�`a%°.Y�,a'i� '�.A��'�<a.Y��� �'/•Y`:.+, r7,y r'C.. , �. .•- ". 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