HomeMy WebLinkAboutPD-88-89DN: BRUYNS
TOWN OF NEWCASTLE
REPORT File # 3
5 z
Res.
By -Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, April 3, 1989
REPORT #: PD-88 -89 FILE #: OPA 89- 0011 /D /N, DEV 88 -134 & 18T- 88199
SLBJECT: OFFICIAL PLAN AMENDMENT, REZONING & SUBDIVISION APPLICATIONS
M. GIMBLETT /D. ARMSTRONG, R.W. BRUYNSON
PART LOT 9, CONCESSION 2, FORMER TWP. OF CLARKE
FILES: OPA 89- 01011 /D /N, DEV 88 -134 & 18T -88099
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD -88 -89 be received; and
2. THAT the applicants be advised that the Town of Newcastle does not support
the extension of Hamlet of the Newtonville boundaries and that the
subdivision plan be revised and resubmitted accordingly; and
3. THAT the Official Plan Amendment application, the rezoning application, and
the subdivision application be referred back to staff for a subsequent
report pending receipt of revised plans, all outstanding comments and
receipt of a Retail Market Analysis and supporting engineering reports; and
4. THAT the Region of Durham be so advised.
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1001
1. BACKGROUND
PAGE 2
1.1 On December 14, 1988, the Town of Newcastle Planning Department
received an application from R.W. Bruynson Inc. to rezone a 9.00 ha
parcel of land to permit the development of a twenty -nine (29) lot
residential subdivision and a commercial block.
1.2 On February 3, 1989, the Town of Newcastle received notice from the
Region of Durham of an application by M. Gimblett /D. Armstrong for an
Official Plan Amendment to extend the Newtonville Hamlet boundaries in
order to implement this subdivision and to permit a commercial use
with a gross floor space of 1850m2.
On January 26, 1989, the Town of Newcastle Planning Department
received notice from the Region of Durham of an application for
approval of a Plan of Subdivision. The applications for rezoning and
plan of subdivision were circulated concurrently with the Official
Plan Amendment application.
1.3 A Soil Stratography and Testing Report was conducted by R.W. Bruynson
Inc.. It is the opinion of R.W. Bruynson Inc. that the site is
suitable for in ground septic tile beds. A Retail Market Analysis for
the proposed commercial block has not been received to date.
2. OFFICIAL PLAN AND ZONING BY -LAW DESIGNATIONS
2.1 Part of the subject property is designated "Permanent Agricultural
Reserve" in the Durham Region Official Plan and is located outside the
designated hamlet boundary of Newtonville as defined in the Town of
Newcastle Official Plan. The portion located within Newtonville Hamlet
boundary is designated "Residential Expansion ". The subject property
is zoned "Agricultural Exception (A -1)" and "Residential Hamlet (RH)"
in the Town of Newcastle Comprehensive zoning By -law 84 -63, as amended.
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1002
REPORT NO.: PD -88 -89 PAGE 3
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3. PUBLIC NOTICE
3.1 In accordance with the Town's procedures and the requirements of the
Planning Act, the appropriate signage acknowledging the application
was installed on the subject lands, and written notice was circulated
to property owners within 120 metres of the subject site.
4. PUBLIC SUBMISSIONS
4.1 A letter of concern has been received by the Planning and Development
Department from Mr. & Mrs. B. Hutchinson. The Hutchinsons' are the
abutting property owners to the south of this application and have
expressed concern with respect to the drainage of the southeast corner
of the subject property. The Hutchinsons' note that this is a low
point of the property and that water collects at this point.
5. CIRCULATION
5.1 The subject application was circulated by the Town and the Region to
various agencies and departments to obtain comments. The following
agencies /departments offered no objection to the proposal:
- Ganaraska Region Conservation Authority
- Northumberland and Newcastle Public School Board
- Peterborough- Victoria - Northumberland & Newcastle
Roman Catholic Separate School Board
- Ministry of Natural Resources
5.2 The Town of Newcastle Public Works Department have expressed concern
regarding the steep slope on the site. It appears from existing
contours that a maximum 6% road grade cannot be achieved without
considerable regrading.
5.3 The Town of Newcastle Fire Department recommends that no building
permits be issued until access routes and adequate water for fire-
fighting are in compliance with the Ontario Building Code.
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REPORT NO.: PD-88-89 PAGE 4
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5.4 The Ministry of Agriculture and Food have noted that "the recently
expanded hamlet boundaries can more than accommodate the 345 household
units for which services are being supplied. Based on this knowledge,
this particular amendment appears to be unnecessary to accommodate the
anticipated population and, therefore, would not comply with the Food
Land Guidelines. In addition, if approved, almost half of the
expanded area would not comply with the Agricultural Code of Practice.
Based on the above, we recommend the application not be approved."
5.5 The Regional Department of Health have requested the following
information be submitted prior to the department providing comments:
- a lot servicing plan
- results of a soil sampling plan
- existing and final grading plans
- Ministry of Environment comments with respects to a
Hydrogeological Report and an Environmental Impact
Analysis
5.6 The Regional Works Department has stated that water servicing capacity
cannot be allocated to the area outside the present Hamlet Boundary.
There is an outstanding servicing agreement which will, upon
execution, reserve municipal water system capacity for twelve (12)
residential units within the Hamlet Boundary.
5.7 Comments have not been received from the Town of Newcastle Community
Services Department, the Ministry of the Environment, and Ontario
Hydro to date.
6. COMMENTS
6.1 Amendment No. 217 to the Durham Regional Official Plan recognizes the
Hamlet of Newtonville as a hamlet for growth which can only develop on
municipal water supply up to 345 residential units.
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1004
REPORT NO.: PD -88-89
PAGE 5
Landowners of vacant lands in the designated hamlet is required to
enter into the necessary servicing agreements to pay their respective
share of the cost of the municipal water system prior to the extension
of municipal water to Newtonville and prior to development is allowed.
Agreements have been arranged to provide contributions for 1601 units,
and Regional Staff have also received letters of intent to provide
funds for the remaining 601 units, totalling 220 units available for
development within the designated hamlet. Given that there are 220
units available to accommodate further residential growth in
Newtonville and that there is no allocation of water supply service
outside the designated hamlet boundary, it would be premature to
contemplate expanding the hamlet at this time.
6.2 It should be noted that Amendment No. 217 to the Durham Region
Official Plan states:
New development in the Hamlet of Newtonville shall occur
sequentially and generally by registered plan of subdivision. A
subdivision application shall be accompanied by:
a) An engineering report confirming that the municipal water facility
in the Hamlet of Newtonville has sufficient capacity to service
the proposed plan of subdivision;
b) A detailed engineering report demonstrating to the satisfaction of
the Ministry of the Environment and the Region of Durham that soil
and groundwater conditions at the subject site will enable the
effective operation of private waste disposal systems with no
adverse effect to the soil and groundwater conditions of
surrounding lands and the water quality of adjacent streams. In
addition, such a report shall justify the lot sizes proposed.
The Soil Stratography report submitted by R. W. Bruynson does not meet these
standards. A further engineering report will have to be submitted to address
these concerns.
7. CONCLUSIONS AND RECOMMENDATIONS
7.1 In view that the Regional Works Department have commented that
municipal water services will not be extended to the subject site, and
that the Ministry of Agriculture and Food cannot support any expansion
of the hamlet, Staff are unable to support the Official Plan Amendment
as it relates to the extension of the Newtonville Hamlet boundaries,
and would respectfully recommend that the Town of Newcastle does not
support the extension of the Hamlet boundary.
1005
PAGE 6
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7.2 It is further recommended that the Official Plan application as it
relates to the commercial component, the rezoning and the subdivision
applications be referred back to Staff pending receipt of revised
plans, all outstanding comments and receipt of a Retail Market
Analysis to justify the commercial component of the application and
supporting engineering reports as required by Section 10.4.2.13 of the
Durham Region Official Plan.
Respectfully submitted,
--------------------------
Franklin Wu, M.C.I.P.
Director of Planning & Development
,MB*I:V*Jlp
*Attach.
March 21, 1989
CC: M. Gimblett/D. Armstrong
R.R. #1
NEWTONVILLE, Ontario
LOA lJO
R. Brown
Box 81
NEWTONVILLE, Ontario
LOA lJO
R.W. Bruynson Inc.
#302
74 Simcoe Street South
OSHAWA, Ontario
LlH 4G6
Patricia & Brian Hutchinson
Box 48
NEWTONVILLE, Ontario
LOA lJO
Recommended for presentation
to the Committee
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T
-'
Lawrenc7 EJ Kotseff
Chief AdmRistrative Officer
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