HomeMy WebLinkAboutPD-5-88 DN: 5-88
TOWN OF NEWCASTLE
r �} s, REPORT File #
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By-Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, January 4, 1988
REPORT #: PD-5-88 FIIF 87-29./D and DEV 87-88
SUB,ECT: OFFICIAL PLAN AMENDMENT APPLICATION - FILE: 87-29/D
REZONING APPLICATION - FILE: DEV 87-88
APPLICANT: ' 542985 ONTARIO LIMITED
PART LOT 15, CONCESSION 3, DARLINGTON
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
1. THAT Report PD-5-88 be received; and
2. THAT Official Plan Amendment Application 87-29/D and Rezoning Application
DEV 87-88 submitted by 542985 Ontario Limited to permit the creation of
seven (7) estate residential lots in Part Lot 15, Concession 3, Darlington,
be referred back to Staff pending resolution of the various concerns; and
3. THAT a copy of Council's decision be forwarded to the applicant.
BACKGROUND:
On May 27, 1987, the Town received notice from the Region of Durham of an
application submitted by 542985 Ontario Limited to amend the Durham Regional
Official Plan to permit the creation of seven (7) estate residential lots in Part
Lot 15, Concession 3, Darlington Township (see Key Map) . Subsequently, on November
2, 1987, the applicant submitted an application to rezone the subject lands to
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REPORT D0. : PD-5-88 PAGE 2
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permit the proposed development. The site is also the subject of a subdivision
application 18T-87076.
The subject site has o total of 5.4 hectares, of which only 3.5 ha is proposed
for development. The remainder is lands associated with Boomauville Creek. The
lands are designated "Major open Space" with indications of Environmental
Sensitivity by the Regional official Plan, and are zoned "Agricultural (A)" and
"Environmental Protection (EP) " by By-law 84-63.
As required by the Regional official Plan (Section 10.3.3.3) , the applicant has
provided a preliminary analysis of the soil and groundwater conditions, and
landscape features of the subject site. Development activity is to be contained
within the tableland above the creek valley. Major valley walla are in a stable
condition with sufficient mature vegetative cover to provide stability.
Saturated soil conditions seasonally occur at Ieaa than 1.0 metre depth. Raised
bed sewage systems may be required, although the ourfioial sand veneer has
sufficient unsaturated tbinku000 and permeability to function as a natural
mantle. Adequate area appears available on the lots to permit the installation
of a raised bed mantle. Sufficient dilution of sewage effluent should occur to
maintain drinking-water standards to flow reaching deep aquifers and discharging
along the slopes of the BovwnaovlIIe Creek valley. A survey of area wells
indicates that the deep overburden and bedrock aquifers underlying the proposed
'
development would provide sufficient quantities of water, although the water is
expected to be very hard and to contain excessive amounts of iron and possibly
obIocidm' as well as variable amounts of methane gas. Treatment of the water
may therefore be required to provide suitable supplies. The report concludes
that there obooId not be any noticeable impact on the quality and quantity of
water available to neighbouring wells.
The following is o summary of the comments received to date on the applications
for Official Plan Amendment and Rezoning:
REPORT NO. : PD-5-88 PAGE 3
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Town of Newcastle Public Works Department
"We have reviewed the subject application and submit the following comments:
1. That the unopened road allowance between Concession 2 and 3 be closed and
conveyed by by-law to the abutting property owners for a distance of + 391
metres;
2. That the section of Old Scugog Road that connects with Regional Road 57 be
physically closed by means of removing the road;
3. Subsequent to the above, the developer shall contribute to the costs of
reconstructing the unnamed road which connects Regional Road 57 and 01d
Scugog Road;
4. That the Region of Durham be solicited for comments regarding the
following:
a) closure of Old Scugog Road at Regional Road 57 and the moving of that
intersection to the unnamed road;
b) street lighting on the local road may interfere with motorists on
Regional Road 57 because of difference in road elevations;
c) headlights from motorists on Old Scugog Road may interfere with
motorists on Regional Road 57."
Town of Newcastle Community Services Department
"No objection. We recommend that cash-in-lieu of 5% parkland dedication be
requested."
Town of Newcastle Fire Department
"This Department would note an objection to the above-headed application. This
development represents seven (7) residential units, which will result in a
population increase of approximately 21 persons. This part-time Fire Department
(4 fulltime firefighters) will not be able to maintain the existing level of
emergency service, considering all of the development that is taking place
throughout the Municipality.
This development is within the five mile limit of Station 1 for insurance
purposes. Water will be supplied by fire department tanker."
Region of Durham Works Department - June 5, 1987
"The development concept plan, which indicates no direct accesses onto Regional
Road 67, is generally acceptable to us in principle."
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REPORT NO. : PD-5-88 PAGE 4
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Region of Durham Works Department - December 9, 1987
"This department has reviewed the comments of the Town of Newcastle Public Works
Department and has no objection to either the proposed closure of old Scugog
Road at Regional Road 57 or the installation of street lighting on the proposed
internal road."
Central Lake Ontario Conservation Authority
"Authority Staff have completed a review of the subject development
applications. The rear limits of the proposed lots established in consultation
with Authority Staff and the top of bank delineation is generally acceptable.
The subject lands contain the Bowmanville Creek valley which is portrayed as
regionally significant in this Authority's 20-year acquisition plan. As such,
the open-space block on the plan should ultimately come under public ownership.
Subsequent to our review of the site and the submitted background data, we
require further information to evaluate the proposed amendment. The information
we require pertains to the following:
Storm Drainage
The site drains westward to the Bowmanville Creek. During our site inspection,
it was noted that the flow route through the property is a relatively large
gully area which leads to the creek top of bank. Traditionally, storm drainage
design follows the natural drainage pattern.
In this instance, however, it may not be appropriate to direct urban rates and
volumes of run-off over the top of slope or to construct storm outfall works
near the creek in this area. The creek banks are almost vertical, eroding, and
about 25 to 30 feet in height. Considerable damage could occur from the
clearing of vegetation, trenching, outfall construction, and cutting-back of the
slope to ensure stability. Difficulties could also be encountered in gaining
access to effect maintenance.
Alternatives should be investigated and a preliminary drainage concept prepared
which minimizes environmental impact.
Hydrogeology
The subject property exhibits a high water table with seepage areas and swales
flowing towards the Bowmanville Creek. our objectives are to ensure that
surface water quality is protected and that the approval process on a lot-by-lot
basis for sewage disposal will be cognizant of site conditions documented during
the wetter time of the year.
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REPORT D0. : PD-5-88 PAGE 5
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Central Lake Ontario ti Authority ( "d)
We require further information from the applicant's bydcogeoIogiot as follows:
l. The bydzugeoIogical report documents groundwater seepage at about l metre
depth in four (4) of the test pits on-site, and at 0.35m in one Bit.
The length of time between the observation of seepage and the determination
of the water table level is not provided. In some instances involving fine
sands and silts, the actual water table level may be higher than the
seepage line in the freshly excavated pit, but sufficient time must be
allowed to pass for the water table to become established.
Also, if the stabilized water table levels are non-uniform as the seepage
elevations in the teat pits are, this mould suggest that the confining
layer is also at different depths at different lots. This is illustrated
by the difference in the aoboozfmoe between test pits 3 and 5. Although
only 230 feet apart, pit 3 was dry to u depth of 2.5 metres, whereas pit 5
exhibited seepage at 0.35 metres depth.
Since water table determinations were not made on each lot, it may be
difficult to accurately aoaeoo the site when applications for private
sewage disposal systems are made. If the lots are inspected during the
drier nmotbo of the year, soil conditions may vary oigu±icautly from those
which would be found at other times. Unless the water table elevation is
established on each lot, under wet conditions, how could the need for
raised tile fields be addressed if the site was inspected in July? The
brown colouring of the profile below the seepage line in the teat pits
suggests a widely fluctuating water table level.
3. The Bydcogeologin Report gives a figure of 7 cubic metres/day/hectare
ceobecge over the site. This is apparently a yearly average figure. We
would like to review an effluent dilution calculation using seasonally
adjusted low flows in the aquifer, which indicates oDgcmdieut contributing
recharge areas and is related to existing developments. Impacts on the
spring line and Bnvmauvilla Creek should be provided.
3. The Hydrogeologio Report also specifies that raised-bed sewage systems
may be require throughout the property. This determination obooId be made
by the BydcogemIogic Study. The need for raised tile fields should not be
left to be decided when each lot is inspected for a private sewage disposal
system approval. & mid-summer site inspection could not be expected to
reveal the subsurface conditions documented in December' 1986 by the
8ydcogeologioal Report.
Pending the resolution of the ooucecuo described above, further comments will be
provided for your consideration."
I el
BDP0fyT 00. : PD-5-88 PAGE 6
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Ministry of Natural Resources
"The 8owmauville Creek and its associated valley system are located in the
western portion of the property. This watercourse is a significant ooldwatec
trout stream which is sensitive to water quality degradation. Activities
on-site which may cause erosion should be carefully controlled in order to
minimize excess sedimentation of the BnvmnauviIIe Creek.
Currently, the Durham Regional official Plan designates the valley system as
"Major Open Space", "Hazard Land", and "Environmental Sensitive Area". We
support these designations as they restrict intensive development activities in
the valley. This area is also appropriately zoned "Environmental Protection
(EP)'` in the Town of Newcastle Zoning By-law 84-63.
The Ministry of Natural Resources has no objections to the cedeoiguatioo of Lots
l to 7, on the "Development Concept Plan", to allow for estate residential
development. We would, however, recommend that the "Open Space Block" of this
same plan remain in the restricted use designation. When we receive the
subdivision plan, we will recommend conditions of approval that will further
address the above-noted oouoecoo.n
Region f Durham Health Department
"Please be advised that this department has no objection to the subject official
Plan Amendment. However, the number of lots that are suitable for on-site
sewage disposal will be determined when the subdivision proposal are circulated
to this department along with other pertinent information."
The following agencies indicated no objection to the subject Official Plan
Amendment application and/or the rezoning application:
- Town of Newcastle Building Department
- pobIin School Board (Official Plan Amendment only)
- Separate 8obnoI Board (Official Plan Amendment only)
/ - Newcastle Hydro Electric Commission
- Ministry of Agriculture and Food
COMMENTS:
The most aigofioeut c000ecuo identified through the circulation of the subject
Official Plan Amendment and Rezoning Applications are in respect of the
suitability of the site to accommodate private wnsote disposal systems. A
REPORT NO. : PD-5-88 PAGE 7
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requirement of the Regional Official Plan (Section 10.3.2.1) is that an
application for estate residential development should be accompanied by a
preliminary analysis of the soil and groundwater conditions of the site in
question indicating satisfactory conditions for private servicing.
As noted earlier in this Report, the Hydrogeological Study documents the
presence of a high water table on-site ranging in depth from 0.3 metres to about
1.2 metres. The study states that this condition may necessitate the
installation of raised tile beds on-site, and that sufficient area appears to be
available on each of the lots for the installation of such a system including
the required 15 metres mantle.
Central Lake Ontario Conservation Authority has expressed a concern with the
presence of the highwater table and notes that it may be difficult to accurately
assess each lot when applications for sewage disposal systems are made inasmuch
as water table determinations were not made for each lot. The Health Unit has
indicated no objection to the subject proposal but has qualified this comment by
stating that the number of lots suitable for on-site sewage disposal will be
determined at the subdivision application stage. In this regard, Staff note
that 4 of the lots have areas of only 2940 square metres, while the largest lot
only has an area of 3005 square metres. This is considerably smaller than the
4800 square metres minimum area requirement given by By-law 84-63 for Estate
Residential lots and, for 6 of the lots, smaller than the minimum 3000 square
metres lot area for lots in the "Residential Cluster" and "Residential Hamlet"
zones. Staff also note that 2 of the lots have substantial forest cover which
will require some clearance in order to provide adequate unshaded area for the
operation of a tile bed. Based on the comments from Central Lake Ontario
Conservation Authority and the Health Unit and Staff's own assessment of the
Hydrogeological Report, Staff are not satisfied that the suitability of the site
to provide private sewage disposal for 7 lots has been adequately demonstrated.
Central Lake Ontario Conservation Authority has noted a concern with the data in
the Hydrogeological report regarding effluent dilution and has requested a
revised calculation using seasonally adjusted low flows in the aquifer. As
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REPORT 0O. : PD-5-88 PAGE 8
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well, the Authority has questioned directing urban volumes of storm run-off over
the top of the steep and eroding banks of the 8nvmnauvilIe Creek. Both the
degree of sewage effluent dilution and the discharge of storm water have the
potential to significantly impact the water quality of BowmmoviIIe Creek.
In addition to the cmucecua identified by Central Lake Ontario Conservation
Authority, Staff also reference the objection to the proposed development
submitted by the Fire Department. 0evectbeIeao, given the need for additional
information regarding the suitability of the site for private sewage disposal,
effluent dilution and storm drainage, Staff do not feel that a recommendation on
the principle of development on the subject site can be made at this time. It
is therefore recommended that the subject Official Plan Amendment and Rezoning
application be referred buoh to Staff pending the resolution of the various
concerns.
Respectfully submitted, Recommended for presentation
to the Committee
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*Attach.
December 15, 1987
CC: D.Q. Biddle & Associates Ltd.
96 King Street East
O88&WA' Ontario
LIB lB6
CC: 542985 Ontario Limited
429 Lakeshore Drive
PORT PERRY, Ontario
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APPLICATION TO AMEND THE OFFICIAL PLAN I a° !I W
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PART OF LOT 15 , CONC. 3 j I a 2 O
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