The URL can be used to link to this page

Home My WebLink About74-59 REPORT No. 1 Report on Rezoning .,pplication - Preservation Sanctuary Camp Club 1. Name and iddrQss of iQD1 cant: Preservation Sanctuary Camp Club, c/o Box 9, Newcastle, Ontario. 2. Name and l,ddress of ,.gent: E.R. Lovekin, Barrister and Solicitor, Box 9, Newcastle, Ontario. 3. Lgeation of Subject Pro er : Part of Lot 5 Concession 10 Township of Darlington (more or less on top of Pine Ridge watershed). 4. Dimensiong of Subjec t Property: Frontage: 1049 ft. leverage Width: lobo ft. Depth : 1282 ft. Area : 31.34 acres 5. Zoning• Present: agricultural Requested Open Space with special provisions 6. Purpose ofRpzoning: To penait development of a recreational trailer camp for the use of club members. 7. Conformity with Official Plans The site is designated ;,gricultural in the ,ipproved Official Plan for Darlington Township. Recreational areas are a permit- ted use in land so designated, but the term "recreational area" is not defined. I believe that the present project would satisfy most likely definitions of the term "recreational area ", - 2 Conformity with Official Plan (con 'd but if that is so, the Official Plan could be construed to permit tent and trailer camps anywhere in the rural area. Z need hardly point out the danger in that. The site is designated rural in the proposed Amendment No.8 to the Darlington Official Plan. Here "recreational end conserva- tion" uses may be permitted in the rural area but Council is given greater discretion in controlling them. Nevertheless, none of the Official Plans or draft Official Plans for the four (4) former municipalities in the Town offer any really useful guidelines for controlling recreational development in the rural areas, and this is a situation which must be corrected in the new District Plan the Town is preparing. 8. Site features: S12pe: The campsite area is generally flat, dropping off gently in the south and west and rising again in the southwest corner. Drainage: Probably no surface drainage d>>e to sandy soil. Soi : Pontypool Band - low fertility, subject to erosion, drainage excessive (pollutants could reach streams sorle distance away even though there are no watercourses visible on the site. This is likely to be a "recharge area" for streams flowing both into Lake Scugog and Lake Ontario. Vevetat on: Pine and Spruce cover the campsite itself, and grad- ually thin out to the south and west. ii stand of hardwoods covers the rising slope in the southwest corner. - 3 A 9. Lc Bess: «ccess to the site is via a gravel surfaced township road, width approximately 15 feet, which leads in ap,)roxilnately 3/4 idle from County Road 4. This road is not suitable for any kind of commercial traffic. 10. Present Develo rr�nent: The internal road shown on the site plan and the campsites have been cleared. Some casings for one of the wells have been moved onto the site. 11. Proposed Development: a) 15 trailer sites containing a fireplace and an X25 sq.ft. tool shed b) a 2400 sq.ft. clubhouse (roughly equal in size to 2 single family dwellings) c) a 2500 sq.ft. storage shed (proposed to be used for equip- ment storage - tractors, lawn dowers etc.) d) a 1500 sq.ft. riding stcble e) a 1000 sq.ft. wading pool f) a 3569 sq.ft. swimming pool (olympic size) g) a 3500 sq.ft. covered picnic area h) A Recreation .,rea (5 acres) * including i) a miniature golf course ii) a driving range iii) baseball diamonds iv) shuffle board v) a badminton court vi) a tennis court ® 4 (cont'd) vii) horshoe pits xi) a merry -go round viii) a community fireplace xii) rocking horses ix) swings xiii) teeter totters x) slides xiv) sand boxes * Note: area shown on plan is only about 2 acres. i) an artificial pond approximately 25,000 sgliare feet (in these soil conditions the pond would probably have to be artificially lined to retain water). J) visitor parking space for approximately 50 cars k) a 600 sq.ft. shower and laundry building 1) 8 domestic size (600 gal.) septic tanks to serve the trailer site and clubhouse m) 1 larger septic tank to serve the shower and laundry building n) 1 dumping station (large septic tank) purpose of which is not clear unless other trailers are to be brought onto the site o) 3 wells 60 feet or more in depth p) water distribution system serving each site the clubhouse and the pools 9. Comments: lilthough we have no plans for the individual build- ings and facilities proposed the site, if they are to be of a high standard, I feel that tho total cost of the project as proposed is unlikely to be much less than $100,000 exclusive of land costs. This cost of $6,600 per family exclusive of land seems very high for a private weekend and holiday camping facility and the facilities seem very elaborate for 15 families. The applicants have indicated that they have no intention of developing the whole project immediately, but once the land were rezoned, the Town would have no control over the staging of ® 5 g. Comments icont'd) development. I reel that there is a great danger that the development could take on a commercial character9 particul- arly in view of the fact it is located only 2 1/2 miles from Mosporto 6 - Indeed, it seems that only commercial use could justify the provision of all the facilities proposed, and a temporary tent and trailer carip miplit well develop alo igslde the permanent trailer sites. The provision of full services (water and sewage dispo- sal) on each trailer site also encourages the occupancy of these sites for per,r,iaaent residential use. Even if the present owners have no intention of using the land for either commercial or permanent residential purposes, tide town Las no guarantee that any future owner would res triet himself in the same way. In view of the limitations of access and the isolation of the site, I do not con.sic7er it sliltable for either cornmercia� or l _)erman- ent residential rise. The new Durham Health Unit have indicated that they have not given a,)proval to the proposed sanitary arrangements, aild they do not consider the inspection and recommendations of tl�,, former health unite to be a sufficient basis for issuing permits. They require a new al)pllcation to be made, 10, Recommendatipsls I consider th,it the site in question is quite s'iitatle for temporary, recfoD tional tent and /or trailer ea,i,)ing by a relat- ively small nwnter of people, and I recommend that a by� -law to oerrliit� such v� use to pLss2d. However, I also r(.c:ommend that i) l.1r31._tby -law wl,ic is amassed to allow this 1)roiect should contain sufficient _restrlctions to �reyent_any commercial or permanent fesidential use of the land or-any occu ancy of the site other than the intended 15 units, — 7 ii) The site lan formIng_ part of this by-law should allow at_jh :s_ti,ne onithose iacilitzes which are eco omlcaliv c fat7iliese iii) The terms of t'ne tv -law shoaldlbe worked out in consult® ation with thonq�q Le,ional Health Unit, iv) Sine the zr o�znt, of t. �whj jh I can —sir—end in deal] with individu @l Qp-Q11catlons ati)rgsent �s very lima ed. PZijD c'ipal — Planninc Consultants Co. Ltd. snould h to P in consiilLation with the l.;v -law consistant wit the other reco�.1 end;�ti ns t P� a c v (- v) The a-pjj-a-,- ahrntld to asked to oav for the cost of the consultants work. Ole uIGNED _ (Planning Director)