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HomeMy WebLinkAboutPD-235-91 THE CORPORATION OF THE TOWN OF NEWCASTLE DN:WEST-2 .GPA REPORT Meeting: General Purpose and Administration Committee File # Date: Monday, October 7, 1991 Res. # By-Law# Report ilep*ile-- . -EV. 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-235-91 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 denied; 4 . THAT the applicant, the Region of Durham, 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- -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-235-91 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. ' i REPORT NO. : PD-235-91 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, are designated partially "Existing Residential" and predominantly "Area Subject to Development Restriction" by the Hamlet of Solina Secondary Plan. 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 , 13 . 2 . 3 and 13 . 3 . 5 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. The delineation of the limits of a hamlet and the details of the land uses to be permitted within a hamlet, shall be incorporated in the area municipal official plan, following the conclusions and recommendations of a settlement capacity study to the satisfaction of the Region and the Ministry of the Environment, which shall include the following: REPORT NO. : PD-235-91 PAGE 5 a) an analysis of the hydrogeological regime in the area to determine the availability and quality of groundwater on a long term basis; b) an assessment of the impact of future development on existing groundwater quantity and quality and on existing sources of drinking water, including municipal, communal and private wells; C) an assessment of the long-term suitability of the soil conditions for the effective operation of private sewage disposal systems; d) an identification of any existing restrictions to future development; e) an assessment of surface drainage; f) an assessment of how new growth will be complementary to, and consistent with, the historic character of the area; g) an assessment of the impact of new growth on the natural environment; and h) a statement of conformity with the Agricultural Code of Practice. 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 Ministry of Natural Resources. The consultant performed an analysis of the site to REPORT NO. : PD-235-91 PAGE 6 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 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 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 REPORT NO. : PD-235-91 PAGE 7 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 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. REPORT NO. ; PD-235-91 PAGE 8 7. 3 .4 The report concluded that while the property does contain some good lands, the predominant part of the 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. 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 .j � REPORT NO. : PD-235-91 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. r REPORT NO. : PD-235-91 PAGE 10 7. 6 Justification Report Pursuant to the Foodland Guidelines 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, 00 is negligible (approximately 1/10 of 1 percent) . It is further noted that the stated population forecast for Solina as a Hamlet for Growth is 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 REPORT NO. : PD-235-91 PAGE 11 lots and 12 possible new lots on 25 acres presently designated for infill. The addition of the Westlake 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. 7 . 7 Substantive Rationale In Support of Solina As A Hamlet For Growth 7 .7 . 1 The last public meeting concerning this application was held on September 9, 1991 and since that time, Conroy Dowson Planning Consultants Inc. , has submitted another report in order to provide a substantive rationale to support Solina as a 'Hamlet for Growth. ' 7 . 7 . 2 In this report, the consultant states that from the period 1980 to 1990, an extra 45 homes were added to the Hamlet of Solina. This addition to Solina averages out to approximately 4 to 5 homes per year. The consultant states that since the Hamlet of Solina has been accommodating an extra 5 homes per year for the last 10 years, the addition of 5 Westlake lots per year for the next 8 years would produce only a minimal impact. REPORT NO. : PD-235-91 PAGE 12 7 .7. 3 It is noted that the 110 lot capacity presently set for the Hamlet of Solina is "too small a number to ensure the operation and benefits of a competitive market. Further, at today's standards the boundary cannot accommodate 110 homes. " The consultant points out that Planning Staff in Report #PD-333-90 noted that "the Town cannot support the inclusion of a policy which would place a arbitrary limit on infilling and minor extensions to growth. Any limits to growth specified by the Plan should recognize the individual abilities of the various hamlets to accommodate growth. " 7 . 7 . 4 The consultant notes that Farewell Creek to the west and Black Creek to the east of the proposed site, "provide clearly identifiable limits to assist in establishing [Hamlet] boundaries. " It is suggested that these are clearly marked physical features which contain development to a north/south direction. 7 .7. 5 The applicant has applied for a hamlet boundary extension for 40 lots. Due to concerns mentioned by Planning Staff in Report PD-192-91, regarding compact form, hamlet/agricultural interface and the spill-over potential to lands on the east side of Solina road, the consultant has presented two more options, which he hopes will satisfy the Town. The Two options presented for the Westlake site are: 1) "the extended rectangle" , and 2) "the rectangle" (see attachment #3) . 7.7 . 5. 1 Extended Rectangle This option addresses the potential impact on the east side of Solina Road. It is assumed that if the hamlet boundary is extended to the east, there REPORT NO. : PD-235-91 PAGE 13 will be a further 40 lots from the Westlake site and 30 lots from the east. The potential 70 lots plus the 100 existing lots in Solina would result in a total of 170 lots for the Hamlet of Solina. This option does not address the vacant parcel of land in the south-west portion of the Hamlet. 7. 7 . 5. 2 The Rectangle This particular option is a scaled down version of the Extended Rectangle which would limit the expansion of the Hamlet boundary. If this option were to be allowed it would add 23 lots from the proposed Westlake site and a potential 18 lots from the east side. The total amount of lots in Solina in addition to the 100 currently there, would amount to the 141 lots. The applicant, however, still refers to this as an interim option with the hope of accommodating future growth on the remaining portion of his land. 7 .7 . 6 In summary, the consultant stated that "the rationale for Hamlet growth is to provide housing to relieve the pressure on the continuing agricultural area, to do so in a modest manner, and to implement such growth in a rigorous high standard manner such that future problems are minimal and impact issues are negligible" . B. PUBLIC MEETING AND RESPONSE 8 . 1 In accordance with the Town's procedures and the requirements of the Planning Act, it was necessary for the Town to hold a public meeting concerning the application. A public meeting was held on September 5, 1989, and again on September 9, 1991. i i REPORT NO. : PD-235-91 PAGE 14 8.2 Two citizens (one appearing on behalf of his family and neighbours) appeared at the first public meeting, whereas at the second public meeting, one citizen spoke on behalf of 17 people. At both public meetings the concerns raised were that the proposed development would: set a negative precedent, create water problems and hazardous traffic conditions. 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. 3 In addition, one citizen (representing 22 residents of Solina) appeared before a regular meeting of Council on September 16, 1991, to state that they were opposed to the application. The reasons given for the opposition were: 1) it is unnecessary to make Solina a Hamlet for growth; 2) houses that are built should be affordable, not luxury homes; 3) safety of the open ponds; 4) cost to Hamlet citizens; 5) loss of agricultural land; 6) creation of a domino effect for other developments; and 7) the rural atmosphere of the Hamlet will be ruined. 8 .4 Citizens appearing at the public meetings who were in support of the application stated that they lived directly across the street from the proposed site and that residents had never encountered problems with water. It was 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. F, 1 . 1 REPORT NO. : PD-235-91 PAGE 15 8 . 5 Four letters in opposition to the application were received before the first public meeting. The letters raised the following concerns: - 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; - 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 8 . 5 Since the second public meeting, the Planning Department has not received any letters in opposition to the proposed development. However, the Planning Department has received a petition with 71 signatures of people from the Solina area who are in support of the application. Staff have confirmed that all of these residents live either in or near Solina, however, two names appearing on the petition also appear on the list of people opposed to the application. y REPORT NO. ; PD-235-91 PAGE 16 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 objections. 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 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. i I i i I i REPORT NO. : PD-235-91 PAGE 17 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. The Durham Region Planning Department has also stated that if the Town approves the application, it should "ensure that the long term viability of both existing and future private services is maintained. " It is also suggested that appropriate techniques such as, phasing, be employed so that impacts could be monitored and so that the development could be more easily assimilated into the Hamlet. 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. 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. REPORT NO. ; PD-235-91 PAGE 18 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 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. r �� REPORT NO. : PD-235-91 PAGE 19 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. Redesignation to a hamlet for growth would have to be considered under the criteria within the Official Plan. 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. iii) Alternative techniques for water quality control should be investigated. Infiltration techniques are preferred over other best management practices. If best r � A REPORT NO. : PD-235-91 PAGE 20 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 would be subject to a formal review once the final alignment for Highway 407 is confirmed. 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 more 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. 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 and the "Substantive Rationale In Support of Solina as a Hamlet for Growth. " I REPORT NO. : PD-235-91 PAGE 21 10. 3 Scale of Growth 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. In the substantive rationale report, the consultant states that since the Hamlet of Solina is already used to accommodating an additional 5 units per year, an extra 5 units per year from the Westlake development will produce only a minimal impact. 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. 10. 3 . 3 In this regard, Staff anticipate that approval of this application would set a precedent and lead to more development on the east side of the road outside of the Hamlet boundary. Consequently, if one considers the potential development from the east and the south-west quadrants of the Hamlet, then the minimal impact of 5 extra homes per year that the consultant speaks of is more likely to result in a greater impact with possibly up to 10 homes coming on stream per year. Such occurred in Enniskillen and Burketon when designated as a "hamlet for growth" . 10. 4 Hamlet Plan 10. 4 . 1 In both reports the consultant states that the policies of the Durham Regional Official Plan promote the i REPORT NO. : PD-235-91 PAGE 22 consideration of proposals for redesignating a hamlet to a 'Hamlet for Growth' when options for infilling are either not available or are limited. In the Substantive Rationale Report, the consultant notes that Planning Staff in Report #PD-333-90, had noted that "the Town cannot support the inclusion of a policy which would place an arbitrary limit on infilling and minor extensions to growth. Any limits to growth specified by the Plan should recognize the individual abilities of the various hamlets to accommodate growth. " This comment is taken entirely out of context and refers to the Ministry's suggestion that infill hamlets should be limited to 10% of existing dwellings. In the context of Solina this would have limited Solina to only 5 new dwellings of the time of the preparation of a hamlet plan. 10. 4. 2 The consultant indicates that the limit of 110 residential units for the Hamlet of Solina is "not possible at today's standards . . . since the 110 units is too small a number to ensure the operation and benefits of a competitive market. " At the present time there is vacant land available in the Hamlet boundary. If we use the consultant's figure of 81 existing homes in the Hamlet of Solina, then accordingly the Hamlet still has approximately 26% capacity remaining. In particular, there is currently no active development application for the 'Residential Expansion' area in the southwest and northeast quadrants of the hamlet. Furthermore, there are other hamlet and rural residential lots available throughout the Town. i I REPORT NO. : PD-235-91 PAGE 23 10.4 . 3 Staff also disagree with the 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. 10.4.4 Moreover, the new Durham Region Official Plan states that: The delineation of the limits of a hamlet and the details of the land uses to be permitted within a hamlet, shall be incorporated in the area municipal official plan, following the conclusions and recommendations of a settlement capacity study to the satisfaction of the Region and the Ministry of the Environment. 10.4 . 5 At this time a settlement capacity study of the entire Hamlet of Solina has not been carried out. The consultant has carried out various hydrogeological and surface water studies of the specific site, but these findings cannot be viewed in isolation of the entire Hamlet. The applicant has not completed studies for the extended rectangular and rectangle option indicated on Attachment #3 for example. It is important that an analysis of the hydrogeological regime of the entire area be performed. Factors such as: the impact of future development on existing groundwater quantity and quality and on existing sources of drinking water; and the long-term suitability of the soil conditions for the effective operation of private sewage disposal systems need to be assessed. Until such time as a comprehensive study is carried out for the Hamlet of Solina, this application would be considered premature. REPORT NO. : PD-235-91 PAGE 24 10. 5 Character of Solina 10.5. 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. 10.5. 2 As indicated before, although the consultant has indicated that only 5 extra lots per year would come on stream, it is anticipated that approval of this application would set a precedent and lead to more development on the east side of the road outside of the Hamlet boundary. Accordingly, there is a potential for 30 lots from the north-east sector. Even if the town allowed Option #2 (see attachment #3) , there would still be an increase of 23 lots from the Westlake site and a potential increase of 18 lots from the northeast sector, resulting in 41 additional lots. These figures do not include the vacant south-west parcel that lies within the hamlet boundary. 10. 6 Impact of Agricultural Land 10. 6. 1 An important concern that needs to be addressed is the impact the development would have on the agricultural land. The detailed survey conducted by the consultant indicates that most of the site is Class 3 lands which have moderate limitations that restrict the range of crops or require special conservation practices. Provincial policy, however, still considers this prime agricultural land and as such protects the undue encroachment thereon. REPORT NO. : PD-235-91 PAGE 25 10. 6. 2 Planning Staff consider that the maintenance of agriculture lands within designated agriculture areas, to be very important to the maintenance of the 'integrity' of the agricultural land base. The subject site is designated as "Permanent Agriculture Reserve" by the Official Plan and as such, Planning Staff are concerned that a redesignation of the subject site without a comprehensive review of the direction and scale of hamlet growth in the Town is not warranted. 10. 6. 3 In this regard, Staff note that a similar application for hamlet expansion on a site located at Part Lot 23 , Concession 6 (see Attachment #2) was submitted to permit the development of a thirty (30) lot residential subdivision plus a 32 . 3ha block for future development. Staff recommended denial of the application in Report PD-183-87 and Council on July 13 , 1987, did pass a resolution to deny the application. 10. 6. 4 Referring to the Westlake site, the Ministry of Agriculture and Food has 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. 6. 5 As such, Planning Staff is particularly concerned that the proposed development will not be done in a compact manner and will in fact increase the length of the agriculture/hamlet interface. As noted, approval of this application will set a precedent and lead to length of agriculture/hamlet interface would be increased. It is anticipated that the desirability of I r Q i REPORT NO. : PD-235-91 PAGE 26 growth in Solina would be determined through the review of the Town's Official Plan and a settlement capacity study. If agricultural land is to be consumed for hamlet expansion, the study will determine the most desirable direction for the Hamlet to grow based on an examination of the 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. Consideration of this application requires a major commitment to the pattern of future growth in the Hamlet of Solina and other Hamlets in the Town of Newcastle. This should be done in a comprehensive manner when the Town's Official Plan is reviewed. Since the Town has not commenced reviewing the Official Plan, it would be premature to determine how large Solina should grow, if at all, let alone in which direction it should grow. Staff are of the opinion that the scale of growth and the impacts on agricultural land are sufficient to deny this application at this time. In the absence of a comprehensive strategy for hamlets in the Town, it is recommended that Council deny the Official Plan Amendment, the subdivision application and the zoning application. REPORT NO. : PD-235-91 PAGE 27 Respectfully Submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I.P. Lawrence otseff Director of Planning Chief Adm n trative Officer and Development TH*DC*FW*df 1 October 1991 Attachment #1 - Plan of Subdivision - 18T-89038 Attachment #2 - Location Map Attachment #3 - Applicant's Proposed Options for Growth in Solina 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 George Vetzal Mr. Wm. G. Grant 6489 Solina Road North R.R. # 1 R.R. # 1 Hampton, Ontario Hampton, Ontario LOB 1J0 LOB 1JO William and 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 I REPORT NO. : PD-235-91 PAGE 28 Lisa and Milt Robinson Robinbrae Farms R.R. #1 Hampton, Ontario LOB 1JO Viola Ashton 6092 Soline Road R.R.#1 Hampton, Ontario. LOB 1J0 Barbara and Jim Kapteyn 6168 Solina Road R.R.#1 Hampton, Ontario. LOB 1J0 Betty and William Grant 6147 Rundle Road R.R. #1 Hampton, Ontario. LOB 1J0 Dr. and Mrs. R.K. Miller R.R.#1 Hampton, Ontario. LOB 1J0 i T DATE N6 ISSUE Nt 13/Dl/91 t rOR MVR ARFRDVK 7O NY 191 y� ,v Q O WA WAL �..� . IL-L1CK 42 i > (TUTUME DCVJ 0 i DOD Lv9T C \ NAT 7M 3 FR[LMGRADING ND R. Q - E IT DATE Q. REVISION E R CNSE N��. .. .... .._...._....., i, •` t my • �� ° I N D MET i ALL IIM NOT T NO NE • \ / / NO VERIFIED AND ALL ERRORS OR - ` ONSSSIONS SHALL/[ RfiTTCD 1_ TO T1(ARCHITECT PRIOR TO PRO- CCEDUNO PRINT VOF THE SANK •� =7 ALL DNtS Ili C PR ER SPECIFIC- S . AT IT ARE ANC RRORCRO IV THE ' f [ ' - AR[COWLET ANO MET DE RETLRNE: C i ii;i W iNIS CRAVINGmSWIL NOT SERUSED T \ T [D J W • Q CONSTRUCTS IWPOSES UNTIL IT M SIGNED DT THE ARCHITECT �ti a• i�)1; r,(""ii,'x' / OF RECDRD e,ti - DATE LEGEND F R. W. BRUYNSON INC. DRILLED WELL AR0=Cr-CDNSULT4fG rncDNu aaoa->a amrna slaaar i DIRECTION OF DRAINAGE Td 41M, wI -i9 n ?m RR LOT GRADING PATTERN TYPE WESTLAU SUBDIVISIO O s 216M RESERVE BED MIN. SITE PLAT 216M TILE BED MIN. 15M MANTLE HAR SGLE R9091 DESGNCD IT RybUVG D—N ar ya Ntl. •Rp" cKc CHCCK[D aY Rva Attachment No. 2 LOT 25 LOT 24 LOT 23 1 '' �•_ `1,._ fit:• ;� ,� +. SUBJEC SITE Z ` /O.�.A. $9-042 /D/N :•r• j � != O.P.A. 0 87-017/D/N u) 17 1 w 0 <� �: ;.�r:��`'' :... � 'w.• � PHASE 1 \ :x:� < #?•::: mi l'!: CONCESSIONAD.B'? LO HAMLET BOUNDARY so>;/\ i I%. 'ii EXHIBIT 3 OPTION I `r' m' °°"" . ! O P TION 2 / ;; - - I6o�� ,L - _ f: — , / OPTIONS EXTENDED ti -- .-1 — RECTANGLE _ ��t; C O M P'AR'E D RECTANGLE �C_, DEVELOPMENT ; r 2L f ---- r DEVELOPMENT _ —�1 x� 4 ���` -..r,1.� . HAMLET !0 HAMLET 100 —j i" �-?`-c —-� WESTLAKE 23 z,s - WESTLAKE 4 ,s —" "i _� _� _ A I NotEAST 3 I� -� t _zs; I' 1; N. EAST I8 ,-rr �-- �; -�i —� — WESTLAKE T oILots 170 " "1 Q.: . I TotoI Lots 141 @ - -►-�! ' -- ESTATES -zoo _: / ` 1 I O2oo HAMLETo SOLINA ' TOWN D-F- NEWCASTLE ttll �c-i .FER r �D I/ ,J r i / I 1` r /• I /IV CON RD: 6. 'CO N 'R'D: 6} r I I v �o �• I i n rj al. l !.I �O� � ca STUDY AREA- FILE-90-25/ C.D.P.C.INC.. SCALE:1:10,000/SEPT.19/91 r THE CORPORATION OF THE TOWN OF NEWCASTLE DN:WEST-2.GPA REPORT ,x Meeting General Purpose and Administration Committee .. File# Date Res. # Monday, .October .7, 1991 . r By-Law# :! Report*' Fbt-- 1Fite `Y18- - _ ` 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'ahat the General' Purpose and. } `' Administration Committee recommend ta: Council the following: 1. THAT Report PD-235-91 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 denied; - 4. THAT,,the applicant, the Region of Durham, delegations and;persons listed in this report, be notified of Council!S'' decision. kj• l: APPLICATION DETAILS 1.1 Applicant: 821010 Ontario Limited (agent: Bruce Rondeau) 1:2 , .Owner: Doreen Westlake 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 fora forty (40) lot residential subdivision (See Attachment no. 1) _ ?.n 7 -8 8 RECYCLED P-IENmry"" P\PEN DE CYCLE THs,MPR*MDONDECYCLEDPMER' . REPORT NO. : PD- -91 PAGE 2 1.5 Rezoning: Application is to rezone from "Agricultural Exception (A-1) & "Environmental Protection (EP) II 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 t 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 � 2 n 8 5 d 8,9 REPORT NO. : PD-235-91 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-235-91 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, are designated partially "Existing Residential" and predominantly "Area Subject to Development Restriction" by the Hamlet of Solina Secondary Plan. 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, 13.2 .3 and 13.3 .5 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. ' The delineation of the limits of a hamlet and the details of the land uses to be permitted within a hamlet, shall be incorporated in the area municipal official plan, following the conclusions and recommendations of a settlement capacity study to the satisfaction of the Region and the Ministry of the Environment, which shall include the following: T REPORT NO. : PD-235-91 PAGE 5 a) an analysis of the hydrogeological regime in the area to determine the availability and quality of groundwater on a long term basis; b) an assessment of the impact of future development on existing groundwater quantity and quality and on. existing sources of drinking water, including municipal, communal and private wells; c) an assessment of the long-term suitability of the soil conditions for the effective operation of private sewage disposal systems; d) an identification of any existing restrictions to future development; e) an assessment of surface drainage; f) an assessment of how new growth will be complementary to, and consistent with, the . historic character of the area; g) an assessment of the impact of new growth on the natural environment; and h) a statement of conformity with the Agricultural Code of Practice. 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 Ministry of Natural Resources. - The consultant performed an analysis of the site to 1211 �.2 REPORT NO. : PD-235-91 PAGE 6 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 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 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 121 S 1 REPORT NO. : PD-235-91 PAGE 7 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 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.. . 1 _ X213 94__ 1 1 REPORT' NO. • PD-235-91 PAGE 8 7.3.4 The report concluded that while the property does contain some good lands, the predominant part 'of the 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. 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 _ _ �} ► 214 REPORT NO. : PD-235-91 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. h 12 15 REPORT NO. : PD-235-91 PAGE 10 7.6 Justification Report Pursuant to the Foodland Guidelines 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 110,00 is negligible (approximately 1/10 of 1 percent) . It is further noted that the stated population forecast for Solina as a Hamlet for Growth is 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 216 REPORT NO. : PD-235-91 PAGE 11. lots and .12 possible new lots on 25 acres presently designated for infill. The addition of the Westlake 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. 7.7 Substantive Rationale In Support of Solina As A Hamlet For Growth 7.7. 1 The last public meeting concerning this application was held on September 9, 1991 and since that time, Conroy Dowson Planning Consultants Inc. , has submitted another report in order to provide a substantive rationale to support Solina as a 'Hamlet for Growth. ' 7.7.2 In this report, the consultant States that from the period 1980 to 1990, an extra 45 homes were added to ' the Hamlet of Solina. This addition to Solina averages out to approximately 4 to 5 homes per year. The consultant .states that since the Hamlet of Solina has been accommodating an extra 5 homes per year for the last 10 years, the addition of 5 Westlake lots per year for the next 8 years would produce only a minimal impact. tT REPORT NO. : PD-235-91 PAGE 12 7.7.3 It is noted that the 110 lot capacity presently set for the Hamlet of Solina is "too small a number to ensure the operation and benefits of a competitive market. Further, at today's standards the boundary cannot accommodate 110 homes. " The consultant points out that Planning Staff in Report #PD-333-90 noted that "the Town cannot support the inclusion of a policy which would place a arbitrary limit on infilling and minor extensions to growth. Any limits to growth specified by the Plan should recognize. the individual abilities of the various hamlets to accommodate growth. " 7 .7.4 The consultant notes that Farewell Creek to the west and Black Creek to the east of the proposed site, "provide clearly identifiable limits to assist in establishing [Hamlet] boundaries. " It is suggested that these are clearly marked physical features which contain development to a north/south direction. 7.7.5 The applicant has applied for a hamlet boundary extension for 40 lots. Due to concerns mentioned by Planning Staff in Report PD-192-91, regarding compact form, hamlet/agricultural interface and the spill-over potential to lands on the east side of Solina road, the consultant has presented two more options, which he hopes will satisfy the Town. The Two Options presented for the Westlake site are: 1) "the extended rectangle", and 2) "the rectangle" (see attachment #3) . 7.7.5. 1 Extended Rectangle This option addresses the potential impact on the east side of Solina Road'. It is assumed that if the hamlet boundary is extended to the east, there REPORT NO. : PD-235-91 PAGE 13 will be a further 40 lots from the Westlake site and 30 lots from the east. The potential 70 lots plus the 100 existing lots in Solina would result in a total of 170 lots for the Hamlet of Solina. This option does not address the vacant parcel of land in the south-west portion of the Hamlet. 7.7.5.2 The Rectangle This particular option is a scaled down version of the Extended Rectangle which would limit the expansion of the Hamlet boundary. If this option were to be allowed it would add 23 lots from the proposed Westlake site and a potential 18 lots from the east side. The total amount of lots in Solina in addition to the 100 currently there, would amount to the 141 lots. The applicant, however, still refers to this as an interim option with the hope of accommodating future growth on the remaining portion of his land. 7.7. 6 In summary, the consultant stated that "the rationale for Hamlet growth is to provide housing to relieve the . pressure on the continuing agricultural area, to do so in a modest manner, and to implement such growth in a rigorous high standard manner such that future problems are minimal and impact issues are negligible" . 8. PUBLIC MEETING AND RESPONSE 8. 1 In accordance with the Town's procedures and the requirements of the Planning Act, it was necessary for the Town to hold a public meeting concerning the application. A public meeting was held on September 5, .1989, and again on September 9, 1991. 1 19 REPORT NO. : PD-235-91 PAGE 14 8.2 Two citizens (one appearing on behalf of his family and neighbours) appeared at the first public meeting, whereas at the second public meeting, one citizen spoke on behalf of 17 people. At both public meetings the concerns raised were that the proposed development would: set a negative precedent, create water problems and hazardous traffic conditions. 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. 8.3 In addition, one citizen (representing 22 residents of Solina) appeared before a regular meeting of Council on September 16, 1991, to state that they were opposed to the application. The reasons given for the opposition were: 1) it is unnecessary to make Solina a Hamlet for growth; 2) houses that are built should be affordable, not luxury homes; 3) safety of the open ponds; 4) cost to Hamlet citizens; 5) loss of agricultural land; 6) creation of a domino effect for other developments; and 7) the. rural atmosphere of the Hamlet will be ruined. 8.4 Citizens appearing at the public meetings who were in support of the application stated that they lived directly across the street from the proposed site and that residents had never encountered problems with water. It was 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. REPORT NO. : PD-2'35-91 PAGE 15 8.5 Four letters in opposition to the application were received before the first public meeting. The letters raised the following concerns: - 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; 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 8.5 Since the second public meeting, the Planning Department has not received any letters in opposition to the proposed development. However, the Planning Department has received a petition with 71 signatures of people from the Solina area who are in support of the application. Staff have confirmed that all of these residents live either in or near Solina, however, two names appearing on the petition also appear on the list of people opposed to the application. ' 2 '1 1 .02 ` 2) REPORT NO. ; PD-235-91 PAGE 16 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 objections. 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 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. 7, REPORT NO. : PD-235-91 PAGE 17 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. The Durham Region Planning Department has also stated that if the Town approves the application, it should "ensure that the long term viability of both existing and future private services is maintained. " It is also suggested that appropriate techniques such as, phasing, be employed so that impacts could be monitored and so that the development could be more easily assimilated into the Hamlet. 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. 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. n REPORT NO. ; PD-235-91 PAGE 18 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 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. o REPORT NO. : PD-235-91 PAGE 19 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. Redesignation to a hamlet for growth would have to 'be considered under the criteria within the Official Plan. 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. iii) Alternative techniques for water quality control should be investigated. Infiltration techniques are preferred over other best management practices. If best 122J REPORT NO. : PD-235-91 PAGE 20 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 would be subject to a formal review once the final alignment for Highway 407 is confirmed. 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 more 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. 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 and the "Substantive Rationale In Support of Solina as a Hamlet for Growth. " i r° � REPORT NO. :. PD-235-91 PAGE 21 10. 3 Scale of. Growth 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. In the substantive rationale report, the consultant states . that since the Hamlet of Solina is already used to accommodating an additional 5 units per year, an extra 5 units per year from the Westlake development will produce only a minimal impact. 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. 10. 3 . 3 In this regard, Staff anticipate that approval of this application would set a precedent and lead to more development on the east side of the road outside of the Hamlet boundary. Consequently, if one considers the potential development from the east and the south-west quadrants of the Hamlet, then the minimal impact of 5 extra homes per year that the consultant speaks of is more likely to result in a greater impact with possibly up to 10 homes coming on stream per year. Such occurred in Enniskillen and Burketon when designated as a "hamlet for growth" . 10.4 Hamlet Plan 10.4 . 1 In both reports the consultant states that the policies of the Durham Regional Official Plan promote the REPORT NO. : PD-23.5-91 PAGE 22 consideration of proposals for redesignating a hamlet to a 'Hamlet for Growth' when options for infilling are either not available or are limited. In the Substantive Rationale Report, the consultant notes that Planning Staff in Report #PD-333-90, had noted that "the Town cannot support the inclusion of a policy which would place an arbitrary limit on infilling and minor extensions to growth.. Any limits to growth specified by the Plan should recognize the individual abilities of the various hamlets to accommodate growth. " This comment is taken entirely out of context and refers to the Ministry's suggestion that infill hamlets should be limited to 10% of existing dwellings. In the context of Solina this would have limited Solina to only 5 new dwellings of the time of the preparation of a hamlet plan. 10.4.2 The consultant indicates that the limit of 110 residential units for the Hamlet of Solina is "not possible at today's standards . . . since the 110 units is too small a number to ensure the operation and benefits of a competitive market. " At the present time there is vacant land available in the Hamlet boundary. If we use the consultant's figure of 81 existing homes in the Hamlet of Solina, then accordingly the Hamlet still has approximately 26% capacity remaining. In particular, there is currently no active development application for the 'Residential Expansion' area in the southwest and northeast quadrants of the hamlet. Furthermore, there are other hamlet and rural residential lots available throughout the Town. �y� 1228 REPORT NO. : PD-235-91 PAGE 23 10.4. 3 Staff also disagree with the 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. 10.4.4 Moreover, the new Durham Region Official Plan states that: The delineation of the limits of a hamlet and the details of the land uses to be permitted within a hamlet, shall be incorporated in the area municipal official plan, following the conclusions and recommendations of a settlement capacity study to the satisfaction of the Region and the Ministry of the Environment. 10.4. 5 At this time a settlement capacity study of the entire Hamlet of Solina has not been carried out. The consultant has carried out various hydrogeological and surface water studies of the specific site, but these findings cannot be viewed in isolation of the entire Hamlet. The applicant has not completed studies for the extended rectangular and rectangle option indicated on Attachment #3 for example. 3t is important that an analysis of the hydrogeological regime of the entire area be performed. Factors such as: the impact of future development on existing groundwater quantity and quality and on existing sources of drinking water; and the long-term suitability of the soil conditions for the effective operation of private sewage disposal systems need to be assessed. Until such time as a comprehensive study is carried out for the Hamlet of Solina, this application would be considered premature. REPORT NO. : PD-235-91 PAGE 24 10.5 Character of Solina 10.5. 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. 10.5. 2 As indicated before, although the consultant has indicated that only 5 extra lots per year would come on stream, it is anticipated that approval of this application would set a precedent and lead to more development on the east side of the road outside of the Hamlet boundary. Accordingly, there is a potential for 30 lots from the north-east sector. Even if. the town allowed Option #2 (see attachment #3) , there would still be an increase of 23 lots from the Westlake site and a potential increase of 18 lots from the northeast sector, resulting in 41 additional lots. These figures do not include the vacant south-west parcel that lies within the hamlet boundary. 10. 6 Impact of Agricultural Land 10.6. 1 An important concern that needs to be addressed is the impact the development would have on the agricultural land. The detailed survey conducted by the consultant indicates that most of the site is Class 3 lands which have moderate limitations that restrict the range of crops or require special conservation practices. Provincial policy, however, still considers this prime agricultural land and as such protects the undue encroachment thereon. Y i -) REPORT NO. : PD-235-91 PAGE 25 10. 6.2 Planning Staff consider that the maintenance of agriculture lands within designated agriculture areas, to be very important to the maintenance of the 'integrity' of the agricultural land base. The subject site is designated as "Permanent Agriculture Reserve" by the Official Plan and as such, Planning Staff are concerned that a redesignation of the subject site without a comprehensive review of the direction and scale of hamlet growth in the Town is not warranted. 10.6.3 In this regard, Staff note that. a similar application for hamlet expansion on a site located at Part Lot 23, Concession 6 (see Attachment #2) was submitted to permit the development of a thirty (30) lot residential subdivision plus a 32.3ha block for future development. Staff recommended denial of the application in Report PD-183-87 and Council on July 13, . 1987, did pass a resolution to deny the application. 10. 6.4 Referring to the Westlake site, the Ministry of Agriculture and Food has 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. 6. 5 As such, Planning Staff is particularly concerned that the proposed development will not be done in a compact manner and will in fact increase the length of the agriculture/hamlet interface. As noted, approval of this application will set a precedent and lead to length of agriculture/hamlet interface would be increased. It is anticipated that the desirability of 12 31 REPORT NO. : PD-235-91 PAGE 26 growth in Solina would be determined through the review of the Town's Official Plan and a settlement capacity study. If agricultural land is to be consumed for hamlet expansion, the study will determine the most desirable direction for the Hamlet to grow based on an . examination of the 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. Consideration of this application requires a major commitment to the pattern of future growth in the Hamlet of Solina and other Hamlets in the Town of Newcastle. This should be done in a comprehensive manner when the Town's Official Plan is reviewed. Since the Town has not commenced reviewing the Official Plan, it would be premature to determine how large Solina should grow, if at all, let alone in which direction it should grow. Staff are of the opinion that the scale of growth and the impacts on agricultural land are sufficient to deny this application at this time. In the absence of a comprehensive strategy for hamlets in the Town, it is recommended that Council deny the Official Plan Amendment, the subdivision application and the zoning application. REPORT NO. : PD-235-91 PAGE 27 Respectfully Submitted, Recommended for presentation to the Committee Franklin Wu, M.C. I.P. Lawrence otseff Director of Planning Chief Adm n trative Officer and Development TH*DC*FW*df 1 October 1991 Attachment #1 - Plan of Subdivision - 18T-89038 Attachment #2 - Location Map Attachment #3 - Applicant's Proposed Options for Growth in Solina INTERESTED' PARTIES TO BE NOTIFIED OF COMMITTEE AND COUNCIL'S DECISION: 821010 Ontario Limited Janet Bennett-Cox Attention: Bruce Rondeau 106 Fallingbrook St. 278 Vnion 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 LIH 7V5 George Vetzal Mr. Wm. G. Grant 6489 Solina Road North R.R. # 1 R.R. # 1 Hampton, Ontario Hampton, Ontario LOB 1J0 LOB 1JO William and Viola Ashton Bruce Taylor 6092 Soling Road R.R. # 1 . R.R. # 1 Enniskillen, Ontario Hampton, Ontario LOB 1HO LOB 1JO Paul Smith F. Westlake Group 2, Box 36 R.R. #1 R.R. .# 1 Hampton, Ontario Hampton, Ontario LOB 1JO LOB 1JO 1233 REPORT NO. : PD-235-91 PAGE 28 Lisa and Milt Robinson Robinbrae Farms R.R. #1 Hampton, Ontario LOB 1JO Viola Ashton 6092 Soline Road R.R.#1 Hampton, Ontario. LOB 1J0 Barbara and Jim Kapteyn 6168 Solina Road R.R.#1 Hampton, Ontario. LOB 1J0 Betty and William Grant 6147 Rundle Road R.R.#1 Hampton, Ontario. LOB 1J0 Dr. and Mrs. R.K. Miller R.R.#1 Hampton, Ontario. LOB 1J0 ♦_ DATE r IIII,E im IVM/% I FOR MRt APPRDV/ OIwr rr] z "AL HI A� W V Q s ILAJCK 42 Durant DEw r O i . \ 3 ex T.• t � t e O N r \ •I c • �} DOD / ` E `� LIMT D • c ` R GRADD+G AN ' D MT rn 1 T DATE N6 RCVtIIDN E inR r r r l d1nmroa MIT 1Qi X scm_n ALL n WRIn l A AI. E On OR AND VERIFIED AND ALL CRRDD DR •--�� _ • •_- DNISSfOVS SWLL IC R[PDRTCD TO TIC AR(OIfMCT IRIDR TO PRD- fIE03r4 VlTN THE vDRlt �ATIDr MtE TIC"R I:RTT or TTM ! I r ARE OMvI AnD MAT K RETEFIIC: • AT CDMLETIDn OF THE VDRn HIS ORAVIND AKL NDT IC DKD r \ D J •r Q CRISTRUCTTEN PVtPDICI IIHTIL �.� j IT A SIGNED K TN[AR—TECT Q RCCDRD L_I• 1 ��" DATE LEGEND F R. W. BRUYNSOx INC. DRILLED WELL ""t mDitr=NRD.TMss DIRECTION OF DRAINAGE RWESTLAKE SUBDIVISIO: O LOT GRADING PATTERN TYPE HIM 216M RESERVE BED MIN. SITE PLAT 216M TILE BED MIN. IIIIL 15M MANTLE SALE sm] o vl ova v_AVn tT AyD AQ PROP CHEERED IT RVt Attachment No. 2 LOT 25 LOT 24 LOT 23 SUBJEC ::.•:�. ITE $9-042 /D/N _ •zoo,. O.P.A. & O 87-017/D/N u) ::... ------ C) to PHASE •i::•..; Y... l 1�1. 1 ;?S�• :�. :4> €:•:.i�i::'r:' :..x�.. 1. •,7.; "�l"' CONCESSIOIV•RQb''z'-- af LO L I HAMLET BOUNDARY 2- 3 6 ?o'� y �` EXHIBIT ,w4 'M° ' "'2f 88�.3?g�s`�-, �• �`�t-�r--3��"�"��s[o>;�/\ : ��i ,,. "-----�. Z�L� E X H I B I T CD 3-O ` OPTIONS I OPTI 0 N 2 ED RECTANGLE /LI6oM COMMR EXTENDED f RECTANGLE - _ -'==S -"- -i DEVELOPMENT J— DEVELOPMENT �L / -yi�. 1 -•j,.� �l \ !"'.1.�"•� D 345 . HAMLET 10 �� - x,�,. Fh- \ HAMLET 100 Zy I 1 o WESTLAKE 4�.5 WESTLAKE 23 -'� ► t�,i N. EAST 3 I t�� I - ti I' 1_ = N. EAST 18 WESTLAKE Total Lots 170 '"' ���.:- -- f -ZO5 `, ► b Total Lot3 141 ESTATES izoo. HAMLET�F SOLINA m - p o� � _ f _ °{(--r o 7 — a TOWN DE NEWCASTLE J ! J �E -Inr TS �f ■ it f 4__ t i ` u: ` `. � I t r s 1■ �M1`'o ;` � \ i CON:RD: 6. fit:\j CONRU. 6} v ■ 1 y(` i 1 = y)) r r co da r 1 STUDY AREA= FILE-90-25/C.D.P.C.INC.. SCALE-1.10,000/SEPT.19/91