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HomeMy WebLinkAboutP-31-80 4 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 REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF MARCH 3, 1980. REPORT NO: P-31-80 SUBJECT: Hamlet Staging Enniskillen, Haydon, Newtonville and Tyrone Files: 3.3, 3.5, 3.10 and 3.13 BACKGROUND: On January 28, 1980, Council adopted Staff's proposed staging policies for hamlets as contained in Staff Report P-225-79. Since staff are currently processing Development Plans for the above noted hamlets, it would be appropriate to include the staging policies prior to or concurrent to their adoption. COMMENTS: Based upon our review of the various hamlets, staff have prepared policy statements, respecting staging, for each of the noted hamlets with the exception of Haydon. It is not felt that the minimal amount of new development to be permitted within Haydon would require staging. The determination of an annual growth limit for the other three hamlets was based upon an estimate of growth potential and present development restrictions such as soil conditions and the availability of a potable water supply. In each of these hamlets the historic growth rate was extremely low, usually around one unit per annum since 1974. However, in order to provide for the economic subdivision of land we felt that the historic growth rate was unrealistic. For that reason, we are suggesting that the annual limit should be at least a minimum of five units. These figures may be varied in accordance with the development potential of a specific hamlet. In most cases the annual limit will be reviewed in . . . . . 2/ c � o C►> - 2 - conjunction with the annual monitoring of ground water and soil conditions and adjusted accordingly. For the Committee's information we have attached the proposed staging policies for the subject hamlet along with a brief summary of the rationale involved. It is suggested that these staging policies be forwarded to Regional Council for their comments in conjunction with their comments on the Hamlet Development Plans and prior to local Council adoption. RECOMMENDATION: THAT the Planning and Development Committee recommend to Council the following:- 1) That report P-31-80 be received; and that 2) The attached staging policies for the hamlets of Enniskillen, Newtonville and Tyrone be forwarded to Regional Council for comment in accordance with Section 10.4.2.2. of the Durham Regional Official Plan; and that 3) Planning Staff report back to the Planning Committee at their first appropriate meeting following receipt of the Regional comments, and, if possible, to do so in conjunction with the duly advertised public meeting for discussion of the respective hamlet development plans. Respectfully submitted, D.N. Smith, M.C.L.P. Director of Planning TTE:lf February 8, 1980. AMENDMENT NO. 1 TO THE DEVELOPMENT PLAN FOR THE HAMLET OF NEWTONVILLE IN THE TOWN OF NEWCASTLE Purpose of - The purpose of this amendmentis to introduce detailed Amendment policies for the staging of development within the Hamlet of Newtonville. Proposed - This amendment to the Development Plan for the Hamlet Amendment of Newtonville was based upon a review of development proposals within the hamlet and the need to ensure the orderly progression of development in a manner which will facilitate the annual monitoring of ground water and private waste disposal. Location of - The areas subject to this amendment are those areas Amendment designated as "Residential Expansion" by the Development Plan for the Hamlet of Newtonville as delineated on Attachment 1 hereto. Actual - The Development Plan for the Hamlet of Newtonville is Amendment hereby amended by: (i) Adding the following revised Section 3.9 "Staging":- "3.9 Staging New development within the areas designated for expansion, shall be staged in order to control the hamlet's rate of growth. This is intended to minimize development impacts upon existing residences and to facilitate annual monitoring of groundwater supplies and the operation of septic tanks and tile beds. 3.9.1 Policies (i) New development within the areas designated for expansion shall be limited to 5 lots per annum. Determination of the annual limit was based upon an evaluation of existing development, proposed development, historic growth rates, servicing limitations and other development restrictions within the hamlet. (ii) Schedule 1 identifies alphabetically the areas designated for expansion and this shall represent the sequence for staging development. - 2 - (Hamlet of Newtonville) (iii) The Council of the Town of Newcastle may recommend draft approval of one or more plans of subdivision within a designated area, as identified in (ii) above. However, any lots approved in excess of the annual limit shall be given a deferred designation in the implementing restricted area by-law. Development of a designated area for expansion shall be substantially completed prior to the Town considering further draft approvals within subsequent areas. (iv) The annual limit of lots to be permitted within the hamlet, shall be allocated to subdividers, within a designated area for expansion, in proportion to the number of approved lots within their subdivisions. (v) The Town of Newcastle shall undertake an annual monitoring of building activity; in conjunction with Regional monitoring of groundwater supplies and quality within the hamlet, and may adjust staging accordingly. Tf building permits have not been applied for and/or granted for appropriately zoned lots, then the number of lots potentially released in successive years shall equal the annual limit less any residual from the previous year. In those instances where the annual limit has been divided among a number of subdividers, failure to make use of an allocation by a subdivider shall not limit the allocations of other subdividers in subsequent years and shall only affect subsequent allocations to the subdivider which has a residual. (vi) The policies of this section shall not be interpreted as being applicable to areas designated for infilling. Adding to Schedule 1 "Land Use" the alphabetical identification for areas designated for expansion as shown on Attachment 1, hereto. ATTACHMENT 1 SCHEDULE 1 TO HAMLET" DEVELOPMENT PLAN FOR NEWTONVILLE IS AMENDED BY ADDING ALPHABETICAL IDENTIFICATION OF AREAS DESIGNATED FOR EXPANSION. rD 6 12 i - LA i I u I x I II I APPENDIX "A" Rationale for Annual Limit - NEWTONVILLE Existing Units - 120 Avg. Historical Growth Rate (1974-1978) - 1 unit/annum Proposed Development - 40 units 5 year horizon - 8 units/annum 10 year horizon - 4 units/annum 15 year horizon - 3 units/annum 20 year horizon - 2 units/annum Suggested Minimum Annual Limit - 5 units/annum Considerations - Poor soil conditions, poor drainage, high water table, questionable water supply - Low historic growth rate. Conclusion - Due to poor and questionable soil and water conditions annual growth should not exceed the suggested minimum of 5 units/annum, until further detailed information becomes available. An annual limit of 5 units would approximate a 3.4% growth rate which is considered acceptable in this situation. Priority should be given to areas with best soil conditions and drainage. Appendix B indicates suggested order for staging development. Some development by severance is possible in Area B concurrent to development in Area A. However, that development should be monitored prior to further development proceeding. NEWTOPMLLE APPENDIX B AREA A- DRAFT PLAN SUBMITTED - BETTER SOIL CONDTIOi!9.S AND DRAINAGE THAN AREAS TO SOUTH .OF ! i HWY. 2 j AREA B- DRAFT PLAN SUBM TTE POOR SOIL CONDITIONS I AND DRAINAGE 3 I I' -AREA C- DRAFT PLAN SUBMITTED POOR SOIL CONDITIONS AND DRAINAGE I! AREA D- NO PLANS SUBMITTED SOIL CONDITIONS AND i l i DRAINAGE SIMILAR TO D - III j AREA A I I ;pt 6 a i CL , t ON VE - - - - `Yt - �-l,L.t� +?N`y.J�?' Tyj�,}���`,�j;�j� ��Tt`«`��,�4iSl�1Y•'Y���K4�f;�; �4i7a� _ —__ — -- �,t's ir13`�w:i J',�Cr,��?C{ •c!Lx)•£tti�`�t�'t.. � < __ — — —=_� •'ii.), 3`,y,t' ;,�J.'� 't!i�yut�c ttT..e $ k 4 -__— —_ —_ � — ��rr r�iJ'?�•}�.���:.-�` €.4,t of`,w^��.` 2 _�'r`,JJS't -��_ aws t �f ti fc G t� ` `�*•,1.1 C.1 LI t • kt�ULti.- _ AMENDMENT NO. 1 TO THE DEVELOPMENT PLAN FOR THE HAMLET OF ENNISKILLEN IN THE TOWN OF NEWCASTLE. Purpose of - The purpose of this amendment is to introduce detailed Amendment policies for the staging of development within the Hamlet of Enniskillen. Proposed - This amendment to the Development Plan for the Hamlet Amendment of Enniskillen was based upon a review of development proposals within the hamlet and the need to ensure the orderly progression of development in a manner which will facilitate the annual monitoring of ground water and private waste disposal. Location of - The areas subject to this amendment are those areas Amendment designated as "Residential Expansion" and "Rural Residential" by the Development Plan for the Hamlet of Enniskillen as delineated on Attachment 1 hereto. Actual - The Development Plan for the Hamlet of Enniskillen is Amendment hereby amended by: (i) Adding the following new Section 3.9 "Staging":- 3.9 Stagier New development within the areas designated for expansion, shall be staged in order to control the hamlet's rate of growth. This is intended to minimize development impacts upon existing residences and to facilitate annual monitoring of groundwater supplies and the operation of septic tanks and tile beds. 3.9.1 Policies (i) New development within the areas designated for expansion shall be limited to 15 lots per annum. Determination of the annual limit was based upon an evaluation of existing development, proposed development, historic growth rates, servicing limitations and other development restrictions within the hamlet. (ii) Schedule 1 identifies alphabetically the areas designated for expansion and this shall represent the sequence for staging development and shall proceed in accordance with the extension of the municipal water system. i I I 2 - (Hamlet of Enniskillen) (iii) The Council of the Town of Newcastle may recommend draft approval of one or more plans of subdivision within a designated area as identified in (ii) above. However, any lots approved in excess of the annual limit shall be given a deferred designation in the implementing restricted area by-law. Development of a designated area for expansion shall be sub- stantially completed prior to the Town considering further draft approvals within subsequent areas. (iv) The annual limit of lots to be permitted within the hamlet, shall be allocated to subdividers, within a designated area for expansion, in proportion to the number of approved lots within their subdivisions. (v) The Town of Newcastle shall undertake an annual monitoring of building activity; in conjuction with Regional monitoring of groundwater supplies and quality within the hamlet, and may adjust staging accordingly. If building permits have not been applied for and/or granted for appropriately zoned lots, then the number of lots potentially released in successive years shall equal the annual limit less any residual from the previous year. In those instances where the annual limit has been divided among a number of subdividers, failure to make use of an allocation by a subdivider shall not limit the allocations of other subdividers in subsequent years and shall only affect subsequent allocations to the subdivider which has a residual. (vi) The policies of this section shall not be interpreted as being applicable to areas designated for infilling. (vii) In the case of the areas designated as rural residential, staging will only be required for proposals in excess of three lots, and shall j be implemented through the provisions of a subdivision agreement. i I Adding to Schedule 1 "Land Use" the alphabetical identification for areas designated for expansion as shown on Attachment 1 hereto. i' I i I ENNIS 1 N ATTACHMENT 1 SCHEDULE 1 HAMLET DEVELOPMENT PLAN FOR ENNISKILLEN IS -- AMENDED BY ADDING Ij ALPHABETICAL IDENTIFICATION OF AREAS DISIGNATED FOR EXPANSION. l B �� I i E C 38 I I I� A --- ,: 44 C 1 I E I i' a� tot to ,m❑ I irn,e to n •� i I APPENDIX "A" Rationale for Annual Limit - ENNISKILLEN Existing Units - 41 Average Historical Growth Rate (1974 - 1978) - 0.2 units/annum. Proposed Development "Expansion" - 108 5 year horizon 22 units/annum 10 year horizon - 11 units/annum 15 year horizon - 7 units/annum 20 year horizon - 5 units/annum Suggested Minimum Annual Limit - 5 units/annum Considerations - Municipal water to be made available - To be designated a growth hamlet - Elementary school located within hamlet - Good accessibility to hamlet - Proximity to Bowmanville Major Urban Area Conclusion - Due to good potential for growth arising from locational and servicing factors, an annual limit of 15 units might be appropriate. This would provide an incentive to developers and result in early extension of municipal water to existing residences, and a general upgrading of hamlet facilities. Priority should be given to areas for which draft plans have been submitted. However, Area B indicated on Appendix "B" will require an extension of services which might be considered as leap froging development of Area C for which no subdivision plans have yet been submitted. Area B should only be proceeded with if developer is willing to extend services at his expense, otherwise development should await the municipal extension of services or extension through the development of Area C. ii it I ENNISKILLEN APPENDIX 8 I AREA A -DRAFT PLAN APPROVED �i AREA B, - DRAFT PLAN SUBMITTED I it III AREA C -NO PLANS SUBMITTED - t t E I ' I I I t sra,- J .. c i 1 l01 N .UI h IU 11 lQ V •� - MIR- - Development Considerations Appendix C w; ENNISKILLEN LEGEND t . I Subdivision Applications Draft A r©r 7yoeo 1 Approved Subdivision Slope 10-20% l I SA r, Slope Greater'Phan 20 r/o — , All ' ., '� � � •,.�. S1loodlots i I _. Intermittent Drainage ... � ti ot4�c�9•r I 11 I f Regional Road AMENDMENT NO. 1 TO THE DEVELOPMENT PLAN FOR THE HAMLET OF TYRONE IN THE TOWN OF NEWCASTLE Purpose of - The purpose of this amendment is to introduce detailed Amendment policies for the staging of development within the Hamlet of Tyrone Proposed - This amendment to the Development Plan for the Hamlet Amendment of Tyrone was based upon a review of development proposals within the hamlet and the need to ensure the orderly progression of development in a manner which will facilitate the annual monitoring of ground water and private waste disposal. Location of - The areas subject to this amendment are those areas Amendment designated for "Residential Expansion" by the Development Plan for the Hamlet of Tyrone as delineated on Attachment 1 hereto. Actual - The Development Plan for the Hamlet of Tyrone is hereby Amendment amended by:- (i) Adding the following new Section 3.9 "Staging" and adjusting the table of contents accordingly. 3.9 Staging New development within the areas designated for expansion, shall be staged in order to control the hamlet's rate of growth. This is intended to minimize development impacts upon existing residences and to facilitate annual monitoring of groundwater supplies and the operation of septic tanks and the beds. 3.9.1 Policies (i) New development within the areas designated for expansion shall be limited to 5 lots per annum. Determination of the annual limit was based upon an evaluation of existing development, proposed development, historic growth rates, servicing limitations and other development restrictions within the hamlet. (ii) Schedule 1 identifies alphabetically the areas designated for expansion and this shall represent the sequence for staging development. (iii) The Council of the Town of Newcastle may recommend draft approval of one or more plans of subdivision within a designated area, as identified in (ii) above. However, any lots approved in excess of the annual limit shall be given a deferred designation in the implementing restricted area by-law. Development of a designated area for expansion shall be substantially completed prior to the Town considering further draft approvals within subsequent areas. - 2 - (Hamlet of Tyrone) (iv) The annual limit of lots to be permitted within the hamlet, shall be allocated to subdividers, within a designated area for expansion, in proportion to the number of approved lots within their subdivisions. (v) The Town of Newcastle shall undertake an annual monitoring of building activity; in conjunction with Regional monitoring of groundwater supplies and quality within the hamlet, and may adjust staging accordingly. If building permits have not been applied for and/or granted for appropriately zoned lots, then the number of lots potentially released in successive years shall equal the annual limit less any residual from the previous year. In those instances where the annual limit has been divided among a number of subdividers, failure to make use of an allocation by a subdivider shall not limit the allocations of other subdividers in subsequent years and shall only affect subsequent allocations to the subdivider which has a residual. (vi) The policies of this section shall not be interpreted as being applicable to areas designated for infilling or areas which have received draft approval prior to Council approval of these policies. (ii) Adding to Schedule 1 "Land Use" the alphabetical identification for areas designated for expansion as shown on Attachement 1 hereto. i I E LOT II ( I LOT SOT 9 LOT SOT ' ATTACHMENT 1 ' I - SCHEDULE 1 TO HAMLE I DEVELOPMENT PLAN FOR TYRONE IS AMEND- ' ED BY ADDING ALPHAlEf---- i I TICAL IDENTIFICATION ICI OF AREAS DESIGNATED FOR EXPANSION. i C B1 ' T1 , - pr �a o - F ,1!11A B q. J A9 TOWN Of- NEVCAS-rE � D e APPENDIX "A" Rationale for Annual Limit - Tyrone Existing Units - 49 Average Historical Growth Rate (1974-1978) - 1 unit/annum Proposed Development - 25 units 5 year horizon - 5 units/annum 10 year horizon 2.5 units/annum Suggested Minimum Annual Limit 5 units/annum (as per staff report) Considerations - availability of community facilities - proximity to Bowmanville Major Urban Area - low historic growth - private wells and septic tanks Conclusion - Tyrone has a well established community organization and social services. Soil quality appears to be generally good with some areas suffering from poor drainage. It is anticipated that water may be readily available from deep aquifers in the area. It is suggested that annual growth should not exceed 5 units until the soil and water conditions have been established through the annual monitoring program. I TYRONE i1 LOT ii i i LOT LOT 9 LOT LOT T APPENDIX B I� AREA A DRAFT PL APPROVEDAN i a 11 AREA B -DRAFT PLAN ! SUBMITTED AREA C -I N FORMAL PROPOSAL B / AREA D �+ } -NO PLANS d SUBMITTED D a g TOm co- savcAsnz s ' 2 - § z8 .E R R $ of 0 03 0 YI�OiOY lt'AOiOtY . 0 V 0 t10� A10 i%haLTV OYvY 777 —_—-_ Ol _— O J F i i