HomeMy WebLinkAboutPD-284-87DN: 284-87
TOWN OF NEWCASTLE
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REPORT Fiie # .~~ }`
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P~E~IING: General Purpose and Administration Committee
I~~' Monday, November 2, 1987
T #: D„ .,Q„ R~ FILE #:~7-~9/n
SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION - DAVID AND ANN COGHILL
PART LOT 2g, CONCESSION 2, CLARKE
FILE: 87-39/D
RECOt~1EtdDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Couneil the following:
1. THAT Report PD-284-87 be received; and
2. THAT the Region of Durham be advised that the Town of Newcastle recommends
denial of Official Plan Amendment Application 87-39/D submitted by David
and Ann Coghill; and
3. THAT a copy of Council's decision be forwarded to the Region of Durham and
the applicant.
BACKGROUND:
On June 22, 1987, the Town was advised by the Region of Durham of an application
submitted by David and Ann Coghill to amend the Durham Regional Official Plan to
permit the creation of one (1) non-farm residential lot in Part Lot 2g, Concession
2, Clarke Township (see Key Map). The proposed lot would have a frontage of 22.85
m and an area of 1.422 hectare and would include Parts 2 and 3 as shown on the plan
attached hereto. The area of Part 2, which fronts on Regional Road 17, is 1.6 ha.
This portion of the existing unsevered lot is vacant, with Part 2 being zoned
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REPORT NO.: PD-284-87 PAGE 2
"Special Purpose Commercial (C4)" and Part 3 being zoned "Agricultural (A-1)" by
By-law 84-63. The balance of the unsevered lot to the north, being Part 1, has
an area of 1.12 hectares and is occupied by a commercial building. Part 1 is
zoned "C4". The entire property is designated "Permanent Agricultural Reserve"
by the Regional Official Plan.
The Town and Regional Planning Departments circulated the subject application to
the following agencies for comment:
- Town of Newcastle Public Works Department
- Town of Newcastle Community Services Department
- Town of Newcastle Fire Department
- Ministry of Transportation & Communications
- Ministry of Agriculture and Food
- Ganaraska Region Conservation Authority
- Department of Health Services
- Regional Works Department
None of the agencies circulated indicated an objection to the subject Official
Plan Amendment application.
COMMENT:
A site survey by Staff indicates that 8 non-farm residential lots with frontages
similar to that of the proposed lot lie immediately to the south of the subject
property. the areas of these lots are also similar to that portion of the
proposed lot which fronts on Regional Road 17, being Part 2 of the Reference
Plan. this strip of residential lots would appear to comply with both the
Region's and the Town's criteria for the identification of rural clusters. The
Regional Official Plan (Section 10.2.1.4) states that new residential
development within a rural cluster may be in the form of infilling between two
(2) dwellings or, in exceptional circumstances, as a minor extension such that
one (1) additional lot may be created on the periphery of existing residential
development within the boundary of the cluster as defined in the Zoning By-law.
However, as Committee is aware, on January 13, 1986, Council requested the
Region of Durham to permit the northerly extension of an existing watermain
located on Regional Road No. 17 in order to provide municipal water service to
residents along the road affected by contaminated wells. The primary reason for
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REPORT NO.: PD-284-87
PAGE 3
the extension of water service would be to resolve a long-standing problem of
salt contamination of wells. Staff note that the petition submitted by the
residents was signed by the Coghills and requested the extension of the
watermain to the subject property.
The water quality report prepared by the Ministry of the Environment indicated
the well on the Coghill property, which is dug to a depth of 5.2m, has chloride
levels within the required criteria but significantly elevated above background
values. The well also has excessive nitrate levels. The chloride levels were
attributed to seasonal use of salt on Regional Road No. 17 and the possible use
of Calcium Chloride for dust control on the parking lot of the commercial
building. The report also notes that the well on the lot immediately to the
south of the proposed new lot is drilled into the limestone bedrock and had the
worst water quality of the wells tested. The report speculated that the wells
may be tapping water found in a fracture in the bedrock and that the subject
well may be closest to the source. The report concludes that existing
technology in the water treatment field is probably incapable of effectively
treating the worst of these well supplies and deeper penetration of the bedrock
would likely only result in a further deterioration from the present poor
quality.
In Report PD-3-86 which was considered by Committee on January 6, 1986, Staff
strongly supported the extension of the water system, referencing the Official
Plan Amendment that was approved for Bond Head. However, Staff indicated no
further residential development should be permitted in this area as a result of
such extension, noting the proximity to established agricultural uses and the
impact upon the development potential of the Newcastle Village Small Urban Area.
Staff therefore suggested that an amendment to the Regional Official Plan be
approved to permit extension of municipal water services to areas of existing
residential development outside of urban areas where a need has been
demonstrated.
Regional Planning Staff, in a report to Regional Planning Committee on April 14,
1987, recommended denial of the Town's request, citing the potential for
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REPORT NO.: PD-284-87
PAGE 4
increased development pressures outside of designated urban areas. Planning
Committee approved the recommendation; however, on April 22, Regional Council
referred the matter back to Planning Committee for inclusion as part of the
Regional Official Plan review.
As stated earlier, the creation of the proposed new lot would appear to meet the
criteria for identifying rural clusters. A redesignation of the triangle of
land bounded on the west and north by Highway 35/115, on the east by Regional
Road 17 and on the south by the CP rail line, to "General Agricultural" in the
Official Plan would permit the identification of a rural cluster in By-law
84-63.
In spite of the above, Staff cannot support the creation of the proposed new
lot. Staff reference the history of contaminated wells in the area and the
probability that any well on the proposed new lot would also supply water of
questionable quality.
Staff also note that the proposed new lot, as well as the adjacent lots, does
not comply with the "RC" zone provisions of By-law 84-63. These provisions
specify a minimum lot frontage and area of 30m and 3000 sq.m. respectively. The
proposed new lot would only have a frontage of 22.86m. The area of the lot
would be 1.42 ha; however, Staff note that, due to the irregular shape of the
parcel and the requirements for health unit approvals residential development
would likely be restricted to that portion of the site adjacent to Highway 35
thus exposing the residence to noise levels associated therewith.
In addition, the "C4" zone requires commercial buildings, where abutting a
residentially zoned lot, to have a minimum interior side yard of 10m. The
proposed interior sideyard of the commercial building is only 9.28m thus
necessitating an adjustment to lot lines if approved.
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REPORT NO.: PD-284-87
PAGE 5
Based on the considerations relative to water supply discussed above and in the
absence of an Engineering Report based upon test drilling establishing the
availability of a potable water supply, it is recommended that the Region be
advised that the Town of Newcastle recommends denial of Official Plan Amendment
application 87-39/D.
Respee
ed,
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T.T. Edwards, M.C.I.P.
Director of Planning
JAS#TTE~jip
~Attaeh.
October 22, 1987
APPLICANT: David and Ann Coghill
P.O. Box 521
NEWCASTLE, Ontario
LOA 1H0
Recommended for presentation
to the Committee
tseff
rative Officer
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