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HomeMy WebLinkAbout74-90 REPORT #90 REZONING FOR RAYMOND LEBLANC 1. Location: This is an application for the rezoning of approximately 10 acres of land in Lot 5 Con. 49 Darlington. This land includes the Acres Restaurant on the south side of Durham Road 4. 2. Purpose of applications The purpose of the application is to recognize the existing commercial use which is presently zoned agricultural and to permit the owner to construct and operate a commercial camp- ground on the lands behind the existing restaurant. 3. Present Official Plan Designation: Agriculture - This designation permits "recreational areas" , and "a limited amount of grouped highway commercial to serve the needs of the travelling public". It is a matter of inter- pretation whether the proposed development falls into these categories of land use, but since the existing Official Plan is in the process of replacement, the question of conformity will hopefully not arise. 4. Proposed Interim Official Plan Designation: Environmental Protection - This designation would permit the proposed campground , but would not recognize the existing restaurant. This matter should be considered when the proposed O.P. maps are being reviewed. The town will be obligated, 4. (continued. . . . . . ) under the terms of the Interim Plan, to seek the advice of the Conservation Authority before approving any development in this area. 5. Present Zonings Agriculture - This does not permit either the existing rest- aurant or the proposed campground. 6. Soil, topography and drainages The soil underlying the site is generally or gravelly sand except in areas adjacent to the Soper Creek where there is some bottom land. The topography is generally flat except for a slope upwards in the east corner adjacent to Taunton Road, The land is apparently well drained on the surface, but is not far elevated above the level of the adjacent stream. It appears also to be subject to occasional flood- ing. 7. Vegetations The majority of the site, except for the lands in the rear 1/3 of the parcel, is an open grassed field. This lack of vegetation would seem to necessitate a low density of occ- upation if the campground is permitted , to provide some measure of privacy for occupants. Some replanting of vege- tation should also be required. 3 8. Accesso The present restaurant has two quite dangerous accesses to Durham Road 4 just to the west of the brow of a fairly steep hill. There is also a less steep hill immediately to the west of the property. The proposed campground would add greatly to the use of the present accesses. It should also be noted that tehicles towing trailers have a more restricted range of vision and less ability to accelerate into a moving stream of traffic than do other vehicles. Those who are familiar with the flow of traffic along Taunton Road on a summer Sunday evening (at the same time as campers would be leaving) can visualize the problem. The potential traffic hazard is the most serious obstacle to the approval of this development. g. Services ., There are no details on the site plan concerning the proposed water supply and sewage disposal facilities. I understand that there will be facilities in the building proposed at the north end of the trailer area. With the growing use of tent trailers and other camping vehicles not having their own water supply or sewage disposal facilities , location of these facilities close to each trailer site is essential. Each septic tank must have sufficient space for an initial the bed and an alternative tile bed. These facilities must, of course, meet tlealth Unit requirements. 4 10. Other points of concern are., a) setbacks from the lot line on the east (only 15 ft. ) b) provision of nonresident parking spaces c) location of the sewage dumping station blocking the main entrance and exit d) the overall density of occupancy and lack of open space adjacent to the trailer sites 11. Conclusion: The proposal seems intended to provide overnight accomoda® tion for the travelling camper, rather than for long term occupancy. The whole parcel is fairly small and lacks amenities which would occupy campers leisure time. For the intended purpose the site may be Penerally suitable, but certain minimum standards must be enforced: in all trailer camps whether transient or not, and a number of questions must be resolved before approval can be given. I would recommend that the following procedure be followed : a) Reports should be obtained from the Regional Works Depa- rtment, the Durham Health Unit , and the Central Lake Ontario Conservation Anthority on the proposal. b) If the above reports are favourable, or any problems raised can be resllved , the site plan should be reviewed by Municipal Planning Consultants and a report submitted to the Planning Advisory Coimittee at the applicant 's exp- ense. c) If and when a final site plan has been approved , Municipal Planning Consultants should be asked again to produce an A 5 c) continued. . . . . . implementing ty-law and agreements. 12. Trailer By-law: Before any trailer camps are approved in the municipality9 the municipality should pass a trailer licensing by-law under the provisions of the Municipal Act. This is likely to be an O.M.B. requirement prior to the approval of any rezoning. Even if this particular application does not proceed9 there will be a need for such a licensing by®law9 and I recommend that Municipal Planning Consultants be authorized to prepare one. Respectfully submitted9 George F. Howden9 Planning Director.