HomeMy WebLinkAbout75-181Report No, 181
1. Purpose of Application -
On June 239 1975, an application was received for the re-
zoning of a 5.599 acre parcel comprising part of Lot 14, Con-
cession 29 Darlington. This parcel, which fronts on Scugog
Street, is presently zoned "Rural" and "Open Sapce" in the
Bowmanville Zoning By-law. The applicant is requesting an
amendment to the Bowmanville Zoning By-law to permit the
construction of a private secondary school on this site.
2. Official Plan Provisions -
The site is designated "Major Institutional" and "Environ-
mental Protection" in the Interim District Plan. The "Major
Insitutional" category permits "large institutional uses op-
erated by the Municipality or other public or institutional
organization". Major school complexes are listed as permitted
uses. No permanent buildings are permitted on the part of the
site designated Environmental Protection.
An application was previously made to amend the Bowmanville
Official Plan to change the designation of the subject site
to "Major Institutional". This was approved by Town Council
and Regional Council and submitted to the Ministry of Housing
for approval. We have been advised that this amendment should
be approved by the Provincial government in 2 - 3 weeks.
3. Zone Provisions -
The site is presently zoned "Rural" and "Open Space" in
the Bowmanville Zoning By-law. A school of this type is not
a permitted use in either of these zones. The applicant would
require an Institutional zoning on part of the site.
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4. C;r�»>at�on of Application -
The application was ciruclated to the following agencies
for their comments.
1. Durham Regional Police
2. Durham Works Department
3. Durham Health Unit
4. Bell Canada
5. Bowmanville Public Utilities Commission
6. Newcastle Works Department
7. Newcastle Building Department
8. Newcastle Fire Department
9. Consumers Gas Company
Consumers Gas did not reply and was assumed to have no comments.
5. Resume of _Comments -
1. The Durham ReLiOnal Police - advised that they had no
convents to make on this application.
2. The Durham Works Department - advised that they consider
the proposal premature for the following reasons.
(1) The Bowmanville Water Supply Plant is
presently at capacity and cannot supp-
ort any new development until plant
modifications and expansions have been
implemented. These are scheduled for
April of 1977.
(2) The ground contours of the proposed
High School property are outside the
existing pressure area and require in-
stallation of the proposed Sturrock
Avenue Booster Station also scheduled
in the Regiona's Budget for 1977.
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5 Resume
•
of
Comments -
2.
The
Durham Works ➢epartment -
(continued)..
(3) Watermain extensions are required to
service the proposal. Such extensions
are not included in the Region's Five
Year Capital Budget.
3. The Durham Re Tonal Health Unit - advised that they
had approved a sewage disposal system to service
the school.
4. Bell Canada - advised that they had no objections to
the subject application.
5. The Bowmanville Public Utilities Commission - advised
that they had no objections to this rezoning.
6. The Newcastle Works Departmen - advised that they
could see no problems in regards to this application.
7. The Newcastle Building Department - advised that they
had no objections to the proposal.
8. The Newcastle Fire Department - listed the following
requirements.
(1) They implied that water supply for fire
services is not adequate. The present
flow from the existing water main and
hydrant is 313 G.P.M. The minimum rec-
ommended flow requirements are 1,000
to 1,500 G.P.M.
in 300
(2) tod400tfeetoofdbe buildingsettowbehprotected.
(3) Building should be constructed in acc-
ordance with Department of Education -
Ontario Building Fire Safety Design
Standards.
(4) Access to all areas for fire emergency
equipment.
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6. Comments -
An amendment to the Bowmanville Official Plan permitting
this use was approved by Council in 197+ and is now under re-
view by the Ministry of Housing. We have been informed that
approval at the Provincial level should be obtained in the
next 2 - 3 weeks.
This department is in basic agreement with the rezoning of
this property for Institutional uses. However, several fac-
tors must be considered for inclusion in the site plan.
Firstly, the subject site fronts Scugog Road. This road
allowance is only 5o feet wide instead of the required 66
feet and the road is only in fair condition. The extra
traffic generated by this school would probably necessitate
some improvements to the road. This is especially important
because the majority of the students will be arriving by
school bus or car, since the school serves a large area. For
this reason, a road widening dedication would be required.
Precautions should be taken to prevent parking on the side
of the road, since the road is narrow and visibility will be
obscured.
Another problem is the hill close to the proposed drive..
way. This driveway should enter Scugog Street at the crest
of the hill to reduce the danger of accidents.
At present, it is not felt that sidewalks will be required
up to this site, because of the small proportion of pedestrian
traffic.
Another area of concern is the effect of this school on
abutting landowners. The orchard to the south of the property
is of particular concern. The school property should be
fenced with chain link fencing to protect this orchard as well
as the residential property of the north.
6. Comments - (continued)...
The Conservation Authority has expressed concern over pos-
sible detrimental effects on the watercourse at the bank of
the property. This rezoning should only extend to the top of
the bank to ensure that the valley land is excluded from this
use.
For this reasons it is recommended that the rezoning of
this property be approved, subject to conformity with the at-
tached zone provisions and the following conditions.
(1) That the applicant enter into a site plan
agreement with the town including road
widenings, fencing, location of entrances.
(2) That this rezoning extend only to the top
of bank.
(3) That the applicant enter into an agreement
with the Region respecting the provision
of municipal water services to the site.
Respectfully submitted,
Gdorge F. Howden,
Planning Director.
b
ZONE PROVISIONS FOR SPECIAL
INSTITUTIONAL ZONE
(a) Uses Permitted - Secondary School
(b) Lot area (minimum):
(i) Lot served by only a public water
system or a sanitary sewer system - 159000 sq.f.t
(c)
Lot Frontage (minimum)
100 feet
(d)
Front Yard Depth (minimum)
50 feet
(e)
Interior Side Yard Width
25 feet
(f)
Rear Yard Depth (minimum)
35 feet
(g)
Setback from Rear Zone Boundary
35 feet
(h)
Lot Coverage (maximum)
50%
(i)
Height of Building (maximum)
60 feet
(j)
Loading Space Requirements
(i) Number
2
(ii) Dimensions
12 feet
x 30 feet
(k)
Parking Requirements
6 spaces per
(i) Number
classroom
(ii) Size
200 sq.. ft.
20 feet
(iii) Minimum Width of Aisle
(1)
Planting Strip Requirements -
- required abutting any Residential Use
(i) Width
10 feet
(m)
Servicing Requirement
- availability of Municipal Water
Supply
(n) Agreement Requirement
- a site plan agreement under section
35(a)
of the Planning act
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