Loading...
HomeMy WebLinkAboutPD-8-83 y Q) CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director HAMPTON,ONTARIO LOB UO TEL.(416)263-2231 i REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF JANUARY 17, 1983 REPORT NO. : PD-8-83 SUBJECT: PROPOSED PLAN OF SUBDIVISION - DURCOURT DEVELOPMENTS LIMITED - PART LOTS 32, 33, CONC. 3, DARLINGTON - 18T-77047 FILE: S-A-1 -10-3 RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . That Report PD-8-83 be received; and 2. That the Ministry of Municipal Affairs and Housing be advised that the Town of Newcastle recommends that subdivision application 18T-77047 submitted by Durcourt Developments Limited be denied without prejudice at this time; and 3. That a copy of staff Report PD-8-83 be forwarded to the Ministry of Municipal Affairs and Housing and the Region of Durham. I I I Report No: PD-8-83 . . ./2 BACKGROUND: In May, 1977, an application for approval of a plan of subdivision was submitted by Durcourt Developments Limited to the Ministry of Housing and the Town of Newcastle. The application, which covered a 32.5 hectare (80.4 acre) parcel of land in Part of Lots 32 and 33, Concession 3, Former Township of Darlington (Courtice), proposed the creation of a total of four hundred and ninety-three (493) single family, semi -detached and townhousing units, with a population of approximately fifteen hundred (1 ,500) persons , a 5.7 hectare (14.2 acre) school /park site, and 3.2 hectares (8.0 acres) of open space associated with Farewell Creek. Full municipal services were proposed for the development. The subject site was designated "Urban Residential " and "Greenbelt" in the Darlington Official Plan and "D-Deferred Development" in Darlington By-law 2111 , as amended. Several of the agencies contacted through the circulation of the subdivision plan indicated their inability to comment on the proposal due to the absence of a comprehensive plan for the Courtice Area. In September, 1978, Council approved a staff recommendation that the preparation of staff comments on the Durcourt Subdivision proposal be suspended pending completion of the Courtice Secondary Plan. The Courtice Urban Area Plan, Amendment 12 to the Darlington Official Plan, was approved by the Ministry of Housing on June 6th, 1980. Policies in the Plan require the preparation of Neighbourhood Development Plans prior to the approval of plans of subdivision. Report No: PD-8-83 .. ./3 As well , both the Courtice Plan and the Durham Region Official Plan, which designates the subject property as "Residential " and "Major Open Space", indicate the presence of Hazard Lands and Environmentally Sensitive Lands on the site and, as such, require the preparation of an Environmental Analysis. Therefore, the Town commissioned an environmental study for this area of Courtice to use in the preparation of Neighbourhood Development Plans. The Courtice Urban Area Plan also makes reference to the Storm Water Management Study for the Courtice Urban Area being conducted jointly by the Central Lake Ontario Conservation Authority and the Town. This Study was begun in late 1979. The Plan specifies that the preparation of Neighbourhood Development Plans and the approval of plans of subdivision shall be subject to the findings of this Study. In July 1981 , Durcourt Developments Limited submitted a revised plan of subdivision to the Town and the Ministry of Housing which proposed the creation of four hundred and twenty-six (426) residential units. The revised proposal was circulated and the following is a summary of the comments received: Newcastle Public Works Department "We have reviewed the revised plan of subdivision and have no comments to offer at this time." Newcastle Fire Department j "The density is too high and the building lots are too small . There is insufficient access roads to the subdivision and vehicle response would be by Nash Road. i Report No: PD-8-83 . . ./4 The subdivision would require a municipal piped water system for fire protection in accordance with Durham Regional Works Department. The subdivision is within an acceptable travel distance and response time from Fire Station No. 4, Trull 's Road North. Population growth and development will require upgrading fire services, personnel and equipment." Newcastle Community Services Department "We have reviewed the plan for shared facilities, school and parklands, and agree with the application." Region of Durham Works Department "Sanitary sewer and water supply facilities can be provided by extensions of adequate size from the existing 600 mm trunk sewer and 600 mm trunk watermain abutting the south limit of the plan on Nash Road. Although there appears to be no major problems in servicing the subject land with sanitary sewers and water mains, we do, however, wish to bring to your attention the question of population density. The Regional Sewerage Monitoring Information indicates a density for this area of fifteen (15) persons per gross acre, whereas the subject plan is proposing a density of twenty (20) persons per gross acre. As you are aware, densities in excess of those established by the Regional Sewerage Plan Data, would eventually result in a decrease in densities for other developable lands within the same designated drainage area as the subject lands. We therefore request that this be taken into consideration in your review of this particular plan of subdivision. 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 : 1 . 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. i I Report No: PD-8-83 .. ./5 2. That the subdivider obtain and grant to the Regional Municipality of Durham, all easements required to provide Regional services for this development. The easement shall be in a location and of such width as determined by the Regional Municipality of Durham, and are to be granted with the execution of the subdivision agreement. 3. That engineering drawings for Regional services and the proposed final plan of subdivision be submitted to, and approved by the Regional Works Department prior to the preparation of the subdivision agreement. 4. That satisfactory arrangements be made for the financing of the Region 's share of servicing, if any, prior to the release of the final plan for registration. 5. That sanitary sewers and watermains be designed in accordance with those standards approved by the Regional Municipality of Durham. 6. That if this subdivision is to be developed by more than one registration, the subdivider be required to submit a plan showing the proposed phasing, all to the satisfaction of the Region. 7. That any existing sanitary or water services within the plan which are proposed to be relocated, be maintained in full service until such time as the new services have been completed and approved by the Region and that all costs incurred in relocating and abandoning of these services be borne by the subdivider. 8. That the owner agrees , in writing, to satisfy all requirements, financial and otherwise, of the Region concerning the provision of roads, sewers, water and other Regional services. 9. That the subdivider provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of the plan which are required to service such plan. In addition, the subdivider is to provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to his subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed as per the standards and requirements of the Regional Works Department ; all arrangements, financial and otherwise, for said extensions are to be to the satisfaction of the Regional Municipality of Durham and are to be completed prior to release of the final plan for registration. zw Report No: PD-8-83 . . ./6 10. That prior to entering into a subdivision agreement , the Region is to be satisfied that adequate water pollution control plant and water supply plant capacity is available to service the subject development." Central Lake Ontario Conservation Authority "The revised subdivision proposal is similar to that reviewed by the Authority in January 1979. Our comments at that time indicated the Authority's concerns for the environmental sensitivity of the lands in question. Essentially, the Authority 's concerns were as follows : 1 . The potential erosive effects that may result from the discharge of storm water after the extensive dewatering necessary to permit development; and 2. The potential degrading, either by increased temperatures, sedimentation and/or turbidity of waters known to contain anadromous fish population; and 3. The potential loss of significant wildlife habitat. The site of the subject application is documented as exhibiting the highest level of sensitivity in the Environmental Sensitivity Mapping Project for the Central Lake Ontario Conservation Authority. Further, site specific environmental analyses conducted by Authority staff have substantiated and expanded upon the description of the site given in the Sensitive Areas Report. Significant constraints to development are represented by diverse wildlife and vegetative communities, areas of high water table, ground water recharge and base flow to the Farewell Creek, and the broader, sub-regional role the site plays as a component in the continuum of forest cover in this area of the beaches of former Lake Iriquois. The Authority's policy regarding sensitive areas is to support only those development proposals which demonstrate, through an Environmental Impact Statement, that the environmental attributes of a site will be satisfactorily maintained should development proceed. As of this writing, the Authority has yet to receive such a submission. Based on the above, we are unable at this time to lend our support to this plan of subdivision." �J Report No: PD-8-83 . ../7 Ministry of Natural Resources "This revised plan of subdivision has been reviewed and discussed. While we have no objections to the principle of development occuring on this site, we think it would be premature to give draft approval to the present plan without further information on site drainage. Most of this site has been designated as an "Environmentally Sensitive Area" by Amendment 19 to the Durham Official Plan. Our biologists are most concerned about the potential for degradation of the sensitive Farewell Creek fish habitat. The portion of Farewell Creek adjacent to this property contains important sport fish species, such as rainbow trout and brown trout. These "cold water" species require cool water temperatures. Low water temperatures are maintained by ground water seepage into the stream and by overstorey tree cover. The development of this property, whereby surface run-off is increased and groundwater flow is decreased, will potentially cause an increase in creek water temperatures. The removal of tree cover adjacent to inflow and tributaries can also cause increased temperatures. Development of this site could also lead to sedimentation over fish spawning sites, if poorly stabilized fill is carried by surface run-off to the creek. We understand that the Central Lake Ontario Conservation Authority also has concerns about this site, and that they and the Town of Newcastle were working with a consulting firm about Environmental Policies for the Courtice Area. The findings of that Study should be considered in the design and approval of this plan. Based on the above, we recommend that before reconsideration of this plan, the developer will provide a preliminary Engineer' s Report pertaining to this property. This Report must be acceptable to us and will include a Drainage and Sedimentation Control Study showing either that the Farewell Creek Fishery will not be degraded by development of this site, or how degradation will be prevented. We will be prepared to reconsider this subdivision plan subsequent to receiving the required study." Report No: PD-8-83 .. ./8 COMMENTS: The Courtice Environmental Impact Analysis, which was completed in May, 1981 , identified very significant development constraints within the area covered by the Durcourt proposal . On July 20th, 1981 , the Planning and Development Committee of Council resolved to table the final Report pending receipt of comments from the Region of Durham on the Study. At its September 26th, 1981 meeting, Regional Council reviewed the Environmental Study and resolved that it is satisfied that the Study provides a reasonable basis for the preparation of Neighbourhood Development Plans. As well , the Courtice Storm Water Management Study was completed in October, 1980. This Study recommended a system of storage ponds at each trunk sewer outfall as the optimum scheme to minimize the adverse effects of storm water drainage resulting from the urbanization of the Black Creek/Farewell Creek catchment areas. On May 25th, 1982, Council approved the Neighbourhood Development Plan for the Courtice North Neighbourhood 3A, which covers the subject subdivision. The Plan sets out specific guidelines and criteria that are based on the findings of the Courtice Environmental Impact Analysis and the Courtice Storm Water Management Study, and that are intended to protect the sensitive environmental features of the Neighbourhood. Staff re-examined the Durcourt proposal in the context of the approved Neighbourhood Plan and identified a number of design details upon which the subdivision differs from the Neighbourhood Plan, including population density, road layout and intrusion of the proposed development into the Open Space System. �C- Report No: PD-8-83 .. ./9 Staff advised Durcourt Developments of these design discrepancies in late September, and indicated that the subdivision plan required a major redesign in order to bring the plan into conformity with the Courtice North Neighbourhood 3A Development Plan. A copy of the staff * letter to Durcourt Developments is attached for Council ' s information. * However, in a letter dated October 12th, 1982 (attached), Durcourt Developments indicated their unwillingness to modify the design of the proposed subdivision. As such, staff recommends that the Ministry of Housing be advised that the Town of Newcastle recommends that subdivision application 18T-77047 be denied without prejudice at this time. Res ectfull p y,submitted, `T. T. Edwards, M.C. I.P. Director of Planning JAS*TTE*mjc V December 17, 1982 Applicant: Mr. Harrie Wertheim Harrie Wertheim Ltd. Suite 102 3311 Bayview Avenue WILLOWDALE, Ontario M2K 1G4 i