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HomeMy WebLinkAboutPD-250-87~~~) ,,,.r w.~i~ri,~., i .c.~'~: '~:,~~ TOWN OF NEWCASTLE REPORT File # ~~ m = ~. -~f'~ Res. # By-Law # ~TI~'° General Purpose and Administration Committee ~~~ ..Monday, October 5, 1987 REPORT #: pn_~~n_QV FILE #: ~n SUBJECT: OFFICIAL PLAN AMENDMENT APPLICATION APPLICANT: INDUCON CONSULTANTS SOUTH BOWNIANVILLE INDUSTRIAL PARK FILE: 87-50/D/N RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-250-87 be received; and 2. THAT the Region of Durham be advised that the Town of Newcastle has no objection to Official Plan Amendment application 87-50/D/N to redesignate Lake Road in the South Bowmanville Industrial Subdivision from "Arterial Type B" status to "Collector" status; and 3. THAT the Region of Durham be further advised that the Town of Newcastle does not support the redesignation of Lamb's (Training School) Road north of Lake Road from "Arterial Type B" status to "Collector" status as also proposed by Official Plan Amendment App lication 87-50/D/N without a further amendment to the Regional and Local Official Plan to extend Baseline Road East to Bennett Road as an Arterial and delete the proposed Lambs Road (Training School Road) interchange; and 4. THAT the Region of Durham be further advised that the Town of Newcastle recommends that the Town of Newcastle Official Plan be amended to incorporate policies regarding the standards of road construction in industrial areas, as indicated by * Attachrnent No. 2 to this Report; and ~. ° Y /~ 7 THAT a copy of Council's decision be forwarded to the Region of Durham, the w applicant and the interested parties indicated hereto. ...2 ~C'~ REPORT NO.: PD-250-87 Page 2 BACKGROUND: On July 24, 1987, the Town received notice from the Region of Durham of an application submitted by Inducon Consultants to amend the Regional and the Town Official Plans by redesignating a proposed road in the South Bowmanville Industrial Park from "Arterial Type B" status to "Collector" * status (see Attachment No. 1 hereto). The Regional Official Plan (Section 13.2) states that an arterial road shall have a right-of-way width ranging from 26 to 36 metres, while the Town of Newcastle Official Plan (Section 7.2.9.2(v))states that the right-of-way width for a collector road shall be 20 to 26 metres. The Arterial Road designation of the proposed road, known as Lake Road, would ultimately provide for the construction of a 4 lane facility, while the requested Official Plan Amendment would permit the construction of a 2 lane road. Lake Road is located within the limits of the Bowmanville Urban Area and therefore would be required to develop to urban standards under current Town policy. The applicants have also requested that the proposed road be permitted to develop at a rural cross-section. Subdivision applications have also been received for the majority of the lands adjacent to the proposed road subject of the Official Plan Amendment (see Attachment No. 1) - Memphis Holdings - File: 18T-87054; Soychet, Naas & bdaisglass Group - File: 18T-87055; and Ocean Front Developments - File: 18T-87056. These applications propose to develop Lake Road as a 25 metre wide facility. The applicant has also submitted a "Road Design Review" to suppo rt the development of Lake Road as a 2 lane collector at rural standards. This Report notes that the Regional Official Plan (Section 13.2) indicate an arterial road shall be designed primarily as a limited access facility to facilitate traffic movement between major land use activities in the ...3 ~~'~ REPORT NO.: PD-250-87 Page 3 Region. The proposed Lake Road facility however does not lead to any other development areas. As well, the extension of development to the west and south is not feasible due to the presence of environmentally sensitive lands and the Ontario Hydro corridor respectively. Lands to the east lie outside the Bowmanville Urban Area. The Report concludes that a collector road, which is intended to carry medium volumes of traffic and provide land access, is more appropriate for Lake Road. The Report further concludes, from a review of traffic projections, that a 2 lane rural facility will be capable of handling the projected traffic on Lake Road, including traffic from the adjacent Wilmot Creek retirement community which may use the road to travel to and from Bowmanville. The Report also notes that a typical 2 lane urban cross-section would cost approximately $684/metre more than a rural design, which would translate into an additional cost of $1,915,000 for Lake Road. The subject Official Plan Amendment application was circulated by both the Region and the Town to various agencies for comment. The following is a summary of the comments received to date: Town of Newcastle Fire Department "This Department would note an objection to the reduction in roadway i surface width to 7m. The industrial development would result in heavy traffic flow of commercial vehicles, which on a two lane roadway, with narrow gravel shoulders and drainage ditching, may result in delays to responding emergency vehicles. In the interest of maintaining clear access and exit routes to this industrial development area, Staff are of the opinion that a four lane roadway complete with Town sewers is required." Ministry of Transportation & Communications "Although this Ministry has no objections to the proposed amendment, we will require all access be restricted to the local roads. Previous studies have indicated a need to protect for a future interchange at either Training School (Lambs) Road or Cemetary Road. We suggest the Region of Durham investigate and recommend which interchange location will best facilitate the future arterial network. It should be noted that both interchanges will impact the subject property and thus the property requirements can be established once the preferred location is confirmed." ...4 ~C~ ~~ REPORT NO.: PD-250-87 Page 4 Region of Durham Works Department "No objection. Full municipal services are available to the subject land through the existing watermain and sanitary sewers on Lake Road." Comments from the Town of Newcastle Works Department are not yet available. COP~MENT: Staff have no difficulty with the redesignation of Lake Road to collector status, noting that the proposed road would not fulfill an arterial function as intended by the Regional Official Plan. As well, that portion of Lake Road between Lamb's Road and Bennett Road is already designated as a Collector by the Official Plan. The Report submitted by the applicant also demonstrates that a 2 lane facility would be capable of handling projected traffic. The Official Plan Amendment however, also seeks to redesignate that portion of Lamb's (Training School) Road north of Lake Road and accessing Highway 401 from an Arterial to a Collector. The Regional Official Plan (Section 13.2) intends that access to freeways, such as Highway 401, be limited to interchanges with other roads, and both the Region and the Town Official Plans indicate a future interchange at Highway 401 and Lamb's Road. Staff would suggest that the redesignation of this portion of Lamb's Road to collector status is inappropriate given its current and future intended function, and therefore recommend against the redesignation of same unless a commitment is made to amend the Regional & Local Plans to extend Baseline Road as an arterial, east to Bennett Road and eliminate a future interchange at Lambs Road (Training School Road) in favour of an expanded interchange at Bennett Road. The other issue related to the subject Official Plan Amendment is the proposal by Inducon to develop Lake Road to a rural cross-section rather than an urban cross-section as currently required by Town Policy. In the Road Design Review Report, the applicant provides information that a 2 lane rural facility will be capable of handling the traffic projected for Lake Road. The Report also notes that the vast majority of existing roads in this area (e.g. Simpson Avenue, South Service Road east of Bennett Road) are constructed with a rural cross-section. Review of the Town's 1986 Road Needs schedule for the next 10 years indicates no major ...5 REPORT NO.: PD-250-87 Page 5 reconstruction of these roads to an urban/semi-urban design standard. The Report also gives several examples of other industrial roads in other municipalities developed at rural standards; for example, Hopkins Street in Whitby. The Public Works Department has not as of yet submitted comments on the Road Design Review Report and the issue of rural vs. urban standards for roads in industrial areas. However, Staff see merit in incorporating a policy into the Industrial section of the Bowmanville Official Plan which states that the standard of road construction in industrial areas shall be acceptable to Town Council. To maintain consistency, the policy is also being proposed for inclusion in the Industrial section of the Newcastle Village Urban Area Plan. The proposed amendment is attached hereto as Attachment No. 2. This policy would provide the Town with additional flexibility in dealing with industrial proposals, yet would not commit the Town to accepting a full rural cross-section for Lake Road if further review indicates such as being unacceptable. Specific details regarding the construction standards for Lake Road can be addressed through the Subdivision Agreements on the related subdivision applications. The Public Works Department has verbally indicated no objection to the proposed amendment. Respectfully submitted, Recommended for presentation to the Committee T. dwards, M.C.I.P. Director of Planning LYawrenc Kotsett Chief d ~,nistrative Officer JAS*TTE*jip *Attach. September 24, 1987 CC: Ms. Alina Bridgeman Inducon Consultants of Canada Ltd. 235 Yorkland Blvd., Suite 1100 NORTH YORK, Ontario M2J 4Y8 CC: Memphis Holdings Limited 805 Lakeshore Boulevard E. TORONTO, Ontario M4M 1B2 T/c~> CC: Oceanfront Developments Limited 115 Simcoe St. South OSHAWA, Ontario L1H 4G7 CC: Soychett, Haas, Waisglass Group c/o Mr. M. Grossman 2 St. Clair Avenue TORONTO , Onta ri o M4T 2G5 ~( _.ATTACHMENT N0. 1 TO ' _ ~ REPORT NO.: PD-250-87 CONCESSION FYJAD No' 3 .- -` ~ ~ ~ ~ d ~ `~ '<-~ ~~. •~' ~ ~~ ~~- -- ~~ ~ ~ i ~~ ~ . ~ ',•/~`y- ~ rc N STREET ~. .~~ :" _ ...r E ~: ~~' ~, - ;, 1 ~ ~ -= - _ • .`~ / ~ ~':~t l!•*~; ~'.L•: can ISASEUNE RC4C ,,.. ~ . 1, ~• s~i.. i , ~` 1 1 ~ _z ~ • f _ _ ~- .F. • C•.~?:•• •... ~Y SU~JE~w y ~ ~~, ~~ .:. ;:~ ....-~ a. .~cn 7 - '•~'~ SCHEDULE C .. SUBJECT PROPERTIES Schedule 3 Tronsportation Network BOWMANVlLLE --Urban Area Boundary ,~" Provincial Highway 401 ~~ -•--~- R a i l weys \ J c ~ Arterial Roads-Type A ~ Arterial Roads -Type 8 ~~~^~ ~~Coll~ctor Roads - `~O z'~ • ~~ Existing Interchange •.~~~~^ Future Interchange 'O"~ "f • "~ Irterszv!ion Improvem°nts Requirea '••• Possible Transit Service Route ~F(~ ATTACHMENT N0. 2 TO REPORT NO .: PD-250-87 AMENDMENT N0. TO THE TOWN OF NEWCASTLE OFFICIAL PLAN (BOWMANVILLE URBAN AREA AND NEWCASTLE VILLAGE URBAN AREA) PURPOSE: The purpose of this Amendment is to incorporate a policy into the sections dealing with the Bowmanville Major Urban Area and the Newcastle Village Small Urban Area providing Newcastle Town Council with greater flexibility in determining construction standards for roads in designated Industrial areas. BASIS: The Amendment is based upon an application to amend the Durham Regional Official Plan and the Town of Newcastle Official Plan to redesignate a proposed road in the South Bowmanville Industrial Park from "Arterial Type B" status to "Collector" status. ACTUAL AMENDMENT: The Town of Newcastle Official Plan is hereby amended as follows: 1) Sections 7.2.7.2 and 8.2.7.2 are amended by adding the following new subsection (ix): "(ix) Road construction in Industrial Areas shall be of a standard acceptable to Council." IMPLEMENTATION: The provisions set forth in the Town of Newcastle Official Plan regarding the implementation of the Plan shall apply in regard to this Amendment. INTERPRETATION: The provisions set forth in the Town of Newcastle Official Plan regarding the interpretation of the Plan shall apply in regard to this Amendment.