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HomeMy WebLinkAboutP-132-80 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 JULY 21, 1980. REPORT NO. : P-132-80 SUBJECT: Application for Plan of Subdivision Numb c r 8T-77001 Part of Lot 34, Concession 3, former Township o Darlington. Goldfan Holdings Limited Our File: S-A-1-10-4 BACKGROUND: An application for Plan of Subdivision has been submitted in respect of a 39.94 hectare parcel of land extending east of Varcoe's Road and north of Nash Road in the Courtice Urban Area. The applicant is proposing the development of this site for 373 single family units, 86 semi-detached units, 41 linked townhouse units, two park blocks totalling 7.38 hectares, a 1.9 hectare open space block, and a 0.39 hectare addition to the Courtice West Public School site. Staff note that this application has not yet been accepted formally by Council, but rather has the status of a preliminary application. However, staff has reviewed the applicable Official Plan provisions, as well as the availability of services to the site, and recommend that this application be formally accepted by Council, subject to payment of the prescribed appli- cation fee. 4 f t,✓) 2 - The site is included within the Courtice Urban Area, as defined in the Region of Durham Official Plan, and is designated "Residential Areas". This designation permits residential development, serviced by full municipal services, provided that such development complies with the policies and land use designations of the applicable District Plan and Neighbourhood Development Plan. We note that the Plan indicates a future extension of Adelaide Avenue across the northern limits of the Urban Area, and, therefore, the northern limits of the subject lands. However, Section 13.3.2 indicates that alignments of such roads are approximate only, and that any changes in alignment which are in keeping with the general intent of the Plan do not require an amendment to the Plan. The Courtice Urban Area Plan has been approved by the Town, the Region, and the Minister of Housing as Amendment Number 12 to the Darlington Official Plan. The subject site is included within Neighbourhood la in the said Urban Area Plan, and is designated for residential development. A total population of 2800 persons has been allocated to this neighbourhood. Staff note that the Urban Area Plan indicates that the route of the proposed Adelaide Avenue Extension, which is proposed for the northern limit of the subdivision is conceptual only and that '�he exact alignment of the road shall be determined after detailed study and in consultation with the Regional Municipality of Durham and the Central Lake Ontario Conservation Authority, and interested members of the public". The exact alignment of this road would have to be determined before the development of the surrounding lands could be permitted. Both of these Official Plans require the preparation of, and approval by Council of, a Neighbourhood Development Plan as a precondition of approval of major development within a designated "Urban Area". The Courtice West � l 3 - Development Plan, which has been prepared by staff and submitted to Council for approval, encompasses the subject site. The proposed subdiv- ision plan generally complies with the designations and provisions of the Development Plan, but differs in the following aspects: 1. Parkland and Open Space - The Development Plan requires an entrance to Park Block "E", in the vicinity of Lots 31 and 32, and a widened entrance to Block "E" on the west side of Block "D". The entrance to the school grounds between Lots 34 and 35 is not required, and should be eliminated. - Entrances to Block "B" should be widened to 45 metres adjacent to Block "C", and to 3 metres adjacent to Lots 241, 181 and 148. A 30 metre entrance to Block "B" is required between Lots 195 and 198. - Block "A" is designated "Minor Open Space" in the Development Plan. The Plan indicates that lands with this designation represent unique or important elements of the natural environment, having local signi- ficance, which should be preserved. It is the intent of the Neigh- bourhood Plan that such areas be used for passive, not active, re- creational activities, and, therefore, Block "A" should not be indi- cated as a Park Block, but rather as an Open Space Block. 2. Walkways/Bicycle Paths The Development Plan indicates a Pedestrian/Bicycle Pathway between Lots 293 and 294 and lots 304 and 305. 3. Roads The Courtice West Plan locates the proposed Adelaide Avenue Extension on the northern periphery of the proposed subdivision. The proposed subdivision plan does not indicate a proposed route for the extension, since the final route for this arterial has not yet been determined. However, the alignment of Adelaide Street - 4 - through these lands would have to be determined before develop- ment is permitted on adjacent lands. - The Development Plan proposes a connection between the old and new alignments of Varcoe's Road in the vicinity of Lot 415. However, we have been advised by the Ministry of Natural Resources that the slopes in this area are extremely sensitive, and a new location for this intersection may be required. The site is zoned "Agriculture" and "RV in the Restricted Area (Zoning) By-law of the former Township of Darlington. An amendment to the By-law would be required to permit the development of the proposed subdivision. The subdivision plan was circulated to affected agencies in con- junction with the preparation of the Courtice West Neighbourhood Development Plan; and their comments are summarized below: The Northumberland and Newcastle Board of Education did not object. The Peterborough-Victoria-Northumberland and Newcastle Roman Catholic Separate School Board did not object. The Durham Planning and Works Departments submitted the following com- ments: "The subject lands are designated "Residential" in the Durham Regional Official Plan. A Type 'B' arterial road abuts the northern perimeter of the site and this alignment should be shown in the subject proposal. In general, however, the proposal conforms to the Durham Plan. The subject site is also governed by Amendment No. 12 to the Darlington Township Official Plan (Regional Council approved March 6, 1980) . Schedule 1 of the said Amendment designates the site as "Residential Area". The proposed plan of subdivision appears to conform. We note that Newcastle Council must approve the Courtice West Neighbourhood Plan prior to the approval of plans of subdivision. r - 5 - In addition, as you are aware, the Regional Sewerage Plan established a uniform density of 15 persons per acre for the vacant lands in the Courtice Urban Area. The Sewerage Plan is presently under review. In addition, although the Regional Works Department has indicated that it does not completely agree with the 2.9 p.p.d.u. loading factor used in the Courtice Neighbourhood Plans, it has been determined that due to the additional capacity in the sanitary sewer system, the said figure may be used in sewerage plan calculations. The proposal involves 373 single family units, 86 semi-detached units and 41 link villas. The area used in our calculation is 102.84 acres (the subject site plus 2 of the existing abutting road allowance) . Based on the revised loading factors of 2.9 p.p.d.u. for singles, semis and link villas, the proposal generates 1450 persons. The population density would, therefore, be 14.1 persons per acre. This complies with the maximum density figure of 15 persons per acre as established by the Regional Sewerage Plan. Notwithstanding the foregoing, the development of Courtice will be monitored in future in order to evaluate the p.p.d.u. loading factor. In the event that over time the loading factor were to increase, thus resulting in an increased population density, such could eventually necessitate an amendment to the Durham Regional Official Plan with respect to the present maximum 20,000 population allocation." The Ministry of Natural Resources submitted the following comments: "This revised draft plan of subdivision (18T-77001) has been reviewed in this office. Although this plan is a great improvement over earlier plans, we feel that development should be conditional on an adequate engineering study of certain aspects of the plan. Such a report should indicate the degree of instability of the slope at the rear of lots 410 to 416 inclusive and at the rear of the 0.11 hectare lot marked for future development: this slope has been mapped as having a high degree of hazard on Ministry hazard land maps. The engineer's report should show either that these slopes will not have a negative impact on the homes to be built in this area, or it should show how potential problems will be overcome. This report should show that there will be adequate drainage in the swale area, Block B, and that any potential erosion and siltation problems in this area will be minimized. We would be willing to review this study through our engineers if you wish. We would also refer you to the Central Lake Ontario Conservation Authority, who expressed some concerns on this plan in their letter to the Ministry of Housing, dated September 23rd, 1977." - 6 - The comments of the Central Lake Ontario Conservation Authority follow: "A similar proposal exhibiting different lot and street configuration was circulated to the Authority for comment in September 1977 after incorporating revisions requested by the Authority on a previous circulation, in January 1977. The above occurred before the com- pletion of sensitive areas mapping and proposed amendment number 19 to the Durham regional official plan. On 26 March 1980, at the Region of Durham, a meeting was held to discuss the provisions of proposed amendment 19 as adopted by regional council. The views of several concerned agencies were expressed and the comments previously made were discussed in greater depth. One point made by the Authority was that the proposed amendment should con- tain a statement indicating that the relevant map illustrates only the main environmentally sensitive areas and that other areas, also requiring environmental analyses, do exist although the sites may not, at present, be documented. Such an addition would provide for the continuous updating of a sensitive areas data base and would recognize that no study can reasonably be expected to locate and define all sensitive areas to the satisfaction of all concerned agencies. As of the date of this letter the Authority has yet to be informed of the status of this requested addition to proposed amendment 19. The site of 18T-77001 contains a large significant woodlot comprised of cedar, hemlock, oak, sugar maple and American beech. During our inspection of the subject property, many areas of standing water were noted in the woodlot and conditions in peripheral areas suggested poor drainage and the possibility of a high water table. From direct observation, it is apparent that the site exhibits sensitivity to development activities although it has not been identified in the Authority's sensitive areas report. The noted woodlot represents the western terminus of the Trull's Road - Courtice Woods forest association which is documented as highly sensitive. In the event amendment 19 is resubmitted to regional council containing our recom- mendations and approved, an environmental assessment for the site of 18T-77001 would be required. Should such an approval not be forth- coming, our position, based on empirical data, would be that an assess- ment of the site's physical and biological conditions should be com- pleted and approved prior to the granting of draft approval. In making this comment, we are cognizant of our former position as stated in our correspondence of 23 September 1977 to Mr. J. Malcolm. The intervening time period has permitted the assembling of environmental data and objectives which, in our opinion, justify the detailed exam- ination noted above. The site of 18T-77001 with respect to adjacent forested areas is indicated on the attached copy. Based on the foregoing, our recommendation is that this plan not receive draft approval at this time. The owner should be requested to prepare an environmental impact statement for the site of 18T-77001 which assesses its physical and biological components, their inter- relatedness on the site and with off-site conditions and the potential impacts of development on the natural environment, and proposes means 7 - whereby such impacts will be satisfactorily minimized and the sensitive area(s) preserved. The terms of reference for the impact study and its final approval should be to the satis- faction of the Town of Newcastle and the Authority." The Newcastle Works Department commended as follows: "With reference to your memorandum of March 7, 1980, this is to advise you that Public Works Department approval of the subject application is conditional upon the following: 1. The Developer enter into a Subdivision Agreement with the Town of Newcastle, and the Public Works Department is kept aware of the status of same at all times. 2. Any easements which may be required by the Town are granted free and clear of any encumbrances. 3. All works are designed and constructed in accordance with the Town of Newcastle's Design Criteria and Standard Drawings. 4. All lot corners at intersections and curves are rounded, with a minimum radius of 5 m. 5. All bulbs on the crescents are constructed to the Town of Newcastle's Design Criteria and Standard Drawings. 6. The road patterns be revised to conform to the proposed Neigh- bourhood Plan for the Courtice (West) Neighbourhood. 7. Provisions for the realignment of Varcoes Road will be required; this is from the original road allowance to the north-south collector road and will probably mean the removal of three lots, i.e. , Lots 414, 415, 416. 8. The proposal states that the north-south collector road will have a right of way width of 25 m. It is felt that a 20 m. road allowance is adequate to form this collector road. (Staff feel that the wider road right-of-way will permit the upgrading of this road to a major collector if deemed necessary.) 9. It is felt that Lots 348 to 354 and Lots 381 to 386, all inclusive, should be removed from the plan as this will eventually be the location of the Adelaide Avenue extension; if the extension does not proceed as proposed, the lots could be reinstated at a later date, with minor revisions to the street patterns. (Staff note that the ultimate alignment of Adelaide Avenue has not yet been determined) . 8 - 10. One foot reserves will be required at all of the present dead end streets which will be, eventually, extended upon abutting development. 11. A road widening will be required along the north side of Nash Road, this to be a minimum of 3.05 m. 12. It is felt that "Link Villas" on Blocks C & D should be removed from the area at present proposed and relocated on another crescent; otherwise the number of driveways exiting onto this street could cause hazardous traffic conditions. 13. A detailed review of the storm drainage and proposed outfalls for this subdivision will be required as the outfall west of Block E and Varcoes Road is very inadequate at present, and extensive engineering will be required to determine suitable alternatives. 14. The Developer must meet all the requirements of the Public Works Department, financially and otherwise." The Newcastle Fire Department submitted the following comments: "1) Fire Station X64 is located within 1? miles of area to be protected. 2) Piped water system required. 8" water mains, looped no dead ends, minimum water flow 600 G.P.M. hydrants to be located within 350 ft. of buildings to be protected. 3) A number of the units show 12 metres frontage, high density consideration for larger frontage also stepped up water flow from hydrants required for this type density.. 4) Under Blocks C & D 6 metre frontage request to decrease number of units." The Newcastle Community Services Department advised that they have no objection to the proposed plan. COMENTS: The development of this site for residential purposes is permitted by the policies of the Durham Official Plan, the Darlington Official Plan and the proposed Courtice West Neighbourhood Plan. t9) - 9 - However, the following issues must be addressed in the consid- eration of the subject application: 1. Courtice West Neighbourhood Plan The revisions required to bring the subject subdivision into conformity with the Courtice West Neighbourhood Plan have been outlined in a previous section. 2. Staging Policies Because of the amount of residential development proposed in the Courtice Urban Area, and the objective of the Town to promote the development of the Courtice Community Central Area, it is appropriate that development in Courtice be staged. To enable the Town to attain this objective, while allowing both the Town and the developer the flexibility to respond to changing market conditions, through revisions to the draft plan and amendments to the subdivision agreement, it is recommended that the plan be registered in stages. 3. Lot Sizes The subdivision plan proposes a minimum frontage of 12 metres (39'4") for interior single family lots and as little as 13 metres (42' 8") for corner single family lots. It would be difficult for future developers of these undersized lots to locate buildings thereon and still provide minimum required interior and exterior sideyard setbacks. 4. Storm Water Management Section 6.8.2(,iv) of the Darlington Official Plan stipulates that the preparation of Neighbourhood Development Plans and the approval of plans of subdivision in the Courtice Urban Area shall - 10 - be subject to the findings of a Storm Water Management Study conducted by the Town in respect of the entire Urban Area. In light of this policy, and the fact that the findings of such a study could necessitate further revisions to the proposed plan and to the subdivision agreement with the appli- cant, registration of a plan of subdivision for this site would be premature until a Storm Water Management Study for the drainage area had been completed and adopted by Council. It is suggested that the applicant should be responsible for an appropriate pro- portion of the costs incurred in the preparation of this study, for the preparation of a subsequent, detailed, on site Storm Water Management Study, and for the cost of installing the on- and off- site works recommended by these two studies. 5. Woodlot Preservation The comments of the Central Lake Ontario Conservation Authority in respect of the subject application indicate that the woodlot in the north-east quadrant of the site is highly sensitive to development. It is the opinion of Authority staff that this woodlot is significant and worthy of preservation, because of its composition and the fact that it forms the headwaters and recharge area for the Harmony Creek. An Environmental Impact Analysis has been requested by the Central Lake Ontario Conservation Authority, prior to the granting of draft plan approval to the plan. The proposed Neighbour- hood Development Plan also identifies the environmental sensitivity of this site, and recommends that the woodlot be preserved in its natural state. A large portion of this woodlot has been included in Block "A" and identified as "Park". However, a significant portion of the woodlot has been included in the proposed lots surrounding Block "A". In light of the environmental sensitivity of this woodlot, it is felt that the ultimate extent of Block "A" should be determined after the result'.of an Environmental Impact Analysis and Storm Water Management Study are available. It is the opinion of staff that the draft approval of the northern portion of the site would be premature until this information is available. 6. Roads The final alignment of Adelaide Avenue has not yet been determined, and has not been indicated on the subdivision plan. It is the opinion of staff that the draft approval of the northern portion of this plan in the absence of a decision on the final alignment of this Arterial Road could limit the options of the Town, the Region and the Conservation Authority in the determination of the acceptable alignment for this road. - A 3.05 metre road widening is required abutting the north side of Nash Road. - A second connection is required between the old and new align- ments of Varcoe's Road. However, in light of the uncertainty regarding the ultimate alignment of the Adelaide Extension, and the amount of land to be included in Block "A':, approval of the road pattern proposed for the lands north of Lot 328 would be premature at this time. - 12 - For the reasons listed above, it is recommended that Lot8 125 to 137 and the road allowance upon which these lots front; lots 317 to 328; lots 329 to 414 and the abutting road allowances; and lots 415, 416 and the Block designated for future development should be included in a Block for possible future development. RECOMT4ENDATIONS: It is respectfully recommended: 1. That Application for Plan of Subdivision Number 18T-77001 be accepted as a formal application, subject to the payment of the fees prescribed by the Council adopted fee structure; 2. That the Plan be revised as follows, and that five copies of the revised plan be submitted to the Planning Department for review: 1) Block "A", Lots 125 to 137 inclusive, and the road allow- ance upon which these lots front; Lots 317 to 328 inclusive; Lots 329 to 414 inclusive and the abutting road allowances; Lots 415, 416 and the block designated for future develop- ment shall be incorporated into a Block designated for "Possible Future Development"; and that a 0.3 metre strip of land abutting all road frontages of this Block be incor- porated into one or more blocks designated for 0.3 metre reserves, 2) The minimum lot frontage requirement for single family lots shall be 12.5 metres for interior lots and 16.5 metres for corner lots, 3) A 3 metre wide parcel of land between lots 304 and 305 and lots 293 and 294 shall form a Block designated for public purposes, - 13 - 4) 5 metre corner roundings, in accordance with Town of Newcastle Design Criteria and Standard Drawings, shall be provided at all intersections, 5) The minimum width of entraces to Block "B" shall be as follows: i) between lot 148 and 149 - 3 metres ii) between lots 181 and 182 - 3 metres iii) between lots 222 and Block "C" - 45 metres iv) between lots 241 and 242 - 3 metres v) between lots 138 and 250 - 39 metres vi) between lots 195 and 198 - 30 metres 6) The minimum width of the 6trances to Block "E" shall be as follows: i) between lots 17 and 18 - 30 metres ii) between lots 30 and 33 - 30 metres iii) between lot 22 and Block "D" - 50 metres 7) Block "C" shall be designated for a maximum of 15 units - references to average frontages shall be deleted 8) Block "D" shall be designated for a maximum of 18 units - references to average frontages shall be deleted 9) Lot 63 and the parcel of land immediately to the south shall be incorporated into a Block for future development in conjunction with abutting lands, and a 0.3 metre reserve adjacent to both abutting road allowances shall form a Block designated as a 0.3 metre reserve. 10) That 0.3 metre reserves be provided at the eastern limits of the road allowance between lots 111 and 112; and the road allowance abutting lot 91. - 14 - 11) That a 3.05 metre strip of land abutting Nash Road be incorporated into Blocks and designated for road widening purposes. 12) That all lot and block numbers shall be altered to reflect the revisions required above. (Note: The Lot and Block numbers referred to above, pertain to the draft plan dated February, 1980) 3. That, after the formal application fee has been paid to the Town and after the revised plans required by (2) above have been submitted by the applicant and approved by staff, staff be authorized to advise the Minister of Housing that the Town of Newcastle recommends approval of Application for Plan of Subdivision Number 18T-77001, subject to the following conditions: 1) That this approval shall apply to a Plan dated February, 1980 by Proctor and Redfern Limited, to be revised in accordance with the recommendations of Report P-132-80; 2) That the road allowances included in this draft plan shall be dedicated as public highways; 3) That the streets in the plan shall be named to the satis- faction of the Regional Municipality of Durham and the Town of Newcastle; 4) That Block "B" shall be conveyed to the Town of Newcastle for conservation and open space purposes; 5) That Block "E" shall be dedicated to the Town of Newcastle for park purposes, pursuant to Section 33(5) of the Planning Act; 6) That the necessary amendment to the Restricted Area By-law of the former Township of Darlington: - 15 - a) shall come into effect pursuant to Section 35(25) of the Planning Act; or b) shall be submitted to and approved by the Ontario Municipal Board. This amendment shall limit the number of units per building in Blocks "C" and "D" to 6; 7) 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: That the Owner agrees: a) to neither place nor remove fill of any kind, whether originating on the site or elsewhere, nor construct any building or structure nor initiate any grading on the site without the written approval of the Central Lake Ontario Conservation Authority; b) that prior to the final approval of the Plan, the Owners shall have prepared, and received the approval of the Central Lake Ontario Conservation Authority for a detailed Storm Water Management Plan for the subject property, to be prepared as a component of the overall Storm Water Management Study for the Courtice Urban Area; c) to reimburse the Town for an appropriate portion of the costs incurred by the Town in the preparation of the over- all Courtice Storm Water Management Study; d) to assume the cost of the on- and off-site works required in respect of the subject lands by the studies referred to in (b) and (c) above; - 16 - e) that the development of the Plan will be subject to architectural control by the Town of Newcastle; f) that all lands to be dedicated or conveyed to the munici- pality 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 to the municipality for park or other public purposes and shall plant such trees and other vegetative materials as may be required by the municipality in accordance with a landscape plan to be prepared at the Owners expense by a landscape architect and submitted to the Town for approval. 8) That such on- and off-site easements as may be required for utility or drainage purposes shall be granted to the appropriate authority; 9) That the Owners agree in writing to satisfy all the require- ments, financial and otherwise, of the Town of Newcastle concerning the provision of roads, installation of services, and drainage; 10) That the plan shall be registered in phases, in accordance with the Town's staging policies for the Courtice Urban Area; 11) That the Blocks so indicated on the draft plan shall be deeded to the Town of Newcastle for 0.3 metre reserves; 12) That temporary turning circles shall be provided at the ends of all dead-end streets; - 17 - 13) That the Block so indicated on the draft plan shall be reserved for development in conjunction with abutting lands; 14) That the Block designated for possible future develop- ment (referred to in Section 2(2) above) may only be developed by Registered Plan of Subdivision, if and when the following conditions have been met. i) that the proposed plan conforms with the recommendations of an Environmental Impact Analysis conducted by the Town of Newcastle in accordance with Sections 6.4.2 and 6.4.3 of the Darlington Official Plan; ii) that the alignment of the proposed Adelaide Avenue exten- sion has been determined by the Town, in accordance with the policies of Section 6.7.2 (vi) (f) of the Darlington Official Plan; 15) That the Block so designated on the revised Draft Plan be dedicated to the Town of Newcastle for public purposes; 16) That Block "F" be conveyed to the Northumberland and Newcastle Board of Education to form part of the site of the Courtice West Public School; 17) That all existing agricultural buildings on the subject lands shall be removed, to the satisfaction of the Town of Newcastle, and that all agricultural uses on the subject lands shall cease; 18) That the Blocks so indicated on the Draft Plan shall be dedicated to the Town for road widening purposes; - 18 - 4. That staff be authorized to change the lot and block numbers cited in these conditions of draft plan approval to reflect the corresponding lot and block numbers of the revised plan referred to in (2) above. Respectfully submitted, d�ili- NJF:lb D. N. Smith, M.C.I.P. July 15, 1980 Director of Planning v mow:= k i d � S S9 • '}�' i ..si.. =v�" <k� T} .1.'�'1. if.l,.,a 53. 3 S +i'M:};..:..-x5 y{< 0,4*- �M�2 33eee kip. 5 (� s 7 rti A ; 1 } \ L . $ , k ROAD :�,., ,,,a�M <�?`�'`.i �'a'. -�"-m` ��HT ::a �-c�.m •,�%,i�.��; �t;,x?�d s��F.n .e.� �}t$:az%rp v��`.aa�a ` b KEY PLAN SUBJECT PROPERTY EXISTWG RESIDEN71AL ADDITtONAL LAND OWNED BY .APPLICANT A" '".:s.d» 4 ek4A4Ye`w`.5€W3 v.: 33�k$_'.. "ri-Yfi.lel i,�z3'?t5.,n r e,.: r..�Y t".nK:l7nTF L"#� tYu+srnr :r,/r..:.,...eL.,h-is?s.. iG a ,)=,3d,✓i»i.�'---:- + L t