Loading...
HomeMy WebLinkAboutPD-43-82 CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT D.N. SMITH, M.C.I.P.,Director HAMPTON, ONTARIO LOB 1 JO TEL. (416)263-2231 i REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF MARCH 22, 1982 REPORT NO. : PD-43-82 SUBJECT: REVISED APPLICATION SUBMITTED BY MR. P. GEARING TO AMEND THE DURHAM REGIONAL OFFICIAL PLAN FILE: 81-37/D I RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . That Report PD-43-82 be received; and 2. That the Region of Durham be advised that the Town of Newcastle has no objection to the redesignation to "Estate Residential"� of that portion of the affected lands east of Tooley's Road. However, the Town of Newcastle does not recommend the approval of the proposed redesignation for that portion of lands west of Tooley's Road.) I I i i (� 0 J Report No. : PD-43-82 . . ./2 BACKGROUND: On January 4th, 1982, the Newcastle Planning Department received a copy of an application to amend the Durham Regional Official Plan. The applicant, who owns part of Lots 32 and 33, Concession 3, originally proposed to develop twenty-nine (29) estate-type lots on 31 hectares of land. The proposal has, however, been revised to address certain concerns raised during circulation and the applicant now proposes to develop twenty-six (26) lots. The requested change in designation is from Major Open Space and Hazard Lands to Estate Residential and Hazard Lands. COMMENTS: In accordance with Regional and Newcastle Planning procedures for processing Official Plan amendments, the subject application was circulated to various agencies and departments for comments. In addition, Regional Planning staff published public notices in respect of the Official Plan amendment in order to solicit public input. The following represents a summary of the comments received: Ministry of Natural Resources January 13, 1982 "This amendment has been reviewed in this office. We are not opposed to the concept of development on the site, but have several concerns regarding the plan of subdivision which accompanies the application. i i I i I Report No. : PD-43-82 .. ./3 The area east of Tooley 's Road is part of the Sensitive Area described in. the Central Lake Ontario Conservation Authority study and included in the proposed Durham Official Plan, Amendment 19. The lowland is an imperfectly drained wooded area which helps support the Farewell Creek. As this creek is a coldwater trout stream, we are concerned with protecting the high water quality necessary for these fish. Farewell Creek also has a large watershed, and the portions of the lots which are shown in the floodplain would be hazardous if improperly managed. These lots should be redesigned so that the rear lot line corresponds to the Regional floodline shown on the plan. Lots 5, 6 and 7 are particularly difficult because of high water table, small usable building area, and proximity to the creek. Each lot has dense cedar cover over most of its area, and evidence of seasonal wetness, willows, alders and low elevation above the creek. We would recommend that Lots 6 and 7 be deleted from the plan and incorporated into an open space system along the creek. Lot 5, though not ideal , has a larger usable area, and somewhat higher topography. Providing it is redesigned so that the rear lot line corresponds to the Regional Floodline, it should be possible to develop it without excessive impact on the creek. Recommendations: Based on the above we would recommend that this plan be approved subject to the following conditions: 1 . That the plan be redesigned. Lots 3,4,5,25,26,27,28 and 29 should be modified so that no part of the lot extends into the floodplain. Lots 6 and 7 should be deleted from the plan, or redesigned to another location where there is more usable space. 2. That the municipality 's RA Zoning By-law contain provisions which would have the effect of prohibiting j all buildings and structures in the floodplain and valley parcels created by the above redesign, except j those necessary for flood or erosion control . 3. That the owner agree in the Subdivider's Agreement, in wording acceptable to this Ministry: i I I i i i i Report No. : PD-43-82 , , ,/4 a) To neither place nor remove fill of any kind, whether originating on the site or elsewhere; nor alter any existing vegetation in the floodplain and valley parcels without written consent of the Central Lake Ontario Conservation Authority. b) To construct no dams, diversions, nor any alterations to the banks or course of the Farewell Creek without the prior written approval of the Ministry of Natural Resources. In order to expedite clearance of these conditions a copy of the signed Subdivider's Agreement should be sent to the District Manager, Ministry of Natural Resources, 322 Kent Street West, Lindsay, Ontario, K9V 4T7. " February 26, 1982 "This revised plan has been reviewed in light of our comments to you in our letter dated January 13, 1982. We note that no lots now extend below the Regional Floodline, as was requested in our letter. Therefore, we have no objections to the redesignation of these lands in the official plan provided that: 1 . Blocks 27 & 28 will be designated "Hazard Lands". 2. Lots 1-26 will be designated "Estate Residential ". When this plan is recirculated as a draft plan of subdivision, we will have several conditions to impose. However, we do not believe that these will cause any difficulties for the developer. " Durham Regional Health Unit "Please be advised that the Durham Regional Health Unit offers no objections to the above proposal subject to the following: 1 . Lots 22 and 4 will require raised tile beds (5 ft. of granular fill ) adjoining lots will possibly also require raised the beds. In addition, other lots may require fill depending upon actual house sites. Lots that may fall into this category would perhaps be 29, 28 and 27. 2. Lot 7 has insufficient usable land area to provide a leaching bed site plus a replacement site, which is required. Therefore lot number 6 & 7 must be combined to provide the necessary area. i Report No. : PD-43-82 . . ./5 / 3. On Lots 9, 10 and 1 on Court A drilled wells should be relocated in the front yards in order to provide continuity, thus making more land available for the installation of private sewage disposal systems now and in the future. 4. On heavily wooded lots, trees will have to be cleared on the leaching bed sites. 5. If individual wells are to be used then they must be drilled wells." Northumberland and Newcastle Board of Education "I have been directed to advise you that no objection is raised to the amendment, and that a site for school purposes would not be required within the boundaries of the development. " The Peterborough-Victoria-Northumberland and Newcastle Roman Catholic Separate School Boar "The subject application to amend the Official Plan has been reviewed by the Peterborough-Victoria-Northumberland and Newcastle Roman Catholic Separate School Board. We note the plan for (29) estate residential lots. The provision for individual septic tanks and wells has also been noted. An ultimate approval of the plan of subdivision would not adversely effect the present or future plans of this School Board." Central Lake Ontario Conservation Authority "This will acknowledge our receipt of your request for ! comments pertaining to the above revised official plan amendment application. The plan to which our comments apply is dated 04 December 1981 and proposes valley /open space blocks 27, 28 and 29 of 1 .0, 5.1 and 6.2 hectares respectively. As a result of discussions with the applicant and site investigations, the presently revised plan has been prepared, effectively alleviating our general concerns for the environmental stability of the general area of the site. Lots 5, 6 and 7, previously proposed, are now eliminated, the depth of lots 2, 3 and 4 and 22 to 26 (formerly 25 to 29) has been reduced to coincide with the approximate top of bank, thus removing the sensitive coldwater habitat conditions of the Farewell Creek valley from future residential lot coverage. The incorporation of blocks 27, Report No. : PD-43-82 . . ./6 28 and 29 provides for the future acquisition of these areas by a public agency or their retention as open space by the proponent. Should the latter be the case, we would attempt, at the draft plan of subdivision stage, to ensure that the environmental integrity of these blocks will be maintained. We do not favour development or lot creation in block 27, 28 or 29. The redesign of the concept plan provides sufficient amenities east of Tooley 's Road such that an attractive development may result without creating undue negative impacts. A deciduous woodlot is situated within the general area of lots 5 to 11 . Here, through a vegetative analysis, possible re-lotting, and site plan controls, residential development can be accommodated. Our main unresolved concern for the site is for potential impacts on the local aquifer of private sewage disposal systems. Our recommendation is that a detailed hydrological analysis of the site, and a tree survey for proposed lots 5 to 11 be prepared, approved by Authority staff, and submitted with the subsequent draft plan of subdivision which reflects the reports ' findings and recommendations. In our opinion, the outstanding environmental concerns for the site better warrant investigation during the subdivision approval process. Should the hydrogeological study indicate unfavourable conditions in soil stratigraphy, flexibility is available wherein the size and/or number of lots could be adjusted accordingly. Based on the foregoing, we have no objection to proposed amendment 81-37 (revised) as per information submitted. " Newcastle Fire Chief "As the area is not within the Courtice Urban Area boundary and will not be serviced by a piped water system, water supply for fire protection will require an underground reservoir, centrally located, installed in accordance to the Town of Newcastle Generalized Fire Protection Standards for Estate Lots and Rural Residential Development (minimum of 5011000 1 . ). A land easement and tank location acceptable to the Town of Newcastle will be required in the site plan agreement." I i ,I i I Report No. : PD-43-82 Newcastle Works Department "Further to your enquiry of January 6, 1982, I have reviewed the subject application and concur with the proposal . Comments in regard to servicing and the works required in respect of the roads and storm drainage will be made at the time of an Application for Subdivision. " Newcastle Community Services Department After studying this proposal for Estate Residential Development I would recommend five percent (5%) in lieu of parkland. " Regional Transportation Planning Branch During the processing of this application Town staff have discussed this proposal with Regional Transportation Planning staff. Their concern relates to both the north and south boundary roads. The north boundary, or the Fourth Line of Darlington, is apparently the proposed extension of Rossland Road. The Region has requested the Town to obtain sufficient lands to widen this right-of-way to 120 feet. The south boundary of the proposal is the preferred alignment for the extension of Adelaide Avenue and Regional staff have requested a widening to an 86 foot right-of-way. Given that both of these "future extensions" are presently under the jurisdiction of the Town, the Region is in effect requesting the Town to take these road widenings at this time on their behalf in order to simplify future negotiations. However, such requirements are more appropriately imposed at the subdivision approval stage and staff feel that it is sufficient at this time, to simply advise the applicant of this future requirement. Ministry of Agriculture and Food The Foodl and Development Branch of the Ministry of Agriculture and Food does not make written comments on applications that are being considered at the Regional level . Their comments are now apparently reserved for the circulation done at a later stage by the Ministry of Municipal Affairs and Housing. Planning staff have, however, contacted Foodland Development Branch staff for a general indication of their position . This proposal is viewed by Ministry staff as an extension of strip development into a predominately agricultural area. I i Report No. : PD-43-82 . . ./8 The applicant has, in support of this application, provided the background information required by the Durham Regional Official Plan and has addressed the apparent environmental sensitivity of the site (in keeping with Amendment 19 to the Durham Regional Official Plan). Staff have reviewed the supporting information provided along with the comments received and now believe that the proposed application, as revised, respects the apparent environmental sensitivity of the site. We therefore have no objection to the principle of the proposed 26 Estate Residential lots on the basis of environmental concerns. Outstanding environmental concerns, particularly those identified by the Central Lake Ontario Conservation Authority and the Ministry of Natural Resources, should be addressed through the subdivision approval process. Further studies as may be required during the subdivision process may necessitate further revisions to the proposed development layout and a possible reduction in the number of lots. Planning staff are, however, concerned that the characteristics of the site are not in keeping with Section 10.3.2.1 of the Durham Regional Official Plan. Parts of the subject lands, particularly those areas west of Tooley 's Road, are not considered to be a "scenic, well vegetated area of rolling topography". The lands west of Tooley 's Road are described by the applicant as a flat sand plain with an average gradient of 1 .5 percent. In addition, our site investigation of the property would suggest that roughly 75% of the area west of Tooley 's Road is under cultivation (stubble from a 1981 corn crop is evident). i I �J Report No. : PD-43-82 . . ./9 The Canada Land Inventory Soil , Capability for Agriculture describes these lands as Class 4P, or land having serious limitations due to stoniness. However, the information presented in the soils report that accompanied this application did not report the presence of stones in the top soil and reported only occasional cobbles and boulders in the sub-soil . The information in the soils report, plus the fact that the land has recently been cultivated and cropped, suggests that reasonable agricultural potential exists (a description of "test pit" findings for the lands west of Tooley's Road are attached to this report) . Our concern over the potential development of the lands west of Tooley's Road extends beyond the potential of the on-site soils. The development of these lands would represent an intrusion into an otherwise undeveloped, predominately agricultural area. The proposed pattern of development would establish a precedent that could lead to development pressure on lands to the north and south of this proposal thus leading to further loss of agricultural lands and possible land use conflicts. In this regard, we might add that during the Region's circulation of this application, one objection was received from a resident of the area (copy attached) . Said objection is based upon the fact that much of the lands are currently cultivated and the objector's opinion that the proposal would not comply with Section 10.3.2.1 (d) of the Regional i Plan. That Section provides that proposals for Estate Residential Development should not be located on lands having high capability for agriculture, conservation, etc. i i I I �J i Report No. : PD-43-82 .. ./10 Based on the lack of estate-type characteristics and based on the "agriculture related" concerns outlined above, staff are not prepared to recommend approval of the lands west of Tooley's Road. The proposed develoment east of Tooley's Road or those eleven (11 ) lots shown on the revised application are not considered to be ideal estate lots. Much of the area covered by these lots is relatively flat and lacking tree cover. However, given the proximity to the Farewell Creek and given the fact that Tooley 's Road would act as a physical barrier to contain this development, staff would have no objection to the redesignation of these lands for estate residential development. Staff note that many of the concerns identified through the circulation will be further reviewed during the subdivision and rezoning processes and subsequent reports submitted for Council 's consideration. Respectfully submitted, T. T. Edwards, M.C.I.P. Director of Planning FA*TTE*mjc March 9, 1982 I I I _yA Anderson Associates Limited 111I.W." V I Consulting Engineers and Planners Suite 401, 1210 Sheppard Ave,E.,Willowdale,Ont.,M2K 1123 Alwcolvl Telephone (416) 497.8600 Telex 06-986766 k,I.- ­'I 11.J. A ...... K A M. ....... 11 V )I­,, consullamis RV Andemm December 17, 1981 Regional Municipality of Durham­. '_' Planning Department DEC 22-1 I'LIJ81) t 105 Consumers Drive Whitby, Ontario LIN 6A3 Attention: Mr. Larry Kotseff, M.C. I .P. Dear Sir: RE: Ammendment to Durham Regional Official Plan Lot 33, Concession 3, Town of Newcastle -Major Open._S pace to Estate Residential Further to- out telephone conversation of December 17 1981 , 1 would, as a resident of L33 C3, request to be informed of any developments or meetings related to the above noted ammendment application. I may be contacted during business hours at 497-8600 and after hours at 728-7034. I am concerned, in particular, that Section 10.3.2. 1 (d) of the Region of Durham Official Plan is not contravened. A large part of the property is currently cultivated and most of the remaining area is heavily wooded with mature and near-mature trees , forming an extensive prime conservation area. In addition, the lands are located directly adjacent to the "Courtice Urban Area" with little or no buffering area between. These lands will , in effect, eventually become a low density residential extension of that urban area , but will lack the municipal sewer and water services unless the Region supplies them at a later date. Although I am not a professional planner it would appear that the existing planning designation of "Major Open Space" is the -proper designation for this land. Yours very truly, Clifitord R. Curtis , P. Eng. KEY ' MAP FORMER TOWNSHIP OF DARLINGTON LOT i LOT LOT L i LOT LOT LOT LOT ' LOT LOT 35 ( 34 1 33 311 i 31 30 I 29 . 28 I 27 ( 26 i I I i f MEEK ! ► ! V' I 1 1 i i 1 ► i i SUBJECT SITE I ► I ! i r I I i.m f t o I i i I Iz 0 ► ► 1 I } ► I i i i I o NASH ROAD i. ► 1 I I I i ` Hwy I I .. - 1 2 ► N2 i I ( ► ► cou" a I I i x ► '�, � i I I � I ► I I ! I I ► ! I i IZ I ! I I 0 250 500 1000M i 500 100 i I TP .14 TAi- P. P. r" -'- - TP .9 7 I l��� T 0 P S 0 I L. SILTY SAND «. C j�''� ' '_!/ ` / I•'.+, 1' S¢cat A TRACE OF TP ,8 TP.10 0-w FINE SAND TP .7 s TiP ,6 TP,S ' b TP 4 Kl I �os s qc�.� ! o�A..vr cvcors s.r� w es,cciv..e TP 3 ' I �_ �i� �. I I I • i � I I ' 1(/r � I LLOCNO ■ � � � _ TEST P I T LOCAT I 0 � r TP , 1 SUBSURFACE PROF I L REF.NO: 8110—S-15 DATE: NC w-v SCALE: DRAWING NO: 8110- . VERT, 1:100 HOR1Z, 1:2900 w � S O I L — E N 6 L I PENETRATION RESISTANCE (blo%wl/0-3m)� SAMPLES �o 20 4 0 60 so �. DESCRIPTION HEAR STRENGTH (kWm2) 50 100 150 200 • . . Yi.inowiY.000iirri.uru.n•u. nru.• woo. now a Sol 46 cm TOPSOIL .s................:.•e./o•..: HUN Sao Brown HURN 0#62 111 if 6:6 INE 4 _ = a on _ ..gage \/a n■.. i••.• .:■.._\ ! a as :a- ::• : Brown dense I s s:•::::a::::s:�: ::::..•: :••t: SAND, . ..:.. s .. ... ... . . : . .. .. s. race of clay & gravel .. ... . `ii... ..■r.... ■s••. e..ro■. . ........../............. Y\/...::: .. . ... .! occ. cobbles and boulders , ... //.goes.. .. !!.a "::::::::' .:':::: a:u•.. .awrou ouL=. y =i••aa:::•i::s•.::::::... mesa:ea:a•s: a::::••s • fll 1 • a:9:9 00::!•••_••••• s"iliaa:•i::a:=:ss! .•• • o•o !l f 11111!!lHill �H Jill�eIII eai Hills :a:::a::::::::::: :.•a:• ::as::sre Down NU :::::::::::::::::::::.:: ::a:::::::::::i::=::_! :�:::::::•::•::::::::uu s:s:::::::::• •a: s: :::::a:a�:::::::::::af:asa:::::Ma:s:I ::::::::�:e:'e' e:::a anon::: ::::: = ::e::•: e.o•...e•r:.00...es........■ . s ..... /g. a. ::�:II'sm::::::::::s:::::a :„a:a1 =:=__: • ..■grg re .................... ......... .o■.:� :laaaa N:aaa• lawa!!�UN a: asa seer/ o •••••••••t:::::::::a-.1 :���:=a:Z:a:�:=Sla=:ls s : UIR a.a.aa•aZa.:.laa.saa . a Mwa:aa:aa:a:::Zaa:aaCa:'i:__:l::::EY: !• ::•aaaZZZsCa:::::aa•::aaa:aa.: ' .... ....... .son H:a•:a:a::a::a:::a:a•aa�:aaa :a.:g�as H: : ...: .:::.l::'sa:::::::ea:=::aa=:�:g ==fee:=_!! a::::: : . Ground Sirface ::::::.::a:::s::s::::::a�:a::::a:::: !! :::::: • r:■i =:a�:.:as::/ia:==ai::a.:l:.:laaN= ::.a:: •■.\ ■•• .•.■ ■\.egg■■r••oo .■\one e/ \■ g. /.•• or Non\■H./...e•en.Y•.wn..gr•. ...\. n Now 30 cm TOPSOIL Brown dense Hone SH • r■.00..ao.o.00rua/.goso.owa.w • SILTY SAND, Till € rrivee�a=.eereeeee� :l=e!!e�eeeea !=e! occasional a trace of clay & gravel a a :680 eases* a USES a 000 HUNINHOO and boulders .. ::::::::::•:::::a:ss:aU :su:e:020 a:: 10 usage: aa::a:=:::::::.:=s HU sommusse MD OF TEST PIT :s::._.:•::s:::::: •_:•::e:::::a:::: :.�::a:::::U mean a::::se i aZ:::ae! ::::: �l::=.e=�� Use Gas N.■N. .••g.•or•• ON • •H.w.�•,..... ............ .l,...00....w...... oo...•..oe.rg.a.•.■.Ni. ioerU■o.Y000i ! 'C:a::::::a;:C.::a:::C::::tea::UHUS a " :aaa::aa:::.8 a•�::::ons%i:::aaa:::a::aaa::Heans as son Gas a as in i an a:Sees* ::::::::::::::::::a::::::: :.::: : :::::::a::::a•aC:':Zal:a•••:::=so:aZa::aa:a: a:a:alaiaa::a::a:a:a =s !•asionsesSHU=: 1121111a:arm: tt:tai III:::i:::u:I ttat:ss ::::::•:::::::::::••::a: a:ssa:::•:a: ::::::: :::::so:::::::::::::::::: :::::::a:: a:M. U.. engage on 5•a•:•:�:•s URN a:�as• .onoa.asor. Sir's a.aa:o�.�ion•aanlro�.o a . N : nuns • • ■ / •ru n.u■ .0 s ../................!■soon........ gs/./ •/was: name 0:1066 r a so a L._!a•�:*•a_:::u:.�:o:::::■z::r:::::i:l•:::l::::::• := •: • : :: If :804 : :a :e: on ■ :: :: :1111:0::l s :. : • : :: a :s :s:: .aas : : a . t:: �:: :: a ::l:=:.::m:•i:e a:•n • i ® ' RESISTANCE . AMP • • • . HEAR STRENGTH (k W 231, 50 100 150 200 .: • • _ 1 1 / « •• • .. l::N::ZN�9::::•:::l:i:Sl:::9::::!•eY::/t::::■::as o•:l:a•:r:aU::.•9:l:t°:::U99:i=■::a■'•:aa::r:•ar i •,I•; .::•l:NeU:a::•Y•t:!!l::N9!le:ea Hon: ..owes: 999:6999::�::::!!i•: •om i:= l:. ::N:::N9 Brown -dense ■:NN: ■: H.:.i Z:t:■:•:•:•�r::::�"�:::i:i=i •■• NN■ •see it • Mi•.NNN■■Nrrt•a r■ NNN Nr SNN ■ .t• SILTY SAND, Till e . •■i- N •■!N a trace of clay & gravel .: ::::SaSttS :::::••:::::•:: ::S a.. .... M ::a •ggS::' occasional cobbles :... .. . ... .. .. .. . .. ■•■■aa..• ■■........... ..... ..... .. .... .... son::::::::�i:::9l::::i:9:l:9::il::!l:::lam:,H END • :CC :e:::e:eeee:e::e:ee: :eeig. ■.■.:a•■r•t a ..... ....a/1111 ....... ..... . ., : :9:9:::==6OUR::6 i..•••a =r■.■■a.■a■■a•r■■aat•.a■.ar..••a■at■ .a■ :i .:::C:::::9999::::::9:9:9::•:::::::_:_"'.�•:9= rNUn■:NUNNNn■oN McU8•NU• : ■o ■■ , :l::l:: ::::!!:l::::::ai:::i:: :::::■!r ::: ::a as a N 919i69la■■•l : Nauo 9::::: 99 saw 9 ■i9:*11:U9N99.9U:n:ao:N::■:NHN N: 9 !N11!U!!!■oll:u: ::0•N •:N::N::■::: :ll a: aaUaaa ■:.■N■ nNt■NO: ::: On : :OaF• i mourreuae•:Nar.00niN.:•Uraia ■:: ■• e:. Yea■a.N. aaa Na■N 1a■a//•NNN IM!!■•/.s/■ar/( Y/aa■1i■Nt /YN0Yta• a/■•.aait/aN■aNa•Naaa/..• t■r•■..•■rtS■r/•.aa■t:R..■■■tt■•■■•••.a••r•■■■■■ear uor■==■uN=outa/NOa:ae::ss:::::: :9:9:a !l:l:4 ::::: :!!iU :•all.: . ... ■■/■ : :one eee :ee: e!'�::e::e::=e :eee a=:'l: C: t/•■a■.■ta•a.aa.aa.tta/■a•.......C........l.Sill::; •.....■........./..............■a■.taaaaU a■ taaNatYN UN•auaaoYNNaatNNNOUO IN lee :::u9:l::::::::l:::l::9inn:l:e:::a::Z::: �::i! NNN a ■NNNN•■N r:■N■./■N•:ON N••rlNN • • u.U/iNluu■•auU■Y■N.N■UNNN •NNrs.Na • / •■ .uNNNN■oa.tNNN/NN ouN:au MUSS e`ee eeeeeeeee 66:6:eee O:eeeeeeeEUMbe@eeeeee ....,■■186881/ /N//aNNNNO•Nnemeses .NNN 1 1 1 w •• • M; "01186880 ■N•.t■a.U• Nra•Nr. NNN• aBnNNOrt■o./■■:u■NOa•■■■e @g.N••one Brown 1888:8�a•aa.N/N•■•/.N.;=.N.�N■N•Z■NNN : H:1:V*anl9:e:9e::::::::e:::::::s FINE SAND : :::::eee:::aeM" reeeeee ee:eeaeeeeeeee.::ee .................68Y..18awaa18a.a■■/a a.■t.YMU:00•aa. Brown _ :/■.a.■.■ar■ /a........................tt.■arts.... SILTY 0.0' NNN■ • 888888 NU • n•:N NNN! 1161. NUN• .Su■NUOU ffil::r ■• U■:NN • :uN :::9Z:::::::::�9::9: :::::02 a : =:=:a::: a trace . gravel' :a::::l:::::::s ::1::::::::::e:::l:l:: occasional cobbles M. 0 some e:8e:eee:9:::Bees`i:eB:ee:B::e.e:eee=::ee=eeeeeee :I::Z:i:9:::::9:18°::�■:e:�a: :::::�.: :N�= • boulders .NN/NNN/NN■.t•/.•anon a :::: Marra t.■.t ■N■/o.r.U.Nr/N■uouN■.uNN•=■/NU:rN•• :a ass:l:lll::!!l:,:::::s::::�:s:s:a18 ::::l:l:is9:::9::::::::::i:is:ai:MUSa::::s:ai:: :o u:9::::::l:::9:':�:::::::eM::':e::::::::e::Owen i■■N.NNtt.a/N.aNN.::■.. 11.8:8 o ::::::as N.NOUtN•NN■ .ago ■■i=�NO.lr :8881 686818/18U/N•NN.N•i�■a■Nr•NN■9R=•:N NN■r=rra •oN.NUO°uu• U644 so■.NUN uoo •u Novo 99!l:9::l 9::9::t::l:99l9::::::::!!:l:Z END • a l::::::es as:a::l::::::::189:::a:s::9::: MUM �aNru 0 goff:NratmN■: N I ::,aotwm■Nu uweuoN•NNN•/NU■NN■s as: anwurauN •:%:!l:s:l98"!66::ii::Si:l:lit:!8"i:::8"i8"i::8"i8"i8"i::: : :: :•:::::S1: ::e eR=:e:fl�l::el:::!9: l:: :::: : ::9::was:a:: :::•::l: ei:s:ca::•.=.i::•e..:: : .r ! .a.•.••. a• ••le•.:111": 8"i: :eie : e ::e: e : e MOM :9600668 c =ee: eeeee e s:e: :aeseeeme: : = ee : : :1 ::: :: l : ::::: : :oo :l :::::i: :: :::n _ U.s 1:: 0 ::ll :l: :•.: =::: ! : : : @ee: 68 83 9 ==: aBe a :eeee :== :: = ee ::= : === e e ee.;:ee=.et=aeet�'.:C=eet\er:of ■: ••1\1.11.•. .r 1r/aaa •r•/6818a1868a18181/aa681818a6818181 11•a:1a1818.1868aaa18181868 0 WATER C TENT WP WL Atoll, • :. � . . •: I PENETRATION RESISTANCE Iblo"/0-3m) SAMPLES 20 4 0 60 80 SOIL DESCRIPTION A- 50 100 150 200 • • rrrN••N/Nrnnrr/•rrlrN•••NO utl /NN• 1 1 1 TOPSOIL l: a..a:a::: !::r:! •!:l::l:gr•::: :::: :g::•!:r la::rr: lra:a: Brown .08:00444 •@08088658 s■Ni.ee. •aie■r/sse==.==■•■•L compact :::i::::i::u�i'::a:: r:i: l:LiraaaLr 1 :!l:::�.::ag:::::iiil:a:::l6r::i�I:L::::laU :::•fir. alg::::a:::::ag:as::L:1:::rli�j:11::a:g::1111111 N4uuNNNNNSNNN NN /N.N69 r /N• 1 nuumuuN o Nwunu m No .:NNE ease Brown dense me ...... .a •■■..te•N0/.......••N6• •■5 /•■ . .. SILTY SAND, Till unn .. ......•/.....r...l..laL......=..•a#... . a trace of clay & gravel as occasional cobbles •=rias :i:::i:::4 a:::: and iaa:a: .•. NIN •• :.:.:::gall!.• •.451.•=r■1::a a:1::ar{/1:16 r =. e:r•■N NNNUru Nt N• �:: rgi:rsr •: nuN ■• r � Nuuo• 2 1. as :44•.N N/•N4 N :/ !s•: ■ 4a1 ! END OF TEST PIT UUUU 04, : !LlaiL:g:g isuL:::g::matinee 1::1::aai1L:1111 Ul"U valIKUH11 son SUN .:::::::::...::..::::::::_ =::Pa==:=:_ •uNnNo ■ lNun■a:uNaNN■u : :. U• /.:a:!SON: a.:l : :■u Zn N■l/•.• Is: •= a i■m:N!: R a. 1saa::l:re::a::a:l::iss11:1:a144{11 .... . i ; ::;=:::=i::i�::iK:===:: 4 r s:r•:6aL111 IL :s:i6 slg::sa::6:a=�44:1=.i :.1 H111lss i. ....R.NN•404r■.r.Er■ 40.RN •■•0 ■■S• Ground Surface 0 !1. . :eS aa '1 i 1"8 i:1::: iii�s������6���4 ___=:.=:as=s::s:: 1e:=:::sl1::::ls=::s6 sss on 30 cm TOPS-01-L if i:U a3rr r:3°.a:°■ :::a•S:°3°Sol N •: OU! If of not a 6 me ::a eta HMIN: a H Brown compact lNN//O■NNN4N•N.Na :6N• 4NNN...: • 1 , 4ss :44 : ss4== 46:9ssi4s�= B84iiiii4la= • -- U ea6864 4148 6x48648/:aE:mUsaes=m:9ee:�:Eei::=: 1 Bowe- ::4:::::::::::4:::::::::::::::::e4:a:1:4::::6==: s SILTY SAND, Till ©® a=e ss geert'-se 's e......= 1■8■ is � as € �=@4 •••6.••tR8,NM4.•■■:••■■1.■■■.•■.wee• • ....6■■• w.w.■•Nw.Nw.....NN•■NN■40r■•••rati •N ••• ■so a trace • . gravel :::r:aa a4:4N:::la::■6::�re a::l:IS:L:■a■a agl goes • • . cobbles l 1N•a:guar:.:ii:::g'�L:::■::aril�es :862018:60=N■ ENnuuwN:nu NN:NNa==n:444=:s•. • r•.■..w MMUS. .000!!.0..■... u•o w•.• • • •- •owuN4uuuuNaNt.G.l•N■N•N5N••■N==• UNov Lll alg:l ::::::a:.as:s: a::: ..: a} gamesome g4::L:::aa:::UU:era:::: 4::1:::4: t iN■NNNO■•N■N■tNNNNN.4NN.4••• N. rR N , noSNNUUU■Nr/NNNNNOOnNleo• Na • : J( • • NNN •• NN•r.a•.■NNrr■•r ■ NNNN 5a a N1 ' r=■Nt•.:•.:.NN■N.oww.N••a■a••t■w■. a.....r wntNN.rYa.NNUrrNn ad's go, x..0.00 •nNNNN4NNON04Ntr■aNr.■owte.i• uNEa1 :::a:::::l::s::::::: ::1i ffiso:::::::;.:4: EN■ENN•NNNNnuu ■NNNNNNNN.NN■ uuuNNN•NNNO N.N:uN■■oN■u■,.NrrReN�I.5w:t:0,:08•::•N•.a:o6:0�■Nl:NuN'a:a:N5l 8•=N:ats■aa u:No=:U=N:::•::L:ON a::•:lNNg 1:•:U.w::■•U N laa:a:: :::l::::: a : NU : . O r° N. 1: • ! :a a : : :1!t1./ ta : ::•: ra:. : :: :a :8860:80 @nemeses a a if: : aa: = i : : . NN ::=a'U ■6 .0■.w . ...■r SUN 9 season a:. r.� :a::•:::alUO wol:a . rrlasso:.=•:••:4=4 g!:l4rr:l • r.l00 Nllon o • • • ::m�a{ ii:l64 : s4s.. Ulf ... •a .... . a!:4.::::■:.lea:Nss:.a::a::::=:::4:44::s4:6:s_.: :■•�. l: ..S 40464:06808 • .•4/l!":.ga ...:..s • :8 N.. 0:00ll . NN.ru.a. Iii :1/ ■ a:4ag::::: . .■O■/ONES GOON... . ! • l E■ O/:e• ■.. 6s4s4 14 ' is 6U 1:;11:4y • Ls • : :•: :1 1 • PENETRATION RESISTANCE (tWows/0-3m) SOIL SA.MPLES 20 40 60 80 DESCRIPTION Ground HEAR STRENGTH (kN/m2 . . r rw.rr..�Kr:ISO a, oral n./ar.a.a=.ar..■. nw .w■w■r r..r uralwu/ w u • • FTNE 1 M • :G G:•' ::'GL ':r::'elaalawaS: ate as=�lL0: =a . .:.s . 1 ... . . s..... .!� r• • ...... .. . . . . Brown dense j : som" as seen U SILTY SAND, Till games :1 :-- U we a an a trace .. w . uwalw • • o..w ru. • • of fie. � _ !•ss=l: $ = :::::=:a ::.!•!Eli! se ::: occasional cobbles and boulders r =L Gee.r. 1:=i:::L=:::L:::==:::e9EL:::leE•a L==:�:: • a lll�:111..=. ra.........■� !:E•:L $•_ i�:�: ............. al ....al.r■alal .. ..... ... . :0, •Hall: �/eo. / .• ! �r w ��E �E al . l.: ...:e le:.=:■. ::■=a.sul :lee La:a .al.wwwal w. w•ww ■Y/■ Up.wYO •/ ■ • r�uo rrr w ourwr.: w .r.uo.uu. wr.�• ::::::::::::�::Zee�::l:S:a:Le::=:•iia wruww• ouwnn wal w.u. nuo■ : :em lee:::Lee:�:'aa•l:La•'L::�:::::::::•:•:::e:a•aaa •••.•Las�••e= ••= �e....al...s::::=:�::: : • __ 0 ..... . ... . .. ......... uuo. m • ■. r•ww■• • SSwwal.n e . •.u/.www/ w : L.!::.wa.w.:e.::.a.lu..::.L a.an.:.eL.:ee.a.:.:.aw.:aoL•L:=.r:• e■e..L:.G`:.::/a.•a:.`.l.al•.H�w **a:: .r. a Y • alr�.re::uwala�.r:ru.•:w Ma as ME ae .: l :1:11 rr al ao ■a/a :wlHill : : :a: L/ : e aLLat:C :a::sets w :::::lw: :::•: :::: :: in �: r.w. r. . wu .1 l: : alowu 0 an r■'.L also E•r a L e Yu u an r..urwar alwrw•• :::eea:L:li:lillis :::arcs:::: .alm■•aar.r■o:wu:YOY■rawrn0"M w■r■a■: .woes uouowuualalalal ■ nwwo• wales Y Ground Surface .. ■■•.w . . ... .... .... .. . uwwwuw.rr uu wu • : uo■■al• �■i.ru■ 1 • • : . !u:' ::!. • •:::::. !. .alas : ::.• n.1 • .sal /alal:..:■.eal. .al..■/■..• a .L ... ... .... .. is so 10111:::L Ge ::LL :: ':' a:•e::a:�a:EL _Brown dense .=. e ..■. :a a 'f: : = : :: U : :e: :L : lLe::: SILTY SAND, Till Item•: ?aea a: a: G:L� s 111::1 ■' a trace of clay & gravel ;:: ::: :E' e�i:mines s:=::::e: aals■■a........a.YE..aa..■.L. ....ae:......■■•al r occasional. .. .- cobbles :606 8{ EEEEEEE H 41:1■asE;i ?EE 'sgE ; = ..., . !! • •wr:rw.rnwmu■/anir wnurr..• wY••.• :::r"rr:•"rr•'•:aise°::a:a w.■Y. wwo _:„:�el G:::!l::=G:e:e:eel::aeaaaaaeaaa=!!°: :a:::• :e:�::::GG::a:Lea::a: ................. .. .... ■........ .•.. .■ END • - — —- !ll 1::1lL::111e11ie.q=VAMUe!l1111e 8: mesa=el riles=rww•■YOU�'(w =Y.w o■u..wnu.Mae, ow owrnww.■ .o• ow■uw.ow.aw.• • rw. ■orual.u■:aualw wwow.w/.:awoa■:r as :;:E.=:ii::Z.:�:=:::�:_ �:: .@-a 9=:!.•:!1:' .......... . rr...wwr.al..ra■r•.■ww..■ralrY■/ ago i: L.:=: E� := :':Er: :H i ' ' ': E : ' :enamee season a Moo..:l.e.1■■1r■ .• .........■■..r •. as Oman U r.:r.■al■t. . . r ..... . ..... .... ...... :a:L.:.:s•'a:..:.::4.....:L ... 1::::::: •::e::G:•:a:ss::::•s::::: : MUMM L ALL :www.•.:Laaa:aa••.' ow/■•■.r.■ nalnuu•.■ • E as'e.ii4'ss,11 11 _1�� HUM�e I-III'sM 0 WATER CONTENT %) Wp