HomeMy WebLinkAboutP-178-79_..�. �s`('� �I' N I _X',' 01 1 I — ! ( )VVI! CW NLY/C_ ASTF1 —
PLANNiNG AND W,'_V1-L0PP,/lf NT DEF'ARI-P.1�� NT D,N. SMffH, M.C.I.P., DIrector
I [AMPTON, ONTARICS LOB 1.10 TEL (AM20.2231
REPORT TO THE PI ANN LNC AND DEVEI.t)PMENT COMMITTEE MEET LNC (1F October 1. , 1 9 79 ,
REPORT NO.: P--1.7(>.-- 79
c_
SUBJECT: Application for Subdivisinn Number 188--72556
Part of Lot 8, (:once:;i; f.ou I , fo ruin r 141WH OF
Bowmanyi_ le
Schickendaa;z Developments Ltd. -- Our File 5--A-2-6---'3
Iirlt:l:(�Rt)11;Jll:
An application for plan of nuhdfvLsinn Ims been Hub,tted r,-
rpuWing t1w YveIopmoH1 of N 4/.1 WI -0 pr WoI of burl qoaath and Past
OF Collco s i on rind Hoa rns Avoll, a III fiowmaaiav i I lo. The p l ;ua p ropor,e;;
184 single family dwellings, 38 somi.--detached units and an 8.7 acre
open apace block, comprised of lands in the LLoodp1ai_n of Chu Sopor
Creel:..
The tableland portion of the site is designated "Residential
Areas"
Areas" .in the Region of Durham l_) f f Cci a l P Lan , and res i -den tia l de ve. Lop--
went, on Che basis of CHIT munilcipal :;rrWus, is perm!Ltai by this;
designation.
Simi IrarCy, the IiowmNnvCl1_e official Plan designa aw the develop--
ablp portion of Cho ,;l -te "JAM Wn:;ily ROWdOntial -- Stage l". Kai-
deiti.al developnunat, at a din sl.ly of nott, more than 9 "Hits per acro,
would eranform 10 the provision:; of the flan, subject. to the approval,
a
of a subsequent development plan, delineating "the internal. road
patterns, distribution of residential densities and the required
schools, park„ ;incl commercial facilities", by the Town of Newcastle
Lind the Region of Durham. The Soper Creek Neighbourhood Plan, which
is the subject of Report P--'12.109, has been prepared in ful.Mlmont.
of this requirpmom. The pt'opo:;r,d plan of rsnidi.vision i;; in
conformity with the provisions of the Soper Creek NeLghbourhood flan,
except in the following respects
]_. Open Sirrrcc
The Neighbourhood plan proposes a neighbourhood park in the
block bounded by Streets "A" and "C", corresponding to the
I =tion of Court "C", Ad Lots 1.30 to 138 on the proposed
plan of subdivision. The subdivision plan will- have to be
rUVISUd Lo provide this park site, as wol_l as the associated
pecks;(-r'iall wall:way;;.
2. Den.> L_ty
The Soper Creek Plan Wipulate., a maximum population of 787
persons, or 208 uni Ls, for the proposed development, The
subdi vis ion plan propuomoN 222 units, providing a popeLnt: ion
yield of 861 pursons. The subdivision plan should be rovi.s ed
to comply with the density requirements of the Soper Creel,
PIan.
Thr+ 1 l "odp l a i n o f the Soper Crook, which is i_urI udod in Block "All
on the subdivision plan, is duslMrinted "Haznrd Lauds" in the 13owm;_rnvil e
cud Durliam official plans, and "(open Spiro" in the Soper Crack Wi ghbourhood
Plan. `f'he development of Block "A" for open space ,cull conservation
purposes would comply with the policles of all Woe documents, pro-
vidud that precautions :.are taken to restrict the pl;acemunt of buildings,
structures, and Lill within the floodplain.
rhe siLe Ls presently zoned "Development" in Lhe Iilwmnnvii_le
Zoning By-law, Thedevelopment of these lands for residential_ purposes
would require Lhe rezoning of the tableland portion of the site to all
appropriate residential_ roue.
men Ls:
Thu ,a.ppli-cati-ou was circulated to the following; ;.agencies for Com --
Northa_imborland and Newcastle Board of Educ_ition
PoLurbointWh-.Victoria-Northumbvrinnd and N air,ra.;I lu Scl>_iraLc
Schoo-L Bo,u•d
Durham Work:_ -and P L nin [iq, Dc�h�u lnicn is
Central Lake Ontario Conservation Atutiori-t.y
Mini:;Lry of 1!_itaat.tL„Ret;ourceWs
Newcastl-e Works lle�iarCaaaerat_
Ne�;�c_a;;t.ir-_l�ia_e Uep_sa�lmenC
The Northunihcrrland and NewcNstle Board of Education, the feLorbounri>h-
Vi-cLo ci_t _No r t h umbo r l__and and Nowcas L l_e Board OF Education, the Newcastle
Community Servic-un WIT UtmenL and NewcrastIc 1�-i-r�� Dc�irarbm nt advised thrat
they had uo obj('c!Liuu.; Lo 1 -he pl'ciposed subd1vi_sl0na.
The Deultram Works -;and 1'Iruiu_ita}; Dclirarlmen-(-zsubmitted the f:ollowiny,
COMMODES:
"With ret.pee L- to the revised plan I o r Chu SeUckendanz lands
east of Warns Avenue, our Design Divi.s-ion is presently pre-
paring duLnUed comments on Chu servicing of the plan which
will foam part of our response to the Region and Town Planning,
Dep;arLnu•ntr; within the ne.-tr luture. However, we wish to advise
you at: this Lime that there appears to be no problems with ser-
vicing
er-
vicing; the lands Lo Che services proposed for Mearns Avenue.
In addition, the plan, from gine point OF view OF the population,
t Al
density, appears to be compatible WELL the Rug i_onaI Suwcraf;c
Plan data for the area. It should be noted that a sanitary
sewer ensement, between Jots in the vicinity of the southwest
cornor of the plan, will be required in order to provide for con-
nection of the subdivision to the future trunk sewer. on Mearns
Avenue.
Thu Elinis;l.a,y ol_ Nat:ural Kcsource_s oa:igLnal_Ly submitted the
following comments:
"Briefly, we have three concerns with the present version
of Ms plan.
i. Most of the logs bordering; on Block A still encroach
on the 1-Loodpla.i.n. This was a red l .i.ne revision recon --
mended to the Ministry of Housing .in our 1976 continents,
and will has not been changed.
1 n koi s; 16 22 and 10-14, the plan shows a moil U i coat. fon
to the fLoodplain based apparently on a cut and fill pro-
cedure. We know of no engineering; work to explain the
feasibility or acceptability of this procedure. We also
nota that: even after Cho modification, the proposed lots
still_ extend into the floodpl,aLn.
3. As a c+)ndi_ti.on of approval we are ;also concerned that erosion
and s li ntion Ent" the Soper Creek should he minimized.
We would hes: i to to to recowtiend d ra I f_ aapp rove 1 "F this plan unt i. 1
this I,rublelm; in points I and above have been rc!s.olv(.sd. Wu
attach for your inform allon a copy of our February 23, 1976
comments.
l eb i uaa ry 23, J976 comments Follow)
The Modified Floodi.i.nu shown on the Malan refers to discussions
between the developers and the Central Lake Ontario Conser-
va.at.i.on. Authority. A cut and fill technique. is proposed to
adjust the existing floodLine to this location. This is
acceptable; however, most of the Front lots J74-231 are shown
extending; below even the modified flood Level, and would be
affected by flooding.
An nddi.ti.onal concern is the possibility of erosion of the
outer bunk of the meander of the Soper Creek near lots 197-200
and 180- 18/1. I,;rossi_on and stroana bank prot,ccticna s 1n)uld be
prov_i_d-d to prevent this problem.
Rr�comnu�ndaat i_uns:
13ns od on the above we would recommend that this; plana be
approved subject to Cho following conditions:
I. That- the plan be redesigned as shown :in Red on the
attached copy of the draft plan. No part of any residential
lot should extend into the floodploin.
2. That the muni_c_i-pal:it:y's IM Zoa_Ln}; By-law contain pr.ov_Lsi_onr;
which would have the effect of prohibiting a.l.L buildings and
structures in Block. A except those necessary for flood or
erosion control., or snwil recreational structures with the
approval of the Central Lake Ontario Conservation Authority.
3. That the owner agree in the Subdivider's agreement, in
wording acceptable to this Ministry:
(a) To comply with the Fill., Construction and ✓11tcra(:ion to
Waterways Regulation of the Central Lake Ontario Conservation
Aul:.hor.it.y as it applies to Lhi_s site and to comply with any
conditions made on any permit which may be issued under these
rcgulat-i_ ons .
(b) 10 ne.i-t-hcr p0ro nor remove Lill of any kind, whether
Originitl-ng on the site or elsewhere; not" alter any existing
vegetation in Block A without. written consent of the Central.
Lake 0111ario ConscrvaLlon Authority.
(c) That prior to ini t Latin}; any grading or construction oil
the site, to prepare a detailed engineering report rend grade
contr"I Plan ncceptable t" I& Central Lake Ontario Conservation
Authority which will ;show
(1) The means whereby the site will be re -graded to a
occcpt-able cicv• t -ions and slopes; and the present calcu-
lated volume or flood storage capacity maintained on the
site during ruglonal. design storm condi-tions.
(11) The means whereby erosion and siltation and their effects,
wi.Ll be contained and minimized on the site both during
and after the construction period.
(Ill) The means whereby suitable vegetation and ground cover
is re-established on the site after excavation and grading.
(1V) The extent of any bank erosion problems which may exist
c,u the creek in Block A, and rho means whereby those
problems will, be contained and miuinii_zed.
(d) `y carry out, or cause to he carried out, the works descrihud
in 1I1e aho�no 1'c,p,
l "
rtt,
It is noted tint the revinod plan prr.soorly under considoratic,n
by tlri_s Depammunt has totally ul imi-nated all rho proposed lots from
uc 1-11 - 'tIVIHL`Y .. )UMWd Lilat La, l.d cuu and
Fill- procedure roqui red to nwdi_fy the floodptaiu l.&iK of tate Soper
Crack in the vicinity of lots 16 to 22 and 152 to 157 be subject to
Further negotiations with the: Ministry and Central Lake Ontario Con-
servat:i-on Authority.
The Central- Lake Ontario Conservation Authority has advised thatt,
they are in basic agreement with the proposed subdivision, provided
that the fill IOWIH9 matters can be resolved to t1100 Hnti-;;fnctlon:
1.. A St:Orm Water Mru. agement Study to be completed for the
whole wNtercourse, which w! 11 address both quality and
Ment:
qurur t i ty aspects.
?. '1110. submission and implementation of a :;nti inc Lary cut
and Fill l_l. nw thodo Logy for: the mod i t i.ca t l.on of the Flood -
Plain on Lots 16--22 and LoCs 153-L57.
3. No part of any residentit1l_ Lot shall extend into the Soper.
Cr"`!� h' l uodp La i.n as do Le rm i-ned by the Cen t ua l Lake Ontario
Conservation Aut_hori.ty.
4. The nicaus of controlling the proposed development to pre --
vent. .increased erosion and sedimentation to preserve the
high q"al i ty of the Soper Creek.
The Newcastle lJorl;r_ ll�artnu'lrt outlined the following require -
.t
L) lb"L all bulbs be constructed to the Town's Standard No.
0221.
2) ML ,Ill- cut -de --sacs; he constructed to the Town's Standard
3) That the walkway bempon proposed Lour, 1.13 and 116 not-.
be all}roved in its present: .location buL rather between
Lots 106 and L05.
0) That the cul--de--sac on Lhe mortar aide of Street "C" no t
be approved and that different arrangements be used to
provide access to this area.
5) That Lots 155 to 158 not be approved as proposed (with
access out(:, Concussion Street) and that other arrange -
meats he made for provision to these Lots.
CU*DMNTS
The proposed plan is in general compliance with all applicable
Planning documents, and is, therefore, acceptable to AAs Department,
provided that the following matters can be resolved:
l.. Ulcera _)pa('(I
Block "A" is to tal ly comp r_i.sed o f C reek AI Ley Land, and
therefore, according; Lo the 'town's "Par:-ktand Dedication
Policy", is not acceptable as part of the 5% parkland dedi-
cation permMed by the Planning Ac V . The neighbourhood park
in the block bounded by. Streets "A" and "C" would fulfill.
dais A requirement, and the plan should be revised accordingly.
Tell
Vt
(q
are required between Lots LO!a
and
3) That the walkway bempon proposed Lour, 1.13 and 116 not-.
be all}roved in its present: .location buL rather between
Lots 106 and L05.
0) That the cul--de--sac on Lhe mortar aide of Street "C" no t
be approved and that different arrangements be used to
provide access to this area.
5) That Lots 155 to 158 not be approved as proposed (with
access out(:, Concussion Street) and that other arrange -
meats he made for provision to these Lots.
CU*DMNTS
The proposed plan is in general compliance with all applicable
Planning documents, and is, therefore, acceptable to AAs Department,
provided that the following matters can be resolved:
l.. Ulcera _)pa('(I
Block "A" is to tal ly comp r_i.sed o f C reek AI Ley Land, and
therefore, according; Lo the 'town's "Par:-ktand Dedication
Policy", is not acceptable as part of the 5% parkland dedi-
cation permMed by the Planning Ac V . The neighbourhood park
in the block bounded by. Streets "A" and "C" would fulfill.
dais A requirement, and the plan should be revised accordingly.
Tell
1 cot_
pedesMian walkways
are required between Lots LO!a
and
105,
11.6 and 117, L76
and
177, and 159 and 160. A 20 foot
access
to
Block "A" ;:should
be
located between Lots 24 and 25
to ,accommodate a sCorm wmor orrWLL and pedestrian walkway.
�. L,oI Lint;
Lots 76, 77 and 87 are Lou narrow to provide for the usual
emLcrior and interior sideynrd setback. It in suggested
that these lots have minimum I rou Lages of 5l) ren. L. I t may
bw iwcessar ry to comb i np Lots 76 and 17 as a semi -de Lached
Lot , b'_�cause of the proposed road patLorn.
the subdivision plan also proposes semi-detached Lots
fronting on Concession Street.. As with the Penwest Sub-
dlvl s.Lon plan, .Li: is sril gusLed that. 10 loot. frontage si.ugLu-
fami.Ly Iota would be more compatible with existing re.st-
dcnLial. uses on Concession St reeL, and would reduce the
number of access points oil Conc("ssion ;7l reet, which i
deOgnated a "Type 'B' Arterial hoard" Ln the Durham Offi.ci-al
Plan.
1t is noted that these suggested revisions to the subd.i_vilb on
wou [d reduce the dens i. t.: i es of the proposed development to ar
more acceptable level, In rel-atilon to the provisions of Lhe,
Neighbourhood Plan.
3. Floodhla i -n La: ndS
Lots 153 to 157 and Lots lG to 22 lie Whin the fl.00dplai-ra
of the Soper Creek. The applicants propose ar cut and fill
scheme to raise the s"bject lands out of the floodplain,
while retaining the staged storage capacity of the floodplain.
The mo thodo 1 ogy for this cut and FLLL scheme :should he rev Lewed
and approv(_!d by Centrad We OntarrLo Conservation AuLhorHy and
the Ministry of Mural KesoHrrps before final n1provaL Ls
granted to the plan.
y __
/i. ;;toren W;I( o r N;1 11, m 1t.
The Central Lake: Ontario Conservation Authority has re-
quested the preparation of a comprehensive storm water
mAinyemcnt study for the. Sober Crack Neighbourhood, to
determine:
"design criteria for temporary and permancat faclUt:Les
required for quantity and quality control., the maximum
aLlownhle :impact on the ruceivLng watercourses, requLrcd
erosion pr.otucti_on works, erosion control measures that
are to be employed within the development sites, land
and easement'requirements, and cost -apportionment pro-
cedures for external facilities.''
It is recommended that this study be required as a c_ouditi.on
ol_ draQ approvNL of the proposed subdi.v-Ls.ion, and also that the
developer he required to provide all H to rm d ra Wagn and flood control
works proposed by the study.
RKCOi`11.11?NDAT 1 ON:
Lt Ls respectfully recommended drat App Ontion fur PInn of
SubdivLslou Number 188-72556 be recommended to the Mister of Housing
for draft approval, Subject to the following revisions and conditions:
Revisions
1. That Court D and Lots _L30 to 138 he incorporated .into a
Block designated for park purposes.
2. That 3 metre pa rce 1 s of land between .Lots L04 and L05, L LG
and 117, 1.76 and 177, and L59 and L60 be incorporated into
BLocks For pedestrian walkwnys.
3. That the G metre access to Flock "A" be deleted and that a
6 muLre strip of land between Lots 25 and 26 Corm part of
Block "A"
/i. That IMLH 199 Lo 203 he rolottod as single family Lots,
with a minim"m frontngq of 15 moLress.
5. That the minimum lot: i rrnslNge for all corner luta; sha[I
he 15 metres.
Conditions
1. 1111 this approvnL shall NppLy Lo a Plan by sMr:shatI,
Mack liii, illon:ighan, dated Pobrunry 2, 1979, and revised ori
August 2, 1979, t" he Cnrlher revised according, Lo Lhe re--
commendations
e--comm ndati.on:s of Report P-178-79.
2. 7_'hA 0.3 metre reserve nbuLtiug f; outs "C", "F", and Warns
Avenue, as shown on the Draft: Plan, be deeded Lu the Town
of Nowca:sLlc.
3. That- the road Y l owruiuc s in Ws d ra t t_ plan :sha I I he dod i--
cated as puhLic highways.
4. That: n 3 metre parcel of land ahul-ting; Mourn s Avenue ;shall_
he dedirnted to the 'Town of Nuwcamle for road widening;, p"r--
po ses .
5.
That a 3 mrt_ro parcel of land ab"Wrig Concession Wool --
shall
: hall be ded.i ca Lcd tip the 'Gown of Newcastle for road w i den Lng;
purposes.
6. That- Mocks B, C, and D :shrill he reservud for future develop-
mpnL in conjunction NO abutting; lands.
7. That the Owners sha l I convey Block "[i" Lo the Town of Newcastle
for conservation, and upon dace purposes.
JI ('i
8. That the Park Block shown on the revised flan :,hall he
conveyed to the Town of
Newcastle for
park purposes,
under
the (provisions of Section
13 (5) (a)
of the HannLng
Act.
9. That. the 3 metre blocks
between Lots
104 and 105, .11.6
and
117, 176 and 177, and 159 and 160 shu L L be conveyed Lo the
'Gown of NewcrasLIo for Kuhl is purpose;;.
10. That temporary turning circles sh atl be provided at the
northern end of Street "C" and the western end of Street
F
11. 'ih aL the necessary amendment to the RuSLricLed Area (Zoning)
By-law of the roa mer Town of Bowmnnv i_ l l p shall be approved
by the Ontario Municipal Board.
I P. That such unsomonLs as may be requ i red f or ut 1 i ty or dr ai n -
age purposes shall be granted free and clear o f all encum--
branches, to the appropriate auLhorLty.
13. That before final approval is given to the plan„ adequate
sewer and water treatment facilities shall be available to
survOu the site, to the saL.i_sfaeLLon of the Region of
Durham.
14. That the owner agrees, in writing to satisfy all die requLre-
ments, HrinneWl. and otherwise, of the Town of Newcastle
and the Region of Durhnm regarding the provision of roads,
iuswi laLion of services, and drainage.
15. `Chat the owners enter Into a subdivision agreement wLth the
Corporation of the Tonna of nuwcastlu to Lnclude, In addi.tLon
to Lho usual requirements, the following provisions that the
owners agree:
(a) to neither place icor remove fill of any kind, whether
originating on the site or elsewhere, nor alter any
existing vegetation in Block "A" without the written
permission of the Central Lake Ontario Conservation
Authority.
(b) That Blocks B, C, and D shall not be developed except
in conjunction with adjacent .lands.
(c) To undertake all necessary conservation and drainage.
works as ralui.red by the 'Corny of Newcastle and the
Central lake Ontario Conservation Authority.
16. That the plan conform with the land use designations and
policies of the Soper Creek Ne Lghbourhood plan, as approved
by the Town of NewcasLlc and the Ruglon of Durham.
17. That an appropriate storm water management study be prepared,
to the satisFaction of the Town of Newcastle and the Central
Lake Ontario Conservation Authority, and at the applicant's
expense.
18. That the development of Lots 152 to 1.57 and 16 to 2.2 shalt
be contingent on the approval of an engineering report,
prepared by the Owner at: his expense, Waiting the proposed
cut and till methodology for the modification of the Soper
Creek floodplain limits, and that the rear lot lines of
Lots L6 to 22 be fixed as a result of the Findings of this
study. '1'ir?s rcpurt shall he subject to the approval of both
rho Central fake Ontario Conservation Authority and the Min -
Wry of Natural Rosourcos.
19. That: AL works to service these lands be designed to
the Town of Newcastle's Design Criteria and Standard
Drawings.
NJ F: lb
September 25, 1979
Respectfully submitted,
,l ,r
i�r i • -
N. N. Smith, M.C.I.P.
Director of Planning
a,
l.. 0 T 0
CONCESSION
L 0 -C r
STRU, T
tAr