HomeMy WebLinkAboutP-54-80 sLEE
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CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT D.N.SMITH,M.C.I.P.,Director
HAMPTON,ONTARIO LOB 1.10 TEL. (416)263-2231
REPORT TO THE PLANNING AND DEVELOPMENT COMMITTEE MEETING OF MARCH 31, 1980.
REPORT NO. : P-54-80
SUBJECT: Tyrone Hamlet Development Plan
BACKGROUND:
On March 3, 1980 a public meeting was held to discuss the re-
vised development plan for the hamlet of Tyrone. At that meeting,
proposed staging policies were also discussed, in addition to a possible
revision to the Implementation section of the plan. As a result of
that meeting, it was apparent that the major concerns were relative to
the proposed lot sizes, and the proposed hamlet limits. Relative to
these issues was a related concern respecting impacts of new develop-
ment upon existing wells.
COMMENTS:
Staff have reviewed the concerns and issues raised, and feel that
staff's proposed modifications as discussed at the public meeting, adequately
address these matters. We stress the fact that the large lot size and
contracted boundaries are intended to facilitate monitoring of growth and
its impacts upon existing wells and soil conditions.
P110.11
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As discussed, the proposed modifications would permit a degree
of flexibility in both the lot sizes and the amount of growth, which
could be permitted within the hamlet's presently proposed boundaries.
Appendix 1 to this report, details the proposed revisions. It should
also be noted that we are suggesting a change to Section 4.3 of the
hamlet plan, consistent with recent comments received from Regional
Council in respect of Newtonville. Both revisions have been incorporated
within the text of the hamlet plan which is attached. We also attach
comments submitted by a Tyrone resident in respect of local soil con-
ditions. We note that each of the letters stress a need for detailed
on site investigation prior to determining lot sizes. This approach
is consistent with the intent of the Hamlet Development Plan and the
Durham Regional Official Plan. The present requirements of the Durham
Regional Official Plan, as reinforced by the proposed Hamlet Development
Plan, clearly place the onus for such studies upon proponents of develop-
ment.
In respect of the hamlets boundaries, we again stress the fact
that the Durham Regional Official Plan limits Tyrone to infilling and
minor extensions to existing development. As a matter of fact, the
plan presently proposes a growth of approximately 50%. This, in itself,
may not be considered as minor. Similarly, this figure could be increased,
without boundary adjustments, to 70% by a simple reduction in the lot
size requirements from 0.5 ha (1.25 ac.) to 0. 3 ha (0. 75 ac.) , (see table
attached as Appendix 2) . Such a reduction should not be considered in
the absence of detailed on-site investigations.
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Directly related to our rationalization of lot sizes are the
concerns of residents about the impact of new development upon existing
wells. In that regard, the plan specifically requires new development
to be serviced by drilled wells drawing from deeper aquifers than existing
wells. This, combined with the increased lot sizes, should eliminate
any draw-down effects usually associated with concentrated development
utilizing private wells .
CONCLUSION:
The presently proposed Hamlet Development Plan for Tyrone re-
presents a realistic approach to permitting controlled growth within
the hamlet. Further expansion should only be considered after detailed
engineering studies for the area have been carried out and the new growth
has been carefully monitored. Staging policies, currently being reviewed
by Regional staff, will permit assimilation of new residences and facili-
tate the required monitoring program. The plan should, therefore, be en-
dorsed by Committee and forwarded to Regional Council for comment prior
to local Council adoption.
RECOMMENDATION:
That the Planning and Development Committee recommend to Council
the following:
1. That Report P-54-80 be received; and that
2. The Hamlet Development Plan for Tyrone, as revised, be
forwarded to the Council of the Regional Municipality of
Durham in accordance with Section 10.4.2.2 of the Durham
Regional Official Plan; and that
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3. Planning Staff report back to the Planning and Development
Committee at their first appropriate meeting following
receipt of Regional comments.
Respectfully submitted,
dowk
TTE:lb D. N. Smith, M.C.I.P.
March 17, 1980 Director of Planning
APPENDIX 1
Section 4.2
4.2 Notwithstanding any provision of this Plan to the
contrary, applications for development within the
hamlet shall be accompanied by a detailed engineering
report based on test drilling which confirms:
(i) An adequate supply of potable water and soil con-
ditions satisfactory for the effective operation
of a private waste disposal system; and
(ii) An adequate separation between water table and
septic tile fields.
If after conducting the above investigation, evidence
satisfactory to the Town of Newcastle and the Durham
Health Unit, has been produced which indicates that
a reduction in the minimum lot area requirement is
warranted, Council may approve such a reduction only
so far as the minimum lot size is not reduced to below
0.3 ha (0. 75 ac) . Upon receiving such approval, the
applicant may submit a proposal based on this reduction,
to the maximum number of lots permitted by this Plan.
Prior to the balance of the site being developed, an
amendment to the Hamlet Plan shall be required in order
to adjust the maximum number of lots permitted and if
necessary the staging of those lots.
Section 4.3
4.3 In accordance with Section 10.4.2.6 of the Durham
Regional Official Plan, Regional Council in co-
operation with the Council of the Town of Newcastle
and the Ministry of the Environment shall regulate
growth in the Hamlet of Tyrone in order to
preclude groundwater or private waste disposal system
problems which might arise as a consequence of develop-
ment. The regulation of future growth shall be based
on the results of a groundwater monitoring program to
be undertaken jointly by the Town of Newcastle and the
Ministry of the Environment which will include.
i) An appraisal of the continuing availability of
groundwater supplies to the existing residents as
well as any depletion of the groundwater aquifer
which may be caused by new development or otherwise; and
ii) A sampling of the quality of the groundwater supply
with respect to any contamination.
APPENDIX 2
v
HAMLET OF TYRONE - Growth Alternatives
Present Proposal Previous Proposal
Min. Lot Size 0.5 ha 0. 3 ha 0.5 ha 0. 3 ha
(1.25 ac) (0. 75 ac)
Number of Lots per- 25 35 50 85
mitted
Growth at 5 units per 5 yrs. 7 yrs. 10 yrs. 17 yrs .
year
% Increase over existing 50% 70% 100 % 170%
49 units
It can be seen from the above table that the actual growth of the hamlet
may be increased by a simple reduction in lot size to 0. 3 ha without the
need to increase the physical limits of the hamlet. In this instance, based
upon available information, we are proposing a 50% increase. If, through
detailed on-site investigation, evidence is produced which would justify
a reduction in lot size, then at that time development could proceed, subject
to Council approval, to the permitted number of lots as presently designated,
using a reduced lot size. In order to develop the additional lots which might
be realized by reduced lot sizes, an amendment would be required in order to
adjust the maximum number of lots indicated on the Plan. In this way, growth
would proceed within the presently proposed limits but with a degree of flexi-
bility. Further expansions to the hamlet boundaries would only be considered
after development is substantially complete within present boundaries and only
after careful consideration of environment, soil and groundwater conditions.
ta+l!
The Trow Group Limited
OSHAWA BRANCH
CONSULTING 865 NELSON STREET, OSHAWA, ONTARIO
ENGINEERS (416) 571-2811
L 11-i 5 N 7
Project: 0 153 February 28, 1980
Mr. Q. Homing LPLANNING R R 5 Bov�nanville, Ontario
L 1 C 3K6 10 Septic Tile Bed Systems TMENT Proposed Subdivision ��
Part of Lot 9, Concession 7
Town of Newcastle
Dear Sir:
This letter is in response to your letter dated February 14 , 1980, in
which you requested my opinion on certain aspects of septic tile leaching beds
design.
Your first question deals with lot sizes in relation to soil conditions .
For your information, I have quoted below, Section 9 of the Ontario Regulation
229174 made under The Lnviromental Protection Act, 1971 .
9. "No person shall locate or cause or permit the location
of a leaching bed ,
(a) in an area which has an average slope which exceeds
one unit of length vertically to four units of
length horizontally;
(b) in soil which has a percolation time greater than
sixty minutes or less than one minute;
(c) in an area other than one having a depth of at least
five feet of consolodated soil at every point in the
leaching bed; and
(d) so that a distribution pipe installed therein or
any part thereof is closer to the items set out in
Column 1 of 'table 4 than the horizontal distance set
Opposite thereto in Column 2. "
s 2 .
?a
Table 4 f
Column 1 Column 2
Dwg Well 100 feet
Drilled we'll with watertight casing to a
depth of 25 feet 50 feet
Building or structure where the bottom of the
distribution pipe is below the level of the
lowest floor, in the building or structure 10 feet
Building or• s;trur,ture where the bottom of
the distribution pipe is on the same level
or above the level of the lowest floor in
the building or structure 25 feet
Property boundary 10 feet
Lake, river, pond, spring , stream, reservoir 50 feet
These requirements are illustrated in the attached Drawing. 1 , which was
taken from the Ontario Ministry Septic Tank Systems" published by, Information
Services Branch, 135 St, Clair Avenue, West, Toronto, Ontario, M4V 1P5 .
It should be observed, that the regulations do not specify a minimum
lot size for trench type septic tile leaching beds , according to the soil~condi-
tions . Instead, the Act gives four requirements , all of which must be satisfied.
Three of the four, requirements are fixed, and are independent of the soils . Item
(b) limits the construction of normal trench type leaching beds to soils which
have j percolation Lime between one and sixty minutes , for, a {.percolation time
between these limits , the total tile lengths and hence the actual size of the bed
are determined. The minimum lot size which can accommodate a given bed area
depends on the geometry of the lot, since the other requirements must be satisfied.
As a rule of thum_ ba minimum lot area of 15000 square feet is normally assumed.
On this basis , it is my opinion that the '-z to 3/4 acre lot sizes you propose for
the subdivision should be satisfactory. If the percolation time exceeds sixty
minutes , a raised bed, comprising of suitable material , must be used (Dwg 2) .
u 153 - \
�.� l (� I
Your second question deals with the acceptability of well log
reports . Well loci reports are prepared by drillers , whose objectives and
qualifications are quite different from that of a geotechnical engineer.
The records have been used widely as a guide to the soils in an area , but
are by no means accurate or reliable. Consequently, conclusions based on
such data could be erroneous , and misleading.
Finally, the successful performance of a leaching bed depends on the
in-situ penneabiliiy of the soil . To this end , Section 22 of the Act, requires
that percolation Lests be undertaken at the location of the leaching bed. Your
observation that other houses in the area have had no problems with their
leaching beds , is a good indication that the soil conditions are likely to be
favourable for normal trench leaching beds: However, the Act requires
percolation tests to be performed at the location of the tile beds . Consequently,
at this early stage of planning , it is recommended that representative percolation
tests should be undertaken at the site. Such testing would have to be carried
out in late spring , when the ground has thawed.
We trust, that the information contained in this letter is satisfactory
for your purposes . If you should have any questions , please do not hesitate to
contact this office .
Yours very truly,
THE TROW GROUP LIMITED
D.E . Thompson, P. Eng .
Branch Manager
Eric .
DET/sp
MAX -allcl-ll-46'so-1110, llr.--_.-50'GRAVfTY ;:ED-100'2,03ED BED-
------- - --
L-E ZC H-N-G-3 P-0- (DR
"N TIE P--01:E C TE 11
SEC
D-,ELLI'JG
(TRENCHES 61tw,4
;CENTRES
i 50'%l;tl CJST- CE TO
z 12
LCLE AR-�,N-E u
L L-5 0'"A I N L L ED WELL L C SE D
PROPERTY LINE -LOW GRQuNo
P"ECHBOURS WELL--^j
TYPICAL APr;,'- L'.1EN F :)F IN SE;TIC S,
The above lavout is for a •ach—g bed
methods.
2. Location of tank bed to he on I •ro. "J
or sr)rinqs, if pos,,t!,
3 Internal o(j-nbin--- an,7 -,2 n dratn,-
rje )Ut,,, Shot,' • b•'
to c,rint-cting to POSSIO!" 'utulc san,!.iry srw(,rs
4. Rout water, surface diacharg,! from fr)ot.--, etc 7-j t I
exclud�:d from entr,✓ t•, >tCitic tank
5. Leaching beds NOT to '.0cated in Swamp-, grcj,,n or in j,jlj, J,
Flooding.
septic tank systems
geneml layou'
Drawing 1 N.07 T C 7,
B .TC"•3OF Ft:LS'. I MOTES �
jJJJ 1—SEPTIC � � I C�;LE ,1
TANt. ..�. i ^1aTl ....
t I
1 DYWELIING I I �I 5�� I I �-"`...�
FILL i
I I DIRECTION OF POSSIBLE
# I I I I EFFLUENT TRICKLE//'
,
SLOP:7 --STEEPER
I GRASS = = r
PATIO
ADDEC�T NATURAL I —
xtL .I I
POUtROUS
I 3`r t rr OF NATURAL POUROU$ SOIL OR - SOIL
tC TE FILL BETWEEN SOIL Orf;
C ROCK I.IPERti3O,LS PRO,"ICE ROCK I
SCIL OR I,oGH WATER TABLE 6 BCTT At OUTCROP
ABSORPTION TRENCH O Or PapFiLE,r
SECTION A-A
I
PLA% AND PROFILE T�'Pt,' ,L KaI�Et F,LD
ES
I
CIrJr3ncci from buildings, wt 11ne,. __I,. etC J, !Jr rurmJl leaching
bee,-Svc a and drawing Nc G I ;, _
each 1 fUOt
pert:cal that ,urtace of bid I, ,lt),)%c �L
F,II ,lope must be 5table for tt3c rnJ(rr- ,yi _,eJ. but nu! ,teeper than 2 feet
hur,;onL.il to I foot vertical
P,�rcolarlon rate "t" to suite irnp�:rtczl n:.a. r-,.l� t?ut ,�,�[ Ie,S th3r. 5 r art,
select I�n)Ih of J n fn DSurptton trenc !r„ 7,.L,,-
E;tli,ent pJsimy through f i l l rn.si L e .It.,.v 1:r�: ant , na turJ1 ,.iii L.Cn_th
the htl or Into the 5urruunjing perr..,,u Ie y,I, :.r,hout Ii.m.71r�I or 1,ritJl-_oL,t
W ,urf.3ce Where the naturJ! Soll C".r- I, �r.e,1.•,lL.Jte ror th,, pt,rpun,! for
a .IIStJr)ce of ;G feet from the uaJ in Jr.. J,�,.ct�:�r, ,t3 „hlch ,•trl,nt •:,,II
[,:.,.i. ,.•I,.IL,JtI sill mu,[ L)Q
.jt;,orpt„in tren,h ..,n,tr:,. ;.. .. , ,.., ,
se ptic tan—
raised leaching bed i
typical layout I
NOT S._gLC
i1g 5 � I
Drawing 2
29
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89CadingvimwD/ive v '
Raxdale(7onzn|o). Ontario k49WSE4
Telephone(41G) G7S-8484
February 26, 1980 File #I909-003
E� V
Mr. Bernhard W. HSmiUg` MAP 3 loon
R.R. #5,
DUNmaDVillC, Ontario,
LIC 3K8
Dear Mr, HEmhnS`
Re :__ Tyrone Your letter of Feb. 14, 1980
ID addition t0 the text on pages 52 & 53 Of our report as referenced
by you, you should also be aware of the C0DteDt5 of Appendix B of
Our report which i3 a brief outline Of the methodology followed in
completing this assignment.
l\ Silty clay soils are quite predominant in the southern areas
of Durham. Because our work was limited t0 8 review of available
information and did Dot include site soil testing it COO be
expected that some variation may exist, other than as identified
by US . Our drawing No. 15 indicates that throughout « the
soils are silty clay with some areas Of steep slopes and high
water tahle, l would doubt that extensive areas with highly
permeable soils would 8X1St in Tyrone.
2\ Tile field baCkup can only be caused by the inability of the water
to 8xf1ltr3te from the pipes into the surrounding S0� lS . Due to
the presence Of low permeability soils we suspect that failure
occurred because there is insufficient length of tiles Or the
field i5 located in 8 high water table area. Plugging Of the pipe
due t0 sludge overflow from the septic tank would cause the same
problem.
3) A site so s.. nvestigation should be carried out to confirm the
actual percolation rate and lot sizes adJusted accordingly. In
a few instances it may be found that 1.5-acre lots would be too
small . However, we would expect that in general the lots could
be smaller. . "` last "="^o.cc from Appendix o states "development
of the community on the basis outlined, should not in the future
result in unsatisfactory conditions , which would require the
installation of communal services. "
ConsuUingEngiooei dP|annom ' `
V
Mr. Bernhard W. Heming ,
February 26, 1980,
Page 2.
4) Our findings were that some wells are quite adequate while
others experience water shortage during the summer. Generally,
there are no serious problems now. However, if the community
were. to develop to say a Population of 300 then we would anticipate
significant difficulties as the new wells could reduce the capacity
of present wells. Test drilling would be required to confirm the
aquifer capability.
5) The words "major" and "larger" are relative to the size of the
existing community. In the case of Tyrone a population of 300
would be considered as major when comparing to the Dresent
Population of 150 people.
G) Our company could conduct additional tests in the area to confirm
the suitability of the soils for septic tank and tile field systems
and the ground water capability. This work would be carried out
using a soil testing company and a well drilling, company.
I trust this information adequately responds to your inquiry, but
should you wish to have further clarification please do not hesitate
to contact me.
Yours very truly,
UNDERWOOD McLELLAN LTD.
Karl Reichert, P. Eng. ,
Director, Environmental Engineering
& Assistant Branch Manager.
KR/wf
S1__FE INVESTIGATION SERVICES
LIMITED
677 CROWN DRIVE RETERBOROUGH, ON-r. K9J 3W2 RHONE (705) 743-3850
March 5, 1980
MAR 6 11080
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[PLANNING p Lr p p
J� ..7 TF IT
MR. B. HEM ING OV4
TMW 0": tir'-
R.R. #5 Ls
BOWMANVILLE, Ontario LIC 3K6
Re: Proposed Subdivision, Part of Lot 9, Conc. 7;
Town of Newcastle (Formerly Township of Darlington) , Ty.rone.
Dear Sir:
We have reviewed soils and water supply data relative to the proposed
subdivision. Our comments are as follows:
TILE BEDS
Near surface Subsoils consist primarily of stony sandy silt till that
contains some clay. However, there are some sand and clayey silt lenses in the
till and there also is a discontinuous covering of silty sand and clayey silt.
Groundwater levels generally are more than 15 feet below ground level but water
may temporarily accumulate in the upper silty sand pockets during wet periods.
There appears to be a small seasonal spring in the low area near the north-east
part of the site. Surface drainage is very good.
Specific soil data will be required for detailed design of tile beds .
However, conditions are such that we see no problems using conventional tile
beds at this site. 'rile bed areas should be levelled by adding sand fill , rather
than by -cutting,, to take advantage of the lateral dispersal provided by pockets
Of silty sand. For preliminary design purposes it would be reasonable to assume
a design percolation rate of 30 minutes per inch (requires less than 3000 square
.,fNVESTIGATION ERVICES LIMITED
feet of tile bed surIrace area for a 3 bedroom home). New tile beds will not have
any effect on existing development in the area.
One half acre lets would provide adequate area for a house, well , tile bed
and a replacement tile bed area. We see no reason for having larger lots than
this for the bed purposes.
WATER SUPPLY
There are several shallow dug wells in the hamlet but most are drilled wells
from 60 to 210 feet deep. The drilled wells obtain water from extensive sand and
gravel seams in and below glacial till soils. These sand and gravel zones are
excellent aquifers yielding 5 to 12 gallons per minute peak flow rate in most
cases using standard well installation techniques.
We consider the water supply aquifers to be capable of supporting development
far in excess of the two presently proposed small subdivisions.
Some of the shallow dug wells are marginal in that the depth of well below
the groundwater table is small . These wells may go dry during seasonally dry
periods but the added wells in the Tyrone area will not have a major influence
on this occurence. In actual fact water obtained from the deeper aquifer may even
help maintain groundwater in the shallow depth range.
Should you have any queries concerning the information provided, please do
not hesitate to contact me.
Yours very truly,
R. Marttila , P. Eng.
RM/1p SITE INVESTIGATION SERVICES LIMITED
2 C'e,