HomeMy WebLinkAboutPD-93-82 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 JUNE 28, 1982
REPORT NO. : PD-93-82
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SUBJECT: APPLICATON FOR APPROVAL OF PLAN OF
SUBDIVISION - EAST WOODBRIDGE DEVELOPMENT
LTD. - LOT 15, CONC. 1 , FORMER TOWNSHIP
OF DARLINGTON - 18T-81025
Our file: S-A-1-2-3
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RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the
following:
1 . That Report PD-93-82 be received and
considered; and
2. That should Council deem it appropriate to
recommend draft plan approval of Plan
* 1817-81025, as revised in red and attached
hereto, that such approval be subject to the
conditions set out in Attachment 1 to this
Report.
BACKGROUND:
On June 19, 1981 , the Region of Durham received an
application for approval of a revised plan of subdivision
from East Woodbridge Developments Ltd. The revised plan
covers 5.8 acres of land within Neighbourhood 3B of the n�
Bowmanville Urban Area. The applicant proposed to create 84
single family dwelling lots.
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Report No. : PD-93-82 . . ./2
The subject subdivision application is within an area where
a Neighbourhood Development Plan has not been prepared.
Staff have, however, reviewed a concept Plan for this
neighbourhood that was prepared by East Woodbridge
Developments. Staff are satisfied that the concept plan
(which includes the proposed subdivision) is in conformity
with the Urban Area Plan and Durham Regional Official Plan,
and represents a logical and orderly development pattern for
the overall neighbourhood.
In keeping with the recent modifications to the Bowmanville
Urban Area Plan, staff believe that Neighbourhood 3B is an
area where the preparation of a Neighbourhood Plan would not
be required. The majority of this neighbourhood is owned by
East Woodbridge Developments and staff believe that the
processing of this, as well as other development
applications within this area, need not be held up pending
the preparation of a Neighbourhood Plan. Staff believe that
in this instance, subdivision review offers sufficient
opportunity to fine-tune the development pattern that is
established by the Urban Area Plan.
SUMMARY OF CIRCULATION COMMENTS
In accordance with Regional and Town procedures for
processing subdivision applications, the subject plan was
circulated to a number of Departments and Agencies. The
comments received are summaried below:
Ontario Ministry of Natural Resources
"The Ministry of Natural Resources recommends approval of
the plan, subject to the following conditions:
Report No: PD-93-82 . . ./3
I . The municipal restricted area zoning by-law will contain
provisions which will have the effect of prohibiting all
buildings and structures in Blocks 'F' and 'G' , except
those required for flood or erosion control .
2. The owner will agree in the Subdivision Agreement, in
wording acceptable to this Ministry, to neither place
nor remove fill of any kind, whether originating on the
site or elsewhere, nor alter any existing vegetation in
Blocks 'F' and 'G ' without -the written consent of this
Ministry.
Central Lake Ontario Conservation Authority
This proposed plan of subdivision has been reviewed. The
following comments apply to the plan dated 09 June 1981 ,
indicating 84 lots, a park block "A" of 0.72 hectares and
hazard land blocks "F" and "G" of 2.03 and 3.42 hectares
respectively.
The latest submission has indicated separate blocks for
hazard lands in accordance with our request of 24 March
1981 , but has limited the areas described as hazard lands to
those within the floodplain. Block "F" should be expanded
to include the steeply sloping areas between the floodlines
and the top of bank as indicated on the draft plan. Block
"E" (to the rear of lots 48 to 54) should be incorporated
into block "F". In those areas where slopes below the fill
line are gentle, as in the southern limits block "F" and
possibly all of block "G", the floodlines should be used as
the limits of hazard lands. Since none of lots 1 to 84 is
affected by this anticipated revision to the plan, we will
not oppose draft approval . An expansion of the existing
hazard lands areas will be requested when reviewing
development concepts for Future Development blocks "YY" and
"ZZ". The proposed extension of street "A" must be
constructed to accommodate regional flood flows without
affecting lots or blocks (as revised) intended for building
purposes. The soils/slope stability report requested in our
letter of 24 March 1981 pertaining to the areas to the rear
of lots 48 to 54 has yet to be submitted. As a final point,
we question the indication of "Open Space" above lots 47 to
42 on the draft plan. It is not clear if this area is an
extension of Block "E" (this is not substantiated by the
area description under Relevant Information) or if the
intention was to create a separate, additional open-space
block.
Report No: PD-93-82 . . ./4
If this proposal is to be draft approved, the following
conditions should be applied:
1 . No grading or filling shall occur on the site without
the written permission of the C.LO.C.A., and no building
permit shall be issued for any of lots 48 to 54 until a
construction permit has been issued by that agency. A
sedimentation control plan for the site is to be
submitted to and approved by the C.L.O.C.A. prior to the
commencement of preliminary grading.
2. Block "E" shall be incorporated into block "F" .
3. Blocks "YY" and "ZZ" shall be developed in accordance
with plans acceptable to the C.L.O.C.A. Increased
I setbacks from hazard lands for areas shown as Future
Development may be required. These revisions shall be
determined as incorporated into development concepts for
the said blocks as a result of consultation with the
C.L.O.C.A.
4. As a condition of approval for the development of blocks
"YY" and "ZZ", the revised hazard lands areas noted in
condition 3 shall be placed under the category of the
municipality's restricted area by-law which prohibits
buildings or structures, except those essential for
flood or erosion control purposes.
5. The extension of Street "A" across the Westside Creek
valley shall be designed and constructed to the
satisfaction of the C.L.O.C.A.
6. Prior to initiating any grading or filling on lots 47 to
73, street "B" or street "C", a snow fence is to be
erected and maintained in good repair along the rear
limits of the said lots until all grading, filling and
landscaping are completed.
7. That the subdivision agreement contains provisions
wherein the owner agrees:
a) to carry-out the conditions on permits issued for
the site by the C.L.O.C.A. ;
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Report No: PD-93-82 . . ./5
b) to develop block "YY" and "ZZ" in accordance with
site plans approved by the C.L.O.C.A. ; and
c) to abide by condition 5 pertaining to the culvert
beneath street "A" and condition 6 regarding snow
fencing.
A copy of the signed subdivision agreement containing the
noted provisions will expedite our final clearance of the
plan.
Peterborough-Victoria Northumberland and Newcastle Roman
Catholic Separate School Board
The subject application for approval of a plan of
subdivision has been reviewed by the Separate School Board.
The provision for (84) single family units has been noted.
An ultimate approval of the application would not adversely
affect the present or future plans of this School Board.
Northumberland and Newcastle Board of Education
I have been directed to advise you that no objection is
raised to the subdivision, but the Board wishes to make
comments concerning the transportation and accommodation of
the students.
Depending on future enrolment trends at Waverley Public
School , it may be necessary to transport students to other
Bowmanville schools. If students walk to Waverley Public
School , a crossing guard would be required at the Martin
Road-Waverley Road crossing. If this subdivision were
placed in the Map e Grove School attendance area,
transportation would be required for all students, and also
some re-furbishing would probably be required at Maple Grove
East Public School .
Ontario Hydro
This planned project does not conflict with any existing
Hydro plant or right-of-way and therefore we have no comment
to offer.
From the point of electrical supply, we have sufficient
capacity in our facilities adjacent to the subject property
to supply the new homes as and when this service is
required.
Report No: PD-93-82 . . ./6
Newcastle Community Services
I am agreeable to Block Lot 99 and 98 for a park and school
site.
Newcastle Public Works
I have reviewed the revised application and submit the
following comments for your consideration:
- That the Developer enter into an Agreement with the Town
and this Department be kept informed of the status of same
at all times.
- That all Works be designed and constructed in accordance
with the Town of Newcastle's Design Criteria and Standard
Drawings.
- That any easements which may be required by the Town be
granted free and clear of any encumbrances.
- That the 0.3 metre Reserves and appropriate Blocks
indicated on the Plan be dedicated to the Town.
- That a 0.3 metre Reserve be added on the north side of Lot
84 abutting Street W .
- That lands required for road widening Base Line Road be
dedicated free and clear.
- That the Developer enter into a cost sharing agreement
with the Town on the upgrading of Base Line Road and
Martin Road.
Newcastle Fire Chief
The proposed subdivision is within an acceptable response
distance from the existing fire station. Access to the
subdivision is by a secondary road, with minimum traffic
congestion.
An approved piped "Regional Water System" would be required
for fire protection.
Again as development proceeds, consideration should be given
to "up dating" fire department personnel , equipment and
facilities, consideration should be given for a portion of
the lot levy revenue to be credited towards fire department
operation and upgrading.
Report No: PD-93-82 . . ./7
COMMENTS:
As the comments outlined above suggest, the affected
agencies have no major objections to the proposal , save and
except the availability of municipal services. Town staff
understand that the Regional Works Department has not yet
come to terms with the Developer on funding for the
downstream sanitary sewer works. As such, any support for
the proposal at this time should be qualified by the
condition that the Developer satisfy the Region of Durham's
servicing requirements. This qualification is necessary
inasmuch as it is staff's opinion that the subject
application is premature due to lack of servicing and on the
basis of need, the latter being a reflection of the Town's
present commitments vis a vis existing approved draft
plans.
Planning staff concur with the proposed red line revisions
to the plan as submitted. These revisions would provide a
90 x 90 metre park block on the north-west corner of Base
Line and Martins Roads, which has been discussed as a
possible location for a new "Base Line Community Centre". A
copy of that portion of the plan on which this revision is
* proposed is attached to this Report.
Based on the foregoing, staff are suggesting that should
Council wish to recommend draft plan approval , the Town make
such approval subject to the conditions recited by
Attachment 1 hereto.
Respectfully Omitted,
T. `T. ¢Edwards, M.C.I.P.
Director of Planning
FA*TTE*mjc
May 20, 1982
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ATTACHMENT 1 TO STAFF REPORT PD-93-82
TOWN OF NEWCASTLE CONDITIONS FOR DRAFT APPROVAL
SUBDIVISION APPLICATION 18T-81025
1 . That this approval shall apply to a draft plan of
subdivision dated June 9th, 1981 and revised in red
April 1st, 1982, and shall be subject to the requirement
that prior to final approval of the subject plan, the
Official Plan for the Bowmanville Urban Area shall have
received the approval of the Minister of Municipal
Affairs and Housing. (Copy attached)
2. That the developer enter into a subdivision agreement
with the Town of Newcastle to satisfy the concerns of
the Town, financial and otherwise, concerning the
provision of roads, installation of services and storm
drainage.
3. That the owner grant to the appropriate authority, free
and clear of all encumbrances, all easements and
dedications as required for utilities and drainage
purposes.
4. That the owner agrees to dedicate to the Town, free and
clear of all encumbrances and in a condition
satisfactory to the Town, the 90 m x 90 m Park Block
shown on the red line revised plan of subdivision, in
satisfaction of the 5% parkland requirements of The
Planning Act for the dedication of land for park
purposes, and that these lands be immediately dedicated
to the Town. Furthermore, the Town agrees to provide a
credit to the owner for the difference between the 5%
requirement for this plan and the actual dedication,
being 0.29 ha, to be applied against the parkland
requirements for Blocks "YY" and "ZZ", said blocks to be
the subject of subsequent applications for draft plan
approval .
5. That all works be designed and constructed in accordance
with the latest Town of Newcastle design criteria and
standards.
6. That a 0.3 metre reserve be added on the north side of
Lot 64 and 79, abutting Street "A" and along the south
side of Lot 61 , also abutting Street "A".
7. That the owner agrees to dedicate, free and clear of all
encumbrances, an appropriate road widening along that
portion of the lands abutting Baseline Road.
8. That the owner agrees to negotiate with the Town a cost
sharing arrangement for the upgrading of Baseline Road
and Martins Road abutting the subject lands.
Page 2
ATTACHMENT 1 TO STAFF REPORT PD-93-82
TOWN OF NEWCASTLE CONDITIONS FOR DRAFT APPROVAL
SUBDIVISION APPLICATION 18T-81025
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 and the Regional
Municipality of Durham.
11 . That the owner agrees that the development of Lots 62
and 63 shall not take place until such time as Street
"A" is constructed westerly of its intersection with
Streets "B" and "C".
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 Regional
Municipality of Durham concerning the installation of
water and sanitary sewer services.
14. That the owner agrees, in writing, to satisfy the
requirements of the Central Lake Ontario Conservation
Authority relative to storm drainage.
15. That Blocks "E", "F" and "G" be gratuitously dedicated,
free and clear of all encumbrances, to the appropriate
authorities for erosion protection, flood control and
conservation purposes.
16. That Blocks "YY" and "ZZ" shall be the subject of
subsequent applications for draft plan approval .
17. Prior to the development of the subject lands, the
existing barn located within Block "YY" shall be
demolished.
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