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HomeMy WebLinkAboutPD-192-91 THE CORPORATION OF THE TOWN OF NEWCASTLE REPORT DN:WESTLAKE.GPA PUBLIC MEETING Y 0,42 Meeting: General Purpose and Administration Committee File # Date: Monday, September 9, 1991 Res. # By-Law Report#: PD-192-91 Fife #: DEV 89-55 # Subject: OFFICIAL PLAN AMENDMENT APPLICATION - FILE: 89-042/D/N SUBDIVISION APPLICATION - FILE: 18T-89038 REZONING APPLICATION - FILE: DEV 89-55 APPLICANT: WESTLAKE (821010 ONTARIO LIMITED) PART LOT 25, CONCESSION 6, 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-192-91 be received. 2 . THAT official Plan Amendment Application 89-42/D/N, Subdivision Application 18T-89038, and Rezoning Application DEV 89-55 submitted by 821010 Ontario Limited be referred back to Staff for further consideration. 4 . THAT the applicant, delegations and persons listed in this report, be notified of Council's decision. 1. APPLICATION DETAILS 1. 1 Applicant: 821010 Ontario Limited (agent: Bruce Rondeau) 1.2 Owner: Doreen Westlake 1. 3 O.P.A. : From: "Hamlet for Infilling" , "Permanent Agricultural Reserve, " and Area Subject to Development Restrictions" To: "Hamlet for Growth" and "Residential Expansion" 1.4 Subdivision: Proposal is for a forty (40) lot residential subdivision (See Attachment no. 1) REPORT NO. : PD-192-91 PAGE 2 1 .5 Rezoning: Application is to rezone from "Agricultural Exception (A-1) & "Environmental Protection (EP) " to a zoning category appropriate to permit the development 1. 6 Area: 34 .42 ha ( 85 . 05 acres) 2. LOCATION 2 . 1 The subject property is located on Lot 25, Concession #6, in the former Township of Darlington (see Attachment no. 2) . It is situated for the most part to the north of the present Hamlet boundaries of Solina. 3. BACKGROUND 3 . 1 The following applications have been submitted by 821010 Ontario Limited: i) Application to amend the Durham Regional Official Plan and Newcastle Official Plan received May 1, 1989; ii) Application for a Plan of Subdivision received April 18, 1989; iii) Application to amend the Town's Comprehensive Zoning By-law 84-63 received April 5, 1989 . 3.2 The above applications initially sought to develop a fifty- one (51) lot residential subdivision on a 34 .42 ha parcel of land located on the west side of Solina Road, north of Concession Road 6 . Based on the advice of the applicant's Hydrogeological Engineer (see Section 7 .4 for discussion of report) , the applicant submitted a revised plan reducing the proposed number of lots to be developed to 45 . Since then, advice given by the Public Health Department has prompted the applicant to reduce the proposed number of lots even further to 40 . Public Health is concerned about the capability of the stormwater retention pond and has REPORT NO. : PD-192-91 PAGE 3 asked the applicant to withhold development of five lots until the retention pond has proven adequate. 4. EXISTING AND SURROUNDING USES 4. 1 Existing Uses 4. 1. 1 The subject property has been used as a farm and slopes towards the Hamlet of Solina. The southern portion of the site is traversed by a tributary to Farewell Creek. 4.2 Surrounding Uses 4 .2 . 1 The surrounding uses to the subject property are as follows : North: Agricultural South: A 22 lot subdivision within the Hamlet of Solina East: Agricultural and large lot residential (5-20 acres) West: Agricultural 5. OFFICIAL PLAN POLICIES 5. 1 Existing ( 1976) Durham Region Official Plan 5. 1. 1 The majority of the lands in the vicinity of Solina are designated as "Permanent Agricultural Reserve" by the Durham Region Official Plan. Non-agricultural uses in this designation are discouraged. 5 . 1.2 Section 10 .4 of the Regional Official Plan outlines policies relating to hamlet development. In general, residential development in hamlets shall be limited to minor internal infilling and/or minor additions to existing development. Additional indepth development is permitted in those hamlets identified as 'Hamlets for Growth' , generally to a maximum of 150 units. Solina is currently designated as a 'Hamlet for Infilling. ' REPORT NO. : PD-192-91 PAGE 4 5. 1.3 The Regional Official Plan also states that the delineation of the limits and the detailing of land uses in hamlets shall be provided in a development plan adopted by local Council prior to major new development taking place. 5.2 Town of Newcastle Official Plan 5 . 2 . 1 The southerly portion of the subject lands fall within the Hamlet boundary and, as such, is predominantly designated "Area Subject to Development Restriction" by the Hamlet of Solina Secondary Plan. A small portion is designated "Existing Residential" . The majority of the property lies outside the present Hamlet boundaries . The subject Official Plan Amendment application would extend the Hamlet of Solina to incorporate these lands, and redesignate the hamlet as a "Hamlet for Growth" . 5. 3 New ( 1991) Durham Region Official Plan 5. 3. 1 The new Durham Region Official Plan retains the designation for the subject lands as "Permanent Agricultural Reserve" . Sections 13.2 .2 and 13 .2 . 3 of the new Official Plan outline policies pertaining to hamlets and they state that: Hamlets shall be the predominant location for rural settlement, with the other residential development and Rural Employment Areas being limited in scale. Growth will occur only in those hamlets that are determined to be suitable for further development. 5. 3 .2 Furthermore, the new Durham Region Official Plan states that the boundaries of a hamlet and the details of the specific land uses to be permitted within the hamlet, -1, 7 �y REPORT NO. : PD-192-91 PAGE 5 are to be determined following a settlement capacity study. This study must be completed to the satisfaction of the Region and the Ministry of the Environment. The study requires, among other things, an analysis of the hydrogeological regime and an assessment of the long-term suitability of the soil to determine the extent of development which can be supported on private wells and septic systems within the hamlet. 6. ZONING DESIGNATION 6 . 1 Zoning By-law 84-63 6 . 1. 1 The Town of Newcastle Comprehensive Zoning By-law places an "Agricultural Exception (A-1) " and "Environmental Protection (EP) " zoning on the site. The subject lands would require a 'Residential Hamlet (RH) ' zone in order for the proposed residential subdivisions to develop. 7. BACKGROUND STUDIES 7 . 1 Preliminary Storm Water Management Report 7 . 1. 1 This report was prepared by R.W. Bruynson Inc. , to satisfy the requirements of the Newcastle Official Plan, Central Lake Ontario Conservation Authority and the Ministry of Natural Resources . The consultant performed an analysis of the site to determine the effects that the development would have on the quality and quantity of water conveyed from and through the site. It is the intention of the applicant to install a retention pond at the south end of the site for REPORT NO. : PD-192-91 PAGE 6 recreational purposes as well as to provide storm water quality/ quantity control. 7 . 1 .2 The consultant noted that if the wet pond is properly designed, constructed and sized, it would provide the best method of controlling the quality/quantity of storm water leaving and flowing through the site. It was also noted that the proposed solution would decrease the peak flood levels that the site presently experiences and would release site flood waters at a controlled rate. Consequently, this "would have a significant effect on the downstream creek flows and erosion of the creek banks . " 7 .2 Flood Plain Study 7 .2 . 1 R.W. Bruynson Inc . , prepared this study to determine the extent of flooding over the existing property resulting from a 1: 100 year storm. The analysis was performed in accordance with the rules and regulations of the Central Lake Ontario Conservation Authority. 7 .2 .2 The consultant concluded that the storm waters are well conveyed across the site and no significant adverse effects on the flood levels within the site boundaries are expected from downstream irregularities . It was noted that "the proposed water course diversion and retention pond are required during the construction of the subdivision and at post development to ensure that the quantity and quality of discharge is not significantly altered. Furthermore, safeguards against erosion must be taken around the site perimeter during construction to prevent silting of the waste course. Coarse rip-rap should be used at all abrupt changes in 4 REPORT NO. : PD-192-91 PAGE 7 channel direction as well as the ends of the culverts to prevent scouring of the banks. " 7 . 3 Photo-Interpretative Soil and Terrain Analysis and Agricultural Capability Assessment of Lands 7 . 3 . 1 The applicant asked Robinson, Merritt & deVries Ltd. to review the physical conditions of the property and assess the agricultural capability of the lands and their potential to support agriculture. 7 . 3. 2 In this report the consultant notes that the Canada Land Inventory Soil Capability for Agriculture Map designates approximately 80% of the map area that encloses the site as being Class 1 lands (no significant limitations to crop use) and 20% as Class 4 lands (severe limitations restricting the range of crops) . According to the Durham County Soil Survey Report the property is composed of Bondhead Loam. 7 . 3 . 3 The consultant felt there were deficiencies with the scales used to classify the soils as these scales were deemed "very reconnaissance in nature and considered inadequate for site specific evaluations . " To overcome these deficiencies, the consultant has completed a more detailed assessment of the soils using a photo- interpretative soil and terrain analysis . The results of the analysis indicated that "the major part of the property is identified with Class 3 lands . " These particular lands have moderately severe limitations that restrict the range of crops or require special conservation practices . 7 . 3.4 The report concluded that while the property does contain some good lands, the predominant part of the REPORT NO. : PD-192-91 PAGE 8 site is composed of lower quality land resources . The site is also "fragmented by drainage ways, broken lands, or their occurrence in small pockets which make them difficult to utilize with modern day large farm equipment. The drainage ways and broken lands also offer some problems in the cultivation and management of these lands . " 7 . 3. 5 The report suggests that while the property is currently being used for agriculture, the continued practice of row cropping and clear cultivation on the long slopes on the northern flank of the property is highly conducive to accelerated erosion. To prevent further degradation of the soils it is necessary to employ conservation measures such as strip cropping, contour berming and grassed water. Generally, the site has an arable base of approximately 50 acres which the consultant considers inadequate for most general farm operations . 7 .4 Preliminary Hydrogeologic Assessment 7 .4 . 1 The applicant hired Gibson & Associates Ltd. , to study the surficial soils, shallow ground water movement, recharge, baseline water quality, and availability to satisfy the requirements of the Newcastle Official Plan. The study revealed that there is a major aquifer system at a depth of 27m. Recommendations were presented in the report for private servicing for water supply and waste disposal to lessen future possible impacts on existing water quality functions or water supplies . 7 .4.2 The consultant also noted that the "assessment of the potential future impacts indicates that septic effluent REPORT NO. : PD-192-91 PAGE 9 from the proposed 51-lot development will likely result in long term nitrate levels that exceed the provincial drinking water objective. " It was recommended by the consultant that the development be limited to a maximum of 45 residential units . 7 .4 . 3 In summary, the recommendations made in the report were: private wells should consist of drilled and screened wells completed to a depth of at least 30m to reach the defined main water bearing formation grouting or other suitable sealing of the annular space to a depth of at least 3m would assist in protecting the wells from surficial sources of contamination long term effluent levels from private waste disposal systems will likely exceed the provincial drinking water standards for nitrates and therefore, the proposed number of residential lots should be reduced to 45 lots 7 .5 Supplementary Report Groundwater Availability Study 7 .5 . 1 This report supplements an earlier hydrogeologic study conducted by Gibson & Associates Ltd. Based on their findings the consultant recommended that each lot in the development be serviced by a drilled well penetrating into the deep aquifer. The best suited aquifer is the "granular water bearing zone(s) in the deep overburden at approximately 155 metres above mean sea level ( 155 amsl) . " The report noted that the water quality of the deeper aquifer meets the Provincial Drinking Water Objectives . 7 .6 Justification Report Pursuant to the Foodland Guidelines _ F �1 REPORT NO. : PD-192-91 PAGE 10 7 . 6 . 1 The applicant submitted a study conducted by Conroy Dowson Planning Consultants Inc . , to justify the use of agricultural land for purposes other than agriculture as required by Section 3. 14 of the Food Land Guidelines . 7 . 6 . 2 The consultant makes reference to Official Plan policies regarding hamlets for infilling and hamlets for growth. The consultant states that "it is implied that when options for infilling are either not available or limited, consideration will be given to proposals for a Hamlet for Growth. " The Westlake development would result in a total of approximately 150 residential units for the hamlet, which is the maximum number of lots generally permitted by the Official Plan for 'Hamlets for Growth. " 7 .6 . 3 The consultant notes that the Town of Newcastle and the Region of Durham envision major increases in the planned population. The Town's population is projected to increase to 110,000 persons by the year 2005 and the Westlake proposal provides for additional yet limited housing opportunities in a hamlet setting. It is stated that "forty-five -lots (approximately 171 population) as a percentage of planned growth of 110,000 is negligible (approximately 1/10 of 1 percent) " . It is further noted that the consultant projects population for Solina as a Hamlet for Growth at 570 . 7 .6 .4 The report states that there are 105 existing and potential residential lots within the existing boundaries of the Hamlet of Solina, including 8 vacant lots and 12 possible new lots on 25 acres presently designated for infill. The addition of the Westlake _. t { REPORT NO. : PD-192-91 PAGE 11 lands would result in a total of 150 homes . It is indicated that the development of the Westlake lands would provide a competitive option to the 8 existing undeveloped lots. The argument is also presented that the proposed subdivision would "not unduly or adversely affect the character of the Hamlet of Solina. " 7 . 6 .5 The consultant also states that there are no alternative locations of lower agricultural capability lands on the boundaries of Solina. He considers the location of the proposed development to be the least detrimental to continuing agricultural activity in the area. 8. PUBLIC MEETING AND RESPONSE 8 . 1 Public Notice 8 . 1 . 1 In accordance with the Town's procedures and the requirements of the Planning Act, it is necessary for the Town to hold a public meeting concerning the application. A public meeting was held on September 5, 1989, at 6:00 p.m. 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. 8. 1.2 Due to a technical error in the first public meeting notice, which listed the correct date, but the incorrect day of the week, it is necessary to hold a second public meeting. Thus, in order to have a second public meeting, appropriate signage has been installed and a written notice has once again been circulated to property owners within 120 metres of the subject site. REPORT NO. : PD-192-91 PAGE 12 8 .2 Public Meeting Comments 8 .2 . 1 Two citizens, (one appearing on behalf of his family and neighbours) appeared at the public meeting on September 5, 1989 and raised objections over the proposed application. The concerns of the citizens were that the application would: set a negative precedent, create water problems and hazardous traffic conditions . In addition, the citizens felt that the Town would be better advised to encourage industrial development in the Town rather than residential development, since industrial development would generate more revenue for the Town. 8.2 .2 One citizen appeared on behalf of five residents and stated that they were in support of the application. This citizen stated that they lived directly across the street from the proposed site and that residents had never encountered problems with water. The person noted that surrounding agricultural lands had not been used for farming and therefore should be used for residential purposes. The final comment was that additional homes in the Hamlet would create a greater tax revenue base for the municipality. 8 . 3 Written Submissions 8.3 . 1 Approximately twenty-two (22) citizens raised concerns in four letters and one petition. Their concerns were as follows: the proposed development is not warranted, in that many acres of residentially designated lands have not been developed; new residents do not participate in the already established community; - 15 46 .J t REPORT NO. : PD-192-91 PAGE 13 - an increase in the population would result in the loss of "community spirit" or "togetherness" ; - increased vehicular traffic could pose safety problems for people using the park and playground; - the proposed development will eliminate prime agricultural lands; - a burden will be placed on the existing schools; - development of industrial areas should be promoted rather than residential areas; - the proposed development will place a burden on local water supplies - the proposed development will cause a potentially negative impact on the low-lying areas 9. AGENCY COMMENTS 9 . 1 The subject applications were circulated by the Region and the Town Planning Departments to various agencies for comment. The following agencies/departments offered no objection to the principle of this development, but have offered conditions for draft approval: Town of Newcastle Community Services Department Town of Newcastle Public Works Department Ontario Hydro Separate School Board 9 .2 The Public School Board stated that they had some concerns. The Board "requires that the development agreement include a clause that the developer is to be responsible for advising parents of school-age children of the Board's busing policy" . It was noted that the students generated by this development could be accommodated. 9 . 3 The Town of Newcastle Fire Department stated that the site falls within the recognized response area of Station No. 5 F l� REPORT NO. : PD-192-91 PAGE 14 on Concession Road # 8 . The site is not serviced by municipal water and therefore, water for firefighting purposes must be supplied by Fire Department tanker trucks. 9 .4 The Central Lake Ontario Conservation Authority reviewed the revised submission and noted the following concerns: i) The floodplain study of the tributary indicates that portions of lots 1, 2, and 43 as well as Block 52 and the southern access road to Solina Road are flood prone. ii) The proposed relocation of the watercourse into Block 52 is generally acceptable to staff, however, it has yet to be determined if the floodplain of the diverted stream will be fully contained with the 'open space' block. iii) The Authority asks that until the floodplain area of the proposed diversion channel is combined to block 52, and the channelization is carried out satisfactorily, the lot boundaries and road alignment in the southern- most portion of the plan must be considered flexible. iv) The Authority does not foresee any benefits of routing the natural baseflow of a perennial headwater stream through the proposed on-stream pond in block 52 . 9 .5 Regional Planning has advised the applicant that "all applications must have regard for the Provincial Policy Statement on Land Use Planning for Housing, which came into effect on August 1, 1989 . " The Region has requested the applicant to provide supportive documentation demonstrating how this application would meet the Provincial Policy Statement with respect to the Region of Durham. 9. 6 Regional Works Department has no objection to the application, but has noted that municipal water supply and sanitary sewer services are not available to the subject land and consequently, the proposed residential development has to proceed with private services . REPORT NO. : PD-192-91 PAGE 15 9 . 7 The Public Health Department had originally withheld approval of the application because: i) Subdivision proposal is unsuitable due to a high nitrate concentration (over provincial standard) from private sewage disposal . ii) The area 200m from the south lot line is unsuitable due to a high water table and poor drainage. iii) The remaining part of the subdivision is sloped to the south and the individual sewage flows will inevitably contaminate ground water and possible water supplies down-gradient of the sewage systems . The applicant subsequently hired a consultant to do supplementary soil explorations . The Regional Health Services Department advised the applicant that a number of conditions must be met prior to the release of the plan for registration. The conditions include: i) That the owner satisfy the requirements of the Regional Health Services Department, financial and otherwise, regarding the provision of subsurface sewage disposal systems and drilled wells . The implementation of this condition may involve the inclusion of appropriate provisions in the Regional Subdivision Agreement. ii) Compliance with all recommendations established by Gibson & Associates Ltd. report, Project No. F-591, April 1989 . (Refer to Section 7 .4 . 3 for a summary. ) 9 . 8 The Ministry of the Environment (MOE) has stated that an adequate supply of potable water is obtainable from the wells drilled in the deeper aquifer. However, one of the test wells has minor bacteriological levels which will need to be treated by chlorination. In addition, the MOE has noted that the wells should be grouted to a level below the shallow aquifer as the aquifer is a possible source of contamination. In summary, the MOE stated that "provided the wells are drilled and not bored or dug, [and] the wells 9 REPORT NO. : PD-192-91 PAGE 16 are constructed as per the recommendations of the hydrogeological report and our office, we have no objection to draft approval of the above application subject" to a number of conditions . 9 . 9 Originally the Ministry of Agriculture and Food would not support the application until they had received sufficient justification for using the land for other than agricultural purposes as required by Section 3. 14 of the Food Land Guidelines . The applicant submitted a study by Conroy Dowson Planning Consultants Inc . , to justify the proposed expansion of Solina. In its response to the report, the Ministry of Agriculture and Food noted the central issue of this application is the amount or size of expansion to be permitted within Solina. The Ministry notes that most of the soils in this area of Newcastle are prime agricultural land (Class 1,2, 3, & 4) and consequently, any expansion of the Hamlet would reduce the agricultural land base and may impact on adjacent agricultural uses . Furthermore, the Ministry stated that the Hamlet should be developed in a compact manner to reduce the length of the agriculture Hamlet boundary. 9. 10 The Ministry of Natural Resources noted that: i) Despite the special precautions proposed such as major evacuation and grading works, there is still a high potential for downstream environmental damage due to sedimentation. It is recommended that the online pond be discouraged. ii) Combined water quality/quantity facilities should be discouraged since they are considered relatively ineffective in controlling water quality. _f REPORT NO. : PD-192-91 PAGE 17 iii) Alternative techniques for water quality control should be investigated. Infiltration techniques are preferred over other best management practices. If best management practices are used, it is necessary that the feasibility of implementing infiltration measures be fully assessed and documented. iv) If soil conditions are suitable for infiltration, it is necessary to do an assessment of potential groundwater impacts . If the soil is not suitable then extended detention ponds will need to be used to treat stormwater runoff quality and alternative strategies that address the thermal impacts of development should be studied. It is also suggested that a tree planting program be considered to minimize light penetration and heating of base flows and groundwater. v) It is recommended that extended detention ponds with an artificial marsh component be used. 9 . 11 The Ministry of Transportation has indicated that they would have no objection to the proposal provided it is carried out in phases . The second phase of the proposal, which occupies the northern one-third of the site, would be subject to a formal review once the final alignment for Highway 407 is known. Staff note that the preferred alignment subsequently identified by the Ministry of Transportation runs to the south of the hamlet. 10. COMMENTS 10. 1 A review of the comments received indicates that the concerns of most of the technical agencies have been resolved, although there is still some concern with the proposed stormwater detention pond at the south end of the site. However, these specific details regarding site development are appropriately dealt with through the rezoning and subdivision review process . 10. 2 A number of issues need to be considered in the review of the subject official plan amendment application. REPORT NO. : PD-192-91 PAGE 18 These issues are discussed in detail below, with specific reference to the conclusions of the justification report submitted by the applicant pursuant to the Food Land Guidelines. 10. 3 Need for additional residential land 10 . 3 . 1 In the justification report, the consultant states that the proposed development of 45 residential lots on the Westlake lands is negligible in terms of the projected future population for the entire Town of Newcastle. The consultant also implied that the policies of the Durham Regional Official Plan promote the consideration of proposals for redesignating a hamlet to a 'Hamlet for Growth' when options for infilling are either not available or are limited. 10 . 3 .2 Staff note that it is misleading to evaluate additional residential growth in a hamlet in the context of growth for the entire Town. Hamlets such as Solina are much more sensitive to the effects of additional development due to their small size and possible limitations on water supply and sewage disposal. Therefore, the justification for the additional residential lands must be provided in the context of the hamlet itself. 10. 3 . 3 The modifications to the Hamlet policies in the Town's Official Plan as approved by Council in November 1990, indicated a maximum of 110 residential units for the Hamlet of Solina. The justification report indicates that there are only 81 existing homes in the Hamlet, which represents only 74% of the planned capacity of the Hamlet. In particular, there is currently no active development application for the 'Residential Expansion' area in the southwest quadrant of the hamlet. In this REPORT NO. : PD-192-91 PAGE 19 regard, there would appear to be no justification for designating additional residential lands in Solina. 10. 3.4 Staff also disagree with the consultants interpretation that the policies of the Regional Plan encourage redesignating hamlets as 'Hamlets for Growth' . Rather, the Plan specifically states that any application to permit additional expansion in hamlets shall be considered on its own merits and subject to a number of considerations . No broad based rationale has been provided by the applicant which would appear to justify the redesignation of Solina as a 'Hamlet for Growth' . 10.4 Character of Solina 10 .4 . 1 Staff disagrees with the consultant's conclusion that the approval of this application would not unduly or adversely affect the character of the Hamlet. The creation of the 40 new residential lots would represent a 50% increase in the existing number of homes in the hamlet, and a 35% increase over the planned population of the hamlet. As well, it is anticipated that approval of this application would set a precedent and inevitably lead to more development on the east side of the road outside of the Hamlet boundary. These lands consist of are smaller lots varying between 5 and 20 acres and could successfully be considered to round- out or balance the hamlet boundries . This in turn would result in an almost doubling of the current population of Solina. 10. 5 Impact of Agricultural Land 10 .5 . 1 The detailed survey conducted by the consultant indicates that most of the site is Class 3 lands which have moderately severe limitations that restrict the REPORT NO. : PD-192-91 PAGE 20 range of crops or require special conservation practices . However, the Canada Land Inventory Soil Capability for Agriculture Map designates 80% of the map area that encloses the site as being Class 1 lands (no significant limitation to crop use) and 20% as Class 4 lands (severe limitations restricting the range of crops) . 10 .5 .2 Despite the disagreement over the classification of the soils, Planning Staff are convinced that the maintenance of agriculture lands within agriculture areas, whether it be on intermediate or good soils, is very important to the maintenance of the 'integrity' of the agricultural land base. 10. 5 . 3 In addition, although the Ministry of Agriculture and Food has not formally objected to this application, they expressed a concern that any expansion of the Hamlet would reduce the agriculture land base and potentially impact on adjacent agricultural uses . They have indicated that the hamlet should be developed in a compact manner to reduce the length of the agricultural/hamlet boundary. 10.5.4 As such, Planning Staff is particularly concerned that the proposed development will not be done in a compact manner and in fact represents a greater impact on agricultural land than is represented by this application. As noted, approval of this application will likely set a precedent and lead to development on the east side of the boundary. Consequently, a total of approximately 100 acres, most of which is currently used for agricultural purposes, would be added to the Hamlet. Moreover, the various impacts of residential i REPORT NO. : PD-192-91 PAGE 21 development would be increased by the extended perimeter of the hamlet on surrounding agricultural land. 11. CONCLUSIONS 11. 1 The issues related to this application are significant and cannot be viewed as a small incremental change to the Hamlet of Solina. The consideration of this site requires fundamental decisions about the scale and direction of growth for the Hamlet of Solina. It is staff's opinion that a substantive rationale for Solina as a 'Hamlet for Growth' has not been provided by the applicant. Respectfully Submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I .P. Lawrence( Kotseff Director of Planning Chief A istrative Officer and Development TH*DC*FW*df 27 August 1991 Attach No. l - Plan of Subdivision Attach No.2 - Key Map INTERESTED PARTIES TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION: 821010 Ontario Limited Janet Bennett-Cox Attention: Bruce Rondeau 106 Fallingbrook St. 278 Union Avenue Whitby, Ontario PRINCE ALBERT, Ontario L1R 1X1 LOB 1PO Vella and Dalrymple Tim Sawyer Barristers & Solicitors Group 2, Box 9 P.O. Box 2247 Hampton, Ontario 187 King Street East LOB 1JO OSHAWA, Ontario L1H 7V5 REPORT NO. : PD-192-91 PAGE 22 George Vetzal Mr. Wm. G. Grant 6489 Solina Road North R.R. # 1 R.R. # 1 Hampton, Ontario Hampton, Ontario LOB 1J0 LOB 1JO Viola Ashton Bruce Taylor 6092 Solina Road R.R. # 1 R.R. # 1 Enniskillen, Ontario Hampton, Ontario LOB 1HO LOB 1J0 Paul Smith F. Westlake Group 2, Box 36 R.R. #1 R.R. # 1 Hampton, Ontario Hampton, Ontario LOB 1JO LOB 1JO 'Lisa and Milt Robinson Robinbrae Farms R.R. #1 Hampton, Ontario LOB 1JO T DATE No ISSUE In: IsiDUn t FOR Mue APPaovAt � OMAT 7'fl 2 "At"URIT R� Z r>� n� W s c� _ - zz, I `---- WA AL \ \ ar LOCK 42 ilI I - I(OTURC DEW t c O :�� . r• - -\ HIT \ \ LT J M+r r>T t 1 c WE Na. ecwslON R _ a / w MA ♦•♦♦ ;I I'i ALL KfASURCNCNTSMVST K CMCCxCt AND VONS ICD AND ALL ERRTED OR •_-x� �� wl> ' _ _ • •_- OMISSIONS DIY.LL/C REPORTED TO THE ARCNIT[CT PRIOR TO PRO- (�[\�>�' 1 [1—TI OT"BLAHS—IPCCICIC � T10MS MC TK MIYCMTr TV'tN \v♦ S - 1 — ARCM rCCTS MD MKT IC Kti RM AT COPPLETIO"Of THE vORM \ IIINNN • : W ,IMI D—M S 1.NOT PC USED I ♦1-1i C '"�; 1 II — W _1 CONSTRUCTION PURPOSES UNTIL U VT C D VJ < IT IS SIGHED IT THE APCNIT[CT I txiisr, or RECORD ♦ LEGEND J.R. R. BRUYNSON INC. ARCII[[ICT-CON/ULTIN O IN OINII DRILLED WELL pRP->a mcot MRlr 1. / DIRECTION OF DRAINAGE >�Mmti>=%T�%w����aa-a• Op LOT GRADING PATTERN TYPE WFSTLAKEASUDDIVISIO' 216M RESERVE BED MIN. SITE PLAID 216M TILE BED MIN. 15M MANTLE $i EL['�'AR yi yin R>DTt tr I[YI n0. CHECK PRry NCCM[p DY RVl Attachment No. 2 ® SUBJECT SITE A- 1 A- 1 0 A- i co Z � Z J O LOT 26 LOT 2 ° LOT 24 /� --- - to Al w 0 EP v HAMLET BOUNDARY EP RH RH R CONCESSION ROAD 6 0 so m moo 300r, KEG( MAP Dev. 89-55 18T-89038 �� C) U.P.A.- 89-042/D/N ._.