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HomeMy WebLinkAboutP-167-81 44 CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director HAMPTON,ONTARIO LOB 1JO TEL. (416)263-2231 I REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF SEPTEMBER 28/81. REPORT NO: P-167-81 SUBJECT: Application for Subdivision Number 18T-81008 Part of Lot 29, Concession 2, formerly Village of Newcastle. Town of Newcastle. Danarus Management Ltd. File: S-A-3-13-6 RECOMMENDATIONS: It is respectfully recommended: 1) That application for Plan of Subdivision Number 18T-81008 be accepted as a formal application; and 2) That the Region of Durham be advised that the Town of Newcastle E R recommends draft approval of Application for Plan of Subdivision K' Number 18T-81008, subject to the following conditions:- (i) That this approval applies to the revised Plan dated July, 1981, by H.F. Grander Co. Ltd. , O.L.S. , showing 22 single family lots and 4 blocks; and (ii) That the road allowances included in this draft Plan be dedicated as public highways; and (iii) That the "Road" shown on the Plan be named to the satisfaction of the Regional Municipality of Durham and the Town of Newcastle; and (iv) That Blocks 24 and 26 be dedicated to the Town of Newcastle for Parks Purposes and that Block 25 be developed in conjunction with adjacent lands to the south. (v) That the necessary amendment to the Restricted Area By-law of the former Village of Newcastle shall be approved and come into effect pursuant to Section 35(10) of The Planning Act. `S ry Y �A,X �� - 2 - Report P-167-81 (vi) That the owner shall enter into a subdivision agreement with the Town of Newcastle to include, in addition to the usual requirements, the following provisions: The Owners agrees:- (a) to submit a storm water management plan for the site which is to be approved by the Ganaraska Conservation Authority and the Town of Newcastle. (b) That the owner agrees in writing to satisfy all requirements, financial and otherwise, of the Region of Durham concerning the provision of roads, sewers, water and other Regional services. (c) That the development of the Plan will be subject to architectural control by the Town of Newcastle. (d) That all lands to be dedicated or conveyed to the municipality for any municipal purpose shall be dedicated or conveyed in a form acceptable to the municipality and further, the owners shall grade and sod all lands to be conveyed for park purposes and shall plant such trees or other vegetative matter as may be required in accordance with a landscape plan prepared at the Owner's expense by a landscape architect and submitted to the Town for approval. (vii) That temporary turning circles be provided at the ends of all dead-end streets. (viii) That the owner provide the Town of Newcastle with a "functional report" relative to the alignment and development of the proposed temporary access to Old Kingston Road and Highway 2. BACKGROUND: Application for Subdivision 18T-81008, was initially received on February 17th, 1981. The application was circulated to other Town Departments on February 20, 1981. Following discussions with Town and Regional Planning Staff in April, 1981, the owners revised the original draft to reduce the density and alter the road pattern. 3 - Report P-167-81 The subject application is therefore a revised proposal to develop approximately 2.3 hectares of land within the Newcastle Urban Area. The owner wishes to create 22 single family lots. The lands subject to this application are designated "Residential Areas" in the Durham Regional Official Plan. The subject area is located within Neighbourhood 2b of the Draft Newcastle Village Urban Area Plan (see Report P-151-81) and is designated Residential Areas" within the context of the Village Plan. COMMENTS: Section 2.1.2(iii)`(b) of the Newcastle Village Urban Area Plan ( states that Neighbourhood Development Plans shall be prepared and approved by Council prior to the approval of Plan;of Subdivision. i Neighbourhood 2b is not presently covered by an approved Neighbourhood Plan, however, Section 2.1.3. of the Village Plan permits infilling provided it is consistent with the intent of the Urban Area Plan. The proposal at hand could be considered infilling and on that basis would be in conformity with all applicable Official Plan Policies. In addition, the street design proposed is consistent with preliminary draft concepts for the Neighbourhood 2b Development Plan. In accordance with Town procedures, the proposal was circulated to a number of agencies. The comments received are summarized below. Also, summarized below are comments received during the Region of Durham's circulation of the proposal:- Town of Newcastle Works Department "Further to the request of the Planning & Development Department, the following comments are applicable to the subject Application: 1. The area north, west and east of the proposed development is shown as 'vacant residential` . - A proposed street pattern for this land would be desirable, with access to the subject lands. 4 - Report P-167-81 2. The access to the proposed development (from Old Kingston Road) requires that a functional report be prepared relative to the alignment of Old Kingston Road, Highway 2 and the (proposed) new Subdivision roadway detailed as "Street Ministry of Agriculture and Food "Staff have considered the subject development proposal in view of the Food Land Guidelines, and based on present knowledge, have no objection to the proposal. By not objecting we realize this is designated for development." Ministry of Transportation and Communications "In reply to your March 30th, 1981 letter, we have reviewed the above plan together with the proposed secondary plan and plan of subdivision on the south side of Highway #2 opposite Old Kingston Road (Given Road) . The proposed subdivision, 18T-81008, enters Old Kingston Road at a location which will not adversely affect our options for improvement at the intersection of Old Kingston Road and Highway #2. For example, this new road could be extended to the Highway, with the easterly portion of Old Kingston Road being closed at Highway #2. The existing entrance location of Old Kingston Road and Highway #2 has sufficient visibility for a reduced speed location. However, the skew angle of the intersection limits the visibility of the cars entering the highway as outlined in our September 27th, 1979 letter. This problem can be corrected by realigning Old Kingston Road to meet Highway #2 at a 90o angle. This location at the top of the hill, has better visibility than the existing location., It appears from our plans that existing development on the south side of Highway #2 would prohibit an intersection with Highway #2 directly opposite the possible realignment of Old Kingston Road. An entrance directly opposite the present intersection location would limit the options for improvement to the skew angle. Therefore, we recommended against the street entrance on the south side of Highway #2. Highway #2 will be reconstructed within the next few years. Possible intersection improvements will be considered prior to these works." Town of Newcastle Fire Department "The Fire Department has no objection to the proposed subdivision. The existing fire station #2, Newcastle is within an acceptable travel distance 3/4 mile to a, residential district. Municipal water supply is proposed, which would be acceptable providing a piped water system is designed and installed in accordance with Durham Region water supply for fire protection." -�V .W5(0 - 5 - Report P-167-81 Ontario Ministry of the Environment "Staff have reviewed the subject application proposing 27 single family residential units and wish to advise that we have no objection to its approval. No land use conflicts were observed at the time of our inspection. The Ministry of the Environment and the Regional Municipality of Durham have agreed on a development control program for the Town of Newcastle whereby the regional municipality assures the installation of water and sewage services to parallel water supply and sewage treatment requirements. Further comments on the servicing aspect should therefore be obtained from the regional municipality." Ganaraska Region Conservation Authority "The above plan has been reviewed and given due consideration. With regard to matters under the jurisdiction and mandate of this Conservation Authority, there is no objection to the plan." Newcastle Hydro Electric Commission We have reviewed the above application for subdivision and have no objections at this time. However, should the plan be approved, we would appreciate being contacted by the developer in order that we might establish the proper location for electric services." Northumberland and Newcastle Board of Education "The Board, at its last Regular Meeting, considered the above noted subdivision proposal. I have been directed to advise you that no objection was raised to the proposal." Ontario Ministry of Natural Resources "This plan of subdivision has been reviewed and we have no objections to make. Thank you for giving us an opportunity to comment on this proposal." Durham Regional Health Unit "The Durham Regional Health Unit offers no objection to this proposal provided full municipal services are available." - 6 - Report P-167-81 Peterborough-Victoria-Northumberland and Newcastle Separate School Board "The subject application has been reviewed by the Separate School Board. We noted the provision for twenty-seven (27) single family detached homes. An ultimate approval of the application would not adversely affect the present or future plans of this School Board." Newcastle Community Services "Staff have been verbally advised that the Community Services Department recommends that cash-in-lieu of parkland be taken." Our major concern related to the design of the proposal is identified in the comments submitted by the Newcastle Works Department. The temporary access onto Old Kingston Road and Highway 2 if improperly designed may aggravate an already substandard, undesirable situation. ,r Although the Ministry of Transportationand Communications have, in their comments, stated that the proposed location would not adversely affect their options for improving the intersection, we feel that the concerns of the Works Department should be addressed through the preparation of a functional report, which is required as a condition of draft plan approval. Staff have reviewed the position of the Newcastle Community Services Department related to parkland dedication and feel that Blocks 24 and 26 have limited use for other purposes if not accepted by the Town. Adjacent ownership patterns and topography would preclude a reasonable development pattern on these lands. In addition, Planning Staff feel that this location would provide an ideal opportunity to integrate the future residents with those in the adjacent nursing home. On the basis of the foregoing staff would have no objection to recommending draft plan approval of this plan subject to appropriate onditions addressing the Town's concerns. Resp �i'fully submitted, d` r` 11 D.N. mth`, M.C.I.P. Director of Planning FA:lf September 22nd, 1981.