HomeMy WebLinkAboutPD-92-85 � C6�
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CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1,10 TEL.(416)263-2231
REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING
OF JUNE 17, 1985
REPORT NO. : PD-92-85
SUBJECT: PROPOSED PLAN OF SUBDIVISION - CHIBRA DEVELOPMENTS
PART LOTS 29 and 30, CONCESSION 1, NEWCASTLE VILLAGE
FILE: 18T-84011
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1 . That Report PD-92-85 be received; and
2. That the Region of Durham be advised that the Town of
Newcastle has no objection to draft approval of Plan
of Subdivision 18T-84011, as revised in red and
* attached to this report as Attachment No. 2 and
* subject to the conditions as outlined on Attachment
No. 3 to this report ; and
3. That a copy of Staff Report PD-92-85 and Council ' s
decision be forwarded to the Region of Durham and the
applicant.
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REPORT NO. : PD-92-85 Page 2
BACKGROUND:
On May 29, 1984, the Region of Durham forwarded to the Town of
Newcastle proposed Plan of Subdivision 18T-84011 submitted by
Chibra Developments Limited. The plan proposed the creation of
nineteen (19) residential lots on a 1 .766 hectare parcel located in
Part of Lot 30, Concession 1, south of King Street in Newcastle
Village.
In December, 1984, the applicant applied to -the Region of Durham
Land Division Committee to sever an existing duplex dwelling
included within the proposed plan of subdivision, as well as a
single family dwelling located on additional lands owned by the
applicant in Lot 29 immediately to the east. Both severance
applications proposed that the two (2) new lots have direct access
to King Street.
As a result of discussions with Town Staff, the applicant submitted
a revised plan of subdivision which covers 7 hectares and includes
both of the severed lots. This revised plan provided for access to
be provided to the two (2) severed lots from internal roads once
the lands covered by the revised plan of subdivision are developed.
The two (2) severance applications were subsequently revised
accordingly and approved by the Land Division Committee.
The original and revised plans of subdivision were circulated to
various departments and agencies for comment. The following is a
summary of the major comments received as they relate to the
revised plan:
Town of Newcastle Public Works Department
- Road A (which connects with Highway No. 2) is designated as a
collector and should be designed to that classification of road
- Road B should be terminated with a temporary turning circle
. . .3
REPORT NO. : PD-92-85 Page 3
Town of Newcastle Public Works Department (Cont'd)
- That the developer provide adequate illumination for the inter-
section at Highway No. 2 and for the frontage of the subject
property to Highway No. 2
- That the developer accommodate the requirements for pedestrian
access to the downtown area by means of a concrete sidewalk.
Town of Newcastle Community Services Department
"We recommend cash-in-lieu of 5% park dedication".
Region of Durham Works Department
"Municipal water is available to the proposal through the abutting
watermain along Highway No. 2 which presently terminates in the
vicinity of Lot 10 of the proposed plan.
The existing sanitary sewer on Highway No. 2 and the receiving
pumping station on North Street will provide the necessary
servicing capacity to accommodate this proposal . However, due to
the constraints of the grade and depth of the receiving sanitary
sewer, there are probably some problems for servicing of Lots 38 to
42 inclusive. The exact situation is anticipated to be established
when our design Staff have an opportunity to review the detail
design of the proposed services. For this reason , development of
Lots 38 to 42 inclusive may have to be withheld until an outfall is
available to the south. In addition, oversizing of sanitary sewers
within the subject plan is required for the purpose of servicing
those vacant lands north of Highway No. 2.
Based on the foregoing, we have no objection to further processing
of this draft plan".
Northumberland and Newcastle Board of Education
"The Board has no objections to the proposed subdivision. They
have expressed a concern that the Town , in its planning, make
provisions for adequate sidewalks and/or pedestrian walkways to
service potential students walking along major or busy thorough-
fares".
. . .4
� (b)
REPORT NO. : PD-92-85 Page 4
Ministry of Natural Resources
"The main concern of Ministry Staff with this proposal is the
potential for erosion and sedimentation in the valley lands
immediately east of the site, and the affects on Foster Creek and
the wetlands downstream at the mouth of Wilmot Creek. The wetland
area is a significant warm-water fish spawning habitat and should
be protected against excess sedimentation resulting from upstream
development activity. We note that the valley lands are
appropriately zoned "Environmental Protection (EP)" in By-law
84-63; however, grading and filling works within the valley during
construction should be controlled.
Based on the above, the Ministry of Natural Resources has no
objections to the approval of this proposal subject to the
following conditions :
1 . Prior to any grading or construction on the site, the Owner
shall erect a snow fence or other suitable barrier along the
eastern boundary of the subject proposal . This barrier shall
remain in place until all grading, construction and landscaping
of -the site are completed, and shall be maintained to prevent
the placing of fill or removal of vegetation within the valley
lands of Foster Creek.
2. The above requirements shall be incorporated into the
subdivision agreement in wording acceptable to the Ministry of
Natural Resources."
Ganaraska Region Conservation Authority
"Portions of the proposed walkway and the lots located along the
eastern boundary of the subject proposal are within the fill limit
for Foster Creek. No fill can be placed or dumped, permanently or
temporarily, in the above area without first securing a permit from
the Conservation Authority. We would suggest that the subdivision
agreement refer to the Owner's requirement to comply with the flood
and fill regulation as administered by the Conservation
Authority".
Ministry of Transportation and Communications
"We recommend dedication of the 5 metre widening along the Highway
No. 2 frontage of the subject proposal and conveyance of a 0.3
metre reserve along those lots included in the subject proposal
which will back onto Highway No. 2."
. . .5
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REPORT NO. : PD-92-85 Page 5
COMMENT:
The subject subdivision proposal is located within Residential
Neighbourhood 2A as identified by the Newcastle Village Small Urban
Area Plan. This neighbourhood is more commonly referred to as the
southwest quadrant. The Urban Area Plan states that development
plans may be prepared for residential neighbourhoods within the
Urban Area. Staff have prepared a conceptual development plan for
the southwest quadrant. This conceptual neighbourhood plan also
includes draft approved Plan 18T-19720, which is currently being
developed by Foster Creek Developments, and two other subdivision
proposals which are not, as of yet, draft approved. A copy of this
* concept plan is included as Attachment No. 1 hereto.
The Urban Area Plan provides for a population of 1 ,640 persons for
the southwest quadrant and states that the density of residential
development within Newcastle Village shall generally be restricted
to low and medium density, with an overall average density not to
exceed 14 units per net residential hectare. The subject
subdivision plan, which proposes the creation of eighty-four (84)
single family lots, would conform to the density requirements of
the Official Plan and would not prejudice the developability of
undeveloped lands within the neighbourhood.
The Urban Area Plan indicates a neighbourhood park in the central
portion of the southwest quadrant. Staff propose to locate this
park on other subdivision lands within the neighbourhood.
Accordingly, Community Services Department has recommended cash-in-
lieu of the parkland dedication. This requirement has been
included as one of the Town 's conditions of draft approval (see
* Attachment No. 3) .
. . ,6
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REPORT NO. : PD-92-85 Page 6
The Region of Durham Works Department has indicated that full
municipal services will be available to the subject subdivision,
but that the development of Lots 38 to 42 inclusive may have to be
delayed due to servicing constraints. Staff have therefore
included in the Town 's conditions of draft approval , a clause which
stipulates that Lots 38 through 42 not be permitted to develop
until such time as full municipal services are available to the
lots.
A number of external agencies have identified issues that will
require attention prior to the subject subdivision proposal being
given final approval . The Ministry of Natural Resources and the
Ganaraska Region Conservation Authority have both expressed a
concern with the proximity of the subject subdivision to Foster
Creek. Both agencies have recommended that appropriate wording be
included in the subdivision agreement to mitigate the effects of
development on the creek and the associated valley lands. Staff
have also included in the Town 's conditions of draft approval ,
clauses stating that the requirements of the Ministry of Natural
Resources and the Conservation Authority be satisfied prior to
final approval of the plan.
The Public School Board has requested that adequate sidewalks
and/or pedestrian walkways along major or busy thoroughfares be
provided for students living in the subject subdivision. Staff
note that sidewalks will be constructed within the subdivision
itself and will be provided for in the Town 's subdivision
agreement. As well , the Town Public Works Department stated, in
its comments on the subdivision proposal , that the developer will
be required to make a financial contribution towards the
construction of a sidewalk along the south side of Highway No. 2
connecting the proposed walkway between Lots 31 and 32 to the
i
downtown. This latter requirement has been included as one of the
Town 's conditions of draft approval .
REPORT NO. : PD-92-85 Page 7
Block D of the subdivision is proposed to serve as a walkway
connecting sidewalks in the subdivision to those to be constructed
along Highway No. 2.
Staff note that the remaining requirements as identified by the
Public Works Department are standard requirements and will be
addressed through the subdivision agreement with the developer.
Based on the comments received, Staff have no objection to the
approval of the proposed plan of subdivision as revised, and
subject to the specified conditions.
It is therefore recommended that Council advise the Region of
Durham that the Town of Newcastle has no objections to the approval
of draft plan of subdivision 18T-84011 , subject to the revisions
* made in red and attached hereto as Attachment No. 2, and subject to
* the conditions outlined in Attachment No.3 hereto. It is also
recommended that a copy of this report and Council 's decision be
forwarded to the Region of Durham for their information.
Respectf tted,
T.T. Edwards, M.C.I.P.
Director of Planning
JAS*TTE*jip
*Attach.
May 29, 1985
Applicant: Mr. Edmond Vanhaverbeke
c/o Chibra Development Corporation
and Syvan Developments Limited
214 King Street East
BOWMANVILLE, Ontario
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1 u (b)
ATTACHMENT NO. 3 TO REPORT PD-92-85
TOWN'S CONDITIONS OF DRAFT PLAN APPROVAL 18T-84011
1 . That this approval shall apply to a draft plan of subdivision
dated February 8, 1985 and revised in red, copy attached,
which indicates eighty-five (85) lots and four (4) blocks.
2. That all road allowances in this draft plan be dedicated as
public highways.
3. That the streets in the plan be named to the satisfaction of
the Town of Newcastle.
4. That all road widenings be dedicated free and clear of all
encumbrances to the appropriate Authority having jurisdiction
over the abutting roads.
5. That the Owner shall enter into a Subdivision Agreement with
the Town of Newcastle to include, in addition to the Town 's
usual requirements, the following provisions.
The Owner agrees:
a) to satisfy the requirements of the Ministry of Natural
Resources relative to the development of the subject
lands;
b) to satisfy the requirements of the Ganaraska Region
Conservation Authority relative to the development of the
subject lands;
c) to satisfy all requirements of the Town of Newcastle,
financial or otherwise, including but not limited to the
management of stormwater drainage;
d) to design and construct all works in accordance with the
Town of Newcastle Design Criteria;
e) to grant free and clear of any encumbrances, any easements
required by the Town of Newcastle;
f) to dedicate gratuitously to the Town of Newcastle for
pedestrian walkway purposes, Block D;
g) to construct -to Town standard 's, a walkway over Block D
and to make a financial contribution to the Town of
Newcastle towards the construction of a concrete sidewalk
along the south side of Highway No. 2 from Block D, east
to Baldwin Street to pay to the municipality cash-in-lieu
of a five percent (5%) parkland dedication.
. . ,2
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Page 2 ATTACHMENT NO. 3 TO REPORT PD-92-85
TOWN'S CONDITIONS OF DRAFT PLAN APPROVAL 18T-84011
6. That the necessary amendment to By-law 84-63, as amended, of
the Town of Newcastle, be approved and in effect.
7. That the Owner agrees, in writing, to satisfy all
requirements, financial or otherwise, of the Region of
Durham.
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DURHAM
May 31, 1984
The Regional
Municipality
of Durham
Planning Mr. T.T. Edwards
Department Planning Director
Box 623 Town of Newcastle
105 Consumers Dr. Municipal Office
Whitby, Ontario
Canada, LIN 6A3 Hampton, Ontario
(416)668-7731
DR. M. R. MICHAEL, M.C.I.P. Dear Mr. Edwards:
Commissioner of Planning
Re: Applicqtion for Approval of Plan of Subdivision
File N6,,-18T-84011 )
Owner/WT`i-CA-htf' Chibra Dev. Corp. & Syvan Dev. Ltd.
Location: Lot 30, Concession 1
Municipality: Town of Newcastle
The Regional Municipality of Durham has received an
application for approval of a plan of subdivision. Ten
copies of the proposed plan are attached herein. We
respectfully request your Council 's comments on this proposal
within 60 days from the date of this letter.
In responding would you please take into consideration any
requirements which must satisfy your municipality prior to
final approval of the plan, the manner in which the applicant
is to comply with your requirements and the manner in which
the plan requires change in design.
A copy of the list of circulated agencies is also enclosed
for your information. In order to expedite the process, we
have asked the agencies to forward copy of their comments to
your office.
Yours very truly,
Franklin Wu
Senior Planner
:cm
enc;s.
L/ Mr. D. Oakes