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HomeMy WebLinkAboutP-110-79 0 T CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT D. N. Smith,M.C.I.P.,Director HAMPTON,ONTARIO LOB 1JO TEL. (416)263-2231 REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF July 5, 1979. REPORT NO. : P-110-79 SUBJECT: Application for Plan of Subdivision Number 18T-76063, Part of Lot 20, Concession 10, former Township of Darlington, R.& G. Sucee. BACKGROUND: An application has been submitted for the approval of a proposed plan of subdivision with respect to part of Lot 20, Concession 10, former Township of Darlington. The applicant proposes eleven lots on this 23.48 acre parcel, which is located on the west side of Scugog Road in Burketon Station. 1. Official Plan Provisions This sector of Burketon Station is designated for residential purposes in each of the applicable Official Plans, as follows: (a) Darlington Official Plan The Darlington Official Plan includes these lands within the "Suburban Residential" designation. This designation I permits "single family detached residential" development at a density of approximately ten persons per acre. The G proposed subdivision conforms with these policies. !rl 0 11 Vol �` - 2 - (b) Region of Durham Official Plan The Durham Official Plan designates Burketon Station as as "Hamlet for Growth", but stipulates that "the delineation of the limits of and detailing of land uses shall be under- taken in a development plan adopted by the Council of the respective area municipality prior to major new development taking place". The Burketon Station Development Plan, which was approved by Council on February 23, 1979, includes the subject site within the "Area Proposed for Expansion". Single family residential development is permitted in these areas, on two acre lots. The Plan requires that development proceed only by registered plan of subdivision designed and constructed to preserve the greatest possible number of trees. (We note that the applicant has submitted a tree inventory for the site, and would be required to complete a tree preservation plan ( if the subdivision were approved.) The proposed subdivision conforms with the policies of the Hamlet Development Plan, and, therefore, of the Region of Durham Official Plan. 2. Zoning By-law Provisions The subject site is zoned "Deferred Development" in the Darlington Zoning By-law. Single family dwellings on lots of 37,500 square feet in area are permitted by this zone designation. However, the Ministry of Housing requires that land to be developed for resi- dential purposes, by plan of subdivision, be restricted to 3 - residential and accessory uses. Since the Deferred Development Zone also permits agricultural uses, an Estate Residential Zoning would be most appropriate. 3. Circulation of Application The application was circulated to the following agencies for comments: 1. The Ministry of the Environment 2. The Northumberland and Newcastle Board of Education 3. The Peterborough-Victoria-Northumberland and Newcastle Separate School Board 4. The Durham Health Unit 5. Bell Canada 6. The Ministry of Natural Resources 7. The Central Lake Ontario Conservation Authority 8. Ontario Hydro 9. The Newcastle Works Department 10. The Newcastle Building Department 11. The Newcastle Fire Department 12. The Newcastle Community Services Department Bell Canada, the Newcastle Fire Department and Ontario Hydro did not reply and were assumed to have no comments. The Ministry of the Environment, Northumberland and Newcastle Board of Educationi. Peterborough-Victoria-Northumberland, and Newcastle Separate School Board, Durham Health Unit, the Newcastle Building Depart- ment and the Newcastle Community Services Department advised that they had no objections to the proposed subdivision. - 4 - Other agencies provided more detailed comments indicating their conditions for approval of the subject application. These comments have been summarized below: 1. The Ministry of Natural Resources was of the opinion that the site was suitable for the use proposed and that they were unaware of any serious problems on the site which would prohibit or limit development. They also indicated that they had no objection to the proposed subdivision design in light of the tree inventory supplied by the applicant. However, they originally expressed concern that the develop- ment of the proposed subdivision could hinder the development and operation of existing and proposed gravel pits in the 10th Concession of Cartwright. 2. The Central Lake Ontario Conservation Authority submitted the following comments: ( "The soil of the site is classified as Pontypool sand which features rapid internal permeability and a very high sus- ceptibility to wind erosion when existing vegetation is disturbed. Serious soil loss may occur on the site unless adequate erosion control measures are instituted both during and after construction. Vegetation found on the site consists primarily of planted red pine and smaller stands of white pine and birch. The topograph of the subject property is best des- cribed as moderately rolling. Several areas within the plan exhibit slopes in excess of 10% and should be developed according to site plans approved by the Town of Newcastle and this Author- ity. The site of this proposed development could contribute sig- nificantly to groundwater recharge. As such, the aquifer may be susceptible to pollution, especially from private sewage dis- posal systems. It is, therefore, recommended that the comments of the Ministry of the Environment and the agency to which additional responsibility has been delegated receive careful consideration. - 5 - It is recommended that the following conditions of approval be applied: 1. No grading, filling or construction shall occur on the site without the written approval of the Central Lake Ontario Conservation Authority. 2. That the subdivision agreement contains provisions wherein the owner agrees: a) to submit to the C.L.O.C.A. for approval, a plan for the entire site which indicates the locations of all buildings and the outlines of vegetation to be pre- served; b) to erect snow fencing along the, "drip line", of the vegetation to be preserved as indicated in a) , and to maintain this barier in a state of good repair through- out all phases of development; c) to develop lots 3 to 5 and 7 to 10 according to site plans approved by the C.L.O.C.A. These plans are to indicate existing and proposed grades, vegetation, and the locations of all buildings and structures. (we note that these lot numbers will be changed to correspond with the revised plan) d) to carry out or cause to be carried out conditions b) and c) noted above." 3. The Newcastle Works Department expressed concern about the following matters: 1. The site distance where Court A intersects the road allowance between Concessions 9 and 10 would create a hazardous intersection. It is recommended that Court A intersects the 10th Concession at a more westerly point. 2. It is noted that the southerly portion of Darlington Street may be improved to provide for development of a lot which abuts Lot 9 of this plan. Consideration must be given to Court A connecting to Darlington Street, thus eliminating a cul-de-sac and a walkway. - 6 - 3. Pine Street is of low standard and would require improvements. However, in consideration of #2 (above) it is felt that a more efficient flow of traffic can be accomplished." (In consultation with the Works Department, we have proposed a red-line revision to the plan to resolve these problems.) COMMENT: Since the development of the site for residential purposes is compatible with the provisions of the Darlington Official Plan, Durham Official Plan and Burketon Hills Development Plan, we have no objection to the creation of eleven lots in this location. However, approval of the subdivision should be contingent on satisfactory resolution of the following issues: 1. Road Pattern The internal design of the proposed plan is presently un- acceptable, for the following reasons: a) The plan proposes internal access to the site by way of a single cul-de-sac, with a length of approximately 1900 feet, and with no provision for emergency access. The Central Mortgage and Housing Corporation suggests that, even in low density residential developments, cul-de-sacs should not exceed 750 feet in length. Moreover, because the site is heavily treed, there is more danger of access to the subdivision being blocked by fallen trees or other obstacles. The red-line revision proposed by staff deletes the cul-de-sac bulb and extends Street "A" to the Road Allow- ance between lots 20 and 21, thereby requiring the improve- ment of the road allowance from the north limit of the pro- posed plan to the 10th Concession Road. f 7 - b) the 300 foot walkway proposed between Court "A" and the southern limits of Darlington Street would be costly to construct and maintain because of its length, and the fact that it would have to be extended another hundred feet to meet the travelled portion of Darlington Street. In addition, because it would be surrounded by trees, use of the walkway at night could be dangerous. For these reasons, the proposed red-line revision of the plan has deleted the walkway. A plan indicating these proposed red-line revisions will be presented at the Meeting. 2. Existing Vegetation It is noted that the site is heavily forested, and contains many trees which have been identified on a tree location plan as worthy of preservation. According to the Burketon Station Development Plan, a Tree Preservation Plan indicating the methodology for retaining as many trees as possible on the site would be required as a con- dition of draft plan approval of the proposed plan. In addition, the Plan requires that a site plan and house location plan for each lot be submitted for approval before any building permits would be available to the lot. 3. Water Supply Because of the sandy nature of the soil in the vicinity of Burketon Station, the Development Plan requires that any pro- posed development be serviced by individual drilled wells. This requirement would have to be included in the conditions Y/s - 8 - of draft approval of the plan. 4. Fire Protection Because of the wooded character of the area, and the dis- tance separating Burketon Station from the nearest Fire Station, the installation of a reservoir for fire fighting purposes will be required as a condition of further residential development in the Hamlet. While the exact location of the reservoir has not yet been determined, the municipality should reserve the right to request the applicant to pay a portion of the installation cost and/or provide the necessary site. RECOMMENDATION: It is respectfully recommended that proposed plan of subdivision number 18T-76023 be recommended to the Minister of Housing for approval, subject to the following revisions and conditions: Revisions i 1. that Court "A" be extended to connect to the road allowance between lots 20 and 21. 2. that the proposed walkway between Court "A" and Darlington Street be deleted. Conditions 1. That this approval applies to the draft plan, dated October 2, 1978, by Horton & Wallace Limited, to be revised according to the recommendations of Report P-110-79 of the Corporation of the Town of Newcastle. - 9 - 2. That the road allowances included in this draft plan be dedicated as public highways. 3. That the streets on the plan be named to the satisfaction of the Regional Municipality of Durham and the Town of Newcastle. 4. That the owner convey up to 5% of the land included in the Plan to the Town of Newcastle for park purposes under Section 33(5) of the Planning Act; and that the Town will accept cash-in-lieu of this parkland dedication under the provisions of Section 33(8) of the Planning Act. 5. That the necessary amendment to the Darlington Restricted Area By-law be approved by the Ontario Municipal Board. 6. That the owner enter into a subdivision agreement with the Corporation of the Town of Newcastle to include, in addition to the usual requirements, the following provisions: That the owner agrees: a) to neither place nor remove fill of any kind, whether originating on the site or elsewhere, nor construct any building or structure on the site, without the written consent of the Central Lake Ontario Conservation Authority. b) to submit to the Central Lake Ontario Conservation Author- ity and to the Town of Newcastle a Tree Preservation Plan indicating wooded areas to be preserved and outlining a proposed methodology for ensuring that the wooded character of the site is maintained. - 10 - c) to erect snow fencing along the "drip line" of the vegetation to be preserved as indicated in (b) and to maintain this barrier in a state of good repair throughout all phases of development. d) not to apply for a building permit for building or structure on any lot unless a lot grading and house location plan for the said lot has been approved by the Town and the Central Lake Ontario Conservation Authority. e) to inform all prospective purchasers that their children will only be picked up by the school bus on roads now in existence, or at another location convenient to the school board. f) to pay for the cost of constructing the road allowance between lots 20 and 21, between the 10th Concession Road and the northerly limit of the plan, to the satisfaction of the Town. 7. That the subdivision be serviced by individual drilled wells and private sewage disposal systems, to the satisfaction of the authority having jurisdiction. 8. That such easements as may be required for utility or drain- age purposes be granted to the appropriate authority. 9. That the owner agree in writing to satisfy all the requirements, financial and otherwise, of the Town of Newcastle concerning the provision of roads, installation of services, drainage l2l and fire protection. Respectfully submitted, NJF:lb D. N. Smith, M.C.I.P. June 25, 1979 Director of Planning i Tv] p Y o �> 1 cf A C A R -T' V/ I G �H T IL 11//1'Ih� �{ .M.'IH._r..•._^� M+H�.1.�.�--V�4M11-�i•o+e- op 0111KET111, } F'L'OP i S1 ATION LAJ KE Y FLAN i