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Home My WebLink AboutP-28-80 _03) CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director HAMPTON,ONTARIO LOB 1 J TEL. (416)263.2231 REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF FEBRUARY 18, 1980. REPORT NO. : P-28-80 SUBJECT: Haydon Hamlet Development Plan File: 3.5 BACKGROUND: On February 4, 1980 a public meeting of the Planning and Development Committee was held to discuss the revised hamlet plan for Haydon. Staff have reviewed the issues raised at that public meeting and offer the following comments. COMMENTS: The major concerns expressed by the residents of Haydon were as follows: 1. Existing and potential problems with storm drainage; 2. Existing and potential problems with wells and septic tanks; 3. Location and extent of floodplain; 4. Legal status of existing commercial uses; 5. Minimum Lot sizes; 6. Parkland. i 1,4/ iy 2 - Each of these items was discussed and, in our opinion, can be reasonably dealt with by the hamlet plan. 1. Present information indicates that some problems exist with surface drainage. As explained to the public, the hamlet plan requires that prior to development occurring, the applicant must satisfy the Town as to the methods whereby storm run-off will be dealt with (Section 3.8) . This is a normal requirement and is intended to control lot grading in order to ensure that surface drainage does not negatively impact adjacent properties. Rectifying existing problems to accommodate new development would also be a partial responsibility of development proponents, depending upon the extent of the improvements required. This would include such things as ditching or swales to carry surface run-off to the receiving body. 2. Present information indicates that there are problems with existing wells and the operation of septic tanks and tile beds. Many of the existing problems may be due to shallow wells and the high water table. New development would be required to have drilled wells drawing from deeper aquifers to prevent draw down effects upon existing wells. In addition, development proponents must satisfy the Durham Health Unit as to the method of disposing of sanitary sewage. This, combined with the large lot size will prevent problems of contamination due to new development. Problems related to existing develop- ment may only be rectified through an evaluation of existing systems and remedial measures carried out by the property owners. V 3 - It is anticipated that improvements to the local drainage may, to a limited extent, also assist in rectifying these problems, by lowering the presently high water table and permitting better operation of the beds. A related concern, expressed at the meeting, was in respect of the visual appear- ance of raised tile beds. In that regard, the applicant would be required to grade the site to the Town's satisfaction and ensure a smooth transition from raised areas to adjacent areas thus eliminating visual impacts and incorporating these areas within the overall landscaping of the site. 3. The location and extent of flood plains in relation to these areas identified as subject to development restrictions was questioned. It is noted that the present designations of these lands was derived from a review of existing conservation authority flood plain limits, fill and construction limits, and the hazard lands subject to development restrictions may include existing residences or existing approved building lots. The significance of this designation, however, is to alert property owners to the fact that development of these properties will be subject to regulations governing their use. In order to clarify the intent of this section, it is suggested that the following sub-section be added to Section 3. 7.1 of the Haydon Hamlet Plan. 3. 7.1 (v) Notwithstanding any provision of this plan to the contrary, proposals to develop lands designated as "subject to Development Restrictiond'will be considered on their own merit provided that all relevant and appli- cable policies, regulations and/or restrictions of the Town of Newcastle, Region of Durham, Central Lake Ontario Conservation Authority and the Durham Health Unit can be satisfactorily complied with, in a manner consistent with accepted engineering techniques and resource management practices. - 4 - 4. The hamlet of Haydon has two existing commercial uses, a garage and an auction barn. Some concern was expressed about the legal status of these uses and staff were to investigate this prior to making a recommendation for adoption of the Hamlet Plan. In the first instance, an automobile service station would be considered a legally non-conforming use within a Cl zone, having been in existence prior to the passing of the Darlington By-law. However, the status of the salvage yard associated with it has not yet been determined. The auction barn being located in a R3 zone is probably an illegal non-conforming use apparently having been established subsequent to the approval of the Darlington By-law. In any event, it is our opinion that a garage and an auction barn could be considered as uses compatible with the hamlet character and permitted to continue subject to suitable zoning controls. The salvage yard, on the other hand, is not considered a compatible use. However, until the legal status of that use is ascertained, there is little that can be done to control or regulate it in the absence of an appropriate salvage yard licensing by-law or a maintenance and occupancy by-law. 5. Concerns were expressed about the proposed minimum lot size of 0.5 ha. Specifically, the sugggestion that some areas of the hamlet may be capable of supporting smaller lot sizes. In that regard, we do not feel that a reduction in the minimum lot size should be considered in the absence of detailed soils and engineering reports to justify such a reduction. - 5 - 6. On previous occasions concern has been expressed, by some residents, about the lack of parkland and play facilities for local children. In response to that concern, we are sug- gesting that the Haydon Development Plan be amended to desig- nate a potential park site with a corresponding revision to the text as follows: 3. 3 Community Facilities ". . .identified needs of the community. In order to supple- ment these facilities, however, a possible park site has been identified on Schedule 1 to this plan. 3.3.1 Policies (i) . . .areas designated as infilling or neighbourhood park on Schedule 1 to this plan. CONCLUSION: Based upon our review of the issues and concerns raised, we do not feel that further revisions should be made to the Hamlet Plan for Haydon, other than those contained within this report. RECOMMENDATION: That the Planning and Development Committee recommend to Council the following: 1. That report P-28-80 be received; and that 2. The proposed revisions to the Development Plan for Haydon be endorsed; and that 3. Planning Staff forward the revised development plan for Haydon to Regional Council for comments in accordance with Section 10.4.2.2 of the Durham Regional Official Plan; and that V_ - 6 - 4. Planning staff report back to the Planning Committee at its next appropriate regular evening meeting, upon receipt of comments from Durham Regional Council as per recommendation #3. Respectfully submitted, AAUA�-- TTE:lb D. N. Smith, M.C.I.P. February 8, 1980 Director of Planning I