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HomeMy WebLinkAboutPD-7-89 DN: 1. 5(g) TOWN OF NEWCASTLE REPORT �,. File # �/�-�. ��• Res. #{'� By-Law # MEETING: General Purpose and Administration Committee DATE: Monday, January 9, 1989 REPORT #: PD-7-89 FILE #: OPA 88-47/D SUBJECT: COURTICE INDUSTRIAL AREA COMMUNITY MEETING t RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-7-89 be received by the Committee for information. 1. BACKGROUND 1.1 On November 24, 1988, Planning Staff met with residents of the Courtice Industrial Area, at the direction of Council, to discuss the long-term planning issues for this area. Planning Staff provided a Historical Review of the Courtice Industrial Area, referred to herein as Appendix 'A' . Minutes of this community meeting and Appendix 'A' are hereto attached. 1.2 It was noted at this meeting that Town and Regional Planning Staff are continuing with the review for the need for the designation of new Industrial lands with the Town. Any extension of the Courtice Industrial Area will be contingent upon the Durham Regional Official Plan review and the Town's Servicing Feasibility Study presently underway. 2. . . REPORT 00. : pD-7-89 PAGE 2 _______________________________________________________________________________ Respectfully submitted, Recommended for presentation to the Committee ) -------------------------- #- -- - _______________ Franklin Wu, M.C.I.P. �a��eu toeff Director of Planning 6 Development �bie� 7��m'�i�tcmtive officer _ DC*FW* 'ip *Attach. December 12, I988 MINUTES Meeting with the Residents and Owners in or near the Baseline Road Industrial Area THURSDAY, NOVEMBER 24, 1988 9:301 A.M. COURTROOM If 2, BOWMANVILLE COURTHOUSE In attendance from the Town of Newcastle Planning Department were: David Crome, Manager, Strategic Planning Branch Larry Taylor, Manager, Development Review Branch Jeff Brooks, Planner, Strategic Planning Branch Mr. David Crome welcomed residents to the meeting, introduced the staff members present, and briefly outlined its purpose. He apologized for Mr. Wu's absence. He explained that the Assistant Deputy Minister of Housing had called a meeting of the Durham Region Planning Directors and Mr. Wu's attendance in Toronto was critical. Mr. Crome provided a Historical Review of the Courtice Industrial Area as outlined in Appendix A to these minutes. He concluded by noting that the Town was presently conducting a land use study for the area known as Special Study Area if 11. He noted that a Servicing Feasibility Study was part of this process. The Servicing Feasibility Study has been broadened in scope to also examine the option of servicing the existing industrial area north of Highway # 4011. The floor was open to questions. Mr. A. Bigioni, 7350 Highway If 48, Markham, Ontario. Mr. Bigioni asked when the servicing of Special Study Area If 11 and sites north of the 401 and beyond, would become available. Mr. Crome noted that the timing and extent of services was unknown at this time. Dr. Pinto, Box 93, Bowmanville, Ontario L1C 3K8 Dr. Pinto inquired whether servicing would be extended east of Lot 25 in the Courtice Industrial Area. Mr. Crome responded that the entire designated industrial area was being considered. Mr. P. Bannon, 1010 Solina Road, R.R. #2, Bowmanville, Ontario Mr. Bannon asked what sort of Architectural Control is in place to control industrial development. Mr. Taylor noted that Planning Staff have the support of council to impose standards of architectural control through site plan agreements. Mr. Taylor further noted that brick is considered a preferable cladding type and indicated the Halminen Homes Office as an example of desireable development. 2... ...2 �� Mr. Bannon noted that there is a need for higher profile industrial buildings and that the Courtice Industrial area should have been serviced to attract this type of development. Mr. Bannon further raised the question whether prefab metal structures were considered the minimum standard. Mr. Crome noted that the needs of those located in a General Industrial Area may differ from the needs of those located in a Prestige Industrial area. Furthermore, Mr. Crome noted that designations for both types of industries were located in the Courtice Industrial Area. Mr. Bannon noted that services should be extended to encourage prestige industries or a reasonable type of industry. Mr. Bannon further noted that the type of industry which should be promoted be of the type which is best for the community. Mr. Bannon also noted that a specific standard be set for Architectural Control of industrial sites. Lois Osborne, R.R. # 2 Bowmanville, Ontario Mrs. Osborne inquired where the boundary of Special Study Area # 11 was located in relation to Lake Ontario. Mr. Crome noted that the southern boundary of Special Study Area # 11 reflected the former Darlington Township Official Plan and is located approximately one thousand (1000) feet from the high water mark of Lake Ontario. Jim Sullivan, R.R. # 2 Bowmanville, Ontario Mr. Sullivan noted that he had gone through three tiers of government to establish a pond which he stocks with trout. The adjacent industrial area is lower than his property, and Mr. Sullivan thus has concerns that his pond may be drained through the installation of services. Mr. Taylor stated that Mr. Sullivans concerns were noted. Mr. Crome noted that the industrial area being serviced by private services, namely wells, may be more detrimental to the pond than installation of public services, namely municipal water. Mr. Sullivan concluded by noting that he was not interested in obtaining sanitary sewers or municipal water. Margaret Philips, R.R. # 2 Bowmanville, Ontario. Mrs. Philips inquired whether staff was aware of the residents fight against Miller Paving. Mrs. Philips further noted that she will continue to fight all industrial applications within the area. Mrs. Philips stated that she and her family had moved to this area for peace and quiet and for a country lifestyle. Keith Philips, R.R. # 2 Bowmanville, Ontario. Mr. Philips noted that he was the resident who coined the phrase "quality of life" during a presentation to the General Purpose and Administration Committee against the Miller Paving application. Mr. Philips noted that he wanted some assurances regarding the residents quality of life and in particular their well water. .. .3 . ..3 ���� Mr. Philips noted that the Town will not be able to compensate him because there are no fire hydrants to run water off of, as there was in Courtice. Mr. Philips noted that he was willing to pay more taxes not to have low grade industry located within the Courtice Industrial Area. Mr. Philips further stated that the owners of these low grade industries do not live in the Town, they do not contribute to the Town and take from the Town, rather than give. Mr. Philips noted a concern over new development requests when only a small fraction of the designated industrial land is currently occupied. Mr. Philips also stated that the residents were already in place in 1976 when the boundary of the industrial zone was arbitrarily set. Mr. Crome noted that these lands had been designated for industrial development since 1958, within both the Darlington Official Plan and Darlington Zoning By-law. Mr. Philips stated that he felt that the plan is too long term and that it could be considered poor planning. Mr. Philips stated that the value of the land and residential prices had dropped since he had purchased his property in 1985. Mr. Philips noted that this was a result of industrial activity in the area. Mr. Crome asked Mr. Philips if he had inquired to the Planning Department as to the land use of the area. Mr. Philips noted that he had made a telephone call in 1985 to obtain information regarding this property. At that time, he stated that he was told the property was designated agricultural all the way around his property. Carrol MacDonald, R.R. # 2 Bowmanville, Ontario Ms. MacDonald noted that she was angered to find out that shortly after purchasing her property she had found out that the Darlington Nuclear Generating Station was to be completed. Furthermore, Ms. MacDonald stated that her property had somehow undergone a flip-flop from agricultural to industrial. Ms. MacDonald wanted a guarantee that this would not happen again. Mr. Crome noted that there may be some confusion between the Official Plan designation and the zoning. Mr. Crome further noted that the only change to these lands was done through implementation of Comprehensive Zoning By-law 84-63 which reflected the industrial designation within the Durham Regional Official Plan. Ms. MacDonald inquired as to who makes a zoning change? Mr. Taylor replied that an application to rezone a particular property is made by the owner of the property or an authorized agent of the property owner. Ms. MacDonald further raised concerns that the Town had affected her water supply. Her well, which had been in use for the past 60 years, has suddenly gone dry. Ms. MacDonald also noted that if roads were to be upgraded for industrial use, this would only raise the taxes paid by the residents. Dr. Pinto, Box 93, Bowmanville, Ontario L1C 3K8 Dr. Pinto stated that proper circulation was not made for By-law 84-63. He further noted that circulation through the local media should not be made. 4... . . .4 Mr. Taylor explained that in 1984 Council approved a recommendation to replace the Darlington, Bowmanville, Newcastle Village and Clarke By-laws with a Town of Newcastle Comprehensive By-law. This was advertised in the newspapers and community workshops were held prior to public meetings. The circulation procedure for the comprehensive zoning by-law was different from that used for specific rezoning applications. As a requirement of the Planning Act of Ontario, owners within an area designated for rezoning and those within four hundred (400) feet radius of the subject site are to be notified. Notification of the proposed consolidation of these by-laws was accomplished through advertisements in the local newspapers. Carrol MacDonald, R.R.# 2 Bowmanville, Ontario. Ms. MacDonald inquired whether the push for servicing to Special Study Area # 11 was for Hydro's purposes. Mr. Crome explained that the servicing feasibility study to be conducted included one portion of the Hydro lands being considered for prestige industrial uses. The impetus for the Study, however, related more to the Special Study Area. Margaret Philips, R.R. # 2 Bowmanville, Ontario. Mrs. Philips expressed that agricultural lands in the Courtice Industrial Area were being sold for industry purposes strictly for monetary benefit. Ruth Wright, R.R. # 2 Bowmanville, Ontario Mrs. Wright explained that 6 years ago she asked to have the lands severed for housing, but was told that this was not possible under the Industrial 11M2" zoning. Mrs. Wright explained that now she wants to expand the family industry and has submitted an application for rezoning. Furthermore, Mrs. Wright wished to know the current status of the application. Mr. Taylor acknowledged receipt of the appliation to rezone the lands and suggested that they could discuss the various aspects of the application following the meeting. Hal McKnight Hal McKnight enquired why Dom's Auto Parts land use extended beyond the boundaries for industrial use in both the Official Plan and Zoning By-law. Mr. Crome noted that Dom's Auto PAarts was established prior to the Darlington Official Plan and Zoning By-law of 1958 and would be considered legal non-conforming. Dom's Auto Parts had been operating prior to the implementation of both these documents and thus has the legal right to carry on operations. Wally McKnight, R.R. # 2, Bowmanville, Ontario Mr. McKnight inquired whether the metro dump would affect the type of industry which would be located in the Courtice Industrial Area. Mr. Crome responded that the Metro dump would deter prestige industries from locating in the Courtice Industrial Area. 5. . . .. .5 ) Lloyd Down, R.R. # 2, Bowmanville, Ontario Mr. Down noted that the present application for a gas bar at the southwest corner of Baseline Road and Courtice Road would only add to the number of accidents which are occurring at this intersection. Mr. Down believes that this application creates too many dangerous situations. Mr. Taylor noted that this application (DEV 88-56) had been referred back to Staff by council for further review. Mr. Down inquired as to the status of the Osborne farm. Mr. Taylor noted that no applications had been submitted to develop the Osborne farm. Ivan Zwarun, Box 462, Oshawa, Ontario L1H 7L5 Mr. Zwarun inquired as to the status of his Official Plan application (87-72-D-N) was. Mr. Taylor noted that the application had been tabled by Committee in relation to the Review of the Durham Region Official Plan and need for more industrial land. Mr. Zwarun was invited to talk to staff after the meeting regarding specific questions. Keith Philips, R.R. # 2 Bowmanville, Ontario. Mr. Philips noted that a report by the Town of Newcastle to Durham Region regarding industrial lands does not suggest changes to zoning or to the Official Plan. Furthermore he notes that the report does not state an increase of industrial land is required. Mr. Philips noted that because a statement has not been made by the Town, that further industrial development should not be considered. Ron Beckell, R.R. # 2 Bowmanville, Ontario Mr. Beckell stated that he has owned his property for 16 years and has known that it was designated industrial for that period of time. Furthermore he noted that there has always been a well problem in the area and that he has always bought water. Keith Philips, R.R. # 2, Bowmanville, Ontario Mr. Philips stated that he has never bought water. Paul Bannon, R.R. # 2, Bowmanville, Ontario Mr. Bannon reaffirmed that water is a problem. Mr. Bannon inquired whether the minutes to this meeting would be available. Mr. Taylor assured Mr. Bannon that they would be available and sent to those in attendance. 6.. . . ..6 Mr. Bannon inquired if residents could be in attendance when a presentation is made to council. Furthermore Mr. Bannon would like Planning Staff to make a recommendation that residents be allowed to attend the meeting because emotion can not be shown in written minutes. Mr. Bannon wants to know that what they are stating is appropriately documented. Mr. Crome stated that there would not be an open public meeting on the matter. However, if residents wish to attend the meeting and make a presentation, they could contact the Town Clerk, or alternatively, himself to be considered as a delegation. Margaret Philips, R.R. # 2 Bowmanville, Ontario Margaret Philips inquired which council will review the minutes of this meeting, the present council or the newly elected council. Mr. Crome responded that it would be the newly elected .council. Keith Philips, R.R. # 2 Bowmanville, Ontario Mr. Philips noted that he would like to be informed of the meeting date in addition to being sent a copy of the minutes. Shirley Crago, R.R. 2, Bowmanville, Ontario Mrs. Crago inquired about the federal policy which restricts the distance that dumps may be located to airports. Mr. Crome responded that landfill sites tend to attract birds, which interfere with the takeoff and landing of airplanes. As a result Federal Transport regulations restrict landfill sites from a specified radius of airports. Proposed Metro landfill site appears to be within the restricted area. Mrs. Crago expressed concerns about the dump being located within the floodplain of Tooley Creek. Mr. Crome stated that any potential landfill site would be subject to a stringent environmental assessment and it would be very improbable that floodprone lands could be considered. Mrs. Crago further noted that she has always had water and has never had to buy water. She stated that she has always had enough water to supply her cattle. Wally McKnight, R.R. # 2, Bowmanville, Ontario Mr. McKnight noted that anytime you want to do something you receive complaints from the Ministry of the Environment, yet we are going to have a dump. Margaret Philips, R.R. # 2 Bowmanville, Ontario. Mrs. Philips inquired how long a dump would be in operation. Mr. Crome responded that it was his understanding that Metropolitan Toronto was looking for an interim dump site which would operate for approximately a 5 year period. 7. . . . . .7 SCE? Mrs Philips asserted that she would prefer having a dump in operation, as opposed to industrial uses, since the dump would only last 5 years. Keith Philips, R.R. #2 Bowamnville, Ontario Mr. Philips noted that it was his understanding that wet industries were not to be located in the Courtice Industrial Area. He noted that the preferred development was to be dry industry and did not believe that Canadian Gypsum should be allowed to develop. Mr. Taylor noted that from the comments received the application complied with the provisions of the Regional Official Plan, zoning by--law and site plan requirements. Furthermore an engineering report was submitted which supported these findings. John Simons, R.R. # 2, Bowmanville, Ontario Mr. Simons noted that two test wells were drilled, and that while the Canadian Gypsum well was pumped, his well was tested over a 24 hour period. The tests showed no effect to his well, however the tests were conducted on a rainy day. Toby Groeneveld, R.R. #2, Bowmanville, Ontario Mrs. Groeneveld noted that she has never had any problems with her well and inquired whether she would be compensated should Canadian Gypsum interfere with her well. Mr. Taylor noted that Canadina Gypsum had entered into a site plan agreement with the Town of Newcastle and that the agreement was registered on title. Provisions within the agreement required the Owner to provide, where any well or private water supply was interfered with as a result of the construction or the development of said project an alternative water supply. Jim Sullivan, R.R. # 2 Bowmanville, Ontario Mr. Sullivan inquired what was the difference between Ml zoning and M2 zoning. Larry Taylor explained that M2 is the General Industrial Zone and allows for outside storage whereas M1 is the Light Industrial Zone which has more limited uses and does not provide for outside storage of good and materials. APPENDIX A HISTORICAL REVIEW OF THE COURTICE INDUSTRIAL AREA 1958 Municipal Planning Consultants retained by the Township of Darlington to prepare zoning by-law and official plan. Major Problems: - scattered residential development - low industrial-commercial assessment (only 6.3%) - high growth rate (population had almost doubled between 1950 - 1957) . Solutions: - designated Courtice for urban growth and Mitchell's Corners and Hampton for suburban development (private service) to provide areas for growth and restrict scattered development. - designated 1360 acres of industrial land in the vicinity of Courtice Road and 401. Feb. 5, 1959 Darlington Township Zoning By-Law #2111 adopted by Council. Oct. 31, 1960 Official Plan for the Darlington Planning Area approved by Minister of Municipal Affairs. Jan. 1, 1974 Regional Government established. July 14, 1976 Regional Offical Plan adopted by Regional Council. The Regional Offical Plan superceded both the Darlington Official Plan and the Darlington Zoning By-Law. The Regional Plan: - designated approximately 9000 acres of industrial land across the Region - designated approximately 400 acres of industrial land on north side of Highway #401 between Lot 25 and Lot 32. - designated the south side of Highway #401 as a Special Study Area from Lot 11 to Lot 31. ...2 5�5� -2- June 29, 1977 A modification to the Regional Plan was made to: - recognize the St. Mary's Lands as Industrial. - recognize the Darlington Nuculear Generating Station lands as Utilities. - Leave the balance as a Special Study Area for possible residential/industrial/agricultural use in association with surplus steam energy from the Gererating Station. March 17, 1978 Durham Region Official Plan approved by the Minister of Municipal Affairs and Housing. June 26, 1979 An Amendment #9 to the Regional Official Plan was approved by the Minister of Municipal Affairs and Housing. The amendment was initiated by the Town of Newcastle (78-18/D(9) to entend the Courtice Industrial Area east to include Lot 24 and add approximately 60 acres. Oct. 20, 1987 Official Plan Amendment (87-72/D) proposed by Iwan Zwardun to extend industrial designation further east in Lot 23, B.F. Concession (15.6 acres) . June 14, 1988 Official Plan Amendment (87-72/D) proposed by Bajda Holdings to extend industrial designation further east in Lots 23, and 24 Concession 1 (65.6 acres) . July 25, 1988 Council directed staff to initiate a study with a view to resolving the future land uses in Special Study Area #11.