Loading...
HomeMy WebLinkAbout1978-11-15 TM-92-78TM -92-78 TO: Chairman and Members of the Planning and Development Committee FROM: A. C. Guiler, Town Manager DATE: November 15th, 1978 SUBJECT: Armstrong Shopping Centre, Orono. Resolution #PD -484-78 #PD -485-78 At the Planning and Development Committee meeting of October 2, 1978 the attached report #P-77-78 was referred to the Town Manager and appropriate staff to liaise with the proponents regarding concern of proposed costs and other matters related to this development. In February 1978 the Planning Department submitted a report on the application submitted by Armstrong Stores Limited and in this report comments were received from the following Agencies: REGION OF DURHAM PLANNING DEPARTMENT "The subject site is located in Orono which is a designated "hamlet" in the Durham Official Plan. Policies in the Plan state that prior to development taking place, a district plan, delineating and detailing the land uses within the hamlet, shall be undertaken by the Council of the local municipality. Also, limited convenience commercial serving the hamlet and its immediate surrounding area, may be permitted if deemed desirable by local Council. However, the proposed plaza, having a gross floor area of 60,000 square feet,serving a potential market of 5,000 to 7,000 persons within a 15 mile radius, would appear to be of a size larger than, and have a sphere of influence greater than, that which is permitted by the hamlet commercial policy. In addition, Official Plan policies have recognized the existence of water and/or soil pollution problems in Orono. In order to alleviate these problems, the possibility of providing municipal services is to be investigated in concert with the preparation of the district plan." REGION OF DURHAM WORKS DEPARTMENT "The Regional Works Department has no objection to the proposal related to the above noted amendment. However, we wish to provide the following information and conditions with respect to the provision of regional services. Sanitary Sewers Municipal sanitary sewers are not available in the Village of Orono and the Regional Works Department has no plans to provide this service to the area. Municipal Water There is adequate capacity in the existing Orono Water Supply System to provide sa IV W the domestic flow requirements of the proposed shopping centre. However, additional facilities are required to provide adequate flows for fire protection. We are aware that the question of fire protection has been considered in the report prepared by Marshall, Macklin, Monaghan and their proposal to construct an inground reservoir, pumping station and private water distribution main is acceptable to the Region, provided that: 1. A minimum of 6" Dia, watermain is constructed from the existing Orono System to the site. 2. Back flow prevention equipment is installed on the fill line to the reservoir. 3. Bulk meters are installed to monitor both domestic and fire protection supplies. 4. Adequate provision is made for an overflow on the reservoir and the discharge. Details of the foregoing requirements will be established through negotiation with the developer's consultant and the Region of Durham Works Department Design Division. It should be noted that the necessary watermains will have to be extended by the developer, from the existing 8" main on Mill Street to service the subject site. In conclusion we wish to advise that as a condition of approval to this application, the developer will be required to enter into a servicing agreement with the Region to cover all Regional Requirements, financial and otherwise, with respect to the provision of Regional services. DURHAM HEALTH UNIT "The above application for rezoning is tentatively approved, insofar as sewage disposal is concerned, by the Durham Regional Health Unit. MINISTRY OF NATURAL RESOURCES "Our primary concern on this site is to minimize the detrimental impacts of .runoff, siltation and pollution of the Wilmot Creek. Prior to preparation of this document, our biologist had preliminary telephone conversations with the planning staff of Marshall, Macklin, Monaghan Associates. At that time we outlined our concerns relative to water quality and quantity in Orono Creek and reviewed our fisheries management efforts within the Wilmot Creek watershed. These points are discussed on page 10 of the "Servicing Study". -3 - Our initial reaction is that a paved surface of several acres will undoubtedly increase peak storm flows into the nearby creek the report states that "it is unlikely that a development of the nature of the proposed shopping centre would have any significant impact on the water quality or quantity in the Wilmot Creek watershed." Furthermore, it is claimed that "the increase in runoff as a result of the proposed development......... would have a minimal impact on the drainage system. We are also concerned with the details of the proposed improvement to the existing drainage swale (drawing SK -1) which ultimately drains to Orono Creek. The natural grassed waterway should be maintained. Excavation of a raw earth ditch or encroachment of raw fill could result in adverse effects on water quality. Fill and/or construction debrise should not be placed in a manner or location such that natural surface flow patterns are unduly disrupted. The perimeter of the development proper, particularly any fill or new embankments should be sodded or otherwise stabilized as soon as possible to avoid sheet erosion/slumping all too common at plaza development such as this. Finally, I should mention that the swale was identified as hazardland mapping prepared for the Region of Durham. This in fact is a rather minor problem, and can be handled in conjunction with the design of the drainage improvements described above. To summarize, we have no objection to the proposal, on condition that the detailed design of the improvements to the drainage swale be approved in writing by this Ministry prior to construction. The design of the improvements should meet the following criteria: 1. The watercourse should be on the surface, and in a reasonably natural condition. 2. The watercourse should be of a capacity to handle anticipated storm flows. 3. An erosion -control program should be in effect during construction and the final grades, landscaping and land use should be designed to reduce erosion over the long term. GANARASKA CONSERVATION AUTHORITY "The above proposal has been reviewed and given due consideration." The site of the proposed Orono Plaza is generally lowlying and a source stream of Orono Creek enters the northwest corner of the property and flows south along its western boundary. The north end of the property (approximately 40%) is relatively higher round than the south portion and comparatively dryer. The south end of the property and the areas associated with the creek (approximately 60%) are lowlying and wet. The watertable appears to surface throughout this portion of the property and, during inspection, surface water was present to a depth of 4 inches. Although most of the northern end of the property is open with grassed vegetation, the south end is vegetated in cedar and willow. -4 - The lowlying wet area acts as a discharge zone (i.e. ground water from upland area surfaces). Also, this lowlying portion of the property acts as a water holding area where water collects and is discharged into the stream slowly over longer periods of time. Holding the water in this area reduces high spring freshets downstream,and to some degree, maintains continuous flow during dry periods. This holding effect is important by reducing excess flow and flooding down stream(i.e. culvert under racetrack in Durham Central Agriculture Society Park), and by maintaining environmentally acceptable stream levels in the creek on site, as well as in Orono and Wilmot Creeks down stream. The proposed development of this property is extensive, including a large paved parking lot. Such development would virtually wipe out any water holding capacity of the site and contribute to higher flows downstream during peak runoff periods and reduced flow during dry periods. The high water table and discharge associated with the southern 60% of the property implies an adherent drainage problem and constraints to development. Also, during development filling, grading and construction would result in increased turbidity and thus decrease water quality downstream. The Conservation Authority has identified the site constraints and implications of this proposed development with respect to the Authority's mandate proper management of the water resource." MINISTRY OF TRANSPORTATION AND COMMUNICATION They stated they would have no objections to the proposed amendment provided that there is no direct access to Highway #35-115. ORONO HYDRO ELECTRIC COMMISSION They advised that they have no objections to this rezoning. NEWCASTLE WORKS DEPARTMENT 1. That the Owner enter into an Agreement with the Town of Newcastle subject to Works Department approval. 2. That the entrance grid egress routes be approved to the Town of Newcastle's specifications. This may require such items as daylighting of the intersection at Mill Street for truck turning movement. There are steep grades within these entrances and these could cause problems. 3. Another major concern is the outlet for the storm sewer drainage. There is flooding existing in the drainage swale south of the proposed development. During spring runoff, flooding occurs on the school property and in areas reaches depths of 18 inches. -5 - Assuming that the parking lot would be asphalted, the increase in the storm runoff for this area would be 41� times greater, and therefore services improvements would be required to the storm drainage outlet. There would also be drainage requirements for the parking area, access routes and roof water leaders for the building. More detailed information would be required on the external drainage area and the times of construction. 4. All improvements would be required to meet the Town of Newcastle's Design Criteria & Standard Drawings. NEWCASTLE BUILDING DEPARTMENT They advised they had no comment. The Planning Director has discussed with the proponents the various requirements raised by the reporting agencies and we would respectfully recommend to Committee that a Development Agreement be negotiated to fulfill all the concerns and requirements as set out by the various agencies prior to the rezoning by-law being passed by Council. COUNCIL AGENDA OF DECEMBER 18/78 REPORT NO. 1 Report of Planning and Development Committee Meeting of November 27, 1978: Item 7. Armstrong Shopping Centres Orono Recommendation contained in Report FTM -92-78 reads as follows: "THAT a Development Agreement be negotiated to fulfill all the concerns and requirements as set out by the various agencies, prior to the rezoning by-law being passed by Council.