HomeMy WebLinkAboutP-193-79CORPORATION OF THETOWN 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 November 8, 1979.
REPORT NO.: P-193-79
SUBJECT: Proposed Plan of Subdivision 18T-76021
Lot 28, Concession 1, Newcastle Village
T. Huzar Our File: S -A-3-12-2
BACKGROUND:
The subject application, originally submitted in 1976,
was presented to Planning Committee on May 29, 1978 with a staff re-
commendation for draft approval. At that time, the Committee recommended
to Council that the plan be approved subject to the following conditions:
1. that the plan be as revised in red dated May 24, 1978;
2. that the owner enter into a subdivision agreement;
3. that 10 foot road widenings be dedicated along Clarke
and Baldwin Streets;
4. that cash -in -lieu of the 5% parkland dedication be
accepted; and
5. that the plan receive the approval of the Director of
Public Works.
Council adopted this Committee recommendation on June 5,
1978. Subsequently, the Director of Public Works indicated that he was
not in agreement with the revised plan and could not support a recommendation
for draft approval due to the proposed internal road pattern.
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On March 19, 1979, the applicant appeared before the
Planning Committee and presented a revised plan which indicated a
revised internal road pattern. The Committee received the plan and
approved the revision to the road pattern. We note, however, that
the Committee did not alter the original conditions of draft approval
and that this new revised plan was still subject to approval by the
Director of Public Works. The Committee recommendation was adopted
by Council on March 26, 1979. Inasmuch as the proposed road pattern,
as revised, altered the nature of the draft plan and provided for a
future connection to a realigned Mill Street; staff felt that additional
comments were necessary prior to recommending draft approval to the
Minister of Housing.
In that respect, the revised plan was recirculated to the
Ganaraska Region Conservation Authority, Durham Regional Works Depart-
ment and the Town of Newcastle Public Works, in order to establish the
feasibility of realigning the road as proposed by the applicant. This
was especially necessary since such a revision would have a bearing on
previous comments received from these agencies; and since the Director
of Public Works was unwilling to comment on this matter until such time
as the question of a Mill Street realignment had been resolved. The results
of our circulation are summarized below.
Town of Newcastle Public Works - Having now had an opportunity
to review three proposals for the realignment of Mill Street
as prepared by the Region's Planning Department and discussed
with Town Planning Staff, we make comments as follows:
The three proposals are basically as follows:
(1) realignment along the boundary of the floodplain
(2) realignment along the middle of the treed slope
(3) realignment along the top of the slope
It is our opinion that Option 1 is the better of the altern-
atives for the following reasons:
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(a) the realignment would be on a fairly gentle curve which
would provide good sight lines for intersecting streets
such as Mill Street and Baldwin Street.
(b) Although the road will be constructed within the desig-
nated floodplain area, it would be constructed at an
elevation higher than the regional flood limit. There
will be approximately 10 feet of fill material placed
with the flood plain which should minimize the effect
on the proposed road from any icing damage.
(c) With the proposed road being constructed within the
floodplain, the stabilizing and erosion of the side
slopes will be less severe than as compared to the
other options.
(d) With the realignment as proposed by Option X61, there will
be a better alignment within existing road allowances
such as Baldwin Street South where the existing road
allowance could be used as compared to Option #3.
Of course such streets such as Clarke Street and Mill Street
immediately west of Graham Creek will have to be realigned to
properly intersect with the new Mill Street alignment. This
will also be true for Baldwin Street. The road at the east
limit of the existing sewage treatment plants will also have
to be realigned to create proper services.
There have been several revisions to the Huzar Plan of Sub-
division with the road way being firstly proposed as a crescent
between Baldwin and Clarke Streets to a cul-de-sac from Clarke
Street.
It is my opinion that the plan of Subdivision should be revised
to a similar situation as was presented earlier and as now
proposed by the Town's Planning Department as a preliminary
revision on September 27, 1979.
This would eliminate possibilities of any cul-de-sacs or
intersection with the proposed realignment of Mill Street.
As requested by the Public Works Department, regarding the
Application for Rezoning for the waterfront plan, we asked
for a traffic study to be completed and I feel that this
study would be very beneficial if completed in the very near
future.
Durham Region Planning Department - As you are aware, proposed
Amendment No. 20 is presently under consideration by staff.
The subject site is located immediately adjacent to the lands
affected by Amendment No. 20. From a Regional perspective,
the proposed plan of subdivision does not prejudice the develop-
ment of the Amendment No. 20 lands. Furthermore, the proposed
Mill Street realignment is an area municipality responsibility
and does not have any Regional implications. We would advise,
however, that the impact of the subject proposal on the traffic
circulation through the Mill Street underpass be fully examined
prior to any decisions by Council.
COMMENTS:
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Ganaraska Region Conservation Authority - Please be advised
that in the interest of maintaining the environmental in-
tegrity of the presently treed valley wall, we would prefer
to see the street pattern tie into Baldwin Street. However,
we appreciate that our concerns must be weighed in light of
all other planning concerns, and therefore, will respect
Council's final decision on this matter.
Durham Regional Works Department - This Department has
reviewed the revised draft plan and wish to update our comments
as follows:
Municipal water is available to the subject land through the
existing watermain on Mill Street. Servicing to the proposal
requires the extensions of watermains on Baldwin, Clarke and
the proposed street from the existing Mill Street watermain.
The necessary sanitary sewers are also available to the frontages
of the subject land abutting Baldwin and Clarke Streets. In
the investigation to provide services to lots 10 to 19 inclusive,
it was revealed that the installation of a sanitary sewer on
easement through Part 1 of the subject plan would be necessary
due to the particular topographic features of the land. In
this regard, our design staff expressed some concerns over the
construction and maintenance problems associated with a sanitary
sewer in a narrow easement and were of the opinion that a pro-
posed street pattern with access to Baldwin Street similar to
that shown on the previous draft plan dated November 7, 1974,
would have far more advantage from a servicing point of view.
Based on the foregoing, we generally have no objection to the
servicing aspects of this proposal. However, prior to the
Regional Works Department providing favourable comment on this
proposal, we would request that consideration be given to re-
vising the street pattern based on the foregoing servicing
concerns.
Staff are in general agreement with the proposed plan of
subdivision; however, we cannot support the revision to the road pattern
as submitted by the applicant and approved by Council. Our review and
circulation of the proposal have identified a number of concerns. These
should be resolved prior to recommending the plan to the Minister of
Housing.
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1. Services
The Region of Durham has previously indicated that in
order to provide gravity drainage and maintain a min-
imum coverage for sanitary sewers, as outlined by their
design criteria, fill would probably be required on those
lots in the vicinity of the treed valley wall. However,
the introduction of fill to this area is not compatible
with the comments of the Ganaraska Region Conservation
Authority and the Ministry of Natural Resources. More
recently, the Region has indicated concern with servicing
due to the need for a sewer easement as a result of the
latest revisions. In that respect, certain revisions to
the lotting are required in order to ensure gravity drain-
age without intrusion upon the valley slopes. The attached
plan, revised in red reflects these revisions.
2. Roads
The necessary revisions to lot layout to provide gravity
drainage and protect the treed slopes of the Graham Creek
Valley will also have a bearing on the road pattern. The
introduction of a local street to the sloped area, as pro-
posed by the applicant, would also have a detrimental effect
upon attempts to preserve the natural grades and tree cover,
as mentioned in (1) above. In addition, the proposed revision
would have this local street intersecting with a yet to be
determined realignment of Mill Street. In the interim, this
street would require a temporary turning circle which would
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further increase the disruption of the treed slope.
Furthermore, the future intersection with Mill Street
could create a potentially hazardous situation due to
grades and site lines. In that respect, a realignment
of Mill Street would most certainly necessitate improve-
ments to the intersection of Clarke and Mill Streets,
which, in our opinion, would provide sufficient and safe
access to the subject lands without creating additional
intersections. The original recommendation for draft
approval had proposed a cul-de-sac from Clarke Street,
however, this proved unsatisfactory to the Director of
Public Works and was not pursued further. It is our con-
tention that the only realistic alternative, therefore, is
to create a crescent connecting Clarke and Baldwin Streets.
This would have the advantage of preserving the treed slopes,
ensuring gravity drainage for sanitary sewers, with minimal
fill, and also eliminate any dependence upon a yet to be
determined road alignment for Mill Street.
The attached plan, revised in red, reflects this suggested
revision. We note that staff have discussed these revisions
with the applicant, and he has agreed to them.
RECOMMENDATIONS:
That the Planning and Development Committee recommend to
Council the following:
That the proposed plan of subdivision Number 18T-76021 be
recommended to the Minister of Housing for draft approval
subject to the following:
Vo(�7
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1. That this approval applies to draft plan of subdivision
18T-76021, dated November 7, 1974, as revised in red,
and dated September 26, 1978, with additional revisions
dated March 15, 1979 and further revised in red dated
October 26, 1979, in accordance with the recommendations
contained herein;
2. That five (5) copies of a revised plan of subdivision
incorporating the required revisions be submitted to the
Town of Newcastle Planning Department for review, prior
to the Town notifying the Ministry of Housing of its re-
commendation;
3. That once the revised plans have incorporated the requested
revisions, staff be authorized to inform the Minister of
Housing that the Town of Newcastle recommends approval of
the application for plan of subdivision 18T-76021 subject
to the following conditions:
(i) That this approval applies to the draft plan, dated
November 7, 1974, as revised in red dated May 24, 1978
further revised and dated September 26, 1979, with addit-
ional revisions dated March 15, 1979, and further revised
in red according to the recommendations of Staff Report
P-193-79 of the Corporation of the Town of Newcastle
and dated October 26, 1979.
(ii) That the road allowances indicated in this draft plan
shall be dedicated as public highways.
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(iii) That the proposed streets shall be named to the
satisfaction of the Town of Newcastle and the
Regional Municipality of Durham;
(iv) That the zoning for the development of these
lands shall have been approved pursuant to Section
35 (10) of the Planning Act, R.S.O., 1970, prior
to registration of the plan;
(v) That the owner pay cash -in -lieu of a 5% parkland
dedication in order to satisfy the provisions of
Section 33 of the Planning Act;
(vi) That the owner agrees in writing to satisfy all
requirements, financial and otherwise, of the Town
of Newcastle and the Regional Municipality of Durham
concerning the provision of roads, installation of
services, drainage and fire protection;
(vii) That the owner grants to the appropriate authorities,
free and clear of all encumbrances such easements as
may be required for utility or drainage purposes;
(viii) That the owner enters into a subdivision agreement
with the Town of Newcastle to include, in addition
to the usual requirements, the following provisions:
(a) That prior to commencing any works upon the sub-
ject lands, the owner shall have erected, ten (10)
feet inside the top -of -bank, a snow fence or other
suitable barrier to prevent the unauthorized dumping
of fill or alterations to vegetation in the steeply
sloping portion of this site. The actual location
of the barrier shall be approved, in writing, by
the conservation Authority prior to commencement
of work and shall be maintained in a good state
of repair during all phases of development.
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(b) The applicant shall agree to pay a cash con-
tribution towards the eventual improvement of
Mill Street and the Mill Street and Canadian
National Railway grade separation the amount
of which shall be determined by the Town Man-
ager and Director of Public Works based on an
apportionment of the expected total costs of
the reconstruction against the total developable
lands of the subject site.
Respectfully submitted,
Aa I
TTE:lb D. N. Smith, M.C.I.P.
October 30, 1979 Director of Planning