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HomeMy WebLinkAboutPD-16-84 rV1 t 4 CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT HAMPTON,ONTARIO LOB 1J0 T.T.EDWARDS,M.C.I.P.,Director TEL.(416)263.2231 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF JANUARY 16, 1984 REPORT NO. : PD-16-84 SUBJECT: PROPOSED PLAN OF SUBDIVISION - FILE: 1ST-81013 1927 INVESTMENTS LIMITED PART LOT 19, CONCESSION 8 FORMER TWP. OF DARLINGTON RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following : 1 • That Report PD-16-83 be received; and 2• That the Region of Durham be advised that the Town of Newcastle recommends approval of Plan 18T-81013 dated March 14, 1980 prepared by Donevan & Fleischmann and revised October 6, 1981 subject to the conditions contained in * Attachment No. 1 to this report ; and 3• That a copy of Staff Report PO-16-84 be forwarded to -the Region of Durham. 5V REPORT NO. : PD-16-84 Page 2 BACKGROUND AND COMMENTS: Planning Report PD-17-83, was presented for Committee's consideration respecting the above-noted plan of Subdivision on February 75 1983, with the following recommendations : 111 . That Report PD-17-83 be received; and 2. That the Region of Durham abe advised that the Town of Newcastle recommends that subdivision application 18T-81013 submitted by 1927 Investments Limited be denied without prejudice at this time; and 3. That a copy of Staff Report PD-17-83 be forwarded to the Region of Durham." Council , at their February 14, 1983, meeting referred the above-noted application back to staff at the request of the applicant. It was staff's understanding that the applicant proposed to submit the appropriate applications to amend the Region of Durham Official Plan and the Hamlet Plan - Hamlet of Enniskillen, servicing provisions. Accordingly, on September 14, 1983, Regional Council adopted Amendment No. 99 to the Durham Regional Official Plan allowing the Hamlet of Enniskillen to proceed with development on the basis of individual drilled wells and septic systems. The appropriate amendments to the Hamlet Development Plan for the Hamlet of Enniskillen respecting the servicing of development on the basis of individual drilled wells and septic systems were also approved. SUMMARY OF CIRCULATION COMMENTS: In accordance with departmental procedure the application was circulated to obtain comments from other departments and outside agencies. The comments received and summarized below were included within Staff Report PD-17-83, as previously presented to Committee. . . .3 i REPORT NO. : PD-16-84 Page 3 The Peterborough Victoria Northumberland and Newcastle Roman Catholic Separate School Board "The subject application for approval of plan of subdivision has been reviewed by the Separate School Board. We note the provision for (26) single family residential lots. An ultimate approval of this application would not adversely affect the present or .future plans of this School Board." The Northumberland and Newcastle Board of Education "The Board, at its last regular meeting , reviewed the above- noted draft plan of subdivision. I have been directed to advise you that no objection is raised." Ontario Ministry of the Environment "Our staff have completed their review of the 2.6 lot residential development referenced above and advise that we have no objection to its approval . The application indicates that servicing is to nbe by menas of a piped water supply and septic tank systems. Comments on the proposed use septic ttank systems must be obtained from the Durham Regional A water supply system is to be made available in the Hamlet of Enniskillen through the communal water supply which is to be installed in the development of Subdivision 18T-24002 by A.R. Jeffery Construction Limited. Staff of the Regional Engineering Department advised that a condition of draft approval will be imposed to effect hook-up to the communal system once it is installed. On the basis of the above, we offer no objection to approval of the application." Ministry of Agriculture and Food "Staff have considered the subject development proposal in view of thoobL'ecdtion1dtolthesproposalSPd on present know- ledge, hav e no objection e 4 r�� REPORT NO. : PD-16-84 P a g / Durham Regional Health Unit "The Durham Regional Health Unit offers no objection to the above application." Region of Durham Works Department "The Regional Works Department has reviewed the above-noted revised plan and wish to advise you as follows : Municipal sanitary sewer service is not available to the subject land and the Regional Works Department has no plans to provide sanitary sewer facilities to this particular area of the Town of Newcastle. Water supply facilities are planned to be introduced into the Hamlet of Enniskillen through the communal water supply system to be installed in conjunction with the proposed plan of subdivision under Ministry of Housing File 18T-24002. Therefore at such time as the aforementioned system is completed and in operation, water supply facilities could then be extended to provide service to the subject plan of subdivision. In this regard, we wish to advise that the Regional Municipality of Durham will not be in a position to enter into a subdivision agreement with 192.7 Investments Limited until the communal water supply system, to be installed in conjunction with plan of subdivision 18T-24002, is completed and in operation. The following Regional Municipality of Durham Works Department conditions shall be complied with prior to consent by the Works Department for registration of the plan of subdivision and said conditions shall form part of the Subdivision Agreement : a) That the Subdivider pay for those service charges and/or development charge levies which are in effect at the time of registration of any portion of this plan. Said service charges shall pertain to those services which are the responsibility of the Regional Municipality of Durham. b) That the subdivider obtain and grant to the Regional Municipality of Durham, all easements required to provide Regional services for this development. The easements shall be in a location and of such width as . . .5 Page 5 REPORT NO. : PD-16-84 determined by the Regional Municipality of Durham and are to be granted with the execution of the Subdivision Agreement. c) That engineering drawings for Egional services and the proposed final plan of ubdivision btmentnpriordtoothen approved by the Regional preparation of the Subdivision Agreement. d That satisfactory arrangements be ade for the financing of the Region's share of servicing, if any, prior release of the final plan for registration. e) That watermains be destheeRegionaloMdunicipalitytofSe standards approved by Durham. more than required to submit a f) That if this subdi�he10ubdividerebeereq ped y one registration, osub phasing, all to the plan showing the prop of Durham. satisfaction of the Regional Municipality to satisfy all require- g) That the Owner agrees in writing of the Region of Durham ments, financial and otherwise , water and other concerning the provision of roads, Regional services. h That the subdivider provide for the extension of water t 1 facilities externatoaservice within h o supply thedev development . the plan which are required All arrangements, financial and otherwise, for said extensions, are to be to the satisfaction of the Regional Municipality of Durham and forare regibtratmoneted prior to release of the fin plan i That prior to entering into a subdivision agreement, the of Durham is to be satisfied that Regional Municipality 1 s stem, to be installed in the communal water supp y Y conjunction with proposed plan of subdivision 18T-240025 is completed and operating to the satisfaction of the Region." Region of Durham Planning Department . se that the "In response to your request, we wish toaadesignated hamlet subject site is located in Enniskillen , You are been defined in a for growth of up to 200 u i is hamlet n the have Durham Plan. aware that the limits of . . .6 REPORT NO. : PD-16-84 Page development plan prepared in accordance with atheppolicies of the Durham Plan. Proposed limits subject to the hazard lands area of the of the subject plan being Central Lake Ontario Conservation in accordance with Section 1 .2.4 of the Durham We note that the subject development isproposed ito bidual serviced by a municipal water supp y system sewage disposal systems. Section 10.4.1 .5 of the haveuaham Plan allows that the Hamlet of Enniskillen may municipal water system. irdCOmments are fromrourthat you have directly reque sted servicng Works Department." Town of Newcastle Public Works Department "Further to your request dated March 6, 19gl , e following comments are applicable to the subject application: That the Developer enter into be an eAgreemadvised with the he shown a odf the Public Works Department p same at all times. That all works be decaignle'snDesngnt Critedrian&aStandarde with the Town of New Drawings. easements which may be required by the Town be That any granted free and clear of any encumbrances. That the Applicant indicates the proposed use of the (retained) adjacent lands. That the land shown as "Block 'A'" be dedicated to the Town for road widening purposes, and that the Subdivision Agreement include a standard cost sharing arrangement in relation to Old Scugog Road. That a reserve of 0.3 metres be added along the north boundary, between Old Scugog Road and Lot 12•° Town of Newcastle Community Services Department "Included in the c S chool . I Pwous would inhlieu Enniskillen Public of the application for the above-mentioned subdivision ." � REPORT NO. : PD-16-84 Page 7 Town of Newcastle Fire Department "Further to your correspondence lfor the above-noted subdivision dated February I would recommend requirements be designed subdivision's fire with protection requi r art 2. muni ci pal 'Generalized Fire Protection Standards' , p water system, and that the Region Rof DurhaPoldesigfor the supply system in accordance design of ' Small Water Systems' for the Hamlet of Enniskillen." Ontario Ministry of Natural Resources "This revised plan of subdivision has been reviewed and we have no objections to it. On the earlier circulations this recommended and this could still be farther away from the steep slope, argued as prefereable to the presen design. onwe er,,lsince there appears to be a suitable building site and no serious Central insist on a C e Authority redesign. The may wish to comment on this matter. Thank you for giving us an opportunity to comment on this plan of subdivision." Central Lake Ontario Conservation Authority March 16, 1981 "The site of the above proposed draft plan of subdivision to the has been reviewed. The °bynDonevann and aFpeischmann indicating 26 lots, prepared Limited, dated March 14, 1980- Lots 18 to 26 abut or extend over the top of slope of a of the Bowmanville Creek. This steeply-sloping tributary Otonabee he area representst�ll -basedf Dundonaldesandy loam. Both soil series and the particularly where types are highly susceptible to erosion loping areas to slopes are steep and along valley systems. the rear of lots 18 to 26 are in excess of 30. T are actively eroding and exhibit signs of seepage Page 8 REPORT NO. : PD-16-84 _ headwater tributary, noted above, originates in this forested wetland area. address the The submitted draft plan does not adequately eroding topography to the rear of lots 18 steeply-sloping, ared which to 26. A redesign should therefore be prop slope, taking top provides a rear lot setback from he erosion and the moisture a into account existing ineering soils characteristics of the site. An eng investigation is perhaps the best procedure to follow in making these determinations. As a final note, we would alndeovelopmentseintthe Enniskillen plan for this and addition quality impairment and owmanville Creek area should ensure that water q increased erosion do not occur within the B system." June 1 , 1981 �� staff have completed a review of the site of this Authority and revie ed comments proposed plan of subdivision , A copy of our previously to the local municipality. comments dated March 16, 1981 on 18 -7Oresponsettocthdisand should be considered as the Authority's circulation." September 28, 1981 -Letter to Consultant- September 21 , 1981 "Further to our telephone discussion of and my site inspection of the above sl as o delineated e in the please be advised that tp of field meets our requirements. lan, incorporating the It is recommended that a bevprepaped and submitted to the revised rear lot limits , e Region of Durham. Our comments would subsequent y forwarded to that agency. We have no objection, in nci le, to the revised rear lot limits as observed on the pri P site. We trust this is the information you require." REPORT NO. : PD-16-84 Page 9 December 4, 1981 "Further to our correspondence of March 16, 1981 addressed to the Town of Newcastle regarding the above proposal , Authority staff has inspected a top of bank delineation at the request of the owner's consultant and has found this to be satisfactory. The latest revised draft plan date October 6, 1981 , proposing 26 lots generally addresses the concerns raised in our March , 1981 letter. We have no objection to this plan receiving draft approval subject to conditions: 1 . No grading, filling or construction shall occur on the site without the written approval of C.L.O.C.A. 2. Lots 18 to 2.6 inclusive shall be developed in accordance with site plans acceptable to the local municipality and the C.L.O.C.A. which indicates existing and proposed grades, site drainage, proposed erosion control measures and vegetation and the locations of all buildings and structures. 3. That the Owner agrees in the Subdivision Agreement: a) to abide by conditions on permits issued for the site by the C.L.O.C.A. ; b) to develop lots 18 to 26 in conformity with site plans approved by the Town of Newcastle and the C.L.O.C.A. A copy of the executed subdivision agreement , containing the noted provisions, will expedite our clearance of the plan of registration." STAFF COMMENTS: As noted in Staff Report PD-17-83, the staging policies within the Hamlet Plan play a key role in determining the amount and area of development within Enniskillen. The policies within Section 3.9.1 (1 ) , (ii ) and (iii ) would permit new development, although limit development to fifteen (15) lots per annum. Schedule 1 within the Hamlet * Plan (attached) identifies alphabetically the areas for expansion and is representative of the sequence for staging . . .10 REPORT NO. : PD-1.6-84 Page 10 1/ development in accordance with the availability of ground water supplies. Staff points out for Committee's consideration, that Section 9.3.1 (iii ) goes on to state, however, any lots approved in excess of the annual (15 lots per annum) shall be given a deferred designation in the implementing restricted area by-law and secondly, any development of a designated area for expansion shall be substantially completed prior to the Town considering further draft approvals within subsequent areas (applicable in this instance) . The draft approval issued for the Jeffery's subdivision (18T-2.4002) , within area A on Schedule 1 represents a total of twenty-two (22) lots. This would represent a period of approximately a year and a half - 15 lots per annum, within which building permits could not be issued for the subdivision application presently before Committee. Even if the Jeffrey' s subdivision were not to proceed immediately upon registration, a building permit could not be issued for 1927 Investments Limited until the second year following registration of the Jeffrey's subdivision. In consideration of the amendments to the Region of Durham Official Plan and Hamlet of Enniskillen Development Plan, staff have no objections to the approval of Plan Subdivision 18T-81013, subject to the conditions of draft approval as noted in Attachment No. 1 to this report. Furthermore, in consideration of the amendments to the Regional Official Plan ad Hamlet Plan, the following conditions have been added to the list of draft conditions as previously attached to Staff Report PD-17-83: . ..11 REPORT NO. : PD-16-84 Page 11 / i ) That the Owner agrees to satisfy the requirements of the Regional Health Unit representing the provision of drilled wells and septic systems. ii ) That the Owner covenants and agrees to the phasing of the plan of subdivision in accordance with the provisions of the Hamlet of Enniskillen Development Plan. Respectful u T.T. Edwards, M.C. I.P. Director of Planning LDT*TTE*jip January 3, 1984 *Attach. Applicant : 1927 Investment Limited 378 King Street West OSHAWA, Ontario. L1J 2K2 ATTN: Mr. L. Wallis ATTACHMENT TA HMENT 1 TO STAFF REPORT TOWN OF NEWCASTLE CONDITIONS FOR DRAFT APPROVAL SUBDIVISION APPLICATION 18T-81013 1 . Subject to confirmation to the satisfaction of the Town of Newcastle that lots 15 and 22 conform to the size restrictions within the Enniskillen Hamlet Plan ; this approval shall apply to a draft plan of subdivision dated March 14, 1980, prepared by Donevan and Fleischmann, and rev sed October 6, 1981 . 2. That the developer enter into a subdivision agreement with the Town of Newcastle. 3. That the Owner grant to the Town, free and clear of all encumbrances, all easements and dedications as requested. 4. That the Owner agrees to pay to the Town of Newcastle, the cash value of the five percent (5%) parkland dedication in lieu of the parkland. S. That the works be designated and constructed in accord- ance with the latest Town of Newcastle Design Criteria and Standards. 6. That the Owner dedicate property shown as Block "A" for the future road widening of Old Scugog Road. 7. That the Owner agrees to negotiate with the Town a cost sharing arrangement for the reconstruction of Old Scugog Road abutting their lands. 8. That a 0.3 metre reserve be created along the northerly property line between Old Scugog Road and Lot Number 12. 9. That the road allowances included in this draft plan be dedicated as public highways. 10. That the road allowances in the plan be named to the satisfaction of the Town of Newcastle and the Regional Municipality of Durham. 11 . That the Owner agrees to satisfy all other requirements of the Town of Newcastle, financial or otherwise. 12. That the necessary amendment to By-law 2111 , as amended, of the Former Township of Darlington, now in the Town of Newcastle, be approved and in effect. 13. That the Owner agrees, in writing to satisfy all requirements, financial and otherwise, of the Region of Durham. Page 2 ATTACHMENT 1 TO STAFF REPORT PD-16-84 TOWN OF NEWCASTLE CONDITIONS FOR DRAFT APPROVAL SUBDIVISION APPLICATION 18T-81013 14. That the Owner agrees : a) to satisfy the requirements of the Central Lake Ontario Conservation Authority as specified below: i ) no grading, filling or construction shall occur on the site without the written approval of the Central Lake Ontario Conservation Authority; ii ) Lots 18 to 26 inclusive shall be developed in accordance with site plans acceptable to the local municipality and the C.L.O.C.A. which indicate existing and proposed grades , site drainage, proposed erosion control measures and vegetation and the locations of all buildings and structures . iii) that the Owner agrees in the subdivision agreement : A. to abide by conditions on permits issued for the site by the C.L.O.C.A. ; B. to develop Lots 18 to 26 in conformity with site plans approved by the Town of Newcastle and the C.L.O.C.A. 15. That the Owner agrees to satisfy the Town' s rural fire protection requirements pursuant to By-law 81 -30. 16. That the Owner agrees to satisfy the requirements of the Regional Health Unit respecting the provision of drilled wells and septic systems. 17. That the Owner covenants and agrees to the phasing of the plan of subdivision in accordance with the provisions of the Hamlet of Enniskillen Development Plan. ENNISKILLEN ATTACHMENT SCHEDULE 1 HAMLI DEVELOPMENT PLA FOR ENNISKILLEN I I AMENDED BY ADDIN ALPHABETICAL IDENTIFICATION OF AREAS DISIGNATED FOR EXPANSION. Ii Ili 26 - c 38 it 44 Z 41- La