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Home My WebLink AboutPD-236-89DN: SCH /BR TOWN OF NEWCASTLE REPORT File #ra�.� Res. # By -Law # STING: General Purpose and Administration Committee DATE: Monday, October 2, 1989 REPORT #: RD- 226 -29 FILE #: DEV 89 -801, OPA 89- 57 /D /N SUBJECT: OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS SCHICKEDANZ BROS. LTD. PART LOT 7, CONCESSION 1, FORMER TOWNSHIP OF DARLINGTON FILE: DEV 89 -801, OPA 89- 57 /D /N RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD- 236 -89 be received; 2. THAT Official Plan Amendment Application 89- 57 /D /N and Rezoning Application DEV 89 -801 be DENIED as premature; 3. THAT the Region of Durham and the applicant be so advised and forwarded a copy of the Report PD- 236 -89; and 4. THAT the delegations and interested parties be informed of Council's decision. 1. BACKGROUND 1.1 Two applications have been submitted by Schickedanz Bros. Ltd. with respect to a 46.06 hectare parcel in Part Lot 7, Concession 1, former Township of Darlington The applications are as follows: ...2 r-- 4 � I Wt REPORT NO.: PD-236-89 PAGE 2 ------------------------------------------------------------------------------- (i) An Official Plan Amendment application which seeks to amend the Durham Region and the Town of Newcastle official Plan to extend the Bowmanville major Urban Area to incorporate these lands and permit the development of a residential subdivision containing 216 single family dwellings, 310 semi-detached dwellings and a commercial block; (ii) A rezoning application which seeks an appropriate zoning to implement the Official Plan. 1.2 The subject site is located on the north side of Highway No. 2 and on the west side of Lamb's Road. Surrounding land uses include as follows: i) north - former correctional institute; ii) south - rural residential and vacant lands south of Highway No. 2; iii) east - rural - agricultural; iv) west - proposed residential development, Bowmanville Zoo and Soper Creek Valley. 2. OFFICIAL PLAN AND ZONING DESIGNATIONS 2.1 The subject lands are currently designated in the Durham Region Official Plan as 'Permanent Agricultural Reserve', and 'Major open Space' with 'Hazard Lands' and 'Environmentally Sensitive' characteristics. The Town of Newcastle Comprehensive Zoning By-law 84-63 places an "Agricultural (A)", "Agricultural Exception (A-1)" and "Environmental Protection (EP)11 zoning on this site. Both planning documents state that the predominant use of lands under this designation and zoning shall be for agricultural and farm related uses. The portion of the lands shown on the Official Plan as 'Hazard Lands' and zoned 'Environmental Protection (EP)' correspond to Soper Creek and its Tributary. 2.2 The subject lands are not currently within the Bowmanville Urban Area and consequently not covered by the land use designations and policies of the Town of Newcastle Official Plan. Nevertheless, should the proposed official Plan Amendment be approved and the subject lands incorporated into the Urban Area, the policies in the Town's Official Plan would apply. ..3 REPORT NO.: PD-236-89 2.3 The application proposes a 1.52 ha commercial block which could support between 4500 and 5500 sq. m of retail and personal service floorspace. This commercial use would be considered in the context of a Local Central Area. The Town's Official Plan (Section 7.2.5.2. ii (g)) states that applications for an amendment to designate additional Local Central Areas, regardless of scale, shall be accompanied by a retail analysis to justify the need for and to identify the effects of such proposed Local Central Area upon the viability of any existing Central Areas designated on the Bowmanville Land Use Schedule. A retail analysis has not been submitted with the application. 3. PUBLIC NOTICE 3.1 In accordance with Town's procedures and the requirements of the Planning Act, the appropriate signage acknowledging the application was installed on the subject lands and written notice was circulated to property owners within 120 metres of the subject site. 4. PUBLIC SUBMISSIONS 4.1 A letter of concern was received from Mr. and Mrs. Mery Marshall. The Marshalls object to this proposal, in that they believe that the designated future development area north of Bowmanville should be considered before the subject site to the east of Bowmanville is considered. 4.2 Two letters were received from residents who object to the development of the rural area and are concerned with the ability to provide educational and recreational services to this area. 5. CIRCULATION 5.1 The subject applications were circulated to various agencies and departments to obtain comments. The following agencies/departments offered no objection to the proposal: - Ministry of Transportation -915 - Newcastle Hydro 5.2 The Community Services Department has commented that the park (1.62 ha) suggested by the applicant is physically too small to provide a full range of park activities. The Community Services Department further suggests that the applications be deferred pending an Official Plan Review to expand the urban area of Bowmanville. Through a Plan Review park and school requirements can be addressed more thoughtfully. 5.3 The Fire Department note that this site, combined with all other proposed growth in Bowmanville, will put a strain on all services available to residents. Furthermore since Highway No. 2 is two lanes in this area, response times may be affected by the volume of traffic, which will be realized with the growth in this area. 5.4 The Ministry of Agriculture have responded that they can not provide favourable comments until such time as the need of this land for purposes other than agriculture be justified and documented as per section 3.14 of the Food Land Guidelines. 5.5 The Ministry of Natural Resources have no objections to the principle of the amendment but support the retention of the 'open Space' designation as it creates a buffer between the developable lands and the water course. The ministry have also suggested conditions of draft approval of the subdivision, once the application is submitted. 5.6 Comments have not been received from the Ministry of the Environment, Ontario Hydro, Durham Region Public Works, the Public School Board and the Separate School Board. 6. COMMENTS 6.1 The applicant is seeking to expand the urban area boundary of Bowmanville to provide additional residential lands and some neighbourhood commercial services. The two fundamental questions to be addressed are: ...5 516 REPORT W0.: PD-236-89 PAGE 5 _ the need to designate additional lands for residential development at the present time; - the most appropriate direction for the BovmmuviIIe Urban Area to expand at such time as additional lam] is required. Agricultural capability, environmental sensitivity, urban structure, transportation routes, proximity to community facilities, and ease of servicing are among the factors considered in this review. 0.2 With respect tothe need to designate additional lands for residential development, the applicant has not submitted the justification report as required under the Foodland Guidelines of the Ministry of Agriculture. Nevertheless, Staff have examined the questioned of need through two different methodologies. i) Population Projections At the presnet time, the population for the Bowmanville Urban Area is approximately 14 700 geronoa. At maturity within the presently defined limits for the Bovmauville Urban Area, the planned population is 42 500 persons. Bowmmuville would contain approximately 45% of the total Town of Newcastle population at maturity under the current official Plan. The Regional population focoast (prepared in 1987) projects a Newcastle population of 64 350 in 2011. Given this and assuming an even distribution of population growth aozoaa the Town, Bowmauville'a population would be approximately 30 000 persons in year 2011. Consequently, on the basis of the most recent population forecast available, it would appear that BovmauviIIe would not require additional residential lands within the next twenty years. 7 J| �i/ REPORT NO.: PAGE 6 At the present time, approximately 7 000 new residential units are approved or are subject of active plans of subdivision or site plan applications. In addition, there is vacant residential that could accommodate a further 1500 new residential units. This yields a potential supply of 8 500 units excluding redevelopment opportunities. Over the last four years during the record housing construction boom, the average rate of construction in Bowmanville has been 235 units annually. Assuming that future housing construction could proceed at double the present rate (an average annual demand of 500 units), there would still be a 17 year supply of residential land within the existing urban area as defined in the Official Plan. 6.3 The Provincial Policy Statement on Land Use Planning for Housing requires that Official Plans designate enough land for to provide a 10 year supply of residential land. Staff's review of the need for additional residential land using two different methodologies indicates that the Bowmanville Urban Area can meet the residential land requirements for much more than 10 years. As a consequence, staff do not consider the subject application necessary nor desireable. In this regard, the designation of the subject lands would disrupt the orderly planning of the presently designated residential areas by potentially "drawing off" residential growth that would otherwise fill out the existing planned neighbourhoods. This would tend to spread growth rather than allowing for the efficient staging of growth. It could make it more difficult to efficiently provide municipal services such as parks, schools and potentially transit. Moreover, the overdesignation of lands for urban purposes would prematurely take land out of active agricultural production. 6.4 With respect to the most appropriate direction for the growth of the Bowmanville Urban Area, this question is clearly premature until such time as the need is established. �A REPORT NO.: PAGE 7 ------------------------------------------------------------------------------- Z I Z t;8 k, romroji, 1.9 7.1 The Bowmanville Urban Area can accommodate residential growth well beyond the 10 planning timeframe, possibly enough for even the next 20 years. As a consequence, it is recommended that official Plan Amendment application 89-57/D/N, and Rezoning application DEV 89-80 submitted by Schickedanz Bros. Ltd., be DENIED AS PREMATURE. Respectfully submitted, Franklin Wu, M.C.I.P. Director of Planning & Development JDB*DC*FW*cc *Attach. September 14, 1989 Recommended for presentation to the Committee - ----- - ----------------- wrence Kotseff Chief A m' istrative Officer Interested persons to be notified of Council and Committee's decision: Templeton-Lepek Ltd. Mr. Matt Yeatman Suite 232, 5050 Dufferin St. 19 Barley Mill Road DoWnSView, Ontario Bowmanville, Ont. M3H 5T5 LlC 4E6 Schickedanz Bros. Ltd. Ms. Marianne Brown 3311 Bayview Ave., Suite 105 19 Barley Mill Willowdale, Ontario Bowmanville, Ont. M2K 1G4 LlC 4E6 Mr. & Mrs. M. Marshall 852 Masson Street OSHAWA, Ontario LlG 5A 1 ,. s �. .. • OPA 811