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Home My WebLink AboutP-225-79 Wua'".a.tt 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 DECEMBER 20, 1979. REPORT NO.: P-225-79 SUBJECT: Development Staging within Hamlets BACKGROUND: During the preparation and review of various hamlet develop- ment plans, it was determined that there was a need for the inclusion of specific policies respecting the staging of development. Growth within the hamlets has, historically, been slow and usually related to market conditions or trends reflecting perceived benefits, such as the quality of rural life or actual benefits, such as municipal services and social or community facilities. While growth within hamlets has been far below the rate of growth for larger urban centres, growth is desirable in order to centralize and concentrate rural residential development in an attempt to minimize residential intrusion into established agricultural areas, improve the efficiency and economy of the delivery of services, and to ensure the continued viability of the hamlet itself. COMMENTS: Recognizing that some growth within hamlets is not only de- sired, but essential to the continued existence of the Town's hamlets, we :Ili - 2 - must ensure that such growth does not overwhelm or negatively impact the established residences and hamlet character. For this reason, it is necessary to stage or control growth to facilitate monitoring of impacts. In previously approved hamlet plans, this was attempted through the issuance of building permits. This approach has created a number of problems, primarily because the plans did not clearly specify how this control would be exercised. In that regard, staff have reviewed the matter and propose that the attached sample policies on staging be reviewed for future inclusion within future hamlet plans and addition to existing plans by amendment. These policies are of a general nature, and specific growth rates and phasing for individual hamlets will be determined indiv- idually. In determining the rate of growth for a given hamlet, a number of factors must be taken into consideration. Among these are: i) historic growth rate ii) demand for growth, measured in terms of development proposals iii) infrastructure, impacts of growth upon social and com- munity facilities, as well as, hard services iv) site specific conditions, measured in terms of soil quality and availability of potable water v) public input, growth or no-growth attitudes Since policies respecting staging must ultimately be included within hamlet plans, each growth rate will be subject to Council review and approval. RECOMMENDATION: That the Planning and Development Committee review and discuss the suggested policies for staging growth within hamlets. Resp f y submitted, TTE:lb D. N. Smith, M.C.I.P. December 11, 1979 Director of Planning SAMPLE STAGING POLICIES FOR HAMLETS 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 expan- sion shall be limited to lots per annum. Determin- ation 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 expan- sion 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. e.g. Quadrant A is limited to 20 lots total. Subdivider 1 has 16 lots approved and subdivider 2 has 4 lots approved. Subdivider 1 is entitled to 80% of the annual limit of approved lots to be re- leased for building and subdivider 2 is entitled to 20% of the annual limit. If the annual limit is 10 lots, then subdivider 1 is entitled to 8 lots and subdivider 2 is entitled to 2 lots.) (v) The Town of Newcastle shall undertake an annual monitoring of building activity; in conjunction with Regional monitor- ing 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 suc- cessive years shall equal the annual limit less any residual from the previous year. In those instances where the annual I 2 - 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 allo- cations to the subdivider which has a residual. e.g. An annual limit of 10 lots per year is divided between two subdividers as in (iv) above. Sub- divider 1 is entitled to build on up to eight lots each year until the subdivision is completed and subdivider 2 is permitted to build on up to two. If in that year Subdivider 1 has only applied for and been granted six building permits, then in the following year he is only entitled to have an additional six lots released. This is calculated by subtracting the two unused lots from the previous year from his maximum allocation of eight lots for the following year. While Subdivider 2, who built on both his lots in the first year, is again en- titled to two lots in the following year. (vi) The policies of this section shall not be interpreted as being applicable to areas designated for infilling. EXAMPLE Q 0 SUBDIVIDER 16 lots approved 'A' I -- I B 20 Lots I (SUBDIVIDER i 12 Lots I 2 4 lots I I approved I CONCESSION ROAD I j I 18 Lots I 110 Lots i W Z_ J Annual Limit - 10 lots Total proposed - 60 lots Scope of plan - 6 years (Assuming annual limit utilized each year with no residual carried over. If not, then subsequent areas will be delayed according to residual and actual timing of development in preceding areas) 10 lots Year 1 - Area A begins to develop (Subdivider 1; 80% of 10 lots = 8) (Subdivider 2; 20% of 10 lots = 2) 10 lots Year II - Area A finishes developing (Subdivider 1; 8 lots less any residual from Year l) (Subdivider 2; 2 lots less any residual from Year 1) 10 lots Year 3 - Area B begins developing (10 lots; assuming area A completely developed) 10 lots Year 4 - Area B finishes developing (2 lots; assuming no residual from previous year) Area C begins developing (8 lots) 10 lots Year 5 - Area C finishes developing (2 lots) Area D begins developing (8 lots) 10 lots Year 6 - Area D finishes developing (10 lots)