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Home My WebLink AboutPD-169-89DN: WAVERL TOWN OF NEWCASTLE REPORT File #6o zo ,l -7 Res. # By -Law # MEETING: General Purpose and Administration Committee DATE: Monday, July 3, 1989 REPORT #: PD- 169 -89 FILE #: 86- 85 /D /N - 18T -86059 SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION 86- 85 /D /N SUBDIVISION APPLICATION 18T -86059 APPLICANT: WAVERLY HEIGHTS SUBDIVISION (OSHAWA) LIMITED PART LOT 17, CONCESSION 5, FORMER TOWNSHIP OF DARLINGTON RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 169 -89 be received; 2. THAT the Region of Durham be advised that the Town of Newcastle recommends that Official Plan Amendment Application 86- 85 /D /N and Subdivision Application 18T- 86159 submitted by Waverly Heights Subdivision (Oshawa) Limited be denied without prejudice; and 3. THAT a copy of this report be forwarded to the Region of Durham; and 4. THAT a copy of Council's decision be forwarded to the interested parties indicated hereto. 1. BACKGROUND: 1.1 In 1986, Waverly Heights Subdivision (Oshawa) Limited submitted applications to the Region of Durham and the Town of Newcastle to designate Hampton as a "Hamlet for Growth" to permit the development of a 49 lot residential subdivision on a 20.15 ha parcel on the north side of Ormiston Street. In May J 1 I .. .2 ' ' REPORT NO.: PD-169-89 PAGE 2 1989, a revised subdivision plan proposing the development of 37 lots and a 2.4 ha peck block was submitted (see attached). The lots in the revised plan have a minimum area of 0.4 ha and are proposed to be serviced by private wells and sewage disposal systems. l.3Apreliminary hydrogeological investigation ofthe proposed subdivision indicates that the major portion of the site lies to an area of groundwater recharge with localized discharge in a low lying area in the southwest corner. An area of poor drainage is also located in the northwest corner of the site. Borings on-site indicate that the groundwater level generally lies less than 1.5 meters below the surface. The Report suggests that wells drilled into the deeper overburden aquifers should supply sufficient water for domestic uses, and that the supply to any existing wells in the area should not be affected given that they moiuIv draw water from upper aquifers. Minimal impact from the private waste disposal systems is also anticipated, although suggestions are made with regard to the Iooetiuu and distance from wells. 1.3 The major portion of the site is cleared with a wood lot located in the north and northwest portions. Existing residential uses lie to the west and south; the Hampton Public Elementary School also lies to the south. The site is further bounded by agricultural lands on the north and valley lands on the east. 2. AGENCY COMMENTS: 3.1 The Region of Durham and the Town of Newcastle circulated the proposed Official Plan 8zmaudneot and the original and revised subdivision pImoa to various agencies for comment. The following agencies indicated no objection to the subject applications: - Public & Separate School Boards ^ - Ontario Rvdzn - Region of Durham Works Department - Ministry of Natural Resources - Ministry of Transportation ...3 O i J77�UO U | film 2.2 The Town of Newcastle Fire Department noted that the site lies within the response area of the new fire station in Enniskillen. The Community Services Department provided specific comments on the size and suitability of the proposed park. 2.3 The Ministry of the Environment indicated no objection in principle to the proposed development, but will be requiring a hydrogeological study at the subdivision stage to determine the availability of potable water. 2.4 The Central Lake Ontario Conservation Authority noted the presence of groundwater seepage areas on the site and indicated the need for e report to identify potential water-related impacts and necessary mitigative measures pertaining to the use of private sewage disposal systems. 2~5 The Ministry of Agriculture and Food noted that it is difficult to provide ooranents on the subject applications in the context of the Food Land Guidelines until the extent of the entire Hamlet Plan is kumvo. The separation distance required by the Agricultural Code of yzontioe from an agricultural operation to the east would preclude development on small portion of the property. 2.6 The Region of Durham Health Unit has withheld their ooments pending an on-site inspection of the subject lands. 3. PUBLIC GOIMIGGI008: 3.1 One letter was submitted by Mr. 6 Mrs. D. 8bmvz regarding the proposed development. The resident indicated a concern with the possible interruption of supply to his well and the impact of the new septic systems on the water table. [booero was also expressed about preserving the wooded areas on the subject site, and the capacity at the Hampton Public School. 4. STAFF COMMENTS: 4.1 Hampton's existing status as defined by the Durham Regional Official Plan and the Town of Newcastle Official Plan only permits infiIling and minor additions DDP0BT N0.: pD_164-89 PAGE 4 to residential development. The 37 lot subdivision proposed by Waverly Heights is not a minor extension to the Hamlet. Therefore, an amendment to the Region and the Town Official Plan is required to designate Hampton as a "Hamlet for Growth". The Regional Official Plan also states that a Hamlet Development Plan shall be adopted for a Hamlet prior to mm'Vz new develVDeomt taking place. Therefore, the proposed subdivision must be considered in the context of the Hampton Secondary Plan Study. 4.2 In the Bexnptoo Secondary Plan Study, Proctor and Redfern identified the subject lands ao having clay soils, with the northwest portion having poor drainage. As well, a large wooded area occupies the northern portion of the site. The Hampton Secondary Plan proposed by Proctor & Redfern and released for review at the public Open House designated the majority of the subject lands as "Residential Expansion", with the north and northwest portions designated as "Area Subject to Development Restrictions". 4.3 The Hampton Secondary 9Iao Study also highlighted existing problems experienced in Hampton with biob water table, soil and well pollution, and surface drainage. The 8vdzogeoIogioaI &oalvaia submitted by the applicant for the proposed subdivision confirms the presence of "heavy" soils, high water table and surface drainage on the subject lands. 4.4 On the basis of comments received from various agencies on the Hampton Secondary Plan, most notably the Regional Works and Health Departments, and the Central Lake Ontario Conservation Authority, Council directed Staff to finalize the Hampton Secondary Plan on the basis of minor iufiIling only. 4.5 The Hampton Secondary Plan prepared by Proctor and Redfern and recommended by Staff for adoption involves a "no-growth" scenario for the Hamlet. The most significant revision to the Land Use Plan involves the deletion of all "Areas for Expansion", including the lands proposed for development by Waverly Heights. 4.6 Furthermore, specific loo8 use policies proposed by Staff for inclusion in the Town's Official Plan state that the Hamlet of 8eonptnu will be considered for designation as a "Hamlet for Growth" only after an investigation of the existing water and soil pollution problems, the identification of the solutions to these Problems and a comDrehensive hvdroaeoloaio examination ofthe Hamlet area 599 20 PAGE 5 confirming that additional development will have no adverse impact on the supply of water or the soil and groundwater conditions of the Hamlet and surrounding areas. 5. [k]0ClUGI00 AND I(DNG: 5.1 The Hampton Secondary Plan has been finalized on the basis of minor iufiIliug only, and the subject lauds have not been included within the Hamlet boundaries. Designation as a "Hamlet for Growth" will only be considered upon the completion of various studies to identify and resolve existing problems with water and soil pollution, and to determine the impact of additional new development on the aniI and groundwater conditions of the Hamlet. 5~2 It is therefore reconmended that the Region of Durham be advised that the Town of Newcastle zeomnoeuda that Official Plan Amendment Application 86-85/D/N and Subdivision Application 18T-86059 submitted by Waverly Heights Subdivision (Oshawa) Limited be denied without prejudice. Respectfully submitted, J4 Franklin Vu, M.C.I.P. Director of Planning & Development *Attach. June 33' 1989 Recommended for presentation to the Committee JX1-7---- _-______-_______ Lcwvreuo�/ toeff Chief &�m�uiatrative Officer Interested Parties to be notified of CoouoiI/a and Committee's decision: Waverly Heights Subdivision (Oshawa) Limited 378 King Street 8nat Oshawa, Ontario LIB lE2 D. G. Biddle & Associates Limited 96 King Street East Oshawa, Ontario LlB IB6 Cave & Eva Sbonrz Ucmiotou Street Hampton, Ontario LOB lJO � U� ,)Y �// L| ` "l4 �- UU i L 1 �T - ® SUBJECT SITE LOT 18 LOT 17 LOT 16 �v R A -t '• A 5t• s RH o deE.t I y RH O 5t• i I U RH Rte EP ZOMAL RD. a I m x+roN rm 18T ®8609' I,KEY MAP «,�® X91 /Z