HomeMy WebLinkAboutPD-172-83 Q
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 NOVEMBER 21 , 1983
REPORT NO. : PD-172-83
SUBJECT: APPLICATION TO AMEND DURHAM REGIONAL OFFICIAL
PLAN - A. KLOMPMAKER AND P. VANDRUNEN
PART LOT 15, CONCESSION 3, DARLINGTON
FILE: 83-30/D
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the
following :
1 . That Report PD-172-83 be received; and
2. That the Region of Durham be advised that the
Town of Newcastle recommends that Official Plan
Amendment Application 83-30/D, submitted by
A. Klompmaker and P. VanDrunen to permit the
creation of 17 estate residential lots in Part
Lot 15, Concession 3, former Township of
Darlington, now Town of Newcastle, be denied
without prejudice; and
3. That the Region of Durham and the applicant be
forwarded a copy of Staff Report PO-172-83 and
Council 's resolution.
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REPORT NO. : PO-172-83 Page 2
BACKGROUND:
On August 16, 1983, the Region of Durham advised the Town of
Newcastle that it had received an application to amend the
Durham Regional Official Plan. The purpose of the
application, submitted by Anthony Klompmaker and Patricia
VanDrunen, is 'to permit the creation of 17 estate
residential lots on a 10.3 hectare (25.5 acre) parcel of
land in Lot 15, Concession 3, former Township of Darlington
* (see attached Key Map). The site is designated "Major Open
Space" by the Regional Official Plan.
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SUMMARY OF CIRCULATION COMMENTS:
In accordance with departmental procedures , the application
was circulated to the appropriate Town Departments. As
well , the Region provided copies of comments received
through their circulation of the application. The following
is a summary of the comments received:
Town of Newcastle Public Works Department
"We have reviewed the proposed Official Plan amendment
and have no objections provided:
1 . That all works are completed in accordance with the Town
of Newcastle's Design Criteria and Standard Drawings ;
2. That any easements required by the Town be granted free
and clear of any encumbrances ;
3. That the necessary road widenings and 0.3 metre reserves
be granted to the Town, along the east side of Old
Scugog Road as shown on draft plan ;
4. That the Owner meet all the requirements of the Public
Works Department, financial or otherwise;
5. ' That the Developer be required to pay for half the cost
of upgrading Old Scugog Road to a two lane rural
standard;
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REPORT NO. : PD-172-83 Page 3
6. That the Owner enter into a Development Agreement
with the Town, and that this department be kept informed
of the status of same, at all times ;
7. That the Developer be required to provide street light-
ing along Scugog Road and the crescent within the
proposed subdivision ;
8. That all of the other standard requirements regarding
lot grading, schedules of works, performance guarantees,
cost estimates , etc. , should be included in the
Subdivision Agreement."
Town of Newcastle Fire Department
"The proposed development site is located approximately
five kilometers from existing Fire Station No. 1 ,
Bowmanville, an acceptable travel distance and response time
for fire emergency service.
There is no static water supply for fire protection within
the area; rural fire protection would be by use of Fire
Department Water Tankers.
There is a growing concern of the Fire Department, as this
is the third proposed subdivision within the area with no
water supply for fire protection. It appears to be a
general situation throughout the rural area of the Town ,
once one subdivision is approved without water supply for
fire protection, other applications are received requesting
approval under the same conditions.
As previously stated, good planning should include means of
a central water supply for fire protection within the area."
Town of Newcastle Community Services Department
If this application goes to the subdivision application
stage, then we should receive 5% cash-in-lieu or 5% for the
land for parkland.
Central Lake Ontario Conservation Authority
"We have no objection to the approval of this proposal .
Lots 2 and 4 of the proposed subdivision extends slightly
into a wood lot ; however, any concerns related to its
protection can be addressed at the Plan of Subdivision
stage."
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REPORT NO. : PO-172-83 Page 4
Region of Durham Health Unit
In view of the size of the residential lot , there are no
objections to the proposed amendment. However, it should be
noted that an in-depth soils engineer report will be
required at a later date to ascertain the permeability of
the proposed site."
Public School Board
"No objection."
Separate School Board
"No objection."
Ministry of Natural Resources
"We have no comments or concerns to bring to your attention
regarding this application."
Ministry of Agriculture and Food
"Staff of the Ministry of Agriculture and Food have reviewed
the above plan and consideration has been given to it in
view of the present goals and objectives of the Ministry,
and the guidelines and landuse which support these goals and
objectives.
Although we have no concerns about the principle of
development, we want to protect the apple orchard located to
the south of this proposal . In order to avoid potential
conflicts with spray drift, we require that houses and
swimming pools be at least, 2.00 feet from the nearest point
of the orchard. This should be a condition of the Zoning
By-law."
COMMENTS:
Staff note that no major concerns regarding the technical
aspects of development were highlighted as a result of the
circulation of the Official Plan Amendment application. The
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REPORT NO. : PD-172-83 Page 5
Fire Department expressed a concern regarding fire
protection for rural developments, noting that there is no
static water supply for fire protection within the area.
The proposed plan as submitted by -the applicant makes no
provisions for the location of a water supply within the
subdivision. However, the Town 's "Generalized Fire
Protection Standards for Estate Lot and Rural Residential
Development", adopted by By-law 81 -30, stipulates that a
static water reservoir with a minimum capacity of 100,000
litres is required for an estate-residential development
with up to 75 units. Therefore, the provision of a static
water supply for fire protection would be required by the
Town as a condition of draft approval , should the official
plan amendment application cuurently before Council be
approved.
Other concerns identified through the circulation, such as
the location of the wood lot, the orchard to the south,
parkland dedication, and road improvements would also be
most appropriately addressed through subsequent levels in
the approval process.
The Durham Regional Official Plan identifies a number of
considerations relating to proposed estate-residential
developments. The Official Plan states that the estimated
population yield from an estate-residential subdivision
shall not exceed a density of 4.9 persons per hectare (2
persons per acre) over the total site area. Using an
occupancy figure of 3.8 persons per unit, as determined by
the Region, the proposed development would have a density of
6.3 persons per hectare (2.5 persons per acre).
The Official Plan also states that a proposed estate-resi-
dential development shall not unduly restrict the use of
adjacent properties for agriculture. An apple orchard is
located immediately to the south of the proposal . Staff
note that the orchard is currently bounded on the east by
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REPORT NO. : PO-172-83 Page 6
Regional Road 57, and to the west by Old Scugog Road and a
draft approved estate-residential subdivision (18T-82034) .
The establishment of an estate residential development to
the north would result in non-agricultural uses bordering
the orchard on three sides .
The Official Plan also indicates that an estate-residential
development should be located in a scenic well vegetated
area of rolling topography. The applicant has indicated, in
a written brief submitted to the Planning department in
support of the proposal , that the site is an abandoned
gravel pit levelled out to form a smooth table land, and has
about 1 .26 hectare (3 acres) of hardwood bush along the
northern portion of the site. The subject property would
not appear to be either well vegetated or located in an area
of rolling topography as required by the Official Plan.
Planning Department staff also have some difficulty with the
establishment of another estate residential development in
the Town. As shown on Table 1 attached to this report ,
there are currently seven (7) draft-approved estate
residential subdivision in the Town , with a total of one
hundred and eighty-three (183) lots. One hundred and
seventy-four (174) of these lots are vacant and, of that
total , one hundred and thirty-one (131 ) are registered and
available for immediate development. As well , a further
four (4) hamlet subdivisions with a total of forty-seven
(47) lots have been draft-approved. Thirty-five (35) of
these hamlet lots are still vacant. Therefore, there are a
total of two hundred and nine (209) approved estate
residential and hamlet lots available for development within
the short term future.
Staff note that the Official Plan states that the
predominant use of land in the "Major Open Space" area shall
be for agriculture and farm-related uses . The subject
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REPORT NO. : PD-172-83 Page 7
subdivision is located directly to the north, and across Old
Scugog Road from a draft-approved estate residential
development with twenty-two (2.2) building lots. The
approval of this proposed subdivision would result in
thirty-eight (38) estate residential building lots being
located along, and accessing onto Old Scugog Road in a 1 .4
kilometre stretch extending north from the intersection of
Old Scugog Road and Regional Rd. 57. This concentration of
nonfarm-related residential development would, in staff's
opinion , constitute a significant intrusion into a
predominantly agricultural area and would, therefore offend
the intent of the Durham Region Official Plan .
Based on the considerations discussed above, it is
recommended that the Region of Durham be advised that the
Town of Newcastle recommends that the application for estate
residential development submitted by A. Klompmaker and P.
VanDrunen be denied.
Respect y 7ed,
.T. Edwards, M.C. I .P.
Director of Planning
' JAS*TTE*jip
*Attachments
Applicant : A. Klompmaker
R.R. ##1
BOWMANVILLE, Ontario
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KEY MAP
FORMER TOWNSHIP OF DARLINGTON
LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT LOT
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ATTACHMENT 1 TO REPORT PD-172-83
TABLE 1 APPROVED ESTATE RESIDENTIAL LOTS
TOWN OF NEWCASTLE
Draft Approved Estate Number Number of Number of Number of Vacant
Residential Subdivisions of Lots Registered Lots Vacant Lots Registered Lots
Rills of Liberty North 46 46 40 40
(Part Lot 11 , Conc. 3, Darlington)
VanAndel & Gust 22 0 22 N/A
(Part Lot 15, Conc. 3, Darlington)
Gearing 26 26 26 26
(Part Lot 32, 33, Conc. 3, Darlington)
*Sucee 11 11 8 8
(Burketon)
*Burketon Hills 57 57 57 57
(Burketon)
D.M. Consultants 14 0 14 N/A
(Part Lot 14, Conc. 2, Darlington)
Newcastle Shoreline 7 0 7 N/A
(Part Lot 25, B.F.C., Clarke)
TOTAL 183 140 174 131
*The Burketon Hills and Sucee subdivisions are located in
the Hamlet of Burketon; however, they have been included
as Estate Residential subdivisions because their lots are
larger and more heavily treed than a normal hamlet lot.
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Page 2 ATTACHMENT 1 TO REPORT PD-172-83
TABLE 2 APPROVED HAMLET SUBnIVISIONS
TOWN OF NEWCASTLE
Draft Approved Number Number of Number of Number of Vacant
Hamlet Subdivisions of Lots Registered Lots Vacant Lots Registered Lots
Ashton (Solina) 12 12 5 5
Davis (Solina) 8 8 4 4
Jeffrey (Enniskillen) 22 O
22 N/A
Werry (Enniskillen) 5 5
4 4
TOTAL 47 25 35 13