HomeMy WebLinkAboutPD-40-87Ci
,µ,, ,..,~~~~, ,,,,,
~,;,
~.d'~ ~ '1
TOWN OF NEWCASTLE
REP 0 R T File # ~~,- ~~ f®~,
Res. # f. ~~1
By-Law #
(~(j~,; General Purpose and Administration Committee
pA~; Monday, February 2, 1987
T #: PD-4o-87
FILE #: O.P. 3.13(3)
CT; AMENDMENT NU. 3 TO TYRONE HAMLET PLAN
J OST
PART LOT 9, CONCESSION 6, DARLINGTON
OUR FILE: O.P. 3.13(3) X/REF: 18T-86062
RECOF4MENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-40-87 be received; and
* 2. THAT Amendment No. 3 to the Tyrone Hamlet Development Plan attached hereto be
approved in principle; and
3. THAT Ameridrnent No. 3 to the Tyrone Hamlet Development Plan be forwarded to Council
for final approval at such time as the Council of the Region of Durham has
considered the subject Amendment; and
4. THAT the proposed Amendment be forwarded to the Region of Durham for their
information and consideration.
BACKGROUND:
Un October 15, 1y86 the Planning Department received an application submitted by Mrs. E.
Jost to a-nend the Tyrone Hamlet Development Plan. The purpose of the Amendment would be
to increase the permitted density of the Short Term Residential Expansion area located in
Part Lot 9, Concession 6, Darlington, from six (6) units to eleven (11) units. Currently,
...2
-~c-
REPURT NO.: PD-40-87 Page 2
Staff i s also reviewing an application for sub division approval (File:
18T-86062). The draft conditions for this application will be brought
forward in the near future.
The Newcastle Official Plan contains a lengthy discussion of what studies
must be completed prior to development being approved. The subject lands
are within the area considered as "Short Term Residential Expansion" with an
approved density of six (6) units. In accordance with Section 9.11(ii) of
Amendment No. 22 to the Newcastle Official Plan, any adjustment to the
number of lots rrrust receive an amendment to the Plan.
This application to amend the Hamlet Plan was circulated in conjunction with
the proposed subdivision. Staff has received comments from the majority of
the agencies and has contacted the remaining ones for verbal comments. At
this time the concerns raised are issues which shall be addressed through
the draft conditions of subdivision. There has been no objection to the
principle of the increase in density.
Section 9.4(ii) of the Official Plan requires that:
"All new residential development within Hamlets shall be serviced
by a private drilled well, drawing from deeper aquifers than
existing wells, and a private waste disposal system which complies
with the standards of the Ministry of the Environment as amended
from tune to time and as administered by the Medical Officer of
Health or otherwise."
While written comments have not been received from the Regional Health
Services Department, Staff contacted them and was informed that there was no
objection to the principle of the increase in density, although a number of
conditions shall be attached as conditions of draft approval.
There is also the general requirement that all new residential lots be a
minimum of 0.4 hectares, unless specifically changed (Section 9.4(viii)).
This lot area may be reduced to a minimum of 0.3 hectares (Section 9.11(ii))
provided: ".... a detai 1 ed Engineering Report, based on test dri 1 li ng which
confirms:
...3
y C~~
REPORT NO .: PD-40-i37 Page 3
- soil conditions satisfactory for the effective operation of a
private waste disposal systems; and
- no adverse effects upon existing water supplies and an adequate
supply of potable water to service the proposed development; and
- an adequate separation between water table and septic the
fields. "
The applicant has submitted this Engineering Report completed by W.H. Gibson
and Associates Limited. This report has been reviewed by Staff and the
Health Services Department. As noted above, the Health Department had no
objections to the principle of the increased density.
The last Section of the Official Plan, which should be addressed, is Section
9.4(vi~i). This requires new development to comply with the Agriculture Code
of Practice. The Ministry of the Environment has noted the proximity of the
barn on part of the Jost property. Staff has been assured by the applicant
that the barn shall be removed if necessary. The demolition of the barn
will be a condition of draft approval.
CUNIMENTS:
The following is a summary of the comments which have been received to date.
The concerns raised shall be addressed once Staff prepares the conditions of
draft approval for the subdivision. The following departments had no
objections:
- Newcastle Building Department
- Northumberland and Newcastle Board of Education
- Ontario Hydro
- Ministry of Transportation and Communications
- Ministry of Natural Resources
At this time there are no written comments from Regional Health Services,
Central Lake Ontario Conservation Authority and Ministry of Agriculture and
Food.
...4
f
,I.'~ C~'
REPORT NO.: PD-40-87
Newcastle Fire Department
Page 4
""this Department has no objection to the above-headed application.
Emergency fire protection would be from Station #1. I would note that the
subdivision is located outside of the recognized response limit from a fire
station. Water supply for firefighting is with the Fire Department tanker
trucks.
Consideration should be given to Planning Department Report No. 40-84, Fire
Protection for Rural Development."
Newcastle Community Services Department
"In reference to the above application, our Department has the following
comments:
1) No objection to the application.
2) Cash-in-lieu of 5% parkland dedication will be required based on current
policy."
Newcastle Public Works Department
"1. That all works are completed in accordance with the Town of Newcastle's
Design Criteria and Standard Drawings;
2. That any easements required by the Town be granted free and clear of
any encumbrances;
3. That sight triangles and 0.3 metre reserve as shown on the draft plan
be dedicated to the Town;
4. That the utility distribution on the cul-de-sac (Hydro, Bell, Cable TV,
etc.) be installed underground (both primary and secondary services);
5. That the applicant be responsible for any external works on Clemens
Road which may be necessitated as a result of this development i.e.
ditching;
6. That Lots 10 and 11 be revised as shown on the attached plan with
frontage being obtained from the internal street;
7. That the Owner meet all the requirements of the Public Works
Department, financial or otherwise;
8. That the developer contributes to the costs reconstructing Clemens Road
in accordance with Town Policy;
...5
yv_ C `%
REPORT NO.: PD-40-87
Page 5
Newcastle Public Works Department (Cont'd)
9. 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;
10. The developer should be required to provide street lighting at the
intersection of Clemens Road and the proposed cul-de-sac;
11. All of the other standard requirements re: Lot Grading, Schedules of
Work, Performance Guarantees, Costs Estimates, etc., should be included
in the Subdivision Agreement."
Regional Works Department
"The Regional Municipality of Durham Works Department has reviewed the
above-noted proposed plan of subdivision and has no objection to same.
Municipal water and sanitary sewer services are not available to subject
site and the Region has no plans within the capital budget and four year
forecast to introduce services to the said area.
The following 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 Subdivision Agreement:
a) That the subdivider pay for those service charges and/or development
charge levies which are in effect at the time of registration of any
portion of this plan. Said service charges shall pertain to those
services which are the responsibility of the Regional Municipality of
Durham.
b) That the proposed final plan of subdivision be submitted to, and
approved by the Regional Works Department prior to the preparation of
the Subdivision Agreement.
c) That if this subdivision is to be developed by more than one
registration, the subdivider be required to submit a plan showing the
proposed phasing, all to the satisfaction of the Regional Municipality
of Durham.
d) That the Owner agrees in writing to satisfy all requirements,
financial and otherwise, of the Region of Durham concerning the
provision of roads."
...6
~ ~,~~
,~
REPORT NO.: PD-40-87 Page 6
Regional Planning Department
"Further to your letter of November 3, 1986, we have reviewed this matter
and have no difficulty with permitting some additional growth in the
Short-Term Residential Expansion Area identified in the southwest quadrant
of the Hamlet.
Our only concern relates to the relatively small lots being proposed and the
suitability of the site for individual services. This matter should be
discussed in some detail with the Regional Department of Health Services.
We note that the Tyrone Development Plan presently suggests a minimum lot
size of approximately 0.4 ha while some lots proposed in the subject
subdivision application are less then .3 ha.
Eleven (11) lots would appear to be the maximum number of lots which would
be accommodated in this area and a fewer number may ultimately be approved
in the related subdivision.
It is a1 so noted that any amendment to a Hamlet Development Plan must be
reviewed by Regional Council in accordance with Section 10.4.2.2 of the
Durham Regional Official Plan."
Prior to approving a draft plan, Staff is examining a number of
modifications. Une of these alterations will ensure that the sm allest lot
area will be no less than 0.3 hectares. The Hamlet Plan does permit this
lot size provided that private water and sewage systems are capable of
supporting the development.
* Staff have prepared a draft amendment to the Hamlet Development Plan (see
attached). This would increase the permitted density on the subject lands
to eleven (11) units.
It is respectfully recommended that Amendment No. 3 to the Tyrone Hamlet
Development Plan be forwarded to Council for final approval at such time as
Regional Council has considered the Amendment.
...7
.~(~~
REPORT NU.: P~-40-87
Page 7
TFC*TTE*jip
*Attach.
January 21, 1987
CC: Mrs. E. Jost
Box 149
HAN1PTUN, Ontario
LOB 1J0
CC: rvir. L. Stavrakos
R.R. #5
BUWMANVILLE, Ontario
L1C 3K6
Recommended for presentation
to the Committee
~~
..~_,~.
4. ,
wrence ~ot se
Chi of Ad i, strati ve Officer
~'.
AMENDMENT NO. 3 TU THE HAMLET DEVELOPMENT PLAN
FOR THE HAMLET OF TYRONE
PURPOSE OF ArviENDhIENT
The purpose of Amendment No. 3 to the Hamlet Development Plan for the Hamlet
of Tyrone is to increase the maximum number of permitted lots within the area
designated "Short Term Residential Expansion" in Part Lot 9, Concession 7,
former Township of Darlington from "6" to "11".
BASIS OF AMENDMENT
This amendment to the Hamlet Development Plan for the Hamlet of Tyrone is
based upon an application submitted to the Town of Newcastle to amend the
Plan to permit the development of an 11 lot residential subdivision on the
subject lands.
ACTUAL AMENDMENT
1. Schedule "1" to the Hamlet Development Plan for the Hamlet of Tyrone is
hereby amended by changing from "6" to "11" the maximum number of
residential lots permitted in the "Short Term Residential Expansion"
area in Part of Lot 9, Concession 6, former Township of Darlington, as
shown on the attached Schedule "X" hereto, and by expanding boundaries
of the Hamlet, as shown on the attached Schedule "X" hereto.
2. Schedule "X" hereto shall form part of this Amendment.
IIYIPLEMENTATIUN
The provisions set forth in the Town of Newcastle Official Plan regarding the
implementation of the Plan shall apply in regard to this Amendment.
I NTERPRETATI ON
The provisions set forth in the Town of Newcastle Official Plan regarding the
interpretation of the Plan shall apply in regard to this Amendment.
This i~ SCHEDULE "X" to Amendment ~ 1
to the HAMLET DEV. PLAN for TYRONE
o
0
W
REGIONAL ROAD 14 CONC.ROAD 7
:i:
~: i
ifi'
~~~~
~; i
~ii
~
~:
1
1
_:
_: o
a
0
a
_:
W
J
U
~~ HAMLET BOUNDARY
3 SHORT TERM RESIDENTIAL EXPANSION
1 1 MAXIMUM NUM6ER OF LOTS
LOT. 10 ~ LOT 9
~ , ~.,,,,.,,w-..-..,.,,,..,,,,,,,., .,Y,..,,,...,.,»,,.-. ...............-,,,,,,
. LOT 8
~ ti
,,,.,,,,,,,,.,.,,,,,,,,,,,,,,.,.,,,,,,,.,.
~
I .
I
O
~, I o
~'~ ' R ~
it _ N
~ N
W
ii ~
EP ~ i (H)RH ~°-,
~~ w
i RH ~ z
-
C3 ~
w EP V
)~
~ ~ ' ~ RH REGIONAL ROAD 14 I RH•5
- RH
( ~
a Z
'
J ~
C N
~~ = RH
U
I~ ~ ~ Z
I ..._., .,.,,...,.~-,,,,.,,.,..,.,,,,,,, ,,,,,,,..,,U .,,..,.,,,,»..,.,,..,.,,,,,..,..,.,~,,,..,, ~u
AREA OF PROPOSED AMENDMENT o~~ ~ ~m
v°I ~,
60m
~~"~
This i~ SCHEDULE "X". to Amendment ~ 1
to th AMILET DEV. PLAN for TYRONE
REGIONAL ROAD 14
•ii~'
®.r
~~ i
~. ~
1
1
_:
..:
_:
~ HAMLET BOUNDARY
SHORT TERM RESIDENTIAL EXPANSION
I~ 1 MAXIMUM NUMBER OF LOTS
0
a
0
w
GONC.ROAD 7
0
a
0
z
w
w
U