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HomeMy WebLinkAboutPD-86-82 Iv CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT HAMPTON, ONTARIO 1_061J0 TEL. (416)263-2231 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF MAY 17, 1982 REPORT NO. : PD-86-82 SUBJECT: PROPOSED PLAN OF SUBDIVISION - 18T-81033 PART OF LOT 32, CONCESSION 2, FORMER TOWNSHIP OF DARLINGTON, K. & A. MADGWICK OUR FILE: S-A-1-6-8 RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1 . That Report PD-86-82 be received; and 2. That the Region of Durham be advised that the Town of Newcastle recommends approval of a revised plan 18T-81033, subject to the conditions contained in Attachment 1 to this Report; and 3. That a copy of staff Report PD-86-82 be forwarded to the Region of Durham. BACKGROUND AND COMMENT: The subject application to create fifty-one (51 ) single family residential lots was received by Planning staff on September 9th, 1981 . i (4, Report No: PD-86-82 . . ./2 The lands subject to this application are designated "Residential Areas" in the approved Courtice Urban Area Official Plan (amendment 12 to the Official Plan for the former Planning area of the Township of Darlington) . This proposal is in conformity with all applicable policies and guidelines set out in both the Courtice and Durham Region Official Plans. In addition, the density proposed by the applicant is generally in keeping with the overall density guidelines which the Region of Durham has established for the Courtice Urban Area. The lands subject to this subdivision application are within Neighbourhood 3A as described in the Courtice Urban Area Official Plan. The Official Plan requires that a Neighbourhood Development Plan be approved by Council prior to development approvals. As outlined in Report PD-80-82 staff are recommending approval of a Neighbourhood Plan for this neighbourhood. The subject subdivision application is in conformity with the guidelines contained within the Neighbourhood 3A Development Plan. a In accordance with the Department's procedures, this application was circulated to obtain comments from other Departments within the Town. The comments received are summarized below. Also summarized below, are comments which the Region of Durham received during their circulation of this application. The Peterborough Victoria Northumberland and Newcastle Roman Catholic Separate School Board "The subject application for approval of draft plan of subdivision has been reviewed by the School Board. We note the provision for fifty-one units and the location on the south side of Nash Road some distance west of Trull 's Road. An ultimate approval of this plan would not adversely affect the present or future plans of this School Board." Report No: PD-86-82 . . ./3 The Northumberland and Newcastle Board of Education "The Board, at its last regular meeting, reviewed the above-noted plan of subdivision. I have been directed to advise you that no objection has been raised to the proposal ." Town of Newcastle Public Works Department "I have reviewed the subject application and submit the following comments: 1 . That the developer enter into a subdivision agreement with the Town and that the Public Works Department be kept informed of the status of same at all times. 2. That the owner grant to the Town, free and clear of all encumbrances, all easements which may be required. 3. That the works be designed and constructed in accordance with the latest Town of Newcastle design criteria and standards. 4. That the owner dedicate property for the future road widening of Nash Road. 5. That the owner agrees to negotiate with the Town the cost arrangement for the reconstruction of Nash Road, abutting their lands. 6. That a one-foot reserve be created on the north property boundary of the subdivision abutting Nash Road. 7. That the driveway access to Lot 50 be relocated from Nash Road to the internal street." Town of Newcastle Community Services Department "We recommend that five percent (5%) be taken in lieu of parklands. " Town of Newcastle Fire Department "The proposed subdivision is within an acceptable travel distance from existing Fire Station ## 4, Trull 's Road North, Courtice. Water supply for fire protection would require a piped water system, fire hydrant to be located within 105 m of buildings to be protected, 2200 L per minute with 140 KPA residual pressure, with no dead-end water mains. Report No: PD-86-82 , , ,/4 As in previous comments, when development expands and population growth increases, upgrading of Fire Department personnel and equipment is required to maintain an adequate fire emergency service." The 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 registered plans for this file, however we would like to be advised of the registration date and number." Ontario Ministry of the Environment "Our staff have reviewed the subject plan proposing fifty-one single family residential dwellings, and advise that we have no objection to its approval . All concerns expressed during our review relate in some way to the fact that the site is located immediately adjacent to Black Creek. We have received a copy of the comments forwarded to your office by the Central Lake Ontario Conservation Authority. It is noted that the Authority holds similar concerns in relation to the environmental sensitivity of the area. A hydrologic investigation has been recommended by C.L.O.C.A. and provided they are satisfied that the site can be developed without serious long-term environmental effects, we would not object to the approval of the application." Central Lake Ontario Conservation Authori December 2nd, 1981 "The site of the above proposed reviewed and field inspected by the following comments for your plan of subdivision has been Authority staff. We offer consideration. The subject lands abut the lower Black Creek Valley which features significant forest wildlife habitat, which forms an important link between the cold water reaches of the Farewell Creek to the south and those of the Upper Black Creek system. For these reasons the Black Creek Valley adjacent to the site of 18T-81033 exhibits high environmental sensitivity. No proposed lot areas are prone to flooding under Regional storm conditions, however Report No: PD-86-82 . . ./5 several lots extend beyond the top of bank and should be adjusted. It is recommended that park block 52 be expanded to include those areas outlined in red on the attached copy. The soil of the site is classified as Darlington sandy loam which is characterized by good permeability. Thus, the site likely contributes to the recharge of the local aquifer. However, our main concern relates to the role the subject lands play in conveying base-flow from the wetter, north areas of the Courtice community to the Black/Farewell Creek system. It should be demonstrated on a preliminary basis prior to draft approval , that the proposed road construction, below ground servicing and lot layout will not significantly interfere with important hydrologic contributions that the site may provide. The Authority has no objection to the development of the lands in question, but we would recommend a draft approval be temporarily deferred pending the submission of a preliminary hydrologic report which addresses the concern described previously. Should the approved report indicate that the site can be developed as proposed without significantly interfering with the site hydrology, we would subsequently support the plan for draft approval and offer recommended conditions of draft approval ." March 24th, 1982 "Further to our comments of December 3rd, 1981 , the Authority has now completed a review of the requested hydrologic investigation and received a redesigned draft plan for the noted site, both of which satisfactorily address our concerns. A partial copy of the revised draft plan dated January 8th, 1982, which incorporates .the changes we have requested is attached for your information. The Authority has no objection to 18T-81033, revised, receiving draft approval subject to the following conditions: 1 . No grading or filling shall occur on the site without the written permission of the Central Lake Ontario Conservation Authority. 2. The storm drainage plan for the site is to be reviewed and approved by the Central Lake Ontario Conservation Authority. 3. That the subdivision agreement contain a provision wherein the owner agrees not to carry out grading, Report No: PD-86-82 . . ./6 filling or the construction of the storm drainage system for the site without the written permission of C.L.O.C.A. , and further, that these works are carried out to the satisfaction of C.L.O.C.A." Ontario Ministry of Natural Resources "This property consists of flat, open fields with a steep wooded ravine along the rear of lots 4-7, Block 52 and 19-26 inclusive. From our inspection, it would appear that all of the aforementioned lots lie well above the Regional flood line as delineated on the plan for Black Creek. Block 52 forms part of the natural drainage area for this property and carries surface run-off to Black Creek. Recommendations Based on the above, we would recommend that this plan be approved subject to the following condition: - That the Municipality's Restricted Area (Zoning) By-law contain a provision which would have the effect of prohibiting all buildings and structures in Block 52. In order to expedite clearance of this condition 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." Durham Regional Health Unit "The Durham Regional Health Unit offers no objection to this proposal so long as full municipal services are provided." Region of Durham Works Department "Municipal water supply is available to the proposal through the existing watermain on Nash Road, and Windsor Valley Place. With regard to the provision of sanitary service, it would be most desirable to service this proposal through the sanitary sewers installed in the adjacent subdivision (D.R. Agencies under Ministry File 18T-77002) which was registered as Plan M-747 on April 6th, 1981 . Alternatively, this proposal can also be serviced through the existing sanitary sewers on Nash Road. On the basis of the above, we have no objection to further. processing of this draft plan, subject to the condition that adequate sewer and water capacity is available at the time of signing the subdivision agreement." Report No: PD-86-82 Bell Canada . . ./7 "We have no objections to the proposed plan of subdivision on Lot 32, Conc. 2, in the Town of Newcastle." Ontario Hydro "This plan has been circulated to the interested divisions of the Corporation for comment. We have no objections to the proposed subdivision as presently laid out." As suggested by the preceeding comments, there are no outstanding concerns related to the draft approval of this subdivision proposal . Staff are, therefore, recommending that the Region of Durham be advised that the Town of Newcastle has no objection to the approval of draft plan of subdivision 1817-81033, subject to the specific conditions which are outlined in Attachment 1 to this Report. Respectfully submitted, T. T. Edwards, M.C.I .P. Director of Planning FA*TTE*mjc May 6, 1982 K & A Madgwick R.R. # 3 BOWMANVILLE, Ontario L1C 3K4 ATTACHMENT 1 TO STAFF REPORT PD-86-82 f TOWN OF NEWCASTLE CONDITIONS FOR DRAFT APPROVAL SUBDIVISON APPLICATION 18T-18033 1 . That this approval shall apply to a draft plan of subdivision dated August 25th, 1981 and revised January 8th, 1982. 2. That the developer enter into a subdivision agreement with the Town of Newcastle. 3. That the owner grant to the Town, free and clear of all encumbrances, all easements and dedications as requested. 4. That the owner agrees to pay to the Town of Newcastle, the cash value of the five percent (5%) parkland i dedication in lieu of the parkland. 5. That the works be designed and constructed in accordance with the latest Town of Newcastle design criteria and standards. 6. That the owner dedicate property for the future road widening of Nash Road. 7. That the owner agrees to negotiate with the Town a cost arrangement for the reconstruction of Nash Road abutting their lands. 8. That a one-foot reserve be created on the north property of the subdivision abutting Nash Road. 9. That the road allowances included in this draft plan be dedicated as public highways. 10. That the streets in the plan be named to the satisfaction of the Town of Newcastle. 11 . That the owner agrees to satisfy all other requirements of the Town of Newcastle, financial or otherwise. 12. 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. 13. That the owner agrees, in writing, to satisfy all requirements, financial and otherwise, of the Region of Durham. 14. Prior to final approval of plan the Owners shall have prepared and received the approval of the Central Lake Ontario Conservation Authority for a detailed Storm Water Management Plan for the subject property to be prepared in conformity with the overall storm water management study for the Courtice Area. KEY MAP FORMER TOWNSHIP OF DARLINGTON I I I I 1 I I I I I I I 1 I I ( I 1 I ( I I I It EG10NAL ( I ROAD I Nt. Y2 SUBDIVISION APPLICATION 18T-81033 FILE N° SA- 1-6-8 LOT I LOT 27 I 26 I - - - -L -- -- -L. e��cK I I I I 0 250 500 1000M 100