HomeMy WebLinkAboutPD-151-82 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 SEPTEMBER 27, 1982
REPORT NO. : PD-151 -82
SUBJECT: AMENDMENT TO COURTICE WEST NEIGHBOURHOOD
DEVELOPMENT PLAN - PROPOSED PLAN OF
SUBDIVISION - RIZNEK PROPERTY
FILE: 18T-81015
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the
following:
1 . That Report PD-151 -82 be received; and
2. That Council approve Amendment No. 2 to the
Courtice West Neighbourhood Development Plan,
* attached to this Report as Attachment 1 , and
that the Region of Durham be so advised; and
3. That the Region of Durham be advised that the
* Town of Newcastle recommends approval of Plan
18T-81015, as revised in red and attached to
* this Report as Attachment 2, and subject to the
conditions contained in Attachment 3 to this
Report ; and
4. That a copy of Staff Report PD-151 -82 be
* forwarded to the Region of Durham.
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Report No: PD-151 -82 .../2
BACKGROUND:
At its meeting of June 28th, 1980, Council passed a
resolution to approve, in part, the Courtice West
Neighbourhood Plan. The part of the Plan which was not
approved was an 8.13 hectare (20 acre) parcel of land owned
by Mr. J. Riznek. Mr. Riznek had, at the time, indicated
that he was considering making application for an Official
Plan Amendment and Council , therefore, felt that approval
for these lands should be deferred.
In April 1981 , Mr. Riznek submitted an application for
approval of a plan of subdivision for the deferred land to
the Region of Durham and the Town of Newcastle. The
application proposed the creation of eighty-two (82) single
family residential lots, with an anticipated population of
approximately three hundred (300) persons, a 0.41 hectare
(1 .0 acre) park block, a 0.8 hectare (2.0 acre) commercial
block, and a 0.61 hectare (1 .5 acre) block for future
development. The subject site is designated "Residential "
in both the Durham Region Official Plan and the Courtice
Urban Area Plan.
In accordance with Department procedures, the application
was circulated to various departments and agencies for
comment. The following is a summary of the comments
received:
Town of Newcastle Public Works Department
"As requested, we have reviewed the application for
subdivision and submit the following comments:
1 . That the developer enter into a Subdivision Agreement
with the Town and the Public Works Department be kept
informed of the status of same at all times.
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Report No: PD-151 -82 . . ./3
2. That the developer grant to the Town, free and clear of
any encumbrances, all easements which may be required.
3. That all works be constructed in accordance with the
Town of Newcastle Design Criteria and Standard Drawings.
4. That the developer reconstruct, to the Town's
Standards, Nash Road within the limits of the subdivision.
5. That the developer reconstruct, to the Town's
Standards , Given Road, from Highway No. 2 to Nash Road.
6. That the developer dedicate to the Town, Block 86 as a
road widening, to facilitate full road reconstruction.
7. That all storm systems be designed to accommodate the
recommendations of the Courtice Storm Water Management
Study."
Town of Newcastle Fire Department
"The proposed development site is located within
approximately 1 .5 miles of the existing Trull 's Road North
Fire Station No. 4. This is an acceptable travel distance
and response time for residential districts.
As population and development increases, Fire Department
personnel and equipment must be upgraded to accommodate good
coverage for the area to be protected.
Municipal water supply for fire protection to be in
accordance with Region of Durham policy, with a minimum of
five hundred (500) G.P.M. fire-flow and twenty (20) P.S. I.
residual pressure."
Town of Newcastle Community Services Department
"We have inspected the land in question regarding park
development for community use, and concur with the site."
Region of Durham Planning Department
"The proposal appears to conform to the land use
designations of both the Durham Regional Official Plan and
the Darlington Plan. The Darlington Plan requires
preparation of a Neighbourhood Plan prior to approval of
plans of subdivision , and the subject property falls within
the Courtice West Neighbourhood Plan, which has been adopted
by Council . However, because your property has been
deferred for consideration by the Newcastle Town Council , an
amendment to the Neighbourhood Plan is required in order to
implement the proposed subdivision."
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Report No: PD-151 -82 .. ./4
Region of Durham Works Department
"Full municipal services are available to the proposal by
way of extensions from the existing services on Nash and
Given Roads. The proper sizes for such extensions will be
established at such time as the engineering submission is
processed.
Based on the foregoing, we have no objection to further
processing of this draft plan, subject to the condition that
adequate sewer and water capacity is available at the time
of signing of a subdivision agreement.
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.
2. 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 determined by the
Regional Municipality of Durham and are to be granted with
the execution of the subdivision agreement .
3. That the 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 Regional Municipality of Durham.
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Report No: PD-151 -82 .. ./5
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 Regional Municipality of
Durham 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 of
Durham concerning the provision of roads, sewers, water and
other Regional services.
9. That the subdivider provide for the extension of such
trunk 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 to provide for the extension of trunk 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 to be designed and constructed as per the
standards and requirements of the Works Department of the
Regional Municipality of Durham; 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.
10. That prior to entering into a subdivision agreement ,
the Regional Municipality of Durham is to be satisfied that
adequate water pollution control plant and water supply
plant capacity is available to service the subject
development."
Durham Regional Health Unit
"No objection as the subdivision will be provided with
municipal sewerage and water supply systems."
Northumberland and Newcastle Board of Education
"No objection, but school bus transportation will be
required."
Peterborough-Victoria-Northumberland and Newcastle Separate
School Boar
"No objection"
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Report No: PD-151-82 .. ./6
Central Lake Ontario Conservation Authority
"The subject lands are situated within the water shed of the
Farewell Creek. The reach of the stream in proximity to the
proposed development is designated highly sensitive in the
Authority's Sensitive Areas Report , based on forest and cold
water fishery concerns. The site is also included in the
area reviewed by the Courtice Storm Water Management Study,
completed in October 1980. Erosion and sedimentation
control during the earth-moving phase and controls on
post-development storm run-off are required.
Based on the above, we have no objections to 18T-81015
receiving draft approval , subject to conditions :
1 . No grading, filling or construction is to occur on the
site without the written approval of the Central Lake
Ontario Conservation Authority.
2. Prior to final approval , the applicant shall submit a
Storm Water Management Plan for the site to the Central Lake
Ontario Conservation Authority which addresses changes in
the rate and quality of post-development storm run-off and
base flow to Farewell Creek to the satisfaction of that
agency.
3. That the Subdivision Agreement contain provisions
wherein the owner agrees:
a) to obtain the written permission of the Central Lake
Ontario Conservation Authority prior to commencing any
grading, filling or construction on the site; and
b) to carry out the Storm Water Management Plan for the
site as approved by the Central Lake Ontario
Conservation Authority.
A copy of the signed subdivision agreement which contains
these provisions should be forwarded to the Authority to
expedite our final clearance of the plans of subdivision."
Ministry of Natural Resources
"No objection"
Ministry of Transportation and Communications
"We request the dedication of approximately 5.4 metres for
road widening purposes and a 0.3 metre reserve where the
proposed plan abuts Highway No. 2."
Report No: PD-151 -82 . . ./7
Ministry of the Environment
"The only concern which has been identified relates to a
slight noise level excess on Lots 40-47 inclusive due to
vehicular traffic movement on Highway 2. It is therefore
recommended that draft approval be conditional upon the
following clause being included in a portion of the
subdivider's agreement to be registered against titles of
Lots 40-47 inclusive:
"Due to the proximity of this development to Highway 2, and
in view of increasing traffic volume, noise levels on this
property may become of concern occasionally interfering with
some activities of the dwelling occupants.""
Ministry of Food and Agriculture
"No objection"
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Bell Canada
"No objection"
Consumers Gas
"No objection"
Ontario Hydro
"We have no objection to the proposal . However, we request
that your approval of the plan be withheld until a sixty-six
foot (66' ) easement, located across the extreme north end of
the subdivision parallel to Nash Road, be released in favour
of Ontario Hydro."
As indicated by the Region of Durham Planning Department ,
the designations for the area subject to this subdivision
proposal were not approved at the time the Courtice West
Neighbourhood Development Plan was adopted by Council .
Report No: PD-151 -82 . . ./8
Therefore, an amendment to the Neighbourhood Plan is
required prior to any development being permitted on these
lands. The subdivision plan submitted by the Owner of the
deferred lands generally conforms to the Neighbourhood Plan
Designation shown in the Neighbourhood Development Plan. As
such, Council authorized staff to publish a public notice
advising the public of a proposal to amend the Courtice West
Neighbourhood Development Plan to approve the designations
indicated in the Neighbourhood Plan for the subject site.
No objections to the proposed amendment were received.
COMMENTS:
In reviewing the proposed plan of subdivision, Planning
Department staff identified two design aspects that require
modification in order to bring the plan into conformity with
the requirements of the Courtice West Neighbourhood
Development Plan. The proposed plan designates a 0.81
hectare (2 acre) block, being Block 85, for neighbourhood
commercial uses. Convenience commercial uses are permitted
in "Residential " areas; however, the Courtice Urban Area
Plan limits the floor space for these types of uses to
approximately 464.5 square metres (5,000 square feet).
Therefore, the commercial block, as proposed, seems too
large given this floor space limitation.
As well , Block 84 on -the proposed plan is 0.41 hectares (1 .0
acres) in size and is intended for dedication as parkland.
With an anticipated population of approximately three
hundred (300) persons for the subdivision, this amount of
parkland would fall somewhat short of the five acre/one
thousand population guideline for local parks set out in the
Durham Official Plan and 0.3 hectare (0.7 acres) less than
the area required by the Neigbourhood Plan.
Report No: PD-151 -82 . ../9
Staff therefore recommend modifying the subdivision design
as indicated on the red-line revision included as Attachment
2, to reduce the area of the Neighbourhood Commercial site
(Block 85) to 0.30 hectares (0.75 acres) and to increase the
area of the parkland site (Block 84) to 0.56 hectares (1 .38
acres) , with compensating changes being made to the number
and size of lots on the adjacent lands.
Point 7 made by the Town of Newcastle Public Works
Department would require all storm systems to be designed to
accomodate the recommendations of the Courtice Storm Water
Management Study. Inasmuch as Council has not yet adopted a
position with respect to this study, staff feel it would be
sufficient and appropriate for the storm water management
schemes to recognize the findings and recommendations of the
Courtice Storm Water Management Study, and municipal
policies arising from it.
In addition, the conditions for draft approval suggested by
the Central Lake Ontario Conservation Authority include a
recommendation that the applicant submit to the Authority a
storm water management plan for the site. It is therefore
recommended that the following clause be included in the
Town 's conditions of draft plan approval :
"Prior to final approval , the applicant shall submit a storm
water management plan for the site to the Central Lake
Ontario Conservation Authority, which shall :
a) address changes in the rate and quality of
post-development storm run-off and base flow to Farewell
Creek to the satisfaction of that agency; and
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Report No: PD-151 -82 . . ./10
b) recognize the findings and recommendations of the
Courtice Storm Water Management Study, and Town of
Newcastle policies arising from said Study."
In recent telephone discussions held with Ontario Hydro
regarding the 66 foot easement across the north end of the
subdivision, Town staff learned that the easement , which
Ontario Hydro currently possesses, is no longer required by
the company. Therefore, Ontario Hydro is recommending that
Town approval of the subject subdivision be withheld until
the easement is acquired by the subdivision developer. As
indicated in Point 8a of the proposed Town Conditions of
Draft Plan Approval however, staff feel that the issue can
be dealt with adequately in the Subdivision Agreement
negotiated between the Town and 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 of its approval of Amendment No. 2 to the Courtice
West Neighbourhood Development Plan, and that the Town of
Newcastle has no objections to the approval of draft plan of
subdivision 18T-81015, subject to the revisions made in red
and attached hereto as Attachment 2, and subject to the
conditions outlined in Attachment 3 hereto, and that a copy
of this Report be forwarded to the Region of Durham for
their information.
Respec 1 s mitted,
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T. T. Edwards, M.C. I.P.
Director of Planning
JAS*TTE*mjc
September 8, 1982
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ATTACHMENT 1 to REPORT PD-151 -82
AMENDMENT NO. 2 TO THE COURTICE WEST NEIGHBOURHOOD
DEVELOMENT PLAN
PURPOSE OF THE AMENDMENT: The purpose of the subject
amendment is to approve the Neighbourhood Plan designations
of the lands designated on Schedule 'T' hereto, being an
area for which Neighbourhood Plan approvals were deferred by
w Council pending further submissions by the applicant.
BASIS OF AMENDMENT: Approval of the designations
on the lands subject to this amendment were deferred by
Council in July of 1980 in order to allow the consideration
of a land use proposal which was not in conformity with the
draft Neighbourhood Plan Land Use Designations. The owner
of the deferred lands has now submitted a development
proposal which generally conforms to the Neighbourhood Plan
Designations which are outlined and on the Approved Schedule
"1" to the Courtice West Neighbourhood Plan and which were
not approved when the balance of the Plan was approved by
Council .
The Neighbourhood Plan Designations within the area affected
by this amendment are based on the designations and policy
guidelines set out in the Courtice Urban Area Plan
(Amendment # 12 to the Official Plan of the Former Township
of Darlington) . The designations within the area subject to
this amendment were reviewed by the public and various
affected agencies prior to June 28th, 1980.
ACTUAL AMENDMENT: Schedule "1" to the
Neighbourhood Development Plan for the Courtice West
Neighbourhood as approved by Council on June 28th, 1980 is
hereby amended by the approval of the land use designations
within the area outlined on Schedule 'T' to this amendment
and by deleting from said Schedule "1 " the explanatory note
and all references thereto contained thereon.
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SCHEDULE 'Xt TO AMENDM ENT 2
TO THE COURTICE (NEST
.NEIGHBOURHOOD DEVELOPMENT PLAN
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EXPLANATORY NOTE
0 ioo 200 400ft, NEIGHBOURHOOD PLAN LAND USE
200 5o DESIGNATIONS APPROVED BY AMENDMENT 2,
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' � � ��Nrrrt/[//� �.��■ 1 ' 1 is �? ,l��' ,i t
r M ATTACHMENT 2 TO REPORT PD-1 51 -82
PORTION OF RED-LINE REVISION OF
PLAN OF SUBDIVISION 18T-81015
ATTACHMENT 3 TO REPORT PD-151 -82
TOWN CONDITIONS OF DRAFT PLAN APPROVAL 18T-81015
1 . That this approval shall apply to a draft plan of
subdivision dated January 5th, 1981 , and revised in red,
copy attached, showing 86 lots and 6 blocks.
2. That the developer agrees to enter into an agreement for
the upgrading of the road allowances known as Nash Road and
Given Road within the limits of the subdivision.
3. That a 0.3 metre (1 foot) reserve, Block 87, along
Highway No. 2, be extended east to the western edge of Given
Road.
4. That all road allowances in this draft plan be dedicated
as public highways.
5. That the streets in the plan be named to the
satisfaction of the Town of Newcastle.
6. That all 0.3 metre (1 foot) reserves and road widenings
shown on the revised plan be dedicated free and clear of all
encumbrances to the appropriate authority having
jurisdiction over the abutting roads.
7. That prior to final approval the applicant shall submit
to the Central Lake Ontario Conservation Authority a Storm
Water Management Plan for the site, which shall :
a) address changes in the rate and quality of
post-development storm run-off and base flow to Farewell
Creek to the satisfaction of that agency; and
b) recognize the findings and recommendations of the
Courtice Storm Water Management Study and Town of
Newcastle policies arising from said Study.
8. 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 Central Lake Ontario
Conservation Authority, the Ministry of Transportation
and Communications, the Ministry of the Environment and
Ontario Hydro relative to the development of the subject
lands;
b) to satisfy all requirements of the Town of Newcastle,
financial or otherwise, including but not being limited
to the management of storm water drainage, and the
reconstruction of abutting roads.
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Page 2 of ATTACHMENT 3 TO REPORT PD-151 -82
TOWN CONDITIONS OF DRAFT PLAN APPROVAL 18T-81015, Cont'd
c) to design and construct all works in accordance with the
Town of Newcastle Design Criteria.
9. That the necessary amendment to By-law 2.111 , as amended,
of the Former Township of Darlington, now in the Town of
Newcastle, be approved and in effect.
10. That the Owner agrees in writing to satisfy all
requirements, financial or otherwise, of the Region of
Durham.
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