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HomeMy WebLinkAboutPD-48-82 CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT HAMPTON, ONTARIO L081JO TEL. (416)263-2231 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF APRIL 5, 1982 REPORT NO. : PD-48-82 SUBJECT: SUBDIVISION APPLICATION - GATEHOUSE HOLDINGS PART LOT 35, CONCESSION 2, DARLINGTON f �1� (COURTICE URBAN AREA) 18T-81034 } y� OUR FILE NO. : S-A-1-7-2 RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . That Report PD-48-82 be received; and 2. The Region of Durham be advised that the Town of Newcastle has no objection to the approval of proposed subdivision 18T-81034 as submitted by Gatehouse Holdings Ltd. , subject to the * conditions set out in Attachment 1 to this Report. i BACKGROUND: On September 14, 1981 , the Region of Durham received a re-submitted application for subdivision from Gatehouse Holdings Ltd. The proposed plan would create 123 single- family residential lots and provide for the construction of 126 semi-detached dwellings. XA Alt ✓!/ SCE Report No. : PD-48-82 . . ./2 The subject site is within an area designated for residential development within the Durham Regional Official Plan and is in conformity with the Courtice Urban Area Plan and the Courtice South Neighbourhood Plan. In accordance with Town of Newcastle and Region of Durham procedures for circulation of subdivision proposals, this application was circulated to a number of departments and agencies. The comments received are summarized as follows: Newcastle Public Works "l . That the Developer enter into an Agreement with -the Town and this Department be kept informed of the status of same at all times. 2. That all Works be designed and constructed in accordance with the Town of Newcastle's Design Criteria and Standard Drawings. 3. That any easements which may be required by the Town be granted free and clear of any encumbrances. 4. That the lands indicated as road widenings be dedicated to the Town. 5. That the Applicant agrees to enter into a Cost Sharing Agreement with the Town of Newcastle and the City of Oshawa." Newcastle Fire Chief "Comments: The proposed subdivision is located approximately 2-1/2 miles from existing fire station #4, Courtice, with a response time of 6 to 9 minutes. I Land use and developments of this nature will require upgrading fire department personnel and capital expenditures e.g. apparatus and related equipment to provide proper fire protection for the Courtice Area. I i J 1,d Report No. : PD-48-82 . . ./3 Water Supply for Fire Protection: In accordance with Durham Region design criteria and standards, for Communal Water Systems to supply both domestic and fire flow requirements minimum of 500 G.P.M. and residual pressure of 20 P.S.I . Access for fire department equipment taking into account: 1 ) connection to public thoroughfares 2) weight of firefighting equipment 3) control of vehicle parking" Newcastle Community Services Newcastle Community Services Department had recommended that Block 190, a 0.5 ha park block, not be accepted and that cash be taken in lieu. However, Planning staff believe that because it may be some time before other parkland is available to residents of this development, it would be advisable to accept this parkette as part of the 5% parkland requirement with the balance to be taken as cash in lieu. This block would represent approximately one-half of the 5% parkland requirements. Central Lake Ontario Conservation Authority October 1 , 1981 "With respect to the latest plan, revised to 02 September 1981 and proposing 186 lots, we feel the top of bank delineation is at slight variance with site conditions at the rear of lots 30 to 35. An examination of the 26 January 1981 plan to which our March 1981 comments apply indicates that rear lot proximity to the top of slope was less pronounced than is the case with the latest revision. The Authority has no objection to the principle of development on the lands in question. We must recommend, however, that draft approval be deferred pending the resolution of the following points of concern: 1 . Block 189 should be expanded to provide a minimum of 5 metres of table land to the rear of lots 30 to 38. This would create a buffer area between the Farewell Creek valley and the lots noted, and would ensure that foot traffic in this public open space area does not occur on steep valley slopes. This revision should be considered a minimum requirement. 2. The stormwater management plan for the site must be in conformity with the Courtice Storm Water Management Study adopted as Authority policy 21 October 1980. Due to the presence of steep, heavily wooded i i i SCE Report No. : PD-48-82 . . ./4 topography to the north of the subject lands, the location of a proposed detention/retention facility in the valley and the route of the proposed trunk sewer to the proposed pond should be subject to detailed investigation. Since these locations and alignments are often dictated by existing road configurations and grades, we would prefer not to have the design of the runoff control plan prejudiced by predetermined road (and lot) layouts. This point is underscored when it is noted that development, also likely to drain to a proposed pond facility in the valley, may possibly occur to the east of 18T-81034. The least environmentally disruptive pond location and trunk sewer route which would serve the relevant tributary area(s) should first be determined. 3. The development of the subject lands may significantly alter groundwater recharge and Farewell Creek base flow functions provided by the site. The Darlington sandy loam, which is the predominant soil of the site, permits above average infiltration of rainfall and snowmelt. Numerous wet areas near the valley floor in block 189 may represent the surfacing of the local water table. We are concerned that impervious surfaces may reduce available recharge and create moisture conditions unfavourable to the existing mixed forest in the lower valley area, and interfere with established base flow augmentation particularly during the critical low-flow period. The type and degree of impact on valley lands and the coldwater streamflow regime of the Farewell Creek which may result from development should be determined by a detailed hydrogeological impact statement prior to the granting of draft approval . The road and lot layout and park/open space allocations indicated in the draft plan may require extensive revisions in order to implement the site specific recommendations in the requested impact statement. Moreover, the truncated roads on the east side of the draft plan, if approved as indicated, at this time, may predetermine development to the east where we have similar concerns for site hydrology. We do not object generally to the development of the lands in question, but would request that the approval of internal design be withheld to permit greater flexibility in carrying out the environmental analysis." I I ._ � Report No. : PD-48-82 . . ./5 March 22, 1982 Central Lake Ontario Conservation Authority staff have advised that they have received and reviewed the requested stormwater management plan and hydrogeological study. Authority staff have indicated that, in light of these submissions, they are satisifed with the development pattern and are prepared to recommend draft approval . Region of Durham Works Department "This Department has reviewed the above noted draft plan and wish to provide our comments as follows: Sanitary sewer servicing will require the construction of a sub-trunk sewer from the intersection of Townline Road and Grandview Drive, northerly, then easterly to the east limit of the proposed development. Said sub-trunk sewer will be sized to accommodate lands to the north and east of the subject lands. Water supply can be provided by connection to the existing 1200 mm feedermain on Townline Road. A main connection of 600 mm to the Townline feedermain is required to be extended to the east limits of the proposed plan in order to service said plan and to provide for an eventual feedermain loop in the water system for the Courtice area. With respect to the abutting Regional Road No. 55 (Townline Road South), the road widening and reserves as shown on this draft plan are generally acceptable to us. However, we also wish to request a 6 m x 15 m sight triangle on aloor Street/Townline Road intersection as marked in red on the attached plan. On the basis of the above, we have no objection to further processing of this draft plan subject to the condition that j adequate sewer and water capacity is available at the time of signing of a subdivision agreement." Ontario Ministry of the Environment "The Regional Municipality of Durham's Works Department advises that a sub-trunk sewer is required from the intersection of Townline Road and Grandview Drive to this site. There is an existing water main along Townline Road which can provide adequate water to service the site. No problems are anticipated therefore in terms of available servicing facilities. II, I� Report No. : PD-48-82 . . ./6 Our staff have indicated a concern regarding possible adverse effects on Farewell Creek. However, we are in receipt of comments from the Central Lake Ontario Conservation Authority which require the implementation of a stormwater management plan and preparation of a detailed hydrogeological impact statement. On the basis of the above and provided that the recommendations of C OCA are carried out, we would not object to approval of the application." Ontario Ministry of Natural Resources "The above described plan of subdivision has been reviewed at this office. Our chief concern is about the hazardlands associated with the flood plain of the Farewell Creek. These lands are located in Block 189 on the plan. Recommendations: Based on the above we would recommend that this plan be approved subject to the following conditions: 1 . That the municipality's RA Zoning By-law contain provisions which would have the effect of prohibiting all buildings and structures in Block 189, except those necessary for flood or erosion control . 2. That the owner agree in the Subdivider's agreement, in wording acceptable to this Ministry: (a) to comply with the Fill , Construction and Alteration to Waterways Regulation of the Central Lake Ontario Conservation Authority as it applies to this site and to comply with any conditions made on any permit which may be issued under these regulations. (b) to neither place nor remove fill of any kind, whether originating on the site or elsewhere; nor alter any existing vegetation in Block 189 without written consent of the Central Lake Ontario Conservation Authority. (c) to erect a snow fence, or other suitable barrier along the rear of lots 30 to 38 inclusive to prevent the unauthorized dumping of fill or alteration of vegetation in Block 189. This barrier shall remain in place until all grading, construction, and re-sodding on the site is completed. i Report No. : PD-48-82 . . ./7 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 blest, Lindsay, Ontario, K9V 4T7." Ministry of Transportation and Communications "This subdivision does not abut a King's highway and, at the present time, is not affected by any plans of this Ministry. The developer should be made aware all roads must be constructed to a standard eligible for future subsidy purposes. We will not require copies of the final or registered plans for this file. However, we would like to be advised of the registration date and number." Ministry of Agriculture and Food No objections Ontario Hydro No objections Bell Canada No objections Northumberland and Newcastle Board of Education no objections COMMENT As the submitted comments suggest, there are no major unresolved concerns related to the proposed plan. Planning staff are therefore prepared to recommend draft approval , subject to the conditions set out in Attachment 1 . Respectfully , su�bmitted, T. T. Edwards, M.C.I .P. Director of Planning FA*TTE*mjc March 23, 1982 I' j S cdJ ATTACHMENT 1 TO STAFF REPORT PD-48-82 TOWNS CONDITIONS OF DRAFT PLAN APPROVAL 18T-81034 1 . That this approval shall apply to a draft plan of subdivision dated Janaury 26, 1981 , revised on September 2nd, 1981 as prepared by Donevan & Fleischmann Co. Ltd. , Ontario Land Surveyors. 2. That the road allowances included in this draft plan be dedicated as public highways. 3. That the streets in the plan be named to the satisfaction of the Town of Newcastle. 4. That all one-foot reserves and road widenings shown on the revised plan be dedicated free and clear of all encumbrances to the appropriate authority having jurisdiction over the abutting road. 5. That the developer agrees to enter into a suitable cost-sharing arrangement for the upgrading of Townline Road South. i 6. That the Owner shall enter into a Subdivision Agreement with the Town of Newcastle, to include, in addition to the Town's usual requirements, the following provisions: The Owner agrees to: a) design and construct all works in accordance with the Town of Newcastle Design Criteria; b) satisfy the requirements of the Ministry of Natural Resources and the Central Lake Ontario Conservation Authority relative to the development of the subject lands; c) to satisfy all other requirements of the Town of Newcastle, financial or otherwise. i 7. That the necessary amendment to By-law 2111 , as amended, of the former Township of Darlington, now in the Town of Newcastle, be approved and in effect. 8. That the owner agrees in writing to satisfy all requirements, financial and otherwise, of the Region of Durham. i I FA*TTE*mjc March 23, 1982 I i KEY MAP FORMER TOWNSHIP OF DARLINGTON LOT LOT 1 1 LOT I LOT LOT ( LOT LOT LOT LOT R 35 34 I ( 32 I 31 30 I 29 u 26 I 27 26 i I I I I I I p ► i I I I I ? m I I I I I ( I coultTice I I I I I I I I I I I I I I I ► I i I I o SUBJECT ► I ► SITE i I J I ► I I I 49 ► } IaerroroAL ► I aoao I "A 22 i 1 1 I I I I I I i I I ► I I 1 i I YI ( I I i j i I i t o j I I 1 I ! pA14WAr 1 i PACIFIC I f AMAOIAk 0 250 500 100 500 100