HomeMy WebLinkAboutPD-20-91 TOWN OF NEWCASTLE
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P U B L I C M E E T I N G
MEETING: General Purpose and Administration Committee
DATE: Monday, January 21, 1991
REPORT #: PD-20-91 FILE #: DEV 90-093 (X-REF 18T-90048)
SUBJECT: REZONING AND SUBDIVISION APPLICATION - P. L. LEE INVESTMENTS LTD.
PART LOT 25 AND 26, BROKEN FRONT CONCESSION,
FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 90-093 (X-REF 18T-90048)
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1 . THAT Report PD-20-91 be received;
2 . THAT application to amend the Town of Newcastle Comprehensive
Zoning By-law 84-63, as amended, submitted by Engineering
International on behalf of P. L. Lee Investments Ltd. be referred
back to Staff for further processing.
3 . THAT the interested parties listed in this report and any
delegation be advised of Council 's decision.
1. APPLICATION DETAILS
1 . 1 Applicant: P. L. Lee Investments Ltd.
1 . 2 Agent: Engineering International
1 . 3 Rezoning Application:
from "General Industrial (M2) " to "Light
Industrial (M1) " to permit the development of an
industrial subdivision and eliminate outside
storage as a permitted use.
1 .4 Subdivision Application:
to permit the development of a 41 lot industrial
subdivision.
1 . 5 Land Area: 19 . 27 Ha (47 . 58 Acres)
.) J I . . .2
REPORT NO. : PD-20-90 PAGE 2
2. LOCATION
2 . 1 The subject property is located in Part Lot 25 and 26, Broken
Front Concession, former Township of Darlington. The property is
a somewhat triangular shaped parcel of land located on the south
side of Baseline Road, west of Solina Road and north of the
Canadian Pacific Railway. The southern third of the property is
currently bisected by an Ontario Hydro easement running parallel
with Baseline Road.
3. BACKGROUND
3. 1 The subject rezoning application was received by the Town of
Newcastle Planning and Development Department on November 20,
1990 . The related subdivision application was forwarded to the
Town from Regional Planning on December 4, 1990 . The application
for zoning by-law amendment proposes to rezone the northern
portion of the applicants holdings from "General Industrial (M2) "
to "Light Industrial (M1) " . The applicant is proposing to create
a more 'prestige' industrial development and therefore wishes to
eliminate "outside storage" as a permitted use. Through the
subdivision application the proponent is proposing to develop 41
industrial lots in compliance with the "M1 " minimum lot area and
lot frontage requirements of 4000 mz and 30 m. respectively
3 . 2 The subject lands are in the South Courtice Industrial area which
is currently not serviced by municipal water or sanitary sewer.
In light of this the applicant has submitted a Preliminary
Geotechnical Investigation Report in support of the applications.
The subject lands also fall within the Ministry of
Transportation's "Oshawa/Newcastle Freeway Link Route Planning
and Environmental Study Area" (Schedule 3 and 4) .
4 EXISTING AND SURROUNDING USES
4 . 1 The existing site is currently occupied by a single family
- dwelling unit and accessory farm structures (to be removed) , the
balance of the lands are vacant with limited vegetation as the
land has been used in agricultural production. . . . 3
REPORT NO. : PD-20-90 PAGE 3
4 .2 Surrounding land uses are as follows:
South: the Canadian Pacific Railway, south of the tracks, the
lands to the southeast are vacant, while the lands to
the southwest are occupied by B.F. I . , further south is
the 401 Highway;
East: vacant agricultural land with a residence;
North: limited industrial (Durham Bumper Service) , vacant
agricultural land and limited residential;
West: The B.F. I. site as well as existing industrial
operations on Courtice Court.
5 PUBLIC MEETING AND RESPONSE
5 . 1 Pursuant to Council 's resolution of July 26, 1982 and the
requirements of the Planning Act, the appropriate signage
acknowledging the application was installed on the subject lands.
In addition the appropriate notice was mailed to each landowner
and tenant within the 120 metre prescribed distance. As of the
writing of this report no letters of objection or concern with
regards to the applications have been received.
6 OFFICIAL PLAN POLICIES
6 . 1 Within the Durham Regional Official Plan the subject property is
designated "Industrial" . In accordance with the Plan policies
Industrial areas shall be fully serviced by municipal water and
sewage systems prior to industrial development occurring.
However, limited development may occur prior to the availability
of municipal services if the industry is of a dry nature. In
accordance with the policies, the applicant is required to
provide an engineering report, indicating that there is an
adequate supply of potable water, the method to be used for
adequate fire protection, and that the soil conditions shall
permit the installation of a temporary waste disposal system in
compliance with the Ministry of the Environment standards, as
administered by the Health Department.
1 . . .4
REPORT NO. : PD-20-90 PAGE 4
6 .2 The individual uses of the proposed lots can not be determined at
this stage, however, conditions would be imposed through the
subdivision agreement in terms of all future development being of
a 'dry nature' . The applicant has submitted a preliminary
Hydrogeological Report, however both the Fire Department and the
Health Department have requested further information to
adequately address the issue of water for fire protection, soil
conditions and water supply.
7 ZONING
7 . 1 The current zoning on the subject property is "General Industrial
(M2) " and "Light Industrial (M1) " . The proposed lots would
appear to comply to both lot frontage (30 m) and lot area (4000
m 2) requirements of the current zones .
8 AGENCY COMMENTS
8. 1 In accordance with departmental procedure the subject application
was circulated to a number of agencies and departments for
comment. To date comments remain outstanding from Regional
Public Works, Ministry of Transportation, Ministry of the
Environment, Ontario Hydro, and the Canadian Pacific Railway.
8 .2 The Town of Newcastle Public Works Department has advised they
have no objection with the principle of development subject to
the applicant satisfying various conditions of approval . All
internal streets must have a minimum 26 .0 m. wide R.O.W. and be
constructed to an urban standard; that the appropriate road
widening and 0. 3 m. reserves be dedicated to the Town on Baseline
Road and Solina Road; that the applicant bear the costs ( 100%) of
any works on Baseline Road which are required as a result of this
development; that the applicant reconstruct Solina Road to Town
standards from Baseline Road southerly to the limit of this
development; that the applicant/owner provide the Public Works
Department with a Master Drainage Study and Lot Grading Plan
satisfactory to the Director; and that all other standard Town
conditions be applicable. . . .5
REPORT NO. : PD-20-90 PAGE 5
8. 3 The Ministry of Natural Resources has no objection to the
application for zoning by-law amendment, however they have
identified a resource concern in terms of the subdivision
application. The subject lands are located close to a tributary
of the Tooley Creek. The Ministry is concerned with the
protection and/or conservation of fisheries habitat and therefore
request proper stormwater management and erosion and sediment
control activities measures be placed on site by the proponent
both during and after construction. In order to ensure this
occurs the Ministry recommends the owner prepare a preliminary
stormwater drainage and erosion control report for the review of
both this Ministry and the Conservation Authority.
8 .4 The Central Lake Ontario Conservation Authority has advised that
the subject lands are, for the most part, situated within the
Tooley Creek watershed. Authority Staff wish to reserve comment
on development proposals within this watershed until the issue of
post-development stormwater run-off has been resolved. To date,
no indication that a watershed based stormwater management study
will be initiated in the near future has been provided. The
Authority considers the applications premature at this time.
8 .5 The Health Department have advised that prior to commenting on
the subject application the applicant is required to provide the
following information. Two copies of a lot servicing plan;
results of a soil sampling program to the specifications of the
Health Department; an existing and final grading plan, indicating
lot drainage patterns; a hydrogeological report and environmental
impact study of the proposed site and adjacent water supplies;
positive comments from the Ministry of the Environment must be
received pursuant to its 'Reasonable Use Policy 15-08" ; lot sizes
will be determined by the "Lot Size Policy" ; and drilled wells
are required in accordance with the "Drilled Well Policy" .
8. 6 The Region of Durham Planning Department has advised that in
. . .6
� ; , '
REPORT NO. : PD-20-90 PAGE 6
accordance with Section 8 .4. 3 .2 of the Durham Plan, limited
Industrial development may be permitted prior to the availability
of municipal services if the industry is of a dry nature. The
development is also required to provide adequate fire protection,
water supply and sewage disposal. An engineering report is to be
submitted to ensure these concerns are addressed.
8 .7 The Town of Newcastle Community Services Department has reviewed
the applications and have no objection subject to a 2% cash-in-
lieu of parkland dedication being received. The Town of
Newcastle Fire Department has advised they have concerns with the
intent of developing this industrial subdivision, with an area of
this size on private services . It is requested that the
applicant discuss a means to provide adequate private water
supply for fire protection with the Fire Department.
9 STAFF COMMENTS
9 . 1 The subdivision application proposes to create 41, approximately
4000 m2 ( 1 acre) industrial lots . The rezoning application
wishes to eliminate outside storage as a permitted use and zone
the total lands "M111 . Various concerns have been raised from
commenting agencies such as the Ministry of Natural Resources and
the Central Lake Ontario Conservation Authority indicating the
applications are premature. As well comments requiring further
information be provided and revisions to the plan have been
expressed by the Durham Health Department, the Town Public Works
Department and the Fire Department.
9 . 2 In addition to these comments or concerns the application is
located within the Ministry of Transportation identified 407
connecting link study area with, the subject property being bi-
sected by alternative 2 . Staff does not believe the merits of
the land use application can be properly addressed until such
time a preferred alternative is selected by the Ministry.
f . . .7
REPORT NO. : PD-20-90 PAGE 7
9 . 3 The Town of Newcastle Planning Staff are currently undertaking a
review of the Town's Official Plan Industrial policies. The
review proposes to introduce distinctive land use designation
policies . These designations will be further detailed through
revised land use schedules . The review also proposes to put
forth comprehensive zoning by-law changes in keeping with the
proposed land use designations .
9 . 4 In consideration of the above comments Staff does not consider it
appropriate to proceed with either application until the Ministry
has identified their preferred alternative and the Town has
completed its Industrial review.
9 CONCLUSION
9 . 1 The purpose of this report is to facilitate the Public meeting as
required by the Planning Act, to provide Committee and Council
with some background on the application submitted and for Staff
to indicate issues or areas of concern regarding the subject
application. It is recommend the application be referred back to
Staff for further processing and subsequent report upon
resolution of the above issues and receipt of all outstanding
comments and required revisions .
Respectfully submitted, Recommended for presentation
to the Committee
- Franklin , .C. I .P. Lawrenc Kotseff
DIrector of Planning Chief A istrative
and Development Office
CP*FW*cc
*Attach
11 January 1991
Interested parties to be notified of Council and Committee's decision:
P. L. Lee Investments Ltd. Engineering International
18 Mossgrove Trail 111 Elizabeth Street, 12th Floor
WILLOWDALE, Ontario M2L 2W3 TORONTO, Ontario M5G 1P7
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SUBJECT SITE
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