HomeMy WebLinkAboutPD-26-83 40 -qt• loo
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CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1J0 TEL.(416)263-2231
REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MEETING OF FEBRUARY 7, 1983
REPORT NO. : PD-26-83
SUBJECT: DRAFT PLAN OF SUBDIVISION 18T-76011
PENWEST DEVELOPMENT LIMITED, PART OF LOT 9,
CONCESSION 1 , BOWMANVILLE
OUR FILE: S-D-2-6-1
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the
following:
1 . That Report PO-2.6-83 be received for
information.
BACKGROUND:
On January 29th, 1981 , the Minister of Municipal Affairs and
Housing gave draft plan approval to the subject plan of
subdivision comprising some 236 single family lots. On
October 16th, 1981 , the Minister approved an amendment to
the draft plan which reduced the number of lots to 208.
This amendment was initiated at the request of the applicant
and had the effect of increasing the minimum lot size
proposed within the plan.
�W
Report No: PD-26-83 . . ./2
Following upon draft plan approval , development of a
particular plan is contingent upon satisfying the conditions
of approval as established by the Minister of Municipal
Affairs and Housing. Among these conditions is typically a
requirement that the subdivider enter into an Agreement with
the Municipality to satisfy their concerns, financial and
otherwise.
In March of 1982, following discussions between staff and
the developer, a first submission in respect of a
subdivision agreement was made. This submission contained a
number of proposed changes to our standard agreement and
f was , of course, circulated to the Public Works Department
for their review and comment. Accompanying this submission
was a letter from Mr. Stephen Pustil indicating that the
main changes to the proposed agreement were as follows:
1 . removal of the Town's levy;
2. no sidewalks throughout the subdivision;
3. removal of storm sewer requirements with open-ditch
drainage;
4. no responsibility on their part for any external
servicing or internal oversizing to accomodate other
a subdivisions ;
5. registration of the entire plan at once and scheduling
the servicing in phases dependent upon market
conditions ; and
6. reduction of asphalt section of roads to twenty-four
feet (2.4' ) from twenty-eight feet (28' ).
On August 23rd, 1982, Penwest Development Corporation was
advised that staff had completed the review of the first
* submission and identified staff concerns related thereto
(copy attached) .
Report No: PD-26-83 . . ./3
On August 2.5th, 1982, staff met with Mr. Pustil to discuss
these concerns, and to review the terms of the revised
agreement. Staff were unable to reach any agreement with
Penwest Developments in respect of Town lot levies; the
provision of sidewalks (which, by the way, staff recommended
be provided on one side of the streets only, as opposed to
Town standard required for both sides) ; removal of storm
sewer requirements with open ditch drainage; and
responsibilities for external servicing and internal
oversizing. The matter of staging of the development is, as
far as staff is concerned, flexible, and the requested
reduction in pavement widths is of concern to the Public
Works Department, inasmuch as it has maintenance and traffic
implications.
In December of 1982, staff were advised that Penwest
Developments was anxious to proceed with finalizing an
Agreement inasmuch as they had a builder interested in a
number of lots. They also indicated a desire to revise the
subject plan with respect to minimum lot frontages which, of
course, would require an amendment to the conditions of
draft plan approval . However, there is still no agreement
with respect to the various items recited above.
COMMENTS:
On January 17th, 1983, Council approved a new Lot Levy
Policy which was adopted by By-law on January 25th, 1983.
The new policy calls for the payment of a lot development
charge of six hundred dollars ($600) per lot for the subject
lands, and would require any developer to pay for or
contribute to works or services external to the site, but
necessary to the development of the lands in question.
X0
Report No: PD-26-83 .. ./4
Where oversizing is required, the Town, through a
subdivision agreement, would make its best efforts to
collect contributions from benefitting developers and
reimburse that developer originally responsible for the
oversizing. External works, such as road improvements,
would also be covered by the Agreement and typically are
handled through a cost-sharing arrangement between the Town
and the developer.
As a result of Council 's adoption of this new policy,
Penwest 's request in respect of lot levies, external works
and internal oversizing have been addressed, and the Town 's
policy established. This then leaves their suggestion that
they be relieved of storm sewer requirements, and allowed to
develop a rural cross-section road with a twenty-four foot
(2.4' ) asphalt section. This request has been discussed
with Mr. Ron Dupuis, and represents a major deviation from
the Town's standards for urban development, a deviation
I might add, which staff is unable to support, and of which
Penwest wishes Council 's consideration. Inasmuch as this is
a substantial deviation from the Town 's approved standards
and has long term implications, staff cannot recommend that
such a request be granted by Council in the absence of the
development standards review to be undertaken by staff later
this year as part of our approved Work Program. At this
point in time, staff would recommend that the developer be
required to proceed in accordance with Town 's standards as
they relate to storm drainage and road construction and in
accordance with existing Town policy.
Respe ubmitted,
T. T. Edwards, M.C.I.P.
Director of Planning
kE Tm jc ry 26, 1983