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TOWN OF NEWCASTLE
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METING: 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 PD-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.
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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 ".
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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.
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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 the 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) .
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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
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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 j
between 55 and 80 units/net residential hectare and states that such uses j
shall be located within the Main Central Area. The architect for the
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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 iven neighbourhood. The Region of Durham has
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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 Pain Central Areas, given that the residents of the
development would provide a market for nearby retail and community
facilities with minimal parking requirements.
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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.
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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 itted,
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
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ATTACHMENT # 1
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REPORT NO. : PS�53-s36
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.
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