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Home My WebLink AboutPD-292-86 TOWN OF NEWCASTLE t REPORT File # fo'` Res. # �f ____ �� • By-Law # METING: General Purpose and Administration Committee DATE: Monday, December 15, 1986 REPORT #: PD-292-86 FILE #: 18T-76027 SUBJECT: REVISIONS TO DRAFT APPROVED PLAN COURTICE HEIGHTS DEVELOPMENT LTD. (SOUTH) PART LOTS 31/32, CONCESSION 2, DARLINGTON FILE: 18T-76027 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-292-86 be received; and 2. THAT Council adopt the following resolution: "THAT the correspondence from W.D.M. Consultants Ltd. dated November 7, 1986 and November 17, 1986 be received and the Ontario Municipal Board be advised that the Corporation of the Town of Newcastle, in consideration of the Residential policies within the Courtice Urban Area Official Plan pertaining to the development of a range/mix of housing types, does not support the proposed revisions as illustrated on the attached draft 10M Plans thereby permitting the development of 185 single family lots"; and 3. THAT the request in Recommendation No. 2 above, be forwarded to the Ontario Municipal Board and that Courtice Heights Development Ltd. be so advised. BACKGROUND AND COMMENT: * A copy of the attached letters were received by Planning Staff on November 7, 1986 and November 17, 1986 respectively. The letters from Mr. W.D. Manson on behalf of Courtice Heights Development Ltd. requested the Town' s approval and issuance of revised clearance letters to the attention of the Ontario Municipal Board in consideration of the proposed revisions to the lotting and house types proposed within the two (2) draft 10M Plans. Staff would note for the Committee' s information that the intent of said changes would . . .2 / t' REPORT NO.: PD-292-86 Page 2 effectively delete the development of a total of twenty (20) street townhousing lots and eleven (11) "link lots". As Committee may recall , the Plan of Subdivision was approved by the Ontario Municipal Board within which a variety and mix of housing types were approved within specific locations within the total context of Plan 18T-76027. Inclusion of Medium Density housing within the Plan of Subdivision was consistent with the policies of the Official Plan in respect to the need and provision of a mix of housing types. The specific locations of the proposed Medium Density housing types were reviewed within the context of the overall Plan of Subdivision and approved accordingly. It is Staff's opinion that in consideration of the intent of the draft approval and the subsequent policies within the Courtice Urban Area Official Plan, the development should continue to proceed on the basis of draft approval . Should the Committee deem it appropriate to approve the request, Staff would note that the zoning of said lands within By-law 84-63, in addition to the medium housing types, would permit the development of single family homes as requested. The present zoning is consistent with the zoning as approved by the Ontario Municipal Board in 1977. Within the context of Mr. Manson 's written request(s) , no clear timeframe/ indication was provided as to the registration linkage between each phase. Staff would note, however, that confirmation has been received that it is the intentions of Courtice Heights Developments to register each phase jointly. In reviewing the plans, Staff would note and agree that an urgency does exist for a "compatible" registration and joint development of each Plan. The necessity in constructing Sandringham Drive in its entirety between Highway No. 2 and Claret Road (which accesses onto Prestonvale Road) would provide the necessary linkage needed between each phase and alleviate any traffic volume increases onto Prestonvale Road which would result from Phase I if it were not developed jointly with Phase II. Additionally, Staff would note that Sandringham Drive, within the Courtice South Neighbourhood Plan as approved, is to function as a minor collector road while Prestonvale . . .3 REPORT NO. : PD-292-86 Page 3 Road is to remain as a "local road". It is noted for the Committee' s information that within Phase I , minor reductions in the lot frontages have been indicated for the single family lots as previously approved by the Ontario Municipal Board. Staff has no objections to these minor revisions insofar as the intended residential use of each lot for single family purposes has not been altered. Staff' s contention with the revised plans as submitted revolve around the elimination of the link blocks and street townhousing blocks. Respectfully submitted, Recommended for presentation to the Committee war s, M.C. I P. Lawrence ZE/� tse Director of Planning Chief Adqfn s rative Officer LDT*TTE*jip *Attach. November 27, 1986 CC: Mr. W.D. Manson 20 Clematis Road WILLOWDALE, Ontario M2J 02 F-11 ........ :Xv m 18T-76027 -----------�'-: 1; 0 1 Qft X. 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Edwards I Director �ovI` ;' �7 Planning and Development Department The Corporation of the 'Town of Newcastle Hampton, Ontario � r L 013 2J 0 Dear Mr. Edwards: Registration of 114 Lots :Part of Subdivision 18T76027 010 File R-771832 Courtice Heights Developments Approximately two years ago Courtice Heights Developments intended to register a portion of Subdivision 18T76027 which contained 97 lots, a school site, and a park. This proposed M®plan was contained in the subdivision agreement with the Town as Schedule B-1 . In order to fulfil the draft conditions for 18T76027, the Town forwarded a clearance letter dated July 17, 1984 to the OMB . The 97 lot M--plan featured all single family lots with frontages approximately 48 to 50 ft internally within the plan and frontages 59 ft externally along :Prestonvale Road. These lot sizes reflected market conditions reported to us by builders . Unfortunately a builder agreement was not executed and the proposed M-plan was not registered. Courtice Heights Developments has experienced new builder interest in subdivision 18T76027. Builders report that smaller frontage single family lots are currently more marketable than 50 ft frontage lots. In order to cause the least amount of disruption to the substantial survey- and engineering work completed to date and ,yet address the needs of builders, Courtice Heights Developments has modified the proposed M-plan. The new M-plan containing 114 single family lots encompasses the exact same area and boundaries as the previous plan. The new plan preserves the same street pattern, lot frontages on Prestonvale Road, school site, and park. Only the interpa.l lot frontages have been decreased to the 40 ® 42 ft range. Five copies of the new M-plan are enclosed for your review and approval. Town of Newcastle November 3, 1986 Page 2 Should the plan meet with your approval, I would appreciate your forwarding to the OUB a revised clearance letter. Thank you for your assistance. Youp" tri Y, William D. Manson ec 7- �/� / 20 Clematis Road n, VV�4J I� (zonsl I antS Willowdale,Ontario M2J 4X2 Tel.(416)497.4500 November 7, 1986 1 Mr. C . T. Stoyanovich Manager Planning and Land Comnensation Ontario Municipal Board 180 Dundns Street West Toronto, Ontario M5G 1E5 Dear Mr. Stoyanovich: Fie t OMB File R-771832 Registration of 114 Lots Part of Subdivision 18T76027 Courtice Heights Develonments On June 12, 1978, the Ontario Municipal Board draft anproved subdivision 18T76027 which covered a 116 acre parcel located in part of Lots 31 and_ 32, Concession 2, former Township_ of Darlington, now Town of Newcastle. Courtice Heights Developments intends to register a 27.6 acre portion of this draft plan adjacent to Prestonvale Road. The area proposed for registration was identified in the original draft plan as follows: Prestonvale Road - single family lots S126 to S132 inclusive ( ie 7 lots) Claret Road - single family lots S133 to S146 inclusive ( ie 8 lots) - single family lots S177 to S182 inclusive ( ie 6 lots) Sandringham Drive - single family lots 5211 to S215 inclusive ( ie 5 lots) - single family lots S86 to S99 inclusive ( ie 14 lots) - single family lots 5101 and S102 ( ie 2 lots) - single family lots 5161 to 5174 inclusive ( ie 14 lots) I i i ' V W Ontario Municipal Board November 7, 1986 Page 2 Lyndale Cres - single family lots S103 to S124 inclusive ( ie 22 lots) - link lots L17 to L24 inclusive ( ie 8 lots) - street townhouses ST49 to ST56 inclusive ( ie 8 lots) - street townhouses ST32 to ST39 inclusive ( le 8 lots) - single family lots 5141 to 5160 inclusive ( ie 20 lots) School Site - Block E Park Site - Block F Summary - single family lots - 98 - link lots - 8 - street townhouse - 16 lots TOTAL LOTS 122 Because of current market demand as expressed by builders, Courtice Heights Developments is proposing a slight red-line revision to some of the lotting in this area of the original OMB approved draft plan. The red-line plan proposed for registration is enclosed for your consideration. The school site, park, and street pattern remain the same as the original OMB approved draft plan. Only the lotting has been modified slightly. The new lotting pattern is summarized as follows, Prestonvale Road - single family lots 1 to 7 inclusive (ie 7 lots) ( originally 7 lots) Claret Road - single family lots 8 to 15 inclusive ( ie 8 lots) ( originally 8 lots) - single family lots 109 to 114 inclusive ( ie 6 lots) ( originally 6 lots) Sandringham Drive - single family lots 103 to 108 inclusive ( ie 6 lots) ( originally 5 lots) - single family lots 89 to 102 inclusive ( ie 14 lots) (.originally 14 lots) j Ontario Municipal Board November 7, 1986 Page 3 Sandringham Drive - single family lots 58 to 72 inclusive ( ie 15 lots) ( originally 14 lots) Lyndale Cres. - single family lots 87 and 88 ( ie 2 lots) ( reoriented 2 lots from Sandringham to Lyndale) - single family lots 86 to 77 inclusive and lots 39 to 26 inclusive ( ie 24 lots) ( originally 22 lots) - single family lots 25 to 16 inclusive ( ie 10 lots) ( originally 8 street townhouses and 8 link lots) - single family lots 57 to 54 inclusive ( ie 4 lots) ( originally 8 street townhouse lots - single family lots 53 to 40 inclusive and lots 73 to 76 inclusive ( ie 18 lots) ( originally 20 lots) Summary - single family lots 114 Thus the main intent of the red-line revision is to remove the street townhouse and link lots and replace them with single family lots.. Copies of this proposed red-line revision have been provided to the Town of Newcastle Planning Department, Region of Durham Planning Department, and Central Lake Ontario Conservation Authority for their review. In view of the minor modifications being suggested to the OMB approved draft plan, I hope that the Board will give favourable consideration to the red-line revisions as shown on the proposed M-plan. Thank you for your assistance in this matter. You t , William D. Manson EC i IV ,�t /�� 20 Clematis Road VV 1 —I ►"I. Consit[/tRnts Willowdale,Ontario M2J 4X2 November 17, 1986 Tel.(416)497-4500 r r r' Mr. T. T. Edwards ; Director Planning and Development :Department The Corporation of the Town of NewcastJ,`e - Hampton, Ontario � LOl3 2JO Dear Mr. Edwards s Res Registration of 71 Lots Part of Subdivision 18T76027 OMB File R-771832 Courtice Heights Developments Enclosed for your consideration are three copies of a proposed M-plan featu.ring 71 single family Jots which Courtice Heights Developments intends to register in the near future. This M-plan covers part of that portion of 18T76027 shown on Schedule B-2 of the subdivision agreement executed with the Town. This M-plan reflects the OMB approved draft Tnlan except in two small areas where re-lots have occurred. The first area involves proposed single family lots 61 and 62 which were shown as street townhouse lots 1 to 4 on the OMB plan. The second area, involves proposed single family lots 69 and 70 which were shown as link lots 1 to 3 on 'the OMB approved -clan. Associated with the Town' s final clearance of this M--plan is the matter of the storm water outfall facility. The original design of the storm water outfall facility by the Town' s engineering consultant, Totten Sims Flubicki , included a storm sewer, outfall, and. detention rond.. The construction of all these works would. permit all of subdivision 18T76027 being served. However, because of substantial construction costs only a, first st.a.ge was built. This stage included all the facilities except the storm water detention pond. By using the constructed facilities to meet storm water detention requirements, a first stage of subdivision 18T76027 ( ie the area of the 114 lot M®plan adjacent to Prestonvale Road) was permitted to develop. T would request that the Town obtain the opinion of its engineering consultant as to whether the Town of Newcastle November 17, 1986 Page 2 existing storm water facilities can include the additional area of this 71 lot M-pla.n without constructing the detention pond. If a pond is required-, then Courtice Heights Developments is prepared to lodge a. letter of credit with the Town to cover the cost of the pond' s construction. Should the proposed M-Dlan meet with the Town' s approval, I would appreciate your forwarding a, clearance letter to the 010. Thank you for your assistance. Y 0 111,4 uly-, William 1). Manson ec �i._,� �G`L� BtA t�° >\! �€✓'a"_./�!°fir m'= /.,. �} 20 Clematis Road vv�� cons"Itants Willowdale,Ontario November 17, 1986 M2J4X2 Tel.(416)497.4500 Mr. C . T. S to,yanovi ch Manager Planning and Land Com-oensation Ontario Municipal Board 180 Dundas Street West Toronto, Ontario M5G 1E5 z Dear Mr. Stoyanovichs l` Res OMB File R-771832 Registration of 71 Lots Part of Subdivision 18T76027 Courtice Heights Developments On June 12, 1978, the Ontario Municipal Board draft approved subdivision 18T76027 which covered a 116 acre parcel located in part of Lots 31 and 32, Concession 2, former Township of Darlington, now the Town of Newcastle, Courtice Heights Developments has already written the Board regarding the registration of a 114 lot portion of subdivision 18T76027. Courtice Heights is now intending to register a second stage of 18T76027 involving 71 lots. The area proposed for this second registration wa.s identified in the original OMB draft Dlan as follows: Sandringham Drive - single family lots Si to S5 inclusive ( ie 5 lots) - single family lots S42 to S45 inclusive ( ie 4 lots) - single family lot S 100 ( ie 1 lot) Stirling Avenue - single family lots S6 to S27 inclusive ( te 22 lots) - single family lots S28 to S41 inclusive ( le 14 lots) Strathallan Drive - single family lots S46 to S59 inclusive ( ie 14 lots) - single family lots S60 to S65 inclusive ( ie 6 lots) Stephen Avenue - link lots L1 to L3 inclusive ( ie 3 lots) Stuart Road - street townhouse lots ST1 to ST4 inclusive ( ie 4 lots) I I e09 Ontario Municipal Board November 17, 1986 Page 2 Summary - single family lots 66 link lots 3 street townhouse lots 4 Total Lots 73 In order to respond to current market conditions, Courtice Heights Developments is proposing a minor red-line revision in some of the lotting in this area of the original OMB approved draft plan. The proposed M-plan featuring 71 single family lots is enclosed for the Board' s consideration and basically changes the link lots and street townhouse lots to single family lots and re-orients them to Strathallan Drive. The street pattern has not been altered. The new lotting pattern is summarized as follows: Sandringham Drive - single family lots 1-5 inclusive ( ie 5 lots) ( originally 5 lots) - single family lots 43 to 46 inclusive ( ie 4 lots) (originally 4 lots) - single family lot 1 ( le 1 lot) ( originally 1 lot) Stirling Avenue - single family lots 6 to 28 inclusive ( ie 23 lots) ( originally 22 lots) - single family lots 29 to 42 inclusive ( le 14 lots) ( originally 14 lots) Strathallan Drive - single family lots 47 to 60 inclusive ( ie 14 lots) t (originally 14 lots) - single family lots 61 to 70 inclusive ( ie 10 lots) (originally 3 link lots oriented to Stephen Avenue and 4 street townhouse lots oriented to Stuart Road) Summary - single family lots - 71 Ontario Municipal Board November 17, 1986 Page 3 Conies of this proposed red-line revision have been provided to the Town of Newcastle Planning Department, Region of Durham Planning Department, and Central Lake Ontario Conservation Authority for their review. I hope that the Board will give favourable consideration to the minor red-line revisions as shown in this proposed 71 lot M-plan. Thank you for your assistance. Yours tr , William D. Manson ec I i i i