HomeMy WebLinkAboutPD-22-91 UNFINISHED BUSINE S
TOWN OF NEWCASTLEr y
P-GROV.PM REPORT
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PUBLIC MEETING
METING: General Purpose and Administration Committee
DATE: January 21, 1991
REPORT #: PD-22-91 FILE #: OP 3 . 14 DEV 91-001
SUBJECT: MAPLE GROVE HAMLET SECONDARY PLAN
PROPOSED AMENDMENTS TO BY-LAW 84-63
PART LOTS 18, 19 and 21, CONCESSION 2, FORMER TOWNSHIP OF
DARLINGTON
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-22-91 be received;
2 . THAT the Region of Durham be requested to amend the Town of
Newcastle Official Plan to incorporate the Maple Grove
Secondary Plan as indicated by the proposed amendment
attached hereto.
3. THAT the proposed amendments to By-law 84-63 listed below be
approved and the amending by-laws be forwarded to Council
for final approval at such time as the Maple Grove Secondary
Plan is approved by the Region of Durham:
(a) Rezone the lands on the south side of Highway No.2 in
Part Lot 18, Concession 2, former Township of
Darlington, as shown on Attachment #4 from "Residential
Hamlet (RH) " to "Agriculture (A) " ;
(b) Rezone the lands on the west side of Maple Grove Road
in Part Lot 19, Concession 2, former Township of
Darlington as shown on Attachment #4 from "Residential
Hamlet (RH) ' to 'Agriculture (A) " ; and
(c) Rezone the lands on the south side of Highway No.2 in
Part Lot 21, Concession 2 former Township of
Darlington, as shown on Attachment #4, from
"Residential Hamlet (RH) " to "Rural Cluster (RC) " .
, + _
REPORT NO. : PD-22-91 PAGE 2
4 . THAT a copy of this report and Council 's decision be
forwarded to the Region of Durham Planning Department; and
5 . THAT the interested parties listed in this report and any
delegations be advised of Council 's decision.
1. BACKGROUND
1. 1 A Draft Secondary Plan for the Hamlet of Maple Grove
was first presented to General Purpose and
Administration Committee on October 23, 1989 . This
draft was completed after the carrying out of research
on the Maple Grove Study Area (which extended from
Green Road westward to Rundle Road and from Nash Road
southward to a line about 500 metres south of Bloor
Street) . The research effort included the preparation
of a Background Report which is Attachment No. 1 to
this report.
1 .2 With the completion of the Background Report, a Draft
Secondary Plan for the Hamlet of Maple Grove was
prepared. An associated report (PD-265-89) was also
prepared. A Public Open House for the Draft Secondary
Plan was held on Thursday, November 23, 1989 at the
Bowmanville Recreation Complex to obtain public input
on the Draft Secondary Plan. Submissions from the
Public were accepted prior to, during and after the
Open House.
1 . 3 A Hamlet Servicing Study was completed by Marshall
Macklin Monaghan Limited for Durham Region in November
1990 . The Study, an overview of the existing
situation, examined relevant policies implemented by
the Ministry of the Environment and Durham Region. The
methodology, findings and conclusions of the Study were
REPORT NO. : PD-22-91 PAGE 3
also noted. Appendix 1 included reports on each of the
recognized hamlets in Newcastle including Maple Grove.
The Maple Grove report noted that the Regional Health
Services Department has found:
1) bacterial problems are common in Maple Grove
wells;
2) 80% of the soils in Maple Grove are unsatisfactory
for in-ground septic systems and the frequency of
septic system complaints is increasing;
3) all new installations have raised tile beds; and
4) poor soils for in-ground septic systems will limit
development.
2. OPEN HOUSE
2 . 1 Two submissions were made to Staff prior to the Open
House. One concern was a proposal from an Oshawa
architecture firm to build an urban style residential
subdivision northwest of the Maple Grove Road/Highway
No. 2 intersection. The other submission came from Bob
and Dianne Malarczuk who requested that their property
in Maple Grove be rezoned from "Residential Hamlet
(RH) " to "Commercial (C) " and from "Agricultural (A) "
to "Manufacturing (M) " .
2 .2 During the Open House, resident comments forms were
made available and eleven forms were filled out. These
comments are presented in detail in tabular form in
Attachment No.2 . The most frequent comment was the
desire for municipal servicing, particularly
watermains .
1 i 7
REPORT NO. : PD-22-91 PAGE 4
2 . 3 Although there were no written submissions to this
effect, some verbal statements were made at the Public
Open House suggesting that the Maple Grove Hamlet
Boundaries were inappropriate. Parcels of land thought
of by area people as clearly being part of Maple Grove
were not included within the Hamlet Boundaries . These
land parcels were located immediately north and south
of Highway No. 2 between Maple Grove Road and Holt Road,
and contained many of the oldest homes associated with
the Hamlet.
3. AGENCY COMMENTS
3 . 1 In accordance with Departmental procedure, the draft
Hamlet Plan was circulated to various agencies and
departments for their review and comment. The
following agencies/departments offered no objection to
the Draft Secondary Plan:
Durham Region Works Department
Ministry of Agriculture and Food
Separate School Board
. Consumers Gas
Rogers Cable TV - Pine Ridge
3 . 2 The Durham Region Planning Department, in a letter
dated July 12, 1989, noted that the Secondary Plan
should be consistent with the proposed Rural Areas
Policies .
The Department, in a letter dated February 21, 1990,
noted the Regional Plan has only two classifications of
hamlets "growth" and "infill" . The Department
REPORT NO. : PD-22-91 PAGE 5
suggested that Maple Grove be classified as an "infill
hamlet" since such a change would not negate the intent
of limiting further development in the Hamlet as
recommended in the previously proposed "no-growth"
scenario.
3. 3 The Newcastle Fire Department noted that private water
supplies for the buildings of the Study Area made
firefighting more difficult than it would be if there
were municipal watermains.
3 .4 The Ministry of Natural Resources in a letter dated
July 26, 1989, noted that the Lake Iroquois Beach north
of Maple Grove has excellent sand and gravel deposits,
which must remain open for extraction, thereby limiting
Maple Grove's northward growth.
The Ministry, in a later letter (December 4, 1989)
commented that by restricting development in Maple
Grove to the area south of the Lake Iroquois Beach
deposit, the Town has appropriately recognized the
significance of the sand and gravel resources in the
deposit.
3 .5 The Public School Board noted that Maple Grove Public
School, located on Nash Road, was already over-
capacity.
3 . 6 The Central Lake Ontario Conservation Authority was
concerned that potential development in and around the
environmentally sensitive areas might degrade the
wildlife significance of Maple Grove Woods and affect
the inter-relationships between ground water and
wetlands, discharge areas and creek source baseflow.
C.L.O.C.A. also stated that the Draft Secondary Plan
REPORT NO. : PD-22-91 PAGE 6
should have regard for the sensitive aspects of the
area, with future development blocks being sized and
situated in a manner that will not affect the
hydrogeologic and wildlife functions and, depending on
the degree of development permitted in the Plan, it may
be appropriate to conduct hydrogeologic and
environmental impact analysis studies as part of the
initial planning process . This would ensure that the
designated development blocks would not be subject to
possible constraints identified through an
environmental impact analysis . Further, any impact
analysis must assess the cumulative affects of the full
development scenario envisioned by the Plan.
3 .7 The Ministry of Transportation noted that the Maple
Grove Study Area would be contained within the study
area for the Oshawa-Newcastle Freeway Link (connecting
Highways 401 and 407) which extends east to Maple Grove
Road. It is noted, however, that the recent route
alignment alternatives are all located west of Holt
Road.
3 . 8 The Newcastle Community Services Department noted
significant expansion may come in the future with the
extension of the Bowmanville Major Urban Area. There
were no parkland requirements for the no-growth option
proposed by Planning Staff.
3.9 The Durham Region Health Services Department presumes
that the property owners in Maple Grove are
experiencing the typical problems associated with small
lots containing septic tank service and faulty or
deteriorating shallow wells . Compounding these
REPORT NO. : PD-22-91 PAGE 7
problems, noted the Department, are the area's high
water table and clay soils .
3 . 10 Ontario Hydro noted that the existing Hydro right-of-
way will continue to be required and that new
facilities are anticipated for this right-of-way.
4. RECOMMENDED MAPLE GROVE SECONDARY PLAN
4 . 1 Objective of the Plan
The defined boundary of the Hamlet has been revised and
extended to incorporate the lots fronting on Highway
No. 2 westerly to Holt Road. Nevertheless, as was the
case with the draft secondary plan, there is the
intention to limit growth in Maple Grove. This is
evidenced by the fact that even though the area of the
Hamlet has been doubled in size with the new
boundaries, the number of infill lots has been
increased from one to only three.
The recommended Hamlet of Maple Grove Secondary Plan
would be a hamlet for limited infilling under the
Durham Regional Official Plan. The infill proposed for
the Hamlet consists of only three low density
residential lots .
4 .2 Rationale for the Plan
4 .2 . 1 Maple Grove's Proximity to the Bowmanville Major Urban
Area
The Town has requested that the Region in its review of
the Regional Official Plan extend the western boundary
of the Bowmanville Major Urban Area from the
Bowmanville Creek Valley to the western edge of Lot 18.
If the Region were to adopt this recommendation, the
Bowmanville Major Urban Area would be only several
hundred feet from the eastern edge of Maple Grove
REPORT NO. : PD-22-91 PAGE 8
Hamlet. The most significant concern with regard to
allowing growth in Maple Grove relates to the orderly
progression of urban development for the Bowmanville
Major Urban Area.
Difficulties with urban development would arise due to
the size and the nature of the servicing of hamlet
residential lots . The Town of Newcastle Official Plan
requires new residential lots in hamlets to have a
minimum area of 4000 sq. metres ( 1 acre) . Such lots
would be significantly larger than standard urban
residential lots and would not allow for the efficient
provision of urban sewer and water services . In
addition, the severance of such lots into two or more
residential lots may not be possible due to such
factors as lot frontage and the location of the
existing home on the property, thereby resulting in the
inefficient use of land.
Hamlet residential lots are required to be serviced by
a private drilled well and a private sewage disposal
system. The future installation of urban sewer and
water services in the Study Area may adversely affect
the quantity and quality of well water in the area by
disrupting the natural flow of ground water. Such
disruption may also interfere with the proper operation
of septic systems .
The fragmentation of land into smaller lots fronting on
existing roads through the process of infilling would
make it more difficult to develop the lands to the rear
to urban standards . As well, a large number of
residential accesses onto existing roads may interfere
with the ability of such roads to function as major
transportation arteries .
REPORT NO. : PD-22-91 PAGE 9
It is worth noting that all of the problems discussed
above have been experienced in the development of
Courtice, where extensive strip residential development
on private services existed prior to the designation of
Courtice as a Major Urban Area. There is merit in
drawing on this experience to avoid similar
difficulties with the possible future expansion of the
Bowmanville Major Urban Area into the Maple Grove area.
Also, allowing much more development into the Maple
Grove area prior to its incorporation into the Major
Urban Area could stimulate demands for the introduction
of sewers and water prior to the urban development.
4 . 2 . 2 Maple Grove's Proximity to the Bowmanville/Courtice
Urban Separator
Maple Grove is between Bowmanville and Courtice and as
such, is part of, or at least adjacent to, the urban
separator (green space) between Bowmanville and
Courtice. Significant development of residential areas
or strip commercial uses would be contrary to this
objective.
4 .2 . 3 Maple Grove's Proximity to Sensitive Environmental
Areas
North of Maple Grove's hamlet boundary the land is
characterized by undulating topography, sizeable
wetlands, ground water discharge springs and a high
water table. This area provides the source baseflow to
the headwaters of Darlington and West Side Creeks and a
tributary of Bowmanville Creek. Given this role, and
given that Maple Grove Woods is a significant wildlife
habitat, the area north of Maple Grove is
environmentally sensitive. These environmental
1 1
REPORT NO. : PD-22-91 PAGE 10
features are recognized in the Regional Official Plan
and the Central Lake Ontario Conservation Authority's
Environmentally Sensitive Areas Mapping Project.
Hamlet development should be restricted to the area
south of Maple Grove Woods .
4 .2 .4 Maple Grove's Unsatisfactory Soils for Private Services
The Regional Hamlet Servicing Study and the Regional
Health Unit comments indicate that the soil conditions
in Maple Grove are unsatisfactory for in-ground septic
systems . Compounding the problem is the high water
table in much of the hamlet area. As a result any
development should be very limited.
4 . 3 Secondary Plan
4 . 3. 1 The recommended Secondary Plan incorporates the
concerns of residents regarding the original Maple
Grove settlement (ie. the older homes left outside the
Hamlet in the draft Secondary Plan) . The Maple Grove
Road segment of the Hamlet has limits which are
basically unchanged from those of the draft Plan. The
Highway No. 2 segment of the Hamlet has limits
incorporating all existing residences on both sides of
the highway between Holt and Maple Grove Roads .
4 . 3 .2 Generally, the land use structure is based on the
existing land use structure. This is so for land
fronting on Maple Grove Road and on Highway No.2 . The
only exceptions are:
1) vacant or agricultural land (within the Hamlet)
that has been designated as infill land (three
lots) ;
REPORT NO. : PD-22-91 PAGE 11
2) two areas that have been made subject to
development restrictions (one is a narrow lot at
the east end of the Hamlet which provides access
to agricultural land to the north or rear and the
other is a drainage course that cuts across three
lots to the north of Highway No. 2) ;
3) a vacant land parcel at the northwest corner of
Maple Grove Road and Highway No. 2 previously
zoned commercial C3 has been designated
commercial; and
4) several multiple-unit dwellings which are contrary
to the Newcastle Zoning By-law have not been
recognized.
On both Maple Grove Road and Highway No. 2, single
detached residential uses and existing commercial uses
are recognized. The two existing institutional land
parcels on Maple Grove Road have been recognized. The
residential character of Maple Grove has been preserved
as is appropriate for hamlets . New commercial land
uses are encouraged to locate in a designated Major
Urban Area (Bowmanville or Courtice) . It is noted,
however, that the pressure for strip commercial
development will continue in Maple Grove.
4 .5 Rezoning Application DEV 88-126 Nino Scanga
This is the only development application in the Hamlet
of Maple Grove and the entire Maple Grove Study Area
that the Town is currently considering. This
development application requires an Official Plan
Amendment but the application has been deferred until
the adoption of a Secondary Plan for the Hamlet of
Maple Grove.
1
REPORT NO. : PD-22-91 PAGE 12
This development application seeks to establish a fuel
bar and kiosk and a restaurant on two adjacent lots
occupying 0 . 37 ha ( . 9 acres) . Currently, each lot is
occupied by a single family residence. The recommended
Secondary Plan recognizes the current land use in each
lot. The rezoning applied for is from residential
hamlet to commercial. This proposal will be under
continuing review. The application is not dealt with
in the hamlet plan.
5. RECOMMENDED ZONING BY-LAW AMENDMENTS
5 . 1 Concurrent with the Hamlet of Maple Grove Secondary
Plan, Staff are proposing a number of related
amendments to the Town's Zoning By-law (84-63) (see
Attachment No.4) . These recommended amendments, which
are intended to give substance to the Hamlet Boundaries
by treating areas outside the boundaries as rural areas
of the Town, are as follows .
5 . 1 . 1 Location: Lot 18, Concession 2
Existing Use: Agricultural
Rezoning from: Residential Hamlet (RH) to
Agricultural (A)
5 . 1.2 Location: Lot 19, Concession 2
Existing Use: Agricultural
Rezoning from: Residential Hamlet (RH) to
Agricultural (A)
5. 1 . 3 Location: Lot 21, Concession 2
Existing Use: Single Detached Residential
Rezoning from: Residential Hamlet (RH) to Rural
Cluster (RC)
7 i �
REPORT NO. : PD-22-91 PAGE 13
5 . 1.4 It is important to note that Comprehensive Zoning By-
law 84-63 was prepared with zoning established for
Maple Grove without the benefit of a hamlet plan.
There are no zoning changes recommended within the
Hamlet Boundaries but, the new boundaries necessitate
the rezoning of Hamlet Residential zones that fall
outside the recommended Hamlet boundaries .
6. CONCLUSIONS
The Hamlet of Maple Grove Secondary Plan has been
finalized on the basis of minor infilling as the
preferred hamlet development option. This Plan allows
89 homes in the Hamlet. The proposed zoning by-law
amendments will complement the limited development
direction for the Hamlet. The agricultural nature of
the land outside the Hamlet is being reinforced by the
proposed rezonings .
Respectfully submitted, Recommended for presentation
to the Committee
1
Franklin Wu, M.C.I .P. Lawrence Kotseff
- Director of Planning Chief A i istrative
and Development Officer
BR*DC*FW*df
*Attach
14 January 1991
Interested parties to be notified of Council and Committee's
decision:
Bob and Dianne Malarczuk Tony and Rachele Perro
R.R.#6 41 Renwick Drive
Bowmanville, Ontario. Bowmanville, Ontario.
L1C 3K7
1 i
REPORT NO. : PD-22-91 PAGE 14
John and Inge Huber
Dave Maika R.R. #6
R.R.#6 , Bowmanville, Ontario.
Bowmanville, Ontario.
Brian and Joan Seaton
Peter Vis R.R.#3
R.R. #3 Bowmanville, Ontario.
Bowmanville, Ontario.
Mike Kube
Ed Leslie 531 Rogers Street
R.R. #6 Oshawa, Ontario.
Bowmanville, Ontario.
Matt Yeatman
William Eeuwes 19 Barley Mill Crescent
R.R.#6 Bowmanville, Ontario.
Bowmanville, Ontario.
Lou and Di Mastroianni Mrs . J. Chapman
Maple Grove Road, R.R.#6 R.R.#6
Bowmanville, Ontario. Bowmanville, Ontario.
L1C 3K7
Calvin and Joan Watt
R.R. #6 Carmela Cupelli
Bowmanville, Ontario. R.R. #3
Bowmanville, Ontario.
Len and Carol Clement
R.R.#6 Harry Gruyters
Bowmanville, Ontario. R.R.#6
Bowmanville, Ontario.
Brian O'Donoghue L1C 3K7
R.R.#3
Bowmanville, Ontario.
Alan McLeod, B. Arch.
Gallant Architect Inc .
55 1/2 Simcoe Street North,
Oshawa, Ontario.
L1G 4S1
William Hasiuk
R.R.#3
Bowmanville, Ontario,
L1C 3K4
Andy Batelaan
2538 Maple Grove Road,
Box 44, Group 1,
R.R.#6
Bowmanville, Ontario.
L1C 3K7
MAPLE GROVE HAMLET SECONDARY PLAN BACKGROUND REPORT
TABLE OF CONTENTS
SECTION PAGE
A. INTRODUCTION
1 Purpose 2
2 Planning Policy Framework
2. 1 Durham Regional Official Plan 2
2.2 Town of Newcastle Official Plan 3
2 .3 Town of Newcastle Comprehensive Zoning By-law 4
B. DEVELOPMENT CONSIDERATIONS
1 Study Area 4
2 Regional Context 6
3 Natural Features 7
4 Agricultural Capability 8
5 Aggregate Activity 9
6 Servicing 9
7 Development Applications 10
C RECOMMENDED SECONDARY PLAN FOR THE HAMLET OF MAPLE GROVE
1 Options for the Hamlet Secondary Plan 12
2 Recommended Secondary Plan 12
D. CONCLUSION 16
FIGURES
1 Durham Regional Official Plan
2 Comprehensive Zoning By-law
3 Existing Land Use
4 Age of Existing Residential Structures
5 Regional Context
6 Geology/Soils
7 Development Constraints
8 Active Development Applications
9 Proposed Hamlet Secondary Plan for Maple Grove
1) J �
Attachment No.1
Maple Grove Hamlet Secondary Plan
Background Report
OBURKETON
OENFIELD
ENNISKILLEN OHAYDON
OTYRONE LESKARD
O
OSOLINA KIRBY KENDAL
OMITCHELL HAMPTON
CORNERS
ORONO
MAPLE
2 GROVE M
COURTICE
BOWMANVILLE
NEWTONVILLE
401 2
401
NEWCASTLE
VILLAGE
November, 1989
Town of Newcastle Planning and Development Department
INTRODUCTION
A INTRODUCTION
1 PURPOSE
This Background Report is intended to provide supporting
information, the planning context and the rationale for the
draft Maple Grove Hamlet Secondary Plan.
2 . PLANNING POLICY FRAMEWORK
2 . 1 Durham Regional Official Plan
2 . 1. 1 The Durham Regional Official Plan is the governing planning
policy document in the Regional Municipality of Durham. All
local Official Plans, including the Town of Newcastle Official
Plan, and new development in Durham Region must conform to the
policies of the Regional Official Plan.
2 . 1.2 Policies for hamlet development are outlined by Section 10.4
of the Durham Regional Official Plan. Map A5 of the Plan
indicates the general location of hamlets in the Town of
Newcastle. Maple Grove is identified as a Hamlet by the
Regional Official Plan, with the surrounding area designated
as "Major Open Space" (see Figure No. 1) .
Maple Grove was recognized as a Hamlet through the
consideration of Official Plan Amendment application 84-14/D
which sought to designate a 0 . 13 ha parcel on the northwest
corner of Maple Grove Road and Highway No. 2 as "Commercial" .
Noting that Official Plan Policy discourages new commercial
development outside of hamlets and urban areas, the Region of
Durham, through Amendment No. 104 to the Regional Official
Plan, recognized the existing rural cluster of Maple Grove as
a Hamlet. The Region also noted that this approach permits
more detailed studies of the Maple Grove area through the
preparation of a Hamlet Development Plan. Amendment No. 104
was approved by the Ministry of Municipal Affairs and Housing
on December 14, 1983 .
2
INTRODUCTION
2 . 1. 3 The Durham Regional Official Plan states that residential
development shall be the predominant land use in hamlets.
Home occupation uses, parks and community facilities are also
permitted, as are limited commercial and industrial uses .
2 . 1.4 Residential development in hamlets, unless otherwise
specifically provided by the Regional Official Plan, is to be
limited to minor internal infilling and/or minor additions to
existing development.
Within the Hamlets designated specifically by the Regional
Official Plan as "Hamlets for Growth" , additional residential
development may be permitted, generally to a maximum of 150
residential units . All Hamlets are intended to develop in
depth rather than strips along existing roads .
2 .2 Town of Newcastle Official Plan
2 .2 . 1 Hamlet Secondary Plans and related policies are adopted by
amendment to the Town of Newcastle Official Plan. Section 9
of the Plan outlines specific policies with respect to hamlet
development in the Town. The Hamlet Secondary Plans are
incorporated as Schedules to the Plan.
2 .2 .2 The Official Plan states that the predominant land use in
hamlets shall be single family residential, and that the
present character of the hamlet is to be complemented and
enhanced where new development occurs . Specific policies are
provided with respect to the servicing of new development
areas .
Commercial uses must be of a size and character consistent
with and complementary to the character of the hamlet. Only
dry light industries such as custom workshops and rural
service industries are permitted.
3
INTRODUCTION
2 .2 . 3 The Hamlet Secondary Plans are intended to delineate the
limits of the hamlet, to provide detailed land use
designations, to identify areas for new residential
development and to establish whether such new development
shall occur as infilling or indepth development.
Street patterns and lot lines as indicated on a Hamlet
Secondary Plan are provided for reference purposes only.
These features and the "Possible Access Points" may be added,
altered or deleted without the necessity of an amendment to
the Town of Newcastle Official Plan.
2 . 3 Town of Newcastle Comprehensive Zoning By-law
2 . 3 . 1 The precise limits of the land use areas as indicated by a
Hamlet Secondary Plan are to be delineated by the Town of
Newcastle Comprehensive Zoning By-law 84-63 . The existing
zoning for the Study Area is indicated on Figure 2 .
The Town will proceed with the necessary amendments to By-
law 84-63 concurrently with the Secondary Plan to bring the
zoning of the lands in the Maple Grove Study Area into
conformity with the approved Secondary Plan.
B DEVELOPMENT CONSIDERATIONS
1. STUDY AREA
1. 1 Given the considerable strip residential development in the
general area of Maple Grove, it was determined that a
relatively large area should be examined. The Study Area for
the Maple Grove Hamlet Secondary Plan includes all those lands
shown on Figure 3 .
1.2 As indicated by Figure 3, the predominant land use in the
study area is single family residential, with some of the
larger parcels being used for agricultural purposes . The
breakdown of lot sizes in the study area is as follows:
1 ' r
4
DEVELOPMENT CONSIDERATIONS
a acre or smaller
0 .21 ha to 0 .4 ha ( 1 acre) 34 (21%)
0 .41 ha to 2 .0 ha ( 5 acres) 46 (28%)
2 . 01 ha to 4 .0 ha ( 10 acres) 10 ( 6%)
4 . 01 ha or greater * 21 ( 13%)
TOTAL. . . . . . . . 161 100%
* NOTE: located partially or totally within the study area
The most intensive residential development occurs along Maple
Grove Road, with development elsewhere in the study area being
more scattered and interspersed with larger parcels .
Of the 142 existing residences in the Maple Grove Study Area,
10 were built in the 1800's, 30 were built between 1901 and
1945, 82 were built between 1946 and 1970, and 20 were built
since 1970 . Most of the homes are in average to good
condition. None of the homes has been designated as
architecturally or historically significant by the Town of
Newcastle.
1 . 3 The Maple Grove United Church and the Maple Grove Public
School, both located on Maple Grove Road, are the only
community facilities located in the Study Area. The School,
which is owned by the Northumberland and Newcastle Board of
Education, is currently being used by the Board for storage
and a maintenance shop. A baseball diamond is also located
on the school property. The Church, which was founded in the
early 1800 's, is still active. The building has not been
designated as historically or architecturally significant.
1 .4 The stud area does not possess a defined commercial core
Y P ,
although all of the commercial activities located in the study
area are either fronting directly onto or are in close
proximity to Highway No. 2 . Commercial activities in the
Maple Grove Study Area include a commercial nursery and garden
centre, two automobile sales outlets, vehicle towing and
storage and a motor vehicle repair garage. An insurance firm
5
DEVELOPMENT CONSIDERATIONS
and a real estate office operate as home occupations. These
commercial functions do not fulfil a local service function
as intended by the Official Plan for hamlet commercial uses .
1.5 There are also a number of active agricultural operations in
the study area. These include livestock operations on Holt
Road north and south of Highway No. 2, and orchard and field
crops along Green Road and Bloor Street. The agricultural
activities are located on lots ranging in size from 10 ha (25
acres) to 48.5 ha ( 120 acres) .
2 . REGIONAL CONTEXT
2 . 1 As indicated by Figure No. 5, the Maple Grove Study Area is
located in close proximity to the Bowmanville Major Urban
Area. The Courtice Major Urban Area is located to the west.
2 . 2 The Study Area is well served by the Provincial, Regional and
local transportation network. The major transportation artery
serving the Study Area is Highway No. 2 . The Ministry of
Transportation, in the summer of 1989 , commenced the
reconstruction of the road to four lanes, plus a centre left-
turn lane, between Regional Road 57 and Regional Road 34.
Construction is expected to be completed in 1990 .
Access to Highway 401 for Maple Grove residents is obtained
via full interchanges at Regional Road 57 and Regional Road
34, and a partial interchange at Holt Road.
No Regional Road runs through the Study Area, although
Regional Roads 57, 34 and 4 are easily accessed by Maple Grove
residents . All of these Regional Roads are designated as Type
"A" Arterial Roads by the Durham Regional Official Plan.
Maple Grove Road, Holt Road and Bloor Street are two-lane
paved roads under the jurisdiction of the Town of Newcastle.
Inasmuch as all of the existing development in the Study Area
6
DEVELOPMENT CONSIDERATIONS
has occurred as strip development along existing road
frontages, there are no public internal roads . The Durham
Regional Plan designates Bloor Street as the future eastward
extension of Regional Road 22 .
2 .3 GO Bus Service, which runs from Bowmanville to the terminus
of the Go Train Line in Whitby, is provided along Highway No.
2 through the Study Area.
2 .4 Residents of the Maple Grove Study Area must travel to other
centres for their day-to-day shopping and personal service
needs . Residents would seek such services primarily in the
Urban Areas of Bowmanville, Courtice and Oshawa. Hospital
services are provided by Oshawa General Hospital and
Bowmanville Memorial Hospital. Fire protection is provided
by the Town of Newcastle from Fire Station No. 1 in
Bowmanville.
3 . NATURAL FEATURES
3 . 1 The Maple Grove Study Area is diagonally bisected by the
interface of two landforms, being a modified till plain and
a glaciolacustrine beach associated with Lake Iroquois (see
Figure 6) . The till plain, which primarily occupies the
central and southern sections of the Study Area, is
characterized by flat to gently rolling land. Scattered
strands of mature trees are present.
3 .2 The glaciolacustrine beach formation occupies the northern
portion of the Study Area and is characterized by undulating
topography, sizeable wetlands, ground water discharge springs
and high ground water conditions . This area provides the
source baseflow to the headwaters of Darlington and West Side
Creeks and a tributary to Bowmanville Creek.
7
DEVELOPMENT CONSIDERATIONS
Elevations in the Study Area are highest in the northwest,
with the land sloping gradually to the south and east. There
are no slopes in the Study Area in excess of eight percent.
3 . 3 The Maple Grove Woods forest block covers part of the northern
portion of the Study Area, and an extensive area beyond (see
Figure 7) . Dominant tree species are cedar and wetland
hardwoods, namely hard maple, hemlock and beech. All of this
forest block provides significant wildlife habitat.
The Durham Regional Official Plan indicates Maple Grove Woods
as an "Environmentally Sensitive Area" . The Central Lake
Ontario Conservation Authority's Environmentally Sensitive
Areas Mapping Project has classified this area as exhibiting
the highest level of sensitivity, providing the following
description:
MAPLE GROVE WOODS: This extensive forested area projects
from the valley forest westward into the southern portion
of the Lake Iroquois Beach. It overlies wetlands and a
seepage zone which feeds a tributary of Bowmanville
Creek. As a result of its large size and relation to the
Bowmanville Creek wildlife corridor it is regarded as a
significant wildlife area. These woods are highly
sensitive owing to the significance and inter-
relationships of terrain, wildlife and forest factors.
4 . AGRICULTURAL CAPABILITY
4 . 1 According to the Canada Land Inventory Soil Capability for
Agriculture, 80% of the soils in the Maple Grove Study Area
associated with the modified till plain have a Class 1 rating.
Soils in this class have no significant limitations in use for
crops and under good management, they are moderately high to
high in productivity for a fairly wide range of crops .
The remaining 20% of the till plain soils have a Class 3
rating. Soils in this class have moderately severe
limitations that restrict the range of crops and/or require
special conservation practices . A topographic limitation is
noted for these lands .
8
DEVELOPMENT CONSIDERATIONS
The soils associated with the glaciolacustrine beach formation
in the northwest portion of the Study Area have a Class 4
rating, with a specific limitation due to stoniness noted.
These soils are low to fair in productivity for a fair range
of crops .
4 .2 There are a number of agricultural operations located
partially or totally within the Study Area. Cultivated lands
are found primarily in the areas with better quality soils .
Corn is the main field crop, with extensive orchards and
vegetable fields also present. There are also four fields
used for livestock grazing located partially or totally within
the Study Area. Three lots support agricultural buildings .
5 . AGGREGATE ACTIVITY
5. 1 There are no active extraction operations within the Maple
Grove Study Area. However, the Lake Iroquois beach deposit
which occurs north of Concession Road 3, contains high
potential sand and gravel deposits . This is evidenced by the
presence of two currently licensed aggregate extraction
operations north of the Study Area in the Third Concession.
6 . SERVICING
6 . 1 Existing development in the Maple Grove Study Area is serviced
by private wells and sewage disposal systems . Information
regarding soil types and ground water conditions in the Study
Area was obtained from Ministry of the Environment well water
records. Although the information is incomplete, certain
patterns with respect to the spatial distribution of soil
types and ground water conditions are apparent.
9
DEVELOPMENT CONSIDERATIONS
6 .2 A significant amount of clay occurs in the upper soil layers
generally all over the Study Area, with pockets of coarser
granular material occurring sporadically. Due to its poor
percolative abilities, a high percentage of clay in naturally
occurring soils does not provide for the efficient operation
of septic systems. A number of lots have had fill deposited.
6 . 3 The static well water level ranges between 1.2 m (4 feet) and
15 m (50 feet) below the surface over the Study Area, although
the level is consistently higher than 3 m ( 10 feet) within the
area of the Maple Grove Woods .
6 .4 A flow of 18 litres (4 gallons) per minute from a well is
considered to be the minimum acceptable yield for domestic
purposes . Of the 30 wells providing information on yields in
the Study Area, 11 reported yields below this minimum,
including 3 dry wells . The remainder reported good to
excellent yields . There is no apparent pattern to the spatial
distribution of the poor and good wells .
With one exception, all well water encountered was fresh. One
occurrence of water judged to be salty was found in the
southwest portion of the Study Area.
7 . DEVELOPMENT APPLICATIONS
7 . 1 The Town of Newcastle is currently considering a number of
development applications within the Maple Grove Study Area
(see Figure No. 8) , as follows:
i) Rezoning Application DE 88-126 Nino Scanga
This application seeks to establish a fuel bar and kiosk
and an eating establishment on two adjacent lots with a
total area of 0. 37 ha (0. 9 acres) . Each lot is currently
occupied by a single family dwelling.
�H
10
DEVELOPMENT CONSIDERATIONS
The Public Meeting with respect to this application was
held on March 20, 1989 . The Staff Report noted that the
Hamlet Secondary Plan for Maple Grove would be beneficial
in reviewing the subject rezoning application. Council
resolved to refer the application back to Staff for the
preparation of a subsequent report.
ii) Rezoning Application DEV 89-7 Mary Pike
This application seeks to recognize four existing
apartment units contained in one building on a 0. 3 ha
(0 . 74 acre) lot. A Staff Report considered by the Town
of Newcastle General Purpose and Administration Committee
on July 17, 1989 indicated that the application is
contrary to the intent of both the Official Plan and the
Zoning By-law, and that such an application must be
considered in the context of a Hamlet Secondary Plan.
Council resolved to deny the application. The applicant
has appealed Council's decision to the Ontario Municipal
Board.
iii) Land Division Application LD 763/86 and 764/86
Clifford Swallow
The subject severance applications, as approved by the
Region of Durham Land Division Committee on August 27,
1989, divide a 6 ha ( 15 acre) parcel on the northeast
corner of Holt Road and Bloor Street into three 2 ha
(5 acre) lots along previously existing lot lines . The
severances were facilitated by Amendment No. 188 to the
Durham Regional Official Plan and by Rezoning By-law 89-
43 . The applicant has until October 1990 to finalize the
severances .
iv) Official Plan Amendment Application 89-121/D/N
West Bowmanville Developments Limited
This application seeks to expand the boundary of the
Bowmanville Urban Area north of Highway 2 to incorporate
a 42 . 8 ha ( 105 . 7 acre) parcel on the east side of Green
Road, and 2 parcels with a total area of 41. 1 ha ( 121.4
acres) on the west side of Green Road. These latter two
parcels are located within the Maple Grove Study Area.
The application proposes a range of urban residential and
commercial uses for the subject lands .
11
RECOMMENDED SECONDARY PLAN
C RECOMMENDED SECONDARY PLAN FOR THE HAMLET OF MAPLE GROVE
1. OPTIONS FOR THE HAMLET SECONDARY PLAN
1. 1 The policy framework for Hamlet Secondary Plans as established
by the Durham Regional Official Plan and the Town of Newcastle
Official Plan permits the consideration of three development
options for the Maple Grove Hamlet Secondary Plan, as follows:
i) Hamlet for No Growth -
This option involves defining a limited area within the
defined boundaries of the hamlet. Generally, only
existing uses are recognized and virtually all new
residential development is prohibited.
ii) Hamlet for Infilling -
With this option, a broader area is delineated for the
hamlet, and a limited amount of new residential
development is permitted through infilling and/or minor
additions to existing development. The Hamlet Secondary
Plan may provide for some indepth development through the
designation of "Residential Expansion" areas .
iii) Hamlet for Growth -
This option involves delineating an even greater area for
inclusion within the Hamlet boundaries . Significant new
indepth development is permitted and the Secondary Plan
may designate areas of "Long Term Residential Expansion" .
These areas may not develop until such time as
"Residential Expansion" areas are developed. Hamlets for
Growth do not generally exceed a total of 150 residential
dwelling units.
2 . RECOMMENDED SECONDARY PLAN
2 . 1 The Hamlet Secondary Plan for Maple Grove being recommended
for approval adopts the "No Growth" option for the hamlet (see
Figure No. 9) . The proposed Plan only recognizes the existing
development along Maple Grove Road north of Highway No. 2,
plus some minor development to the east. One potential new
lot through infilling is identified and a vacant parcel at the
northwest corner of Maple Grove Road and Highway No. 2 is
designated "Commercial" .
12
RECOMMENDED SECONDARY PLAN
2 .2 The primary factor in recommending the "No Growth" option for
Maple Grove is the hamlet's proximity to the Bowmanville Major
Urban Area. Inasmuch as the Bowmanville Major Urban Area may
need to expand at some time in the future, the possibility
exists that lands within the Maple Grove Study Area could
eventually be urbanized. New development permitted in the
context of a Hamlet Secondary Plan would therefore interfere
with the efficient development of the area to urban standards.
2 .2 . 1 Difficulties with urban development would arise due to the
size and the nature of the servicing of hamlet residential
lots . The Town of Newcastle Official Plan requires new
residential lots in hamlets to have a minimum area of 4000 sq.
m ( 1 acre) . Such lots would be significantly larger than
standard urban residential lots and would not allow for the
efficient provision of urban sewer and water services . In
addition, the severance of such lots into two or more
residential lots may not be possible due to such factors as
lot frontage and the location of the existing home on the
property, thereby resulting in the inefficient use of land.
Hamlet residential lots are required to be serviced by a
private drilled well and a private sewage disposal system.
The future installation of urban sewer and water services in
the Study Area may adversely affect the quantity and quality
of well water in the area by disrupting the natural flow of
ground water. Such disrupting may also interfere with the
proper operation of septic systems .
2 .2 .2 The fragmentation of land into smaller lots fronting on
existing roads through the process of infilling would make it
more difficult to develop the lands to the rear to urban
standards . As well, a large number of residential accesses
13
RECOMMENDED SECONDARY PLAN
onto existing roads may interfere with the ability of such
roads to function as major transportation arteries .
2 .2 . 3 It is worth noting that all of the problems discussed above
have been experienced in the development of Courtice, where
extensive strip residential development on private services
existed prior to the designation of Courtice as a Major Urban
Area. There is merit in drawing on this experience to avoid
similar difficulties with the possible future expansion of the
Bowmanville Major Urban Area into the Maple Grove Study Area.
2 .2 . 4 At the present time, the Bowmanville Major Urban Area has
sufficient designated land to accommodate new residential
growth for a substantial period of time into the future. The
Housing Policy Statement recently approved by the Provincial
Government requires that Official Plans provide a minimum of
a 10 year supply of designated residential land.
Despite the considerable amount of designated undeveloped
residential land currently within Bowmanville, the pressure
to extend the Urban Area westward is evidenced by the existing
development on the lands to the east of the Maple Grove Study
Area. The Bowmanville Recreation Complex, the Durham Regional
Police Station and the Church are all facilities of an urban
nature. Further evidence of the development pressure is
provided by the Official Plan Amendment Application which
proposes to extend the Urban Area into the Maple Grove Study
Area, as well as an application for a major commercial
development immediately to the east of the Study Area.
2 . 3 Once the "No Growth" option was determined as the basis of
the Maple Grove Hamlet Secondary Plan, the boundaries of the
hamlet were then established. This was somewhat difficult
-) rI ,
14
RECOMMENDED SECONDARY PLAN
given the scattered nature of residential development in the
general area.
2 . 3 . 1 Maple Grove is not a traditional rural service centre and
therefore lacks defined community boundaries and a well-
defined community focus . Rather, the community loosely
identified as Maple Grove is a combination of scattered and
strip residential development that was permitted to occur over
the past several decades .
This lack of a defined community identity is evidenced by the
absence of community facilities and the fact that residents
must travel outside Maple Grove for their shopping, personal
service and educational needs . By way of example, both Public
and Separate School students attend schools outside the Study
Area and neither School Board has immediate plans to provide
school facilities in Maple Grove.
In recognizing only the development along Maple Grove Road
within the Hamlet Secondary Plan, it was felt that the Maple
Grove Public School and the Maple Grove United Church provide
for some sense of focus for the community. The hamlet
boundaries were constrained on the north by the presence of
wetlands and Maple Grove Woods, and on the south by Highway
2 . As well, by not recognizing the existing strip development
along Highway 2 and Holt Road, the Secondary Plan discourages
development pressures on the vacant lands to the west of Maple
Grove Road.
15
CONCLUSION
D CONCLUSION
1 . 1 A very limited boundary for the Hamlet of Maple Grove has been
defined by the proposed Hamlet Secondary Plan. Only 45 homes
are located within the hamlet limits .
1.2 By not recognizing the scattered strip residential area along
Highway No. 2 and Holt Road, the Hamlet Secondary Plan
delineates a smaller area for the hamlet than is currently
indicated in the Comprehensive Zoning By-law. The zoning of
these lands will be amended, possibly to "RC - Rural Cluster" ,
to reflect their exclusion from the hamlet.
16 f'
4 1+ r-a
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INSTITUTIONAL AREAS
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19
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UTILITIES
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MAPLE GROVE SECONDARY PLAN
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Figure 8— ACTIVE
BLOOR STREET DEVELOPMENT APPLICATIONS
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MAPLE GROVE SECONDARY PLAN
SWALLOW
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BIOOR STREET Figure 9— MAPLE GROVE
HAMLET SECONDARY PLAN
TOWN OF NEWCASTLE OFFICIAL PLAN
ZO 100 200 300m
0 100 50 m
SUMMARY OF SUBMISSIONS RECEIVED
NOVEMEBER 23, 1989 OPEN HOUSE
SUBMISSION BY CONCERN STAFF COMMENT
1. Mrs. J. Chapman Well water problem on our Well water problems are one reason to
R.R.#6 Highway No.2 property which restrict further development on private
Bowmanville, Ont.L1C 3K7 has steadily worsened. services.
2. Mr. Brian P. O'Donoghue Well water shortage on his Well water problems are one reason to
R.R.#3 property, requests restrict further development on private
Bowmanville, Ont. municipal water. services.
3. Ingeborg Huber Develop area between The Town has supported the Region's urban
R.R.#6 Bowmanville and Courtice. separator concept for this area.
Bowmanville, Ont.
4. Mr. William Hasiuk Develop area between The Town has supported the Region's urban
R.R.#3 Bowmanville and Courtice separator concept for this area.
Bowmanville, Ont.L1C 3K4
5. Mrs. Carmela Cupelli The development approvals No comment.
R.R.#3 process is biased.
Bowmanville, Ont.
6. Mrs. Dianne Malarczuk Well water problem and Staff are concerned that the Highway #2
R.R.#6 requests commercial and corridor could become a series of strip
Bowmanville, Ont.L1C 3K7 industrial zoning for her commercial development. Hamlet character as
property. Opposes the a residential settlement should be
proposed Maple Grove safeguarded.
Secondary Plan.
7. Mr. Bob Malarczuk The widened Highway No. 2 Ministry of Transportation is currently
R.R.#6 requires more salt which providing drilled wells to homeowners
Bowmanville, Ont.L1C 3K7 will further pollute well affected by salt contamination from highway.
water and a freeze on Property values will not be depreciated by
development would depreciate recommended Hamlet Plan.
property values. D
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Page 2. .
SUBMISSION BY CONCERN STAFF COMMENT
8. Mr. Andy Batelaan 401 to 407 Freeway Link Freeway Link Study has just commenced. The Town
2538 Maple Grove Rd. should be between Holt and supports the urban separator concept between
Box 44, Grp.l, Solina Roads and the new Bowmanville and Courtice.
R.R.#6 west boundary of Bowmanville
Bowmanville, Ont. and waste heat from
L1C 3K7 Darlington Generating
Station could heat nearby
homes.
9. Mr. Harry Gruyters Does not want the Staff concur. This is part of urban separator.
it.R. IIG agriculttiral area becoming
Bowmanville, Ont. L1C 3K7 residential.
10. Mr. David Maika Opposes the Maple Grove No comment.
R.R.#6 Secondary Plan.
Bowmanville, Ont.
11. Mr. Lou Mastroianni Wants Maple Grove integrated Staff did not recommend the inclusion of Maple
Maple Grove Road into Rowmanville. Grove within Bowmanville Urban Area under
R.R.#6 Durham Region Official Plan.
Bowmanville, Ont.
Attachment No. 3
PROPOSED AMENDMENT TO THE TOWN OF NEWCASTLE OFFICIAL PLAN
PURPOSE: The purpose of the Amendment is to
incorporate the Maple Grove Secondary Plan
into the Town of Newcastle Official Plan.
BASIS: The Amendment is based upon a detailed Maple
Grove Hamlet Secondary Plan Background Report
as required by Section 9 . 1 of the Town of
Newcastle Official Plan.
ACTUAL
AMENDMENT: The Town of Newcastle Official Plan is hereby
amended as follows :
1) In Section 9 . 1 (iv) by deleting 19-8 '
from the first line and replacing same
with 19-9 ' and by adding the phrase '9-
9 Maple Grove' to the end of the
section; and
2) In Section 9 . 3 (i) by deleting 145 '
after the words Maple Grove and
replacing same with 1901 .
3) The Maple Grove Secondary Plan attached
to the Amendment as Schedule 'A' is
incorporated as Schedule 19-91 .
IMPLEMENTATION: The provisions set forth in the Town of
Newcastle Official Plan, as amended, with
respect to implementation of the Plan shall
apply to this Amendment.
INTERPRETATION: The provisions set forth in the Town of
Newcastle Official Plan, as amended,
regarding the interpretation of the Plan
shall apply to this Amendment.
Attachment
LOT 22 LOT 21 I( LOT 20 LOT 19 LOT 18 LOT 17
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RC RC NASH ROAD
A A A LEGEND
RC EP ENVIRONMENTAL PROTECTION
A AGRICULTURAL
RC RURAL CLUSTER
RE RESIOENTIAL ESTATE
ERH RESIDENTIAL HAMI F T
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/� R1 URBAN RESIDENTIAL TYPE ONE
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R3 URBAN RESIDENTIAL TYPE THREE
Q I O R4 URBAN RESIDENTIAL TYPE FOUR
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