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Home My WebLink About1972-03-01 Report No. 5)rwn 10 ly/[ rre sn r v ) Municipal Planning Consultants LTD. Mr. Horace R. Best, Secretary -Treasurer, Clarke Planning Board, P.O. Box 219, Orono, Ontario. Dear Mr. Best: 400 MOUNT PLEASANT ROAD. TORONTO. CANADA. (416) 486-]]]] Re: Consultant ' Report No. 5 Application for Rezoning Clarke Township. Our File: PNc. 3530 March 1, 1972 Please find enclosed twelve copies of Consultants' Report No. 5. If you have any queries, please contact me. R (El c`�j g1 )--;Lc1) WA) LkEY i�l FUAA>JSKY JELF/bc encl. Yours very truly, MUNICIPAL PLANNING CONSULTANTS CO. LTD. Js✓ti.a/l ' � �a"''� r k � John E. L. Farrow, M.T.P.I.C. TOWN PLANNERS . PROFESSIONAL ENGINEERS MUNICIPAL PLANNING CONSULTANTS CO. LTD. March 1, 1972 400 Mount Pleasant Road, Toronto 295. PN: 3530 CLARKE PLANNING BOARD Consultants' I Report No. 55 APPLICATION FOR REZONING TURANSKY LOT 5, CON 7. INTRODUCTION ,This application is for the rezoning of approximately fourty-eight acres of land to allow the development of eight lots for estate development. Two lots front on to County Road Number 9 which is paved, five lots front on to a gravelled side road and one lot fronts on both roads. GENERAL SITUATION The site is close to Kendal, and the community facilities located in this Hamlet. The site has good access to a paved County Road. The general area has a number of small hills which are well treed. SITE DETAILS The site slopes gently to the south east. The soil is light grey -brown sandy loan and yellow sand over some brownish loam or sandy loam underlain by grey coarse calcareous stratified sand. To the north end of the site a percentage of gravel and cobbles are present in the soil. (1) The Canada Land Inventory includes the south area of the site in Class 2, this indicates that though there are limitations in this area for cultivation due to lack of nutrients, acidity or similar causes, also to droughtiness, the land is capable of improvement and high to moderately high productivity. The north part of the site is less fertile and capable of a lower level of production. (2) - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - (1) Source: Soil Map of Durham County (2) Source: Canada Land Inventory (1) The site drains into a tributory of the Ganaraske River. Nearby wells drilled by licensed boring and drilling contractors indicate that ground water is found at a depth of sixty to eighty feet in this area. (3) THE DESIGN OF THE DEVELOPMENT What is proposed in this instance is basically strip development on large lots. This is not particularly bad providing it only occurs in very small amounts, but is undesirable when occurring along substantial lengths of road. Purchasers of such lots often press for speed restriction to be imposed adjacent to their property. It can be clearly seen that the greater the number of driveways there are on to main roads, the higher the risk of accident. Access from a gravelled side road is more satisfactory from a safety view point (though not ideal) but contributes substantially to extra maintenance. Gravel road surfaces maintenance costs are about twice as high as for asphalt surfaces. Our recommendation is, therefore , that estate development be developed by means of plan of subdivision, where access is from a specially con- structed road built to standards laid down by the Township and which connects to a paved road. THE PROPOSAL AND THE OFFICIAL PLAN POLICIES This proposal does not meet all the criteria laid down in the Draft Official Plan. It falls short in the following respect: - (a) It is not a registered plan of subdivision (b) Ingress and egress is not from a paved road (c) Information has not been supplied about ground water supply and soil suitability for septic tanks. (d) It is outside the areas designated for estate use. ANALYSIS The site of this proposal is in many respects suitable for estate development, however, there are many areas of the Township which are equally suitable for this type of development. Extensive development on the pattern of this application at the intersections of paved roads and side roads throughout the Township would not,in our opinion, be very satisfactory. (3) Source: Ground Water in Ontario - OWRC. (2) There is a strong tendency for speculation in the Townships around Toronto and Oshawa to result in land being divided up into many more parcels of land than axe actually built on. This results in areas prematurely being taken out of production for farming and pressure being put on the Township to allow haphazard development. One of the best ways to combat this is to establish a firm policy for development which is not changed arbitrarily as a result of new applications. We have suggested in the Official Plan the policy we recommend, however, there are alternatives which we could discuss next time we meet. RECOMMENDATION The first step in this matter is to review the policy and areas designated for Estate Development in the draft Official Plan and decide on whether the Township wishes to endorse this policy. This particular applica- tion should then be considered in the light of the policy that is decided on. A decision on this application should be deferred until an overall policy for estate development is decided on. JELF/bc Respectfully submitted, MUNICIPAL PLANNING ONSULTANTS CO. LTD. a John E. L. Farrow, M.T.P.I.C. (3)