HomeMy WebLinkAboutPD-259-87
TOWN OF NEWCASTLE
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NEB-TING: General Purpose and Administration Committee
~~' Monday, October 19, 1987
REPORT #: pn ~~n Q~ FILF #: +E~t-g~p.2-1--~..ad DEV 87®16
SUB.~CT: PROPOSED DRAFT PLAN OF SUBDIVISION AND REZONING APPLICATIONS
SYVAN DEVELOPMENTS LIMITED
PART LOT 27, CONCESSION 2, NEWCASTLE VILLAGE
OUR FILES: 18T-86021 AND DEV 87-16
RECON4MENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD®259-87 be received; and
2. THAT the Region of Durham be advised that the Town of Newcastle recommends
approval of the draft Plan of Subdivision 18T®86021, dated March 19, 1986,
as revised in red attached hereto, subject to the conditions contained in
Attachment No. 1 to this Report; and
._ -_
3. THAT the attached By-law authorizing execution of a Subdivision Agreement
between Syvan Developments Limited and the Town of Newcastle be approved;
and
4. THAT the Mayor and Clerk be authorized to execute the Subdivision Agreement
between Syvan Developments Limited and the town of Newcastle at such time
as an Agreement has been finalized to the satisfaction of the Director of
Planning and the Director of Public Works; and
5. THAT the attached amendment to By®law 84-63 be approved.
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REPORT NO.: PD-259-87
BACKGROUND AND COMMENT:
PAGE 2
On March 26, 1986, the Planning Department of the Region of Durham received an
application from Mr. E. Vanhaverbeke on behalf of Syvan Developments Limited.
This application proposed one (1) single family lot and thirty-four (3~4) semi-
detached (link) lots. This proposal is to be constructed on full municipal
services. The subject lands are located in Part of Lot 27, Concession 2, in
the former Village of Newcastle. On April 8, 1986 the Planning Department of
the Town received notice that the Region had commenced circulation of the
proposed subdivision.
In accordance with Council policy, the Plan of Subdivision was circulated to
various agencies and departments for comment. The results of this circulation
are contained in the text of the report.
On March 6, 1987, due to expressed concerns regarding grading and servicing
constraints in the proposed Sylvia Court, the Proctor and Redfern Group
submitted a report on behalf of the applicant in an attempt to address said
concerns. A copy of this report was distributed to Public Works for their
review. Comments on this report have also been incorporated herein.
The following agencies offered no objections to the said proposal:
- Newcastle Building Department
- Newcastle Hydro Electric Commission
- Ganaraska Region Conservation Authority
- Peterborough-Victoria-Northumberland and Newcastle
Roman Catholic Separate School Board
- Northumberland and Newcastle Board of Education
- Ministry of Natural Resources
- Ministry of the Environment
Newcastle Fire Department
"The Fire Department has no objection to the above headed application.
Response to this location is from Station 2 located in Newcastle Village and
water supply is by municipal watermain system."
Newcastle Public Works Department
"1. That all works are completed in accordance with the Town of Newcastle's
Design Criteria and Standard Drawings.
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REPORT NO.: PD-259®87
Newcastle Public Works Department (Cont'd)
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PAGE 3
2. That the subdivision be constructed to urban standards i.e, curb and
gutter, storm sewers etc.
3. Upon reviewing the site in the field there are storm drainage concerns
that must be addressed in order for this proposal to proceed. Our storm
drainage study outlines that a storm sewer is required to be built on
George Street flowing westerly to outfall in Creek just north of George
Street on Mill Street. The above-mentioned would be the responsibility of
the developer since the storm sewer will facilitate the drainage of the
proposed subdivision.
4. That the applicant is required to construct Orchard Heights Drive for the
entire width of Lot 1 (20.25m).
5. That any easements required by the Town be granted free and clear of any
encumbrances.
6. The proposed Block 21, pedestrian walkway should be located between Lots 8
& 9. Otherwise the walkway would end at the wall of the school, making it
aesthetically unappealing as well as the fact that there is a steep slope
along the side of the school.
7. That the utility distribution on the proposed roadways (Hydro, Bell, Cable
TV, etc.) be installed underground (both primary and secondary services).
8. That the developer contributes to the costs of reconstructing George
Street in accordance with Town Policy.
g. That the Owner meet all the requirements of the Public Works Department,
financial or otherwise.
10. That the Owner enter into a Development Agreement with the Town, and that
this department be kept informed of the status of same at all times.
11. The developer should be required to provide street lighting along proposed
roadways.
12. All of the other standard requirements re: Lot Grading, Schedules of
Work, Performance Guarantees, Cost Estimates etc., should be included in
the Subdivision Agreement.
In response to the report recommending a revised servicing and grading plan,
the Newcastle Public Works Department had the following comment:
"We have reviewed the stormwater drainage report submitted for the above
mentioned development and find that we concur with the findings of the report
in principle only. The report outlines two (?_) alternatives for drainage of
the subject lands, however, the report does not address any downstream concerns
(ie. flooding or erosion) which must be considered before we can determine
which alternative to adopt. The report demonstrates that the subject lands can
be adequately drained and, therefore, we believe that the development may
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REPORT NO.: PD-259-87
PAGE ~
Newcastle Public Works Department (Cont'd)
proceed subject to the developer providing the Town with additional information
as required to accurately appraise each alternative and approve the most
appropriate. The developer in our discussions has agreed that the Town's
decision regarding the alternative selected would be final."
Regional Works Department
This Department had no objection to the processing of the draft plan, although
the following comments were provided:
"Full municipal services are available to the proposal through the existing
George Street sanitary sewer abutting the west limit of the subject plan and
replacement of the existing 1 1/4" 0 watermain with a 6" 0 watermain along
George Street from Beaver Street easterly.
The Region's share on the aforementioned watermain replacement, which is at the
full cost of the Region, is estimated at $15,000.
After reviewing the topography of the subject land, it appears that some
portion of the land, as shaded on the attached plan, may require fill of up to
2.5m deep in order to ensure sanitary drainage by gravity as well as sufficient
cover for the proposed services.
The usual Regional Municipality of Durham Works Department conditions shall be
complied with prior to consent by the Works Department for registration of the
plan of subdivision and said conditions shall form part of the Regional
Subdivision Agreement."
Town of Newcastle Community Services Department
"With respect to the above subject, I offer the following comments:
(1) The change in the alignment of the cul-de-sac offers no concern to the
Community Services Department.
(2) With respect to the proposed sanitary sewer easement, please be advised
that the Community Services Department would recommend that the easement
be granted on the following conditions:
(a) The manhole installations (2) must be located outside the play area
of the baseball diamond. More specifically, the northern manhole
must be located on the north side of the 3rd base fence line, and the
southern manhole must be located on the south side of the home run
fence. No alternate sites will be considered.
(b) The scheduling of the construction of the sewer easement must be done
in co-operation with the Community Services Department to avoid
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REPORT NO.: PD-259-87 PAGE 5
Town of Newcastle Community Services Department (Cont'd)
conflicts with park users, and further that all construction be
completed within that time frame to allow area to be sodded and
prepared for use.
(e) All excavated areas must be sodded to the satisfaction of the
Director of Community Services.
(d) Fences and fence posts must be restored to their original condition.
(3) I would also recommend, that the Town acquire a portion of the lands at
the south east corner of the subdivision for the purpose of expanding the
park-playground facilities in conjunction with the abutting school.
The property would be triangular in shape and run 35m. north and ~Om. west
from the south-east corner of the property. This area is to be graded and
sodded to the satisfaction of the Director of Community Services. I would
also request that the developer install a Eft. chain link fence where Lots
7 and 8 abut the requested parkland.
The walkway as shown between Lots 8 and g is acceptable however, I would
suggest that it be relocated to run between Lots 7 and 8 allowing direct
access to the requested parkland from the cul-de-sac.
(~4) In addition to the above comments please be advised that at this point in
time the Community Services Department has no future plans to construct
buildings on the park site that would require future relocation of the
sewer . ~~
STAFF COMMENTS:
A review of the comments for the proposed Plan of Subdivision indicated there
were no objections to the proposal. The revised drainaage plan and cul-de-sae
alignment still had no objections but some concerns were expressed.
Public Works in their original comments requested the walkway (Block 21) be
relocated to the west between Lots 8 and 9. This was considered to provide
better access to the park both from an aesthetic and safety point of view. The
walkway was to remain 3.Om wide and this would still provide appropriate
frontage for all the lots. This re-alignment of the walkway, would also allow
for a direct easement to traverse the park for the proposed sanitary sewer
line.
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REPORT NO.: PD-259-87 PAGE 6
A second concern was that of the access to the northerly portion of the Church
and School property. Staff requested two (2) blocks of land (shown as Blocks
23 and 2~4 on the revised plan) as a secondary access for the School and Church.
It was felt that considering the proposal was designed with the corner of the
school touching the street, people would attempt to use this as access to the
property. By setting aside lands for this purpose it is possible to eliminate
the problems associated with pedestrian movement across private property. This
access is not seen to be the major point of access since it leads only to the
school and not to the park. The other access (Block 21) is still required as
the major access point. After further review it may be decided that this
second access should only serve as emergency access or as access to maintenance
vehicles. This can be evaluated by the School Board and athe Town Staff after
the traffic patterns have been established.
Another concern is with the exact positioning of the George Street extension as
it relates to the continuation of this road to the subdivision to the north
(18T-85013). This Subdivision has already received Draft approval from the
Town. After reviewing the dimension of the lots shown on that plan and then
comparing them to the dimensions shown on this plan, the two do not match. The
difference is slightly less than one (1) metre. This is not of great concern
because the actual street dimension have not been established. The dimensions
shown on the lots, however, do not correspond with the overall length shown.
This discrepancy will be corrected once a survey is completed.
In response to the stormwater drainage report and proposed sanitary sewer
easement through the park, Public Works approves of the development in
principle, however, they feel more information will be required in order to
accurately appraise the alternatives and make a final decision.
Community Services in their review of the revisions, requested a triangular
parcel of land be dedicated as parkland. These lands would equal a 2.g~ land
dedication and are to be taken from the rear of Lots 7 & 8 as proposed. They
had no objection to the sanitary sewer easement, provided it was outside the
playing field area, and the work is scheduled to be completed so as to avoid
conflicts with park users.
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REPORT NO.: PD-259-87 PAGE 7
Community Services Staff had also suggested the walkway be relocated between
Lots 8 and g as originally proposed. This would provide direct access to their
requested parkland. Staff have reviewed these requests with Public Works, who
had no objections to the proposed requests. It is agreed that the original
walkway position is most viable in consideration of the requested parkland
dedication.
Staff in reviewing the proposed plan of subdivision have noted some lots are
not large enough to meet the minimum provisions for semi-detached lots. Also,
Staff would prefer to provide some transition from residences to the west of
the site, and therefore, recommend that lots 13 and 14 be increased in width
to provide larger link lots adjacent to existing single family dwellings.
In consideration of the comments contained with said Report, Staff would have
no objections to the approval of the Plan of Subdivision 18T-86021, as red-
lined revised subject to the conditions of draft approval on Attachment No. 1
attached hereto.
Furthermore, Staff would have no objections to the approval of the amending
Zoning By-law, attached hereto, implementing the Plan of Subdivision 18T-86021
and Land Division Committee application. A Public Meeting for the subject
amendment was held May 4, 1987, as required under Section 34(12) and all the
Public Notice requirements were adhered to.
Based on the foregoing, Staff are therefore recommending approval of the
subject applications.
CP~TTE~jip
Attach.
October 2, 1987
APPLICANT: Mr. E. Vanhaverbeke
e/o Syvan Developments
214 King Street East
BOWMANVILLE, Ontario
L1C 1P3
Recommended for presentation
to the Committee
~- -_~~-v.._ _--®-_®®®---®®®-®
'L wrenee jj~, Kotseff
Chief Adfni istrative Officer
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ATTACHMENT N0. 1 TO REPORT PD-259-87
TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL
SUBDIVISION APPLICATION 18T-86021
1. That this approval shall apply to a draft Plan of Subdivision, 18T-86021,
prepared by Merril D. Brown Limited, Land Surveying and Engineering,
identified as their File: 86016-DP, dated March 19, 1986, which is
revised in red as per attached plan showing one (1) lot for single family
dwelling and seventeen (17) lots for semi-detached and link dwellings,
two (2) blocks to be added, pedestrian walkways and a drainage block.
2. That the Owner enter into a Subdivision Agreement with the Town of
Newcastle in respect of the subject plan which shall include, in addition
to the Town's Standard requirements, specific provisions with respect to
the following Conditions 3 to 21, all inclusive.
3. That all works be completed in accordance with the Town of Newcastle's
Design Criteria and Standard Drawings.
~. That the subdivision be constructed to urban standards, (i.e. curb and
gutter, storm sewers, etc.).
5. That the applicant is required to construct Orchard Heights Drive for the
entire width of Lot 1 (20.25m).
6. That any easements required by the Town be granted free and clear of any
encumbrances.
7. That the utility distribution on the proposed roadways (Hydro, Bell, Cable
TV, etc.) be installed underground (both primary and secondary services).
8. That the developer contributes to the costs of reconstructing George
Street in accordance with Town Policy.
9. That the Owner meet all the requirements of the Public Works Department,
financial or otherwise.
10. The developer should be required to provide street lighting along proposed
roadways.
11. That the road allowances included in this draft plan be dedicated as
public highways.
12. That the developer be required to provide fire hydrants, to the
satisfaction of the Newcastle Public Works Department and Fire Department.
13. That the developer be required to remove or demolish any structures
present (at his expense) on said lands.
14. That prior to final approval of the draft plan of subdivision, the
applicant agrees to satisfy the requirements of the Town of Newcastle
Public Works Department with respect to surface drainage.
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Page 2 of ATTACHMENT N0. 1 TO REPORT PD-259-87
TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL
SUBDIVISION APPLICATION 18T-86021
15. That the following modifications be incorporated into the Plan of
Subdivision and lot lines adjusted accordingly:
(a) that Blocks 23 and 24 provide a secondary access 3 metres wide to the
school and church.
(b) that the George Street extension be aligned with the draft approved
subdivision to the north (18T-85013).
(c) that the dimensions shown on this plan and the overall length of the
northern boundary be recalculated to negate any discrepancies.
(d) that Block 21 (the walkway) be relocated to between Lots 7 & 8 and
have a minimum width of 3.0 metres.
(e) that a triangular parcel of land (35 metres to the north and 40
metres to the west ) from the southeast corner of the property be
dedicated as parkland.
(f) that the lot frontage for Lots 13 and 1~ be increased to 20 metres
and all requisite adjustments made to abutting lots.
16. That prior to final approval of the plan, the Owner shall satisfy all
requirements, financial and otherwise, of the Town of Newcastle. This
shall include, among other matters, execution of a Subdivision Agreement
between the Owner and the Town of Newcastle concerning the provision and
installation of roads, services and drainage.
17. That with respect to the sanitary sewer easement through the park:
(a) The manhole installations (2) must be located outside the play area
of the baseball diamond. More specifically, the northern manhole
must be located on the north side of the 3rd base fence line, and the
southern manhole must be located on the south side of the home run
fence. No alternate sites will be considered.
(b) The scheduling of the construction of the sewer easement must be done
in co-operation with the Community Services Department to avoid
conflicts with park users, and further that all construction be
completed within that time frame to allow area to be sodded and
prepared for use.
(c) All excavated areas must be sodded to the satisfaction of the
Director of Community Services.
(d) Fences and fence posts must be restored to their original condition.
18. That the developer install at his expense a six (6) foot chain link fence
where Lots 7 and 8 abut the requested parkland.
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Page 3 of ATTACI~IENT N0. 1 TO REPORT PD-259-87
TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL
SUBDIVISION APPLICATION 18T-86021
19. That all of the standard requirements re: Lot Grading, Schedules of Work,
Performance Guarantees, Cost Estimates, etc. shall be included in the
Subdivision Agreement.
20. That prior to final approval of the plan, the Owner shall satisfy all
requirements financial and otherwise, of the Region of Durham. This shall
include, among other matters, execution of a Subdivision Agreement between
the Owner and the Region of Durham concerning the provision and
installation of sanitary sewer, water supply, roads and other Regional
services.
21. That the Owner pay to the municipality, cash-in-lieu of 5~ parkland
dedication. A portion of this dedication has been provided through land
dedication; the remainder will be paid as cash payment.
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THE CORPORATION OF THE TOWN OF NEWCASTLE
BY-LAW NUMBER 87-
being a By-law to authorize the entering into of an Agreement with Syvan
Developments Limited and the Corporation of the Town of Newcastle.
The Council of the Corporation of the Town of Newcastle hereby enacts as
follows:
1. THAT the Mayor and Clerk are hereby authorized to execute on behalf of
the Corporation of the Town of Newcastle, and seal with the Corporation's seal,
an Agreement between Syvan Developments Ltd. and the said Corporation dated the
day of , 1987, in the form attached hereto as Schedule "X".
2. THAT the Mayor and Clerk are hereby authorized to accept, on behalf of
~ the Town, the said conveyances of lands required pursuant to the aforesaid
Agreement.
3. THAT Schedule "X" attached hereto forms part of this By-law.
BY-LAW read a first time this day of 1987
BY-LAW read a second time this day of 1987
BY-LAW read a third time and finally passed this day of
1987.
MAYOR
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CLERK
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THE CORPORATION OF THE TOWN OF NEWCASTLE
BY-LAW NUMBER 87-
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law of
the Corporation of the Town of Newcastle.
WHEREAS the Council of the Corporation of the Town of Newcastle deems it
advisable to amend By-law 84-63, as amended, of the Corporation of the Town
of Newcastle.
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Town of Newcastle enacts as follows:
1. Schedule "5" to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from "Special Exception Urban Residential Type One
(R1-1)" to "Urban Residential Type One (R1)", as shown on the attached
Schedule "X" hereto.
2. Schedule "X" attached hereto shall form part of this By-law.
3. This By-law shall come into effect on the date of passing hereof,
subject to the provisions of Section 35 of the Planning Aet.
BY-LAW read a first time this day of 1987
BY-LAW read a second time this day of 1987
BY-LAW read a third time and finally passed this day of
1987.
MAYOR
CLERK
This is Schedule "X" to By-law 87- ,
passed this ~ day of ' ,1987 A.D.
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