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HomeMy WebLinkAboutPD-261-87DN: 261-87 IVc9~ _ ~/b .. TOWN OF NEWCASTLE REPORT File #~~%'~''~- .~'-~- By-Law # I"FF~ING: General Purpose and Administration Committee ~~^ Monday, October 19, 1987 REPORT #: p„_~ti~.mR~ FILE #: a~s~aa~ SUB.~CT: APPLICATION FOR APPROVAL OF PLAN OF SUBDIVISION REDESCO INC. PART LOT 35, CONCESSION 2, FORMER TWP. OF DARLINGTON FILE: 18T-87019 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-261-87 be received; and 2. THAT the Region of Durham be advised that the Town of Newcastle has no objection to draft approval of Plan of Subdivision 18T-87019 subject to the conditions outlined on Attachment No. 1 hereto; and 3. THAT a copy of Staff Report PD-261-87 and Council's decision be forwarded to the Region of Durham and the applicant. BACKGROUND: On March 6, 1987, the Town of Newcastle was advised by the Region of Durham of an application for approval of a Plan of Subdivision submitted by Mr. Paul Kool, agent for Redesco Inc. The subject application proposes the creation of twenty (20) single family lots on a 2.0 hectare parcel of land on the west side of Varcoe Road, north of Highway No. 2 and south of Nash Road in the Courtice Urban Area. ...2 ~(9~ REPORT NO.: PD-261-87 PAGE 2 In accordance with departmental procedures, the Plan of Subdivision was circulated to various agencies and departments for comment. The results of this circulation are contained in the text of this Report. The following agencies have provided no objections to the proposal: - Northumberland and Newcastle Board of Education - Peterborough-Victoria-Northumberland and Newcastle Roman Catholic Separate School Board - Ontario Hydro - Ministry of the Environment - Ministry of Natural Resources The remaining agencies and departments which received circulation, commented as follows: Town of Newcastle Public Works Department "We have reviewed the subdivision application as noted above and submit the following comments: 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 the developer will bear the costs (100) of the works on Varcoe Road which are necessitated as a result of this development; i.e. street lighting, sidewalks, drainage. 4. That the utility distribution on the internal streets (Hydro, Bell, Cable TV, , etc.) be installed underground and that all secondary services for the proposed lots be underground. 5. That the developer reimburse the Town for the costs of the storm sewer oversizing on Nash Road to facilitate this development. 6. That the developer meet all the requirements of the Public Works Department, financial and otherwise. 7. 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. 8. All of the other standard requirements re: Lot Grading, Schedules of Work, Performance Guarantees, Cost Estimates, etc., should be included in the Subdivision Agreement. ...3 ~~9~ REPORT NO.: PD-261-87 Town of Newcastle Public Works Department (Cont'd) PAGE 3 9. That the developer prepare a Storm Drainage servicing report for this development to the satisfaction of the Director of Public Works." Town of Newcastle Long Range Planner "Further to your memorandum~of March 2~4, 1987 requesting comments on the above- refereneed plan of subdivision, please be advised of the following. The subject lands are designated "Residential" by the Town of Newcastle Official Plan and the Courtice West Neighbourhood Development Plan. The density of the proposed development is 12.7 units per hectare, which is within the density permitted by the Official Plan. I note the Neighbourhood Plan indicates a second access to Nash Road which would appear to be located to the west of the subject lands. Although I have no objection in principle to the proposed subdivision, consideration should be given to providing a secondary emergency access to the subdivision in the interim until the necessary lands to the west can be acquired." Town of Newcastle Fire Department "This Department has no objections to the above-headed application. The proposed subdivision is located within an acceptable emergency response distance from afire station and water supply for firefighting is to be supplied through the Regional hydrant system. I would note that the developer and builder should be advised that building materials are not permitted to be piled on the travelled portion of the roadway during construction. I do have concern with how this part-time Fire Department is to maintain the existing level of emergency service considering all of the development that is taking place throughout the municipality." Town of Newcastle Community Services Department "No objection.... Recommended a five percent (5~) cash-in-lieu of parkland dedication." Regional Municipality of Durham Works Department "The Regional Municipality of Durham Works Department has reviewed the above- noted proposed plan of subdivision and wish to provide the following comments. ...4 v~~9~ REPORT NO.: PD-261-87 PAGE 4 Regional Municipality of Durham Works Department (Cont'd) Sanitary Sewer Service Sanitary sewer service can be provided to the subject site from an existing 250mm diameter stub located on Vareoe Road. The proposed sanitary sewer through the subject development will be required to be constructed at adequate size and depth to accommodate off-site drainage to the west. Water Service Municipal water supply can be provided to the subject development by extending a watermian north on Vareoe Road from Highway No. 2. 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." Central Lake Ontario Conservation Authority "We have no objections to this proposal. Please apply the following conditions of draft approval on this Authority's behalf: 1. Prior to the commencement of site preparation, the Owner shall obtain C.L.O.C.A. approval of an erosion and sedimentation control plan for the subject lands. 2. The Subdivision Agreement shall contain provisions where the Owner agrees: (a) not to grade or fill on the lands in question without the written approval of the C.L.O.C.A., and further, to ensure that conditions on permits issued for the site by the Authority are carried-out to the satisfaction of that agency; and (b) to carry-out or cause to be carried-out to the satisfaction of the C.L.O.C.A., the recommendations of the erosion and sedimentation control plan referenced in Condition 1. The Authority should be required to clear Conditions 1 and 2 above prior to the granting of final approval. A copy of the signed Subdivision Agreement will expedite our clearance of Condition 2. ...5 ~~~ REPORT NO.: PD-261-87 STAFF COMMENTS: PAGE 5 Staff in reviewing the proposed plan would note that the present zoning on the property is "Holding - Urban Residential Type One ((H)R1)". There is some question as to the boundary of the proposed subdivision and the existing zoning as set out in By-law 84-63. It is suggested that, when the Holding (H) symbol is removed, Section 26(3)(b) of By-law 8~-63 be taken into consideration in order to better align the boundaries in question. The following is from By-law 8~4-63: 26.3 INTERPRETATION OF ZONE BOUNDARIES "Where the boundaries of any zone, as shown on the attached schedules are uncertain, the following provisions shall apply: b. Where a zone boundary is indicated as approximately following lot lines shown on a registered plan of subdivision or lots registered in the appropriate Registry Office or Land Titles Office, the boundary shall follow such lot lines." Another concern was for the provision of a secondary (emergency) access. Although, this issue is valid, Staff in reviewing this application doesn't foresee the length of the proposed street, with a single access point, as creating an unsurmountable problem. In reviewing the comments received, Staff wish to highlight the Fire Department's concern regarding the ability to maintain the existing level of service to this area considering the extent of development taking place. The Works Department, in reviewing the proposal, have made some red-line revisions which have the effect of reducing the size of the cul-de-sac and providing a more appropriate alignment for extension of the street. In consideration of the comments contained within this report, Staff would have no objections to the approval of the Plan of Subdivision 18T-87019 as red-lined revised subject to the conditions of draft approval on Attachment No. 1 annexed hereto. ...6 ff~~ REPORT NO.: PD-261-87 PAGE 6 However, in consideration of Council's concerns about development impacts on privatewells, additional conditions of draft approval have been recommended to ensure that any impacts are immediately dealt with by the developer. We further note that development of this plan may assist in resolving some existing problems through construction of a watermain on Varcoe Road north from Highway No. 2 thus providing connection potential for lots in this vicinity. CP~TTE~jip Attach. October 6, 19$7 Agent: Mr. Paul Kool Group 23, Box 4 R.R. ~~3 BOWMANVILLE, Ontario L 1 C 3K~+ Recommended for presentation to the Committee P it Laurence E. tseff Chief Admi i trative Officer ,~~9~ ATTACHMENT N0. 1 TO REPORT PD-261-87 TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL SUBDIVISION APPLICATION 18T-87019 1. That this approval shall apply to a draft Plan of Subdivision 18T-87019, prepared by M.D. Brown, Ontario Land Surveyors, dated February 20, 1987, which is revised in red as per attached plan showing twenty (20) lots for single family dwelling units. 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 are completed in accordance with the Town of Newcastle's Design Criteria and Standard Drawings. 4. That any easements required by the Town be granted free and clear of any encumbrances. 5. That the Owner bear the costs (100) of the works on Vareoe Road which are necessitated as a result of this development; i.e. street lighting, sidewalks, drainage. 6. That the utility distribution on the internal streets (Hydro, Bell, Cable TV, , etc.) be installed underground and that all secondary services for the proposed lots be underground. 7. That the Owner reimburse the Town for the costs of the storm sewer oversizing on Nash Road to facilitate this development. 8. That the Owner meet all the requirements of the Public Works Department, financial and otherwise. g. All of the other standard requirements re: Lot Grading, Schedules of Work, Performance Guarantees, Cost Estimates, etc., should be included in the Subdivision Agreement. 10. That the Owner prepare a Storm Drainage Servicing Report for this development to the satisfaction of the Director of Public Works for the Town of Newcastle. 11. That the Owner and/or builder shall not permit building materials to be piled on the travelled portion of the roadway during construction. 12. That the Ministry of Transportation and Communications be advised of the registration date and number. 13. That the road allowances included in this draft plan be dedicated as public highways. ...2 ~~9~ Page 2 of ATTACHMENT N0. 1 TO REPORT PD-261-87 TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL SUBDIVISION APPLICATION 18T-87019 14. That the road allowances in the plan be named to the satisfaction of the Town of Newcastle and the Regional Municipality of Durham. 15. That the Owner shall be required to provide street lighting along the road within the draft plan. 16. That the modifications indicated on the red-lined plan be incorporated into the Plan of Subdivision. 17. That the Owner pay to the municipality cash-in-lieu of five percent (5%) parkland dedication. 18. Prior to the commencement of site preparation, the Owner shall obtain C.L.O.C.A. approval of an erosion and sedimentation control plan for the subject lands. 19. The Subdivision Agreement shall contain provisions where the Owner agrees: (a) not to grade or fill on the lands in question without the written approval of the C.L.O.C.A., and further, to ensure that conditions on permits issued for the site by the Authority are carried-out to the satisfaction of that agency; and (b) to carry-out or cause to be carried-out to the satisfaction of the C.L.O.C.A., the recommendations of the erosion and sedimentation control plan referenced in Condition 1. 20. That prior to final approval of the Plan, the Owner agrees to initiate a comprehensive well monitoring program in accordance with the Town's requirements. 21. That the subdivision agreement include assurances, to the satisfaction of the Town of Newcastle Public Works Department, than any reports of well interference attributed to this development shall be immediately corrected to the satisfaction of the Town. Said requirement shall include a provision to the effect that failure to satisfy same will result in a hold being placed on building permits and/or reduction of any Letter(s) of Credit. MASH ROAD (COILAD M'1) 1 •' '.' i . ' tHJECT R PROPERTY 1013 I LOT, Lot 10 LOT 11 LOT l7 ' L17 1L I LOT IL L91 H LOT M I 1 NIONR•A7 I I LOT Ir ! KEY PLAN - ( I DRAFT PLAN OF PROPOSED SUBDIVISION OF PART OF LOT 35 CONCESSION 2 LIT TC TOWNSHIP OF DARLINGTON• NOW DESIGNATED AS PART OF •L LOT 22,REGISTRAR'S COMPILED PLAN No 713 1 . d -._ �' T L t/ ' L ,�' ,1-' /a' i�' LOT 11 TOWN OF NEWCASTLE, REGIONAL. MUNICIPALITY OF DURHAM . I LOT to 5l�VEYOR'S CERTIFICATE onetot dl- n ;:5 �✓ o$ ��� ' /� 1t uTt'N fP ft'OrC / t IEKAY OEATFY TNM TK ILOL"ITS OF THE LAMDS R^ 'A. , I — t0 K SL9]OIV= AS SHOWN OM THIS PLAN AND TKAt KLATIONSHIP TO AD]ALENT LANDS NILE ACCURATELY AND 'SCR EEi "� -°/ M CORRECTLY SHOWN ` ' •\ ' o L- � - f� •__ L 0, t 77 P-A R 1 i _ i�� _..- _ r[F iD.nn ,,!a"�S -15b' - _�- _ _110 IS.O / t\ILO . a5]3 N)MSf'O E . ' I DATE M.O. ROW.•O.L.S. •T[MCRMCC ST1tR, fArWWI41,OMiMO.LK Y/, ' p nAt -•110 ltA 110` so f j "1 ff• L07.77 I �,r " — OWNER'S CERTIFICATE . '1T 1 b I 1 HEROf AUTMOAIIC THE AMISSION FOR APP10YAL OF PROPOSED PLAN OF SU/DIVISION ' "�, � �°• it A' '1] ' �•1I ^llt !{ '1L � t] d1 �L LOT 21 -- �- ' I - �m ' ° 'a`"^k d _ir;^ - ``__ -'-' / , - ,r.. ` as Ad. M.Jl, rltiil aWT. . '. ( ,A LOT CAN S M.IOFYAUEA, MESIDENT /Pr KOESCO INCORPORATED . ,✓ t=ell _ _ '1 --�"---) I NOTES IKQUREO UNOER SECT10N 50121 ' ^• _' '�_ / s.IL N7Ptrol' I ROAD A• THE OF THE PIANNP4 ACT j �k>AI]'W'C kH]Y]a'C'� NtOTC ITS AETdWHnl02 ' !% FAMILY KSIDCMTIAL 0 T WI P Lot at lot 37 LOT 37 11 MIT. ro EN NOIAND CAST AMC ANO WEST. IICSIDEMiIµAND COPREACIAI r0 M SOUTH. PART 1 MI Mu1EMAL PIPED WATER AVALA/It II SAMOT LOAN • 1)SANI1ACT AMC STORM fEWERS A-ILAINA AREA TABLE Slk<lC FAN:Ir Mc;OF.Y.i PGG♦IIOW.M.f I/.L - 1 fTem-d0 x.1T - OIhN plk 1H+Q - OOOIt. T31K—. REOESCO• INC. ' 29 SPRLICE ME.RIC]MOHO HILL,OHT •• •' LAC GV9 TEL 416-199-9711 s..M 1�S00 .• Ar F®1919 •� ...