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HomeMy WebLinkAbout77-12 . . I. ~ .. ~ ~ " to . .. THE CORPORATION OF THE TO~rn OF NEWCASTLE By-Law No. 77-12 Being a By-law to amend former Township of Darlington By-Law No. 2111 (as amended) The Council of The Corporation of the Town of Newcastle enacts as follows: 1. Section 13 of By-Law No. 2111 be amended by adding thereto Subsection (0), as follows:- (0) (i) Definitions For the purposes of this subsection, (a) "DWELLING, LINK TOWNHOUSE" shall mean one of a group of three or more dwelling units, divid:d vertically, and linked together in such a manner that the private garage of one unit forms the only common wall on at least one side of the unit. (b) II DWELLING , SEMI DETACHED" shall mean a building divided vertically into two dwelling units each of which has an independent entrance. (c) "DWELL NG, STREET TOWNHOUSE" shall mean one of a group of three or re attached dwelling units, divided vertically, each of which an independent entrance and fronts onto a public street. (d) "LOT" means a lot on a registered plan of subdivision. (ii) Notwithstanding any provisions of this By-law to the contrary, part of lot 31, Concession 3 of the former Township of Darlington, as shown on Schedule A hereto, may be used in accordance with the provisions of this sub-section. (iii) Permitted Uses (a) RESIDENTIAL (RSl, RS2, RS3 and RS4) ZONES: No persons shall, within any First, Second, Third or Fourth Density Special Residential Zone use any lot or erect, alter or use any building, or structure except for the following uses: (i) public uses as defined in Section 4 (a) of this by-law and (ii) single-family dwellings, semi-detached dwellings, link town- house dwelling, street townhouse dwelling. (b) GREENBELT (G) ZONE No person shall, within any Greenbelt Zone use any lot or erect, alter or use any building or structure except as otherwise provided in this By-law. 2 - By-Law No. 77-12 . (c) INSTITUTIONAL (I) ZONE: No person shall, within any Institutional Zone, use any lot or erect, alter or use any building or structure except for the following uses: (i) schools, community centres, day nurseries, placeS of worship. (iv) Area Requirements No person shall within any First, Second. Third or Fourth Density Special Residential (RSl, RS2, RS3 or RS4) Zone erect or use any building or structure ,except in accordance with the following zone requirements table: . . ZONE REQUIREMENTS TABLE MINIMUM MIN. (2) MIN. (2) MAX. LOT MINIMUM YARDS (ft. ) DWELLING MAXIMUM PERMITTEJ LOT AREA LOT FRONTAGE COVERAGE FRONT INT . EXT. UNIT FLOOR HEIGHT ZONE USE (1) LOT TYPE (sq. ft.) (ft) % (2) SIDE(4) SIDE REAR AREA (Sq. ft.) (Ft.) RSI Single-Family J.dterioI 4,000 40 40 20 4 35 950 35 Dwellings Corner 5,000 50 20 RS2 Semi-Detached InteriOl 6,000 60 45 20 4 35 900 35 Dwellings lorn.ar 7,000 70 20 RS3 Link Townhouse Ii.terior(3) 2,200 25 50 20 25 900 35 Dwellings COLler 3,600 40 15 RS4 Street Townhouse Ip'terior (3) 1,800 20 SO 20 25 900 35 l'f) Dwellings Corner 3,000 35 IS (I) A residential use permit,el in a lower density zone shall be permitted in any higher zones subject to compliance with the area requirements set out in the zone in which it is specifically permitted, for example, single-family dwellings shall be permitt0d in any RSl, =52, RS3, and RS4 zones; conversely street townhouse dwellings shall be permitted only in a RS4 Zone. (2) Vfuere temporary turning circles are necessary lot area, lot frontage and front yards shall be calculated from the ultimate abutting road ~llowances rather than from the perimeter of the temporary turning circle. (3) There shall be no more tp~ lC attached link or street townhouses in one continuous row. All end interior units of such rows shall have an addit~onal 5 ft. frontage which shall form the side yard allowance of such end unit. (4) On any lot where an attached Irivate garage or carport is not provided, the minimum interior side yard shall be 15 feet. -. .. . . ~ . . \ Notwithstanding the prov1s10ns of Section 4 (h) of this By-law on a corner lot within the triangular space formed by the street lines for a distance of 30' from their point of intersection no hedg2 or fence shall be planted, maintained, or erected, so as to exceed a height of 3~ feet above the elevation of the centre line of the abutting streets. (vi) No person shall erect more than one dwelling on any lot. READ a first and second time this 11th day of March, READ a third and final time this 11th day of March, G. B. Rickard Mayor J. M. McIlro Town Clerk SEAL G. B. Mayor J. M. l1cIlro Town Clerk - ~.' ,', .. " ...'....... , .. ..,":: ~""",.,;."".;.,'.j ~ <:~,';;::,f ';'. '.," ,', '; H :) "Ii . -- . I . \ l o U> N. f() . I . I I IIJ ~ Q o o ~ 0::: I&. 1321A1 BROADLANDS CRES. . ---.-- G RS2 I . I .Or RS2 RS3 RSI RSI I" o ~ . 0 h; I.~ :J , :J 0:: t- DEVONDALE ST. RS2 MOSSGROVE . I . I . I ' . I . ._.1 G RSI RSI ALDERBROOK DR. . L. 170'01 . -~I' G -. - 760811 .- . 495.51 I · eo-d. -~ .Rsd -<;> I ~! i 2 i I ; : 80'0' RSI . n t~ I-CD I I. ~ i ~ i . . . I .--J I r 82'0' ... . 265./ NASH ROAD SCHEDULE A TO lOWN OF NEWC~TLE BY-LAW N! 77 '/v r~.{ 0-,,(, ~l-,..A I .) C#~~";&" H J4fG ~ ~ ( ~ C-/d-'Il..J:'.... o 200 400 ~ - ., MARCH IE FEET Part of lot 3/ Concession 3 Former Township of Darlington ,"". Form R-6 Ontario Municipal Board r Mr. S.K. Jain Regional Solicitor Regional Municipality of Durham 605 Rossland Rd. East WHITBY Ontario UN 5S6 L 416/965-1908 180 Dundas St. W. Toronto Ontario M5G 1 E5 June 28, 1978 IfErcm:llYIEJPJ JUt S 1978 RES/ONAl SOUCq" Quote File Number --..1L17J-?T1-_ R 771274 Dear Sir: . Enclosed is documentation as follows: 0' o Copy of Decision Dated Copy of Decision dated (Signed Duplicate Original to follow) [] Duplicate Original of Decision dated W Board I s Order made June 12, 1978 [] Appointment for Hearing Yours truly, :jj ~~~"'''lJ <<.. C. Saruyama Supervisor Planning Administration Enclosure P. S. The Board's fee paid Jure 28/78 1ft RECEIVED JUL 10 1918 TOWN OF ft",',' :",'\STlE I. -----~:.. ,;.;...0...., ,) ... I · . # ~ e " e ,,,. " ~~~~v ;~'~~. :~~L'~= <<jr'" "'." '", ~~"~~."f'':,.' '.~.. R 771273 ~:~ \~"lf'J.;/t~ ' I " ~.~; .' hi" '~":'~lIr ",e;' Co;r;;t'e8J?Oudence,#11 1,..:i( Ontario Municipal Board IN '!lIE MA'l"l'ER OF section 35 of 'lb. Plr:rd~ACt. (&.8.0. 1970, c. :349 , -and- 1W '.l'HE MAT'J.'m OF an application by The Corporation of the 1'o1m of' Newcastle for approval of its Restricted Area By-law 77-12 BEFORE: l ! Monday. the 12th day of June, 1978 A. I.. McCRAE. Vice-Chairnaan -and- w. L. BLAIR. Member THIS APPLICA'i'ICtl hav:1.ng cOIle on for public hearing on the 6th day of' September, 1977 at the Town of Newcastle and atter the hea:r1ng o,f the application the 13oa:rd having reserved its decision until this day, 1'HE BOARD <nDEBS that By-la.w 77-12 is hereby approved. AND THE BOARD ORDmS tha.t the Board be re1m.bu:rsed. in the amount of $4,015.:36 payable to the 'l'reasurer ot cnta.rlo. d; 1..1 . r / ,(' , , ,/L. _ '\ (tiL/ ,tv~ SECRETARY ENTERED o. B. fio....B2Z:::.K...... ?;-/ folio "0.....2..................4... JUN 2 9 '97B ~~ i~.L.c c {' I ~ 10 <r ~ /). '" ~. . . . . '-IJ8 t/~ 165 . . -.;.. . R 771273 R 771274 R 771832 R 771833 talf~lEAI~ A6. /7 Ontario Municipal Board IN THE MATTER OF Section 35 of The Planning Act (R.S.O. 1970, c. 349), - and - IN THE MATTER OF an application by The Corporation of the Town of Newcastle for approval of its Restricted Area By-law 77-12 - and - IN THE MATTER OF an application by The Corporation of the Town of Newcastle for approval of its Restricted Area By-law 77-13 - and - IN THE MATTER OF Section 44 of The Planning Act (R.S.O. 1970, c. 349), - and - IN THE MATTER OF a reference to this Board by the Honourable John R. Rhodes, Minister of Housing, of an application by Courtice Heights Developments for approval of a proposed plan of subdivision of lands comprising part Lots 31 and 32, Concession II, formerly in the Township of Darlington, now in the Town of Newcastle, Minister's File IBT-76027 - and - IN THE MATTER OF a reference to this Board by the Honourable John R. Rhodes, Minister of Housing, of an application by Courtice Heights Developments for approval of a proposed plan of subdivision of lands comprising part Lot 31, Concession III, formerly in the Township of Darlington, now in the Town of Newcastle, Minister's File l8T-76048 C 0 U N S E L : D.J.D. Sims and John R. Willms for The Corporation of the Town of Newcastle R.K. Webb, Q.C. H.J. Couch and R.M. Holland I.J. Lord and R.R. MacDougall for Courtice Heights Developments for the City of Oshawa for Progeny Developments Limited . < - 2 - R 771273 R 771274 R 771832 R 771833 .. . . , . C 0 U N S E L : (continued) T.L. Clarke S.K. Jain for Gatehouse Holdings Limited Tonno and Roth Construction Ltd. and Arlam Developments for The Regional Municipality of Durham . I. Gleiberman J.D. Mann for Northumberland and Newcastle Board of Education M.H. Chusid for Southforth Developments Limited and Taunton Courtice Developments Ltd. DECISION OF THE BOARD delivered by WeL. BLAIR The Board had before it, on referral by the Honourable Minister of Housing, two applications for two plans of subdivision by Courtice Heights 'Develqpment$, and two by-laws of the Town of Newcastle zoning the lands for the use ~ intended. These subdivisions are in the heart of the Courtice area - the southerly subdivision, lBT-76027, comprises approximately 117 acres, and is located just south of Highway No.2, between Prestonvale Road on the west and Trulls Road on the east - the northerly subdivision, lBT-76048,comprising approximately 45 acres lies north of Nash Road, west of Trulls Road. The south plan provides for 759 dwelling units, comprising 321 single family detached units, 202 semi-detached units, 154 link townhouses and 82 street townhouses. The north plan provides for 292 units, comprising 137 single family detached 4It. units, 136 semi-detached units and 19 link townhouses. Courtice is a community 1frith a population of about 2,000 people, with only the minimum in the way of municipal services. Many of the present residents moved to Courtice to get away from City living to raise their families in a semi-rural setting. The residents have their own wells for water supply and their own septic tank systems. Recent planning studies that have been done, project the future .. '. ... - 3 - R 771273 R 771274 R 771832 R 771833 . ~ ". population of the Courtice area from 20,000 to 46,000. The two subdivisions before the Board, on the basis of 3.5 persons per unit, project a population of 3,679. The Board is satisfied that the factor of 3.5 used to determine the population projection is appropriate. The Ontario Housing Ministry has entered into an agreement with the Region of Durham.and the Town of Newcastle to assist the construction of housing in the financing of water and sewage works to provide serviced lots. This assistance comes in the form of interest free loans through the Ontario Housing Action Program (O.H.A.P.). An amount of close to $40,000,000.00 has been allocated to the Region of Durham to assist the housing program. The Town of 4It Newcastle has already been advanced approximately $250,000 by the Province to get the program under way in that municipality There was a time limit put on the availability of the balance of these provincial funds but that time has been extended until such time as the Board renders it decision . in these matters. The referrals by the Minister and the applications by the Town came on together for hearing on September 6, 1977. Despite requests for an adjournment, from some of those opposing the applications because of alleged insufficiency of time to adequately prepare their case, the hearing proceeded, with several long adjournments, finally terminating on May 5, 1978, after sitting on 38 different days. Opposition to the applications before the Board, came from three main sources, the City of Oshawa, which is the adjacent municipality to the west, Progeny Developments Limited, owner of lands in the north east part of Oshawa,some 2t miles distant, as the crow flies, from the subject lands, and the Courtice Citizens Association. ~ "-- e . . -.. . R 771273 R 771274 R 771832 R 771833 - 4 - >, Oshawa's opposition is based on several factors that the Board will deal with. Oshawa is concerned about the lack of environmental studies for the Courtice area, especially as they would relate to storm water management and the downstream effects of the Farewell Creek when the run-off is increased as the result of development in Courtice. Farewell Creek empties into Lake Ontario within the Oshawa city limits. Storm water management was the topic for many days of the hearing. Qualified engineers, appearing on both sides of this issue in many days of examination and cross-examination dealt with the problem of storm water drainage - storm run-off, storm water pipes, retention and siltation ponds, and effects on the downstream portion of Farewell Creek, resulting from run-off in the spring of the year and rain storms of varying degrees of intensity. While the Board recognizes that much attention has been given already to potential storm water problems, the Board also recognizes that final approval for storm water management schemes must be given by Central Lake Ontario Conservation Authority (CLOCA) who work in concert with the Ministry of Natural Resources, and the Ministry of the Environment. Furthermore, the schemes for storm water management presented to the Board were conceptual in nature, and the final design is to be worked out and forwarded to the applicable agencies for approval, after draft approval is granted. The Board is satisfied that additional run-off into Farewell Creek can be accommodated ~dth appropriate erosion control measures. The matter of acquiring lands outside the subdivisions to implement a storm water management scheme is the responsibility of the Town of Newcastle. The City of Oshawa has provided some of the "soft" services enjoyed by the Courtice residents over the years, such as parks and recreation facilities and library services, on a nominal fee for service basis. Oshawa is concerned that they . i' , - 5 - R 771273 R 771274 R 771832 R 771833 ~ may be asked to provide these same services for additional residents at additional cost to their own taxpayers. Evidence was given at the hearing that the increased population in the Courtice area would generate the need as well as much of the financial resources to enable those kinds of facilities to be built in Courtice and so relieve Oshawa of this concern. Oshawa contends that Newcastle does not have the . administrative capacity to handle large development projects especially when compared to Oshawa's experience in this field. The Board is satisfied that although Newcastle is relying on planning consultants to supplement the work of a modest planning staff, it is already taking steps to augment its staff to better enable it to deal with the development that appears to be inevitable in Newcastle. The lack of statutory secondary plans in Newcastle and apparent piecemeal planning, seemed to be a source of irritation to Oshawa. Although formal secondary plans as such were not in fact done, there were several planning studies done. These studies although not formally,adopted, served a useful role in the planning process in Newcastle. The Planning Director for Newcastle indicated to the Board that secondary plans are envisaged in the Regional Official Plan but no date has been set to begin working on the one for the Courtice area. The Board realizes that while having secondary plans in place is desirable, and should be encouraged, nevertheless since planning is an ongoing process, applications must be considered from time to ~ .. time in the absence of such secondary plans. Oshawa, as the largest constituent municipality in the Region of Durham, expressed concern about the possibility of the Region having to pick up large "front-end" costs in supplying trunk sewers and watermains to the Courtice Heights development without any guarantee that those costs would be - 6 - R 771273 R 771274 R 771832 R 771833 recovered by reason of the extensive development necessary to justify those large initial costs. This apprehension appears to exist because Oshawa is not satisfied that there is a housing need in Newcastle, by reason of the apparent abundance of serviced housing lots in Oshawa. Although the applicant did not spell out the need for housing as such, in the Courtice area, nevertheless the Board is satisfied that the recent agreements entered into between the Ministry of Housing, the Regional Municipality of Durham and the Town of Newcastle as, well as other municipalities in Durham, to say nothing of the developers who are spending their own funds, within the subdivision and by lot levies for services outside, are such that, with proper phasing of both construction of ~ homes and provision of services, there should be a minimum . e of cost to the Region. The Board heard evidence as to financial impact with the subject subdivisions presumed either partially or completely built. Both sides through witnesses competent in this field led extensive evidence in this regard and much of it had to be of a theorectical nature. The financial impact of housing, commercial and industrial growth, for instance, in Oshawa was likened to such probable costs that could arise in the semi- rural Town of Newcastle. The fact is, however, that Oshawa is a thoroughly modern urban city with all modern amenities associated with city living in place. On the other hand, outside of the initial costs of servicing, it will probably be many years before such demands are made on Courtice, sufficient to adversely financially impact Newcastle. One would be naive indeed to suggest for one moment that there will not be certain costs associated with the urbanization process in Courtice. However, it should be borne in mind that these services, with their initial high costs, will eventually be serving a much larger population and there may well be certain ~. - 7 - R 771273 R 771274 R 771832 R 771833 . advantages to their installation now when one considers how those costs might escalate in the years ahead based upon our knowledge of what has already transpired over the last period of years. Statements were made on numerous occasions during the course of the hearing that the housing being proposed for the Courtice area was not the result of Government "policy" but rather it was only a Government "program", and that being so, the Board need not give as much weight to the O.H.A.P. arrangements referred to earlier, as it might if it resulted from Government "policy". No real explanation \'las given to . the Board as to the difference between "policy" and "program". In any event, the Board will determine these applications on their merits. The Board is satisfied that as the result of agreement~s between the Pro'vincial Government and the Region of Durham and the Town of Newcastle for interest free loans, the local residents will not suffer unduly, in a financial sense, from the proposed development, nor should the Region. . Progeny Developments Limited, who were represented by counsel, did not spell out their concerns about the two subdivisions, at least as they related to their own lands. It could be assumed that residential development of any kind in the Court ice area could be a factor in delaying development of the Progeny lands, although it was intimated at the hearing by counsel for Oshawa that development of Progeny lands is quite some time off. Many of the concerns expressed by Progeny are really concerns of the Courtice Citizens Association and will be dealt with later. Views of Progeny regarding conformity or otherwise to the Darlington Official Plan ~dll . . :.. ,." - 8 - R 771273 R 771274 R 771832 R 771833 , . also be dealt with later. The Board notes with interest that Progeny called no witnesses. The Courtice Citizens Association was represented at all sessions of the hearing. Mr. J. Russell DeCoe, Prestonvale Road, was present at almost all sessions and was the main spokesman for the Courtice Citizens Association, although Mrs. Ann Cowman, a one time Councillor in Newcastle, acted as agent for the ratepayers. e The Courtice Task Force was established to assess potential problems that could arise from development in the Courtice area and to attempt to minimize their interruption of the life-style of the present Courtice residents. Membership on the Task Force was comprised of two representatives of the Courtice Citizens Association and four members of the Newcastle Planning Advisory Committee, who were the Mayor and three Newcastle Councillors. Mrs. Cowman served on the Task torce and Mr. DeCoe acted as an alternate on occasions. Several'meetings were held to consider the future of Courtice and recommendations were made to the Newcastle Council and the Region of Durham Council. Many of these recommendations were endorsed by the respective Councils. Most of the ratepayers who gave evidence told the Board that they recognized that development of some kind was inevitable in the Courtice area. However, they are all ~pprehensive about future costs, especially if they involve services they . feel they don't need e.g. water and sanitary sewers. Even when trunk sanitary sewers and water mains are installed on a street, it is Regional policy not to compel the existing residents to connect, nor have them pay frontage charges if they don't connect. So if existing well water and septic systems continue to function adequately, there will be no additional charge. The matter of possible fluctuation of the water table as it relates to wells is obviously one of the main concerns , ~ . .' - 9 - R 771273 R 771274 R 771832 R 771833 . . ~ of the Courtice residents. Here again, the Region, who has the responsibility for water and sewers, has a policy whereby it takes full responsibility for maintaining the water table at an appropriate level or make alternative arrangements to ensure an ongoing supply of good water. . The adverse effects of increased traffic are always a worrisome matter to residents. The proposed street layouts in both plans do make use of the grid pattern of existing roads. The south plan provides access and egress to Highway No.2, Prestonvale Road and Trulls Road. The north plan would have access and egress to Nash Road and Trulls Road. It is obvious that the existing roads will be more heavily travelled and will have to be greatly improved, reconstructed with a stronger base, and widened. Prestonvale Road is a "forced road" and currently in need of major repairs. George West, a resident on Prestonvale Road advocated a new north-south arterial road leading south from the south subdivision. This new road would divert traffic from Prestonvale Road and Trulls Road. Traffic evidence indicated that this new arterial road was not needed to service the plans before the Board. Evidence was also adduced that the roads in the Courtice area are in need of improvements now, apart from any consideration of additional traffic generated from new development. Concern was expressed regarding the effects of development on trees, vegetation and Wildlife. . For many.' . years, the residents have been enjoying treks into the bush to enjoy nature in its many forms and are reluctant to see these amenities interrupted by urbanization. While it is always regrettable when idldlife habitats are interrupted, nevertheless, unless the community '~shes to preserve these areas by acquiring them for the enjoyment of the whole community, there comes a time when private individuals cannot continue to nurture and protect them - 10 - R 771273 R 771274 R 771832 R 771833 . for the general public to use and enjoy. The Conservation Authority and the Ministry of the Environment will be involved in preserving as much of the vegetation, trees, etc. as possible. The concerns expressed by David Osmond, an authority in the field, dealing with the sensitivity of various parts of the subject applications, can in the opinion of the Board, be resolved to the greatest extent possible by the jurisdictions referred to above. The types of housing and the mix planned for the sub- divisions has caused the present residents to be upset because of apparent unfamiliarity with other than single-family detached and semi-detached residences. Townhouses, to many, are deemed to be nothing more than potential slums and "firetraps". . All the homes planned in both subdivisions will be single-family, individually owned, not rented. Therefore, pride of ownership and all that that implies should be compatible vdth what is in Courtice today. From the very outset of the hearing there was considerable controversy regarding the conformity of what is being sought with the provisions of the Darlington Official Plan entered as Exhibit 2 and approved by the Ontario Municipal Board in 1959. Extensive evidence was heard on all aspects of the Official Plan, but in the final analysis the question of conformity or non-conformity is one which this Board must decide. Section (2) subsection 3 of the Darlington Official Plan ~ states as follows: "(3) The urban residential development area is provided in that portion of the Planning Area known as Courtice where it is felt that it is in the interests of the residents, both present and future, to be served by urban sewerage and water supply facilities." There is little doubt that the Official Plan intended that there be urban residential development in the Courtice area or envelope and that municipal services would be provided for present as well as future residents. Further sections and subsections should be commented upon as follows: . e . ..:, ..;,. - 11 - R 771273 R 771274 R 771832 R 771833 .. "Section 2(5) - Because of the lack of supporting industrial assessment, no provision is made for the development of low cost or multiple family residential accommodation (other than dwelling units over stores in cormnercial areas)." It should be noted that the townhouses, street town- houses, semi-detached, and link townhouses are neither low cost nor multiple family residential. Each will be located on its own freehold lot. Section 3, subsection (2): " In Urban Residential areas the predominant land use shall be single family detached residential and other uses permitted shall include those which are compatible with the basic residential use such as schools, churches, parks, institutional, public utilities, and neighbourhood commercial providing that such uses do not contribute to the devaluation of the residential areas and are in keeping with the standards of the permitted residential development. " Exhibits 18 and 19, the two plans of subdivision indicate to the Board, when considered in the light of the evidence, pro and con, adduced during the hearing, that the predominant land use is single-family detached residential if any reasonable weight is to be given to the spirit of the Official Plan. Because some may construe the text of a plan in such divergent ways and argue so forcefully for the acceptance of their views, the Board is of the opinion that it was for the resolution of such situation that Section 35(2$) of The Planning Act may be employed when the tribunal satisfies itself as to the propriety of so doing. Certainly a plan nearly 20 years in existence could not foresee the similarity of single family detached residences cost wise, or otherwise with present day semi-detached residences, and townhouses all on their own individual freehold lands, and in fact being individual private single-family homes albeit not detached. The density of population proposed by the development is such that it does not offend the provisions of the plan ..~ *. ' - 12 - R 771273 R 771274 R 771832 R 771833 .. .' particularly when the word "approximately" is used in dealing with density in Section 3, subsection 2 of Exhibit 2 (the Darlingto~ Official Plan). Those in opposition contend that there is also lack of conformity due to the fact that the subject lands are not being developed in accordance with the staging requirements of Schedule "B" to the Official Plan. The north subdivision lies within stage 3, and the south within stages 2 and 4. If the "Golden Rule" is employed in interpreting Section 3, subsection 9, bottom paragraph of page 9, no staging would be required until a treatment plant is established in the Courtice area. This, on the evidence, will never come to be as with the . advent of Regional Government the service it would provide will now come from Oshawa. However, it must be said that even if this interpretation is not taken and the Board places no great reliance upon it, the subject lands lie almost adjacent to designated stage 1 lands and their proceeding first does no real violence to the intent of the Plan particularly since the municipal services proposed are to service a much larger area. The concern voiced by the City of Oshawa and counsel for . a developer owning lands in Oshawa,located as previously stated some distance from the subject area,as to the necessity of detailed community studies being undertaken prior to any development in Courtice can not be supported on the facts. The planning evidence adduced clearly indicates that studies were conducted by several planning consultants for the municipality and that the Regional Government was well aware of them and indeed certain of them were sent to the Region for input to the Regional Official Plan. The M.M. Dillon study while not extensive in scope was adopted by the Newcastle council on November 29, 1976, but only to the extent that stages I1A" and "B" were accepted as general and modifiable development .. : ,'':. ".' - 13 - R 771273 R 771274 R 771832 R 771833 .. ~ schemes by which positive development proposals should be judged. This limited area roughly coincides ~dth the two subject subdivision proposals. The Board is in agreement with the statement made during the course of the hearing that the Courtice area has been "studied to death". While the studies commissioned did not result in a statutory secondary plan, they have been considered by the municipality, and it also should be remembered that this was during a state of flux with the Official Plan for the Region pending. Certain of the studies were to some degree in conflict with it. The land use planner for the applicant of the first. ~ insta.nce addressed himself to the commercial aspect of the Courtice area pointing out that there was already a limited range of convenience services on Highway 2 to serve new residents, with a modern shopping centre at Bowmanville; and, of course, Oshawa. Both the Regional and the Darlington Official Plan show a proposed commercial centre located in the Courtice envelope, capable of serving the whole community. It could be constructed in phases during the next 3 to 5 years. However, no consideration has really been given at this time to the commercial needs. of the subdivision. The above referred to planner saw no reason planning wise as to why the two subdivisions could not proceed at this time based on studies already done. ~ In dealing with the reference by the Minister of a draft plan of subdivision, the Board, based on the decided cases, stands in the shoes of the Minister able to exercise the powers he possesses were the plan of subdivision not referred. Section 33(4) of The Planning Act makes clear a large number of those matters that regard shall be had to. It is interesting to note that in the legislation the 'l'J'ord "regard" is used and The Shorter Oxford English Dictionary defines the word thusly: . ," '\'" '. '.~ -14 - R 771273 R 771274 R 771832 R 771833 .... e to look at, gaze upon, observe, to take notice of, bestow attention or notice upon; to take or show interest in; to give heed to; to take care or, etc. The Board has indeed considered the ramifications of the section and finds none of its requirements therein incapable of resolution or militating against the applications. In the Board's opinion its function is to determine whether the matters referred to in Section 33(4) of The Planning Act are or can be adequately met when considering draft approval. If such is not possible then, of course, final ministerial approval for registration will not be granted. Section 33(14) of The Planning Act states as follows: . Upon presentation by the person desiring to subdivide, the Minister may, if satisfied that the plan is in conformity with the approved draft plan and that the conditions of approval have been or \~ll be fulfilled, approve the plan of subdivision and thereupon the plan of subdivision may be tendered for registration." The underlining is the Board's. " It is because there is that kind of control over this process that the Board can, as it did occasionally, indicate to counsel that it had heard sufficiently on certain aspects once the deficiency had been noted. The implementation of the remedial measures demanded lies within the jurisdiction of those . governmental bodies, both Provincial and Municipal charged vnth that responsibility. Although it was intimated by counsel in opposition that the Regional Government had not acted properly in passing the two by-laws providing the monies for the required servicing in the Courtice area it is noted that the by-laws, Exhibits 12 and 13, were approved by the Ontario Municipal Board some time ago and no effort up until the present has been made to test their - ~ ....~ .""- - 15 - R 771273 R 771274 R 771$32 R 771$33 ... ... ' ..... .,. . validity by those in opposition. The Regional Government has not seen fit to move for their repeal, and indeed, is supporting the applications now before the Board. Counsel for Progeny Developments urged the Board, should it grant the applications, to consider imposing additional criteria regarding storm water management all of \~ich is part of the record. The Board is satisfied that the approving authorities possess all the powers necessary to bring about what is required in this situation. He also desires that another condition be added to ensure that any and all costs incurred by the Town in acquiring the necessary lands outside the subdivision will be underwritten by the developer. . The Board accepts the position taken by counsel for the developer that the changes proposed by counsel for Progeny concerning additional storm water criteria, are redundant, and could well serve to restrict the Central Lake Conservation Authority and the Ministry of Natural Resources in their consideration of this very important matter. To assent to the third proposal regarding land acquisition, is tantamount to dictating to the Town Council how it should proceed with something well within its jurisdiction particularly since so many matters are yet to be finally resolved. Counsel, for Oshawa would have the Board impose as a condition should it give draft plan approval,that natural tit drainage courses be used in the drainage of these subdivisions including the use of Robinson Creek. He also stated that the conditions concerning the financial aspect in the proposed conditions should be changed to compel the developer to pay all "front end" costs of servicing and then be reimbursed if, as and when, the sums for the levies to be collected for that purpose are recovered by the Town or . -- . " ,.., ... tl"'. .. .., . , .. . . "'7" - 16 - R 771273 R 771274 R 771$32 R 771$33 the Region as the case may be. The Board accepts the evidence on the flood water management adduced by the applicants and sees no good reason to direct a course that may make more difficult the task of eventually finalizing the problem. As to the financial condition proposed, the Board does not agree that it should usurp the power of the municipality in this regard, nor should the usual method of dealing with this kind of detail be varied in the case of this one individual development company. While passing on the above matters, the Board is not unmindful of the fact that it has been requested by counsel in opposition in certain instances to actually interfere vnth the policies of elected councils even though . said counsel possess no authority to represent or speak on behalf of either the To~n or the Region, or indeed the Conservation Authority. After a full and proper consideration of the evidence adduced and the argument made, this Board is of the opinion that the two proposed subdivisions l8T-76027, and,18T-76048 should be, and are hereby given draft approval subject to the conditions outlined and numbered in Exhibits No. 63 and No. 64. The two restricted area By-laws No. 77-12 and 77-13 are also approved. While originally intending to withold this decision until the matter of costs raised by Mr. Webb is decided, the Board, recognizing the benefit to all parties of an early decision, decided otherwise. The City of Oshawa at whose request the reporter was retained will reimburse the Board for the costs of ~J' .- " t"' .- r.' . . . ..,k;"'. .., .. ;..... ~~ . . .. . - 17 - R 771273 R 771274 R 771832 R 771833 reporting these proceedings and Mr. Webb vdll take out an appointment with the Board for a hearing date' to dispose of the balance of costs. DATED at Toronto this 12th day of June , 1978. A.,t. McCRAE VICE CHAIRMAN W. L. , BLAIR MEMBER