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Meeting: General Purpose and Administration Committee
Date: Monday, May 16, 1994
Report #: PD -51 -94 File #: OPA 93 -003 /C
Subject: OFFICIAL PLAN AMENDMENT APPLICATION - LINMAC INC.
PART LOT-13, CONCESSION 21 FORMER TOWN OF BOWMANVILLE
FILE"i OPA 93- 003 /C
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD -51 -94 be received;
2. THAT application to amend the Official Plan of the former Town
of Newcastle, submitted by Tunney Planning Inc. on behalf of
Linmac Inc. be approved;
3. THAT the necessary by -law, attached hereto, to adopt the
above - referenced Official Plan Amendment be passed and the
Amendment be forwarded to the Ministry of Municipal Affairs
and the Region of Durham Planning Department; and
3. THAT the interested parties listed in this report and any
delegation be advised of Council's decision.
1.1 Applicant: Linmac Inc.
1.2 Owner: Tunney Planning Inc.
1.3 Official Plan Amendment:
to introduce a Secondary Separate School
symbol on the subject lands.
1.4 Area: approximately 6.48 ha (16.0 acres)
2. LOCATION
2.1 The subject property is located in Part Lot 13, Concession 2,
former Town of Bowmanville. The subject lands have a frontage of
approximately 455 metres on the west of Middle Road between Scugog
Street and Concession Road 3, with a depth of approximately 200
metres.
....2
RECYCLED
P CP IER
PA_ YCLE
THIS IS PD-D 0D RECYCLED PAPER
REPORT NO. PD -51 -94 PAGE 2
3. BACKGROUND
3.1 The subject application for Official Plan Amendment was received by
the Municipality of Clarington Planning and Development Department
in August of 1993. The proposal seeks to introduce a symbol for a
Secondary School for the Peterborough Victoria Newcastle
Northumberland Separate School Board. The proposed site would
provide for a new secondary school site to replace the existing
facility currently being leased on what is known as the 'Old
Training School' lands.
3.2 The applicants total holdings extend from the Scugog Street -
Middle Road intersection north to Concession Road 3. The proponent
was granted Draft Approval in October of 1990 for a total of 212
units, 160 single family dwelling units, 52 semi - detached /link
dwelling units and a 1.104 ha (2.73 acre) park block. In November
1991, revised conditions of Draft Approval were issued increasing
the total number of units to 218, 104 single family dwelling units
and 114 semi - detached /linked dwelling units.
3.3 The proposed Secondary School site would occupy approximately 6.48
ha of land and eliminate 52 single family dwelling units, 40 semi-
detached /link dwelling units along with the associated roads.
Furthermore, the applicant was originally suggesting an additional
20 single family dwelling units and required road would be put on
hold to allow for the construction of a temporary stormwater pond
to facilitate development of the secondary school site, this has
since been deleted. The proposed school development does not
propose to impact the previously draft approved park block.
4 EXISTING AND SURROUNDING USES
4.1 The existing site is currently vacant of any structures, although
having significant vegetation thereon.
4.2 Surrounding land uses are as follows:
South: existing residential fronting on Scugog Street and Mill
Lane, as well as vacant lands subject to Draft Approved
development applications. ....3
UL
REPORT NO. PD -51 -94 PAGE 3
East: vacant lands subject to Draft Approved development
applications.
North: Concession Road 3 and limited rural residential
West: existing residential and institutional fronting on Scugog
Street and lands subject to Draft Approved and proposed
development applications.
5 PUBLIC MEETING AND RESPONSE
5.1 In consideration of the history of applications in the north
Bowmanville area and the residents interest in the future
development of the Middle Road - Scugog Road area, a public
meeting, although not required under the Planning Act, was held in
October of 1993. Public Notice for the first meeting was mailed to
each landowner and tenant within the 120 metre distance of the land
holdings. Notice for this meeting was advertised in the local
paper on April 13, 1994. No objections or concerns have been
received with respect to the application.
6 OFFICIAL PLAN POLICIES
6.1 The 1991 Durham Regional Official Plan designates the subject lands
"Living Area ". The policies of this designation encourages the
development of the widest variety possible of housing types size
and tenure. Schools are permitted uses in the living area
designation. The application would appear to conform.
6.2 Within the Official Plan of the former Town of Newcastle the
subject property is designated "Low Density Residential" within the
Bowmanville Major Urban Area. There are currently no Secondary
School sites for the Separate School Board designated within the
Bowmanville Major Urban Area.
7 ZONING
7.1 The current zoning on the subject property is "Holding - Urban
Residential Type One ( (H) R1) " and "Holding - Urban Residential Type
Two ((H)R2)". Section 3.16 of the Comprehensive Zoning By -law
permits a public use such as a school to be located within any
....4
REPORT NO. PD -51 -94 PAGE 4
zone. However, where a lot has multiple zones, the zone boundary
shall be interpreted to be a lot line for the purpose of
interpreting zone requirements, and general provisions. Therefore,
a rezoning of the site to a single zone may be required prior to
development of the lands, to allow proper siting of future
buildings.
8 AGENCY COMMENTS
8.1 In accordance with departmental procedure the subject application
was circulated to a number of agencies and departments for comment.
Comments have now been received from all circulated agencies and
departments. The Municipality of Clarington Fire Department,
Clarington Hydro and the Northumberland and Newcastle Public School
Board all advised they have no objection with the proposal.
8.2 The Public Works Department advised they have no objection in
principle to the proposed secondary school site for the separate
school board. However, they advised that the temporary storm water
management pond is undesirable and must be removed from the
application for official plan amendment. Furthermore, it was
recommended that the storm water management works and facilities
necessary for this development are to be constructed in accordance
with the "Northwest Bowmanville Master Drainage Plan ", prepared by
G.M. Sernas & Associates Ltd.
8.3 The Community Services Department, verbally, has confirmed that
although they have no objections in principle to a "school site"
neighbouring a park block, concern must be noted that any possible
joint venture in the development of the park and school site may be
somewhat restricted when the provision of park facilities is being
planned, due to Councils previous commitment as confirmed through
the conditions of draft approval, of preserving the woodlot which
comprises a portion of the park block. The existence of this
physical feature (the woodlot portion of the park) may restrict the
eventual design and placement of park equipment and functions when
the site is contemplated for development. ....5
{
4
REPORT NO. PD -51 -94 PAGE 5
8.4 The Region of Durham Planning Department advised that the proposed
Separate secondary school facility is permitted in the Living Area
designation. Municipal water and sanitary sewer service can be
provided to the subject lands through extensions of existing
services. Furthermore, an amendment to the Draft Approval for 18T-
87086 will be required to delete the subject lands.
8.5 The Central Lake Ontario Conservation Authority has no objection to
the proposal however, prior to development a number of site issues
must be resolved. The conditions of draft approval regarding
sedimentation control, overland flow, and conformity with the
northwest Bowmanville Master Drainage Plan are still applicable to
this development. In consideration of the scope of the storm
servicing works required, Authority Staff will not be in a position
to support the actual development of the site until it can be
demonstrated that the required works will be carried out.
8.6 Ministry of Natural Resources advised that they would not object to
this official plan amendment provided three (3) conditions of
approval were realized:
i) the development of the lands should take place through site
plan approval to the satisfaction of the Ministry;
ii) prior to site plan approval the Ministry must have reviewed
and approved preliminary stormwater management plans; and
iii) that the text of the amendment give recognition to the value
of the fisheries resources of Bowmanville and the need for
development to take place in such a manner as to minimize
negative impacts.
8.7 The Peterborough Victoria Northumberland and Newcastle Separate
School Board has advised that the Board is hoping to receive a
capital grant in 1996. Although they have reviewed sites northwest
appears to have less servicing constraints and therefore best meet
their requirements. The Board fully support this application.
REPORT NO. PD -51 -94 PAGE 6
9 STAFF COMMENTS
9.1 The subject application proposes to introduce a Secondary School
symbol for the Separate School Board on the subject lands. The
lands currently are Draft Approved, and may be developed, subject
to execution of a subdivision agreement with the Municipality.
Should the proposed official plan amendment be approved, Staff
anticipates that an application to amend the conditions of
subdivision approval previously issued would be submitted.
9.2 Public Works Staff have advised that this development must conform
to the master drainage plan for northwest Bowmanville, and that
they would not accept a temporary pond. The applicant has amended
the application to delete the pond area. The timing of
construction for the school is dependant on provincial funding,
which may be up to five years away. Therefore, the lands should be
able to develop sequentially at that time.
9.4 The location of the school will provide good access for both the
surrounding rural population, as well as the Bowmanville population
to be served. The location of the school within neighbourhood "2D"
is not seen as having a negative impact on the development of the
balance of the neighbourhood.
10 CONCLUSION
10.1 In light of the above information, it is respectfully recommended
that the application to amend the Official Plan of the former Town
of Newcastle be APPROVED.
Respectfully submitted,
J
Franklin Wu, M.C.I.P.
Director of Planning
and Development
CP *FW *cc
*Attach
9 May 1994
Reviewed by,
W. H. Stockwell
Chief Administrative
Officer
J J 6
l
REPORT NO. PD -51 -94 PAGE 7
Interested parties to be notified of Council and Committee's decision:
Sharon Knapp
P.O. Box 203
BOWMANVILLE, Ontario L1C 3K9
j 1
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY -LAW NUMBER 94-
being a By -law to adopt Amendment Number 58 to the Official Plan of the former Town of
Newcastle.
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable
to amend the Official Plan, of the former Town of Newcastle to permit the lands on the west side
of Middle Road between Old Scugog Road and Concession Road 3, to be designated as a
"Separate Secondary School"
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. That Amendment Number 58 to the Official Plan of the former Town of Newcastle, being
the attached Explanatory Text, is hereby adopted.
2. That the Clerk of the Municipality of Clarington is hereby authorized and directed to make
application to the Minister of Municipal Affairs for approval of the aforementioned Amendment
Number 58 to the Official Plan of the former Town of Newcastle.
3. This By -law shall come into force and take effect on the date of the passing hereof.
BY -LAW read a first time this day of 1994.
BY -LAW read a second time this day of 1994.
BY -LAW read a third time and finally passed this day of
..V:l Zvi
1994.
MAYOR
CLERK
AMENDMENT NO. 58 TO THE OFFICIAL PLAN OF THE
TOWN OF NEWCASTLE
PURPOSE: The purpose of this Amendment is to designate the subject
lands for a "Secondary Separate School ".
LOCATION: The lands subject to this Amendment are located in Part
of Lot 13, Concession 2, former Town of Bowmanville,
and more specifically described as a 6.48 hectare site on
the west side of Middle Road between Old Scugog Road
and Concession Road 3.
BASIS: This Amendment is based on Application 93 -003 /C which seeks
to designate the subject lands for the purposes of a Secondary
School for the Separate School Board.
ACTUAL
AMENDMENT: The Official Plan of the former Town of Newcastle is hereby
amended as follows:
1. By amending Schedule 7 -1 (Land Use Structure Plan -
Bowmanville) as indicated in Exhibit "A" to this
Amendment.
Exhibit "A" attached hereto shall form Part of this
Amendment.
509
EXHIBIT "A" TO AMENDMENT No. 58
TO THE OFFICIAL PLAN OF THE FORMER TOWN OF NEWCASTLE
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