HomeMy WebLinkAboutPD-125-83 4
CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1JO TEL.(416)263-2231
REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
MEETING OF SEPTEMBER 19, 1983
REPORT NO. : PD-125-83
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SUBJECT: PROPOSED PLAN OF SUBDIVISION
TEKLA PERUN PROPERTY - COURTICE
FILE: 18T-77041
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the
following :
1 . That Report PD-125-83 be received; and
2. That Ministry of Municipal Affairs and Housing
be advised that the Town of Newcastle has no
* objection to draft approval of Plan 18T-77041 ,
as revised in red and attached to this Report
* as Attachment 1 , and subject to the conditions
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contained in Attachment 2 to Staff Report No.
PD-125-83; and
3. That a copy of Staff Report PD-125-83 be
forwarded to the Ministry of Municipal Affairs
and Housing, the Region of Durham, and the
applicant.
Y,
Report No: PD-125-83 . . ./2
BACKGROUND:
In April , 1977, a proposed plan of subdivision for a 6.9 ha
(17.0 acre) parcel of land in Courtice was submitted to the
Ministry of Housing and the Town of Newcastle by Mr. Ivan
Perun. The application proposed the creation of
twenty-three (23) single-family residential lots and
ninety-eight (98) semi-detached residential lots with
municipal sewer and water services to be provided. The
subject site is designated "Residential" and "Hazard Lands"
in the Durham Regional Official Plan and "Urban Residential "
in the Official Plan of the former Township of Darlington.
In July of 1980, a revised draft plan was submitted
proposing sixty-three (63) single family lots and a 0.68 ha
(1 .68 acre) park site.
The following is a summary of the comments received as a
result of the Departmential circulation :
Town of Newcastle Public Works Department
"l . Storm drainage report is required, providing pertinent
information regarding outlets, run-off, etc.
2. Improvements are required to Trull 's Road where
abutting the subject lands.
3. The subject application for subdivision is premature
until a water management study is completed."
Town of Newcastle Community Services Department
"We agree with the location and area of the site."
Peterborough-Victoria-Northumberland and Newcastle Separate
Schoo Board
"The Board will provide tuition for the pupils of separate
school supporters who may reside in the subject proposed
subdivision."
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Report No: PD-125-83 . . ./3
Ministry of Transportation and Communications
"no objections"
Ministry of Natural Resources
"no objections"
Bell Canada
"no objection"
Ontario Hydro
"The submission is located in an area which is subject to
continual review in the matter of electrical supply and we
would anticipate no problem in providing electrical service
when it is required."
Central Lake Ontario Conservation Authority
"The subject property forms a portion of the continuum of
high water tables/wildlife habitat found throughout the
general area of Lots 29 to 34, Concession 3 in the Town of
Newcastle (former Township of Darlington) .
The site of this proposal is included wi thi n the overall
area being studied and analysed by consultants in order to
complete a Courtice Environmental Impact Analysis for the
Town of Newcastle. The Authority's policy is to require the
submission of a detailed environmental impact analysis with
the development application which could affect a sensitive
area documented in the Authority's Environmental Sensitivity
Mapping Project. The site of 18T-77041 -is such an
application and an environmental analysis has yet to be
submitted for our review.
Based on the above, we are unable to provide favourable
comments on this proposal at this time."
Ministry of the Environment
"Ministry staff have identified no environmental concerns
with regards to this application. Consequently, we do not
offer any objections to draft approval of the plan.
However, we do recommend that the following be included as a
condition of draft approval :
"That prior to final approval , the Ministry of the
Environment shall be in receipt of a satisfactory storm
water management report, outlining the means by which the
storm water will be conducted from the site and addressing
the issues of lot grading, site drainage and vegetation
removal ."
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Report No: PD-125-83
Region of Durham Planning Department
"The subject site is identified as being environmentally
sensitive by the Regional Official Plan, and Section 1 .3.9
of the Durham Plan requires the preparation of an
environmental impact analysis prior to the approval of a
development application in a sensitive area.
Pending preparation of a development plan for this area of
Courtice, and resolution of matters related to the
environmental sensitivity of the site, we will not be in a
position to provide you with a recommendation with respect
to the proposed plan."
With respect to the provision of Regional services, recent
discussions with staff of the Region of Durham Planning
Department indicate that sanitary sewer and water services
are available to draft approved plan of subdivision
18T-76048 (Courtice Heights) to the south of the subject
subdivision proposal , and that services would be available
to the Perun subdivision through extensions from Courtice
Heights.
As indicated by both the Central Lake Ontario Conservation
Authority and the Durham Planning Department, the subject
site is identified as being environmentally sensitive and
the submission of an environmental impact analysis was
required prior to the approval of the proposed subdivision
plan. In addition, the Courtice Urban Area Plan, which was
approved by the Minister of Housing on June 6th, 1980,
establishes the preparation of a Neighbourhood Development
Plan as a prerequisite to approval of development proposals
and, for the subject area, requires the submission of an
environmental impact analysis prior to the preparation of
the Neighbourhood Plan.
A comprehensive environmental impact analysis for those
lands in Courtice identified as being environmentally
sensitive by the Urban Area Plan was completed in April ,
1981 . On September 26, 1981 , Regional Council resolved that
Report No: PD-125-83 .. ./5 a��)
the study provided a reasonable basis for the preparation of
neighbourhood development plans. A Neighbourhood
Development Plan for the Courtice North Neighbourhood 3A,
which includes the subject property, was approved by Town
Council on May 25th, 1982.
Inasmuch as the necessary environmental study and
Neighbourhood Development Plan have been completed and
approved, staff request that Council now consider and make a
recommendation on the subdivision plan submitted for draft
approval by Mr. Perun.
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 North 3A Neighbourhood
Development Plan. The Neighbourhood Plan indicates a
Convenience Commercial site on the south-west corner of
Adelaide Avenue and Trull 's Road, while the subdivision plan
proposes that this land be used for residential purposes.
The Courtice Urban Area Plan limits the floor space for
Convenience Commercial sites to approximately 464.5 square
metres (5,000 square feet) . Therefore, a commercial block
sufficiently large to accommodate the maximum allowable
floor space will need to be identified.
As well , the alignment of the street entering the
subdivision at the western boundary to the south of Adelaide
Avenue, as proposed by the subdivision plan, does not
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correspond to -the alignment given by Schedule 'T' of the
Neighbourhood Plan. The street 's location will therefore
have to be shifted in order to have it correspond to that
indicated by the Neighbourhood Plan.
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Report No: PD-125-83 . . ./6
Staff note that the applicant has proposed that the land to
be retained by the owner be excluded from the subdivision
plan. However, the subdivision plan indicates a road
widening along that portion of Trull 's Road abutting the
subdivision. As well , the Public Works has indicated that
improvements to Trull 's Road will be necessary. It would
therefore be appropriate to include the retained land within
the draft plan of subdivision to facilitate road widenings
and site triangles.
Staff therefore recommend modifying the subdivision design
as indicated on the red-line revision included as Attachment
1, to replace Lots 1 through 3 with Block "E", a 0.18 ha
(0.45 acre) Convenience Commercial site, and to shift the
alignment of the previously mentioned street to correspond
to the alignment given on Schedule "1" of the Neighbourhood
Plan, and to amend the boundaries of the draft plan of
subdivision to include that land currently indicated as
being Retained By Owner.
With respect to the comment made by the Ministry of the
Environment regarding the requirement for a storm water
management report, staff note that the Courtice Storm Water
Management Study, which was completed in October 1980, dealt
with storm water management for the entire Courtice Urban
Area; thus, it should be sufficient for the applicant to
submit a storm water management plan for the site rather
than a full report.
Inasmuch as Council has not yet adopted a position with
respect to the Courtice Storm Water Management Study, staff
feel it would be sufficient and appropriate for the storm
water management scheme submitted by the applicant to
recognize the findings or recommendations of the Courtice
Study, and municipal policies arising from it.
Report No: PD-125-83 . . ./8
* and attached hereto as Attachment 1, and subject to the
conditions outlined in Attachment 2 hereto, and that a copy
of this Report be forwarded to the Region of Durham for
their information.
Respectfully submit d,
r-
T. T. Edwards, M.C.I.P.
Director of Planning
TTE*JAS*j i p
September 12, 1983
*Attach.
Applicant: Mr. Ivan Perun
R.R. #1
Hampton, Ontario LOB 1JO
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ATTACHMENT 2 to REPORT PD-125-83
TOWN'S CONDITIONS OF DRAFT PLAN APPROVAL 18T-77041
1 . That this approval shall apply to a draft plan of
subdivision dated July 29th, 1982, and revised in red, copy
attached, and further revised to indicate sixty-one (61 )
lots and five (5) blocks.
2. That the developer enter into an Agreement for the
upgrading of the portion of Trull 's Road abutting the
subdivision.
3. That all road allowances in this draft plan be
dedicated as public highways.
4. That the streets in the plan be named to the
satisfaction of the Town of Newcastle.
5. That all road widenings be dedicated free and clear of
all encumbrances to the appropriate authority having
jurisdiction over the abutting roads.
6. That prior to final approval , the applicant shall
submit to the Ministry of the Environment a satisfactory
storm water management plan for the site, which shall :
a) outline the means by which the storm water will be
conducted from the site; and
b) address the issues of lot grading, site drainage and
vegetation removal ; and
c) recognize the findings and recommendations of the
Courtice Storm Water Management Study and Town of
Newcastle Policies arising from said Study.
7. 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 the
Environment relative to the development of the subject
lands ;
b) to satisfy all requirements of the Town of Newcastle,
financial or otherwise, including but not limited to
the management of storm water drainage, and the future
reconstruction of abutting roads ;
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Page 2: ATTACHMENT 2 to REPORT PD-125-83
c) to design and construct all works in accordance with
the Town of Newcastle Design Criteria.
d) to dedicate gratuitously for conservation and environ-
mental protection purposes, Block C and D.
e) to pay to the municipality cash-in-lieu of a five
percent (5%)parkland dedication.
8. 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.
9. That the owner agrees in writing to satisfy all
requirements, financial or otherwise, of the Region of
Durham.
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ATTACHMENT 1 TO REPORT PD-125-83
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