HomeMy WebLinkAboutP-72-80 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 APRIL 28, 1980.
REPORT NO.: P-72-80
SUBJECT: Newtonville Hamlet Development Plan
File: 3.10
(PLEASE BRING COPIES OF NEWTONVILLE PLAN TO MEETING)
BACKGROUND:
On March 31, 1980 the Planning and Development Committee con-
sidered staff report P-52-80 which recommended approval of a proposed
hamlet development plan for Newtonville. Said plan had been prepared
by staff, in conformity with the policies of the Durham Regional Official
Plan and had been subject of a number of public meetings.
As a result of the Committee's consideration, report P-52-80
was referred back to staff with instructions to "deepen the plan and
incorporate an east-west road south of Highway 2". Although not included
within the Committee's specific direction; references were made to adopt-
ing an earlier version of the plan which proposed a larger development
area and which had been reconsidered by staff as a result of circulation.
Staff have taken this discussion into consideration in preparing the 1
following comments and revisions to the plan.
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COMMENTS:
Staff attach as Appendices A and B, revisions to the proposed
hamlet development plan for Newtonville in accordance with the Committee's
direction, as ratified by Council on April 8, 1980. The revisions ex-
pand the hamlet limits providing sufficient area for approximately X47
new single detached dwelling units. This represents a growth of about
172)% and would give the hamlet a development potential of 41 years,
assuming a rate of growth of five units per annum. As pointed out in
previous staff reports, this amount of growth will require an amendment
to the Durham Regional Official Plan.
This amount of growth. has other implications, which have been
addressed on previous occasions, and which have resulted in the "slow
growth" approach adopted by staff. Among these are; (i) the concerns
of local residents in respect of large scale development and the impact
upon the hamlet's physical and social characteristics; (ii) the concerns
of staff about the lack of information respecting the areal extent and
quality of local aquifers necessary for the provision of domestic water
supply; and (iii) the need for a comprehensive study of storm water drain-
age, especially within the area south of Highway 2.
We note that on previous occasions it has been recommended that
large scale development within Newtonville only be permitted if a communal
water system is provided. For various reasons, this was rejected, however,
Council should again give this matter its utmost consideration. On other
occasions, staff have stressed the need for additional detailed soils and
drainage investigations in order to ensure that existing problems are not
compounded, or new problems created. The hamlet plan presently requires
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individual applicants to satisfy the Town and Health Unit in respect
of these matters, however, this approach is piece-meal in nature and
designed to deal with only a limited amount of development, and should
realistically be revised to address a larger area now that the hamlet
boundaries have been extensively expanded. Ideally, the Town should
undertake a comprehensive soils and drainage investigation prior to
approving major new development.
We note that since an amendment is required to the Durham
Regional Official Plan, Council must have due regard for the following:
(i) The viability of the existing social and economic
structure of the community;
(ii) The demands upon the social and cultural services
provided by the Region and the Town;
(iii) The resource capabilities of adjacent lands;
(iv) The proximity to Major Urban Areas and their growth
potentials;
(v) The physical constraints of the environment for
building and servicing; and
(vi) Such other conditions as Council deems necessary.
Staff are not satisfied that these aspects have been given
adequate consideration, and suggest that their implications be care-
fully reviewed prior to adoption of the plan in its revised form.
The staff's proposed revisions to the plan are in accordance
with Council direction, and we respectfully submit that we are unable
to support the plan in its present form. We would, therefore, appreci-
ate it if the Committee and Council would review the revisions to the
text and land use schedule, and provide further direction, if necessary,
in respect of the boundaries which have been delineated, the suggested
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road patterns and the growth rate for the hamlet. If the Committee
and Council feel that the revisions accurately reflect their intent,
then it would be appropriate for the Council to direct staff to re-
circulate a revised plan and/ to forward the revised plan to Regional
Council for comment, accompanied by a request to initiate_-the--r-egu_ixed
amendment to the Durham Regional Official Plan.
RECOMMENDATION:
That the Planning and Development Committee recommend to Council
that report P-72-80 be received and that appropriate direction be given
to staff in respect of further processing of this plan.
Respectfully submitted,
D. N. Smith, M.C.I.P.
Director of Planning
TTE:lb T. T. Edwards, M.C.I.P.
April 11, 1980 Long Range Planner
I'd
APPENDIX A
TO STAFF REPORT P-72-80
3.2 Residential
Delete the words "It is recommended that" and add
the word "shall" before the word "pursue" in the
second sentence of the third paragraph.
3.2.1 Policies
Delete subsection (ii) in its entirety and replace
with the following:
(ii) The staging of new residential lots permitted
within the areas designated for expansion is
detailed within Section 3.9 of this hamlet de-
velopment plan. Schedule "1" indicates the
maximum number of residential lots permitted
within the designated areas.
Delete subsection (iv) (c) in its entirety and replace
with the following:
(iv) (c) the minimum lot size for new residential lots
shall be 0.5 hectares, however, this may be re-
duced in accordance with the provisions of Section
4.2 of this Plan and shall ensure that a reserve
area is retained for duplicate the field construction.
Delete the first sentence of subsection (v) in its en-
tirety and replace with the following:
(v) The minimum lot size for new residential lots in
the area proposed for "Residential Expansion" shall
be 0.5 hectares, however, this may be reduced in
accordance with the provisions of Section 4.2 of
this Plan.
Delete subsection (v) (b) in its entirety and replace
with the following:
(v) (b) ensure that a reserve area is retained for dupli-
cate tile field construction; and
3.3 Community Facilities
Delete the second sentence of subsection (i) in its
entirety and replace with the following:
"In addition, in order to provide for future community
uses, a park site and additional land for school uses
have been designated adjacent to the existing school
site."
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3.4 Commercial
Delete Sections 3.4 and 3.4.1 in their entirety and
replace with the following:
3.4 Commercial
At present, there are a limited number of commercial
uses within Newtonville. It is not anticipated that
proposed residential expansion will generate a great
deal of demand for additional commercial facilities.
For this reason, no additional commercial sites have
been designated other than those presently in use
within the hamlet plan area. However, notwithstanding
this fact, additional commercial development may be
considered in accordance with the following policies.
3.4.1 Policies
(i) Commercial development to be permitted within
the hamlet shall be limited to a size and use
which is considered complementary to the character
of the hamlet and which is intended to meet the
needs of either the residents of the hamlet or
the surrounding rural areas, or the seasonal tourist
trade. These uses shall be similar in kind but
not limited to the following:
- general stores - bakeries
- hardware stores - personal services
- antique stores - souvenir shops
- butcher shops - farm implement dealerships
- automobile service stations
- farm related service businesses
Provisions respecting maximum leaseable area and
definition of use shall be included within the imple-
menting restricted area (zoning) by-law.
(ii) Notwithstanding any provision of this plan to the
contrary, commercial development may be permitted
to locate anywhere within the areas designated as
existing residential or infilling on Schedule 1 to this
plan, and without amendment to this plan; provided
the proposed use will have no adverse affects upon
the use of surrounding lands or the implementation of
this plan.
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(iii) Proposals for commercial development within the
hamlet shall be assessed on their own merit,
bearing in mind the character of the hamlet,
the existing commercial uses and the necessity of
such a use.
(iv) The development or redevelopment of areas for
commercial uses within the hamlet shall be subject
to suitable zoning and site plan controls.
3.9 Staging
Addition of a new section "3.9 Staging" as follows:
3.9 Staging
New development within the areas designated for expan-
sion, 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 ex-
pansion shall be limited to 5 lots per annum for the
first two years; after which this figure shall be
further reviewed. Determination of this limit was
based upon an evaluation of existing development,
proposed development, historic growth rates, ser-
vicing limitations and other development restrictions
within the hamlet.
(ii) Schedule 1 identifies alphabetically the areas desig-
nated for expansion and this shall represent the se-
quence 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.
(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 subdivision(s) .
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(v) The Town of Newcastle shall undertake an annual
monitoring of building activity; in conjunction
with 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 pre-
vious 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 subse-
quent 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.
4.2
Deleting Section 4.2 in its entirety and replacing it
with the following:
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
the 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 hectares (0.75 ac.)
and the average lot size for a given proposal is not reduced
to below 0.4 hectares (1.0 ac.). Upon receiving such approval,
the applicant may submit a proposal based upon this reduction,
to the maximum number of lots which would be permitted by such
a reduction but not to exceed the number of lots permitted
within a designated area. An amendment to the Hamlet Plan
shall be required in order to adjust the maximum number of
lots permitted.
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3.8 Servicing
Delete Section 3.8 in its entirety and replace with
the following:
3.8 Servicing
In order to minimize potential impacts of new develop-
ment upon existing residences, prior to development
occurring within areas designated for expansion, the
Town shall conduct a storm-water management study for
the Hamlet of Newtonville. Furthermore, the proponents
of development will be responsible for demonstrating,
to the satisfaction of the Town and the Durham Health
Unit, the methods whereby sanitary sewage and storm
water run-off will be dealt with in order to comply
with the recommendations of the storm water management
study and to prevent possible contamination of the
water table.
NEVVTONVILLE
APPENDIX P
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