HomeMy WebLinkAboutPD-106-90 TOWN OF NEWCASTLE
COURTICE
REPORT File #
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METING: General Purpose and Administration Committee
DATE: March 19, 1990
REPORT #: PD-106 -90 FILE #:
SMECT: SERVICING FEASIBILITY STUDY - SOUTH COURTICE AREA
OUR FILE: PLN 18.1.1
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD-106 -90 be received;
2 . THAT Staff be authorized to select a consultant to undertake
a Employment Area Market Study, to determine the optimum mix
of employment area land uses and to rationalize the amount of
industrial land at Courtice;
3. THAT Staff be authorized to investigate the alternative
interim servicing schemes in consultation with the owners and
the Region of Durham;
4 . THAT a copy of PD-106 -90 be forwarded to the Region of Durham
Planning and Works Departments .
1. BACKGROUND
1. 1 On July 25, 1988 the Council of the Town of Newcastle directed
Planning Staff to commence a Planning Study for the area south
of Highway 401 between Darlington Provincial Park and
Darlington Generating Station, known as Special Study Area 11
in the Durham Region Official Plan.
� 9C� O
REPORT NO. : PD- 106-90 PAGE 2
1.2 As part of the Study, Staff determined that the feasibility
of servicing the Study area with sanitary sewer and piped
water services was the paramount consideration. Subsequently,
the consulting firm, Totten Sims Hubicki were retained to
commence a servicing feasibility study. In addition, a
Technical Advisory Committee was formed to review and provide
input into the study. The Committee was comprised of two
engineers from Durham Region, two planners from Durham Region
and four members from the Town of Newcastle Planning and
Public Works Departments .
1. 3 The scope of the study was to examine the feasibility and
costs of extending sanitary and water services from Oshawa or
Bowmanville to the Study Area. The study, however, did not
address the layout or costs for internal services with the
study as they are dependant upon the road configuration
evolving from the Planning process.
1.4 Staff requested the consultant initially to consider three
areas: the lands within Special Study Area 11, Courtice
Industrial Park and the Ontario Hydro park referred to as
areas 'A' , 'B' and 'C' respectively and shown on attachment
No. l. The land area totaling approximately 620 hectares (1530
acres) . Subsequently, as a result of several Official Plan
Amendment applications and the Durham Region Official Plan
Review examining possible extensions to the Courtice Urban
Area, two additional areas 'D' and 'E' were added to the
study, bringing the total area of the study to 1290 hectares
(3188 acres) . Areas 'A' , 'B' , 'D' and 'E' will be referred
to hereafter as South Courtice.
1.5 On November 2, 1989 and January 17, 1990 the Technical
599 02
REPORT NO. : PD- 106-90 PAGE 3
Advisory Committee met to review the first and second drafts
of the Study and provide comments . Subsequently, on February
20, 1990 the Final Draft was received.
2. THE STUDY'S FINDINGS
2 . 1 Land Use Scenarios
2 . 1. 1 In order to establish the ultimate demand for water
and sewage treatment there are a number of
assumptions on land uses for each area that have
been made. The scenarios shown on Attachment No.2
are as follows:
Area 'A' - Prestige Industrial - 220 hectares
Open Space - 105 hectares
Area 'B' - Prestige Industrial for lands south
to the Highway 401, east of Courtice
Road - 127 hectares
- General Industrial for lands west of
Courtice Road - 59 hectares
- Open Space - 14 hectares
Area 'C' - Prestige Industrial - 78 hectares
- Open Space - 17 hectares
Area 'D' - Residential, between Prestonvale Road
and Townline Road - 95 hectares
(density of 24 .7 units per hectare)
- General Industrial, east of
Prestonvale road - 352 hectares
- Open Space - 43 hectares
Area 'E' - Residential - 176 hectares
Open Space - 4 hectares
599 03
REPORT NO. : PD- 106-90 PAGE 4
2 .2 Sanitary Sewage
2 .2 . 1 The various options for the treatment of sanitary
sewage require the construction of pumping stations,
forcemains, gravity sanitary sewers, and the
requirement of additional capacity at the Port
Darlington Water Pollution Control Plant (WPCP) in
Bowmanville and/or the Harmony Creek WPCP in Oshawa.
The required sewage treatment plant capacity for the
South Courtice land is 41,027 cu.m. /day (9 . 04 Millon
Imperial Gallons per day (MIGD) . The required
sewage treatment plant capacity for Area 'C' is 3510
cu.m/day (0 . 77 MIGD) .
2 .2 .2 A breakdown of the costs are appended hereto as
Attachment No. 3.
Option 1: Treat the sanitary sewage from all the
Study area including Area 'C' at the
Harmony Creek WPCP.
The cost: $ 44,424,000 . 00
Option 2: Treat the sanitary sewage from Study
South Courtice only (A,B,D and E) at
Harmony Creek WPCP. Treat the sanitary
sewage from Study Area 'C' at Port
Darlington WPCP.
The cost: $ 44, 009,000 .00
Option 3: Treat the sanitary sewage from the
Robinson Creek Watershed portion of South
Courtice at the Harmony Creek WPCP. Treat
the balance of the sanitary sewage from
599 0 /it
REPORT NO • PD- 106 -90 PAGE 5
remaining Study Areas at Port Darlington
WPCP
The cost: $ 58,567,000 . 00
Option 4: Treat sanitary sewage from all Study Areas
at the Port Darlington WPCP
The cost: $ 58,856,000 . 00
Option 5: Construct a New Water Pollution Control
Plant to treat sanitary sewage from all
the Study Area.
The cost: $ 47,032,000 . 00 plus land
acquisition and environmental assessment
study costs .
2 .2 . 3 Options 1 to 4 required an expansion to either the
Port Darlington WPCP and/or the Harmony Creek WPCP,
to provide sanitary sewer to the Study Area. It
should be noted that Whitby-Oshawa-Courtice is
presently serviced by the Harmony Creek WPCP and
the Corbett Creek WPCP both of which will be at
capacity when development of the present Regional
Official Plan designated urban areas in Whitby,
Oshawa and Courtice are completed. Given this, a
new treatment plant will be required, eventually,
to service lands in north Oshawa and north Whitby.
2 . 3 Water Supply
2 . 3 . 1 Water supply requirements became the most difficult
component of the Servicing Study due to, among other
things, the pressure zone configuration and the high
demand placed by industrial land uses . Supply
requirements have three main components: general
599 OD
REPORT NO. : PD- 106 -90 PAGE 6
consumption (by households, industry etc. ) , fire
flow (protection) and water storage (reservoirs)
Water storage facilities are required in a water
system to provide balancing flows during peak demand
period, fire fighting, and to provide emergency
storage in the event of failure of the supply works .
2 . 3 . 2 There are three pressure zones that traverse the
Study Area. Area 'C' is located within the
Bowmanville Zone 1, would be serviced by Bowmanville
Water Supply Plant. The South Courtice lands are
within zones 1 and 2, the Oshawa-Whitby-Courtice
water system would be serviced by the Whitby and/or
Oshawa WSP. Part of Area 'B' is located in a remote
portion of Zone 2, where adequate pressure become
questionable.
2 . 3 . 3 A number of options have been considered based on
the pressure zones . It should be noted that the
options would require the construction of booster
pumping stations, feedermains, provide additional
supply at the Bowmanville Water Supply Plant (WSP)
and Whitby WSP. Additional storage will also be
required for emergency and equalization. The
maximum day demand for the South Courtice lands
would be 69 ,930 cu.m. /day (15 .28 MIGD) . The maximum
day demand for Area 'C' would be 3510 cu.m./day
(0 .77 MIGD) .
Option 1: Service Study Area 'C' from the Bowmanville WSP.
The cost: $4,469,600 (assuming cost sharing of
feedermain with other land owners) .
$ 8,938,000 (assuming no cost sharing) .
REPORT NO. : PD-106 -90 PAGE 7
Option 2: Service South Courtice (areas 'A' , 'B' ,
'D' and 'E' ) from the Whitby-Oshawa-Courtice Water
System.
The cost: $54,500,000 .00
Option 3: Service South Courtice from a New Water
Supply Plant.
The cost: $61,540,000 . 00 plus costs of
land acquisition, environmental assessment
and water quality studies .
Option 4: Service South Courtice from the
Bowmanville WSP.
The cost: $56,000,000. 00
A breakdown of the costs are appended
hereto as Attachment No.4.
2 .3 .4 An evaluation of the options would indicate that
Option 1 Area 'C' could be serviced from the
Bowmanville WSP.
Option 2 would appear to be quite feasible in terms
of cost and the timing of the development. For
example the development of the study lands will
occur over a long period of time therefore the
construction of the feedermain reinforcements and
additional water storage can be phased in as
development occurs . Therefore, there is little up
front cost in the initial stages of development only
feedermain extensions through lower Whitby-Oshawa-
Courtice Area will be required.
599 C- %
REPORT NO. : PD-106 -90 PAGE 8
Option 3 would require large up front capital
expenditure to construct the majority of the
necessary new works prior to the start of,
development and would require an Environmental
Assessment.
Option 4 would have to be further investigated,
since the lot size and limited site area of the
Bowmanville Water Supply Plant would be a
constraint. In addition, there would be significant
up front costs for the plant expansion and long
feedermains to the site.
2 .4 Storm Drainage
2 .4. 1 There are three major creeks that traverse the Study
Area, Robinson Creek, Tooley's Creek, Darlington
Creek. In order for these areas to develop Master
Plan Drainage Plans will be required by the Town of
Newcastle Public Works Department and Central Lake
Ontario Conservation Authority. The Plan will
examine the watercourse in detail within the Study
Area and beyond to the ultimate outlet at Lake
Ontario to determine the work required to permit
development to proceed. This work may include
channelization, erosion control measures detention
or retention ponds to control the rate of run off.
A Master Drainage Plan is presently being undertaken
for the Robinson Creek Watershed.
2 .5 Planning Alternatives
2 .5. 1 In accordance with standard practices and in
preparation for possible environmental assessment
requirement the Report examines a number of
599 08.
REPORT NO. : PD-106 -90 PAGE 9
alternatives for providing services to the Study
Areas.
2 .5 .2 Alternative 1 - Do Nothing
The first alternative suggests that simply nothing
be done. No development would be permitted with the
exception of the lands presently designated
industrial (Area B) . This alternative would be
unacceptable given need for additional serviced
industrial land.
2 .5 . 3 Alternative 2 - Limited Development on
Private Services
The second alternative would allow for limited
development on private waste disposal systems and
drilled wells . This is presently the situation in
Area B. This scenario would not allow for the
future growth of existing industries and would
attract low profile or less desirable industries .
In addition, adequate fire protection becomes
questionable.
2 .5 .4 Alternative 3 - Development of Area C
The lands in the Ontario Hydro development are
considered in this alternative. The report suggests
that these lands can be serviced from the sanitary
sewer at the Port Darlington WPCP and the water from
the Bowmanville WSP. The report suggests that this
alternative would be technically feasible and would
be implemented at the following cost:
599 09
REPORT NO. : PD- 106-90 PAGE 10
Sanitary Sewage $ 4,250,000 .
Water Supply $ 4 ,700,000 .
$ 8,950,000.
This capital costs for servicing this area would be
$114,700 per hectare.
2 .5 .5 Alternative 4 - Development of South Courtice
The development of Areas 'A' , 'B' , 'D' and 'E' would
ultimately require the construction of a new
sanitary sewer treatment facility and a major
expansion to the Whitby Water Supply Plant. Major
improvements to the feedermain network in the lower
Whitby-Oshawa area would be required to convey water
to the South Courtice Study Areas . The estimated
cost of providing full urban services are as
follows:
Sewage Works $45,000,000 to $55,000,000
Water Supply $55,000,000 to $62 ,000,000
Total $100,000,000 to $117,000,000
It should be noted that the above costs exclude land
acquisition requirements and the costs of
environment assessment and water quality studies .
The servicing requirements would be between $97,200
to $113,700 per hectare (exclusive of land
acquisition and study costs) .
The estimated time required to complete the
necessary environmental assessment for the selection
of an appropriate site, the preliminary design and
detailed design and construction of works would be
599 10
REPORT NO. : PD- 106-90 PAGE 11
minimum of five years .
2 . 6 Phasing of Development for South Courtice
2 .6 . 1 All of the above noted alternatives are based on the
ultimate development of the South Courtice lands .
The sewage system option recommended by Totten Sims
Hubicki would lead to the location, design and
construction of a new sewage treatment plant in the
Study Area.
The report suggests that an expansion to the Harmony
Creek WPCP could be undertaken to provide interim
capacity for treatment of sanitary sewage in the
South Courtice area with the sewage directed to the
new facility in the ultimate stage.
2 .6 .2 A phasing strategy has been put forth by the
consultant to minimize the up-front cost as well as
allow for the servicing of certain areas in the
nearer future.
Based on the assumption that interim capacity is
available in the Harmony Creek WPCP, two phasing
options are put forth. One option would allow the
development of Areas 'A' and 'B' only. The other
would allow for the development of the lands
situated in the Robinson Creek Watershed.
2 .6 . 3 Phasing Option 1 - Areas A and B
The first phasing option areas 'A' and 'B' will be
only allowed to develop. 'D' and 'E' will remain
undeveloped until the ultimate scheme was
implemented. Areas 'A' and 'B' were noted by
5 ) ) I1
REPORT NO. : PD- 106-90 PAGE 12
Planning Staff in the initial terms of reference as
a priority.
Under this phasing option, a pumping station would
be required at the Tooley Creek Valley near the
southern limit of Study Area 'A' with a forcemain
to the Harmony Creek WPCP.
Water supply would require the reinforcement of the
feedermain network in Zone 1 Whitby-Oshawa area.
This would be undertaken to suit the ultimate
condition.
(Refer to Attachment #5, appended hereto) .
Under this phasing option the total estimated costs
are as follows:
Prior to development $ 18,200,000.
Phased in construction $ 28,491,000.
Total $ 46,691,000.
It should be noted. that the pumping station and
feedermain would be abandoned with the ultimate
development servicing scheme.
2 .6 .4 Phasing Option 2 - Robinson Creek Watershed
The second phasing option would allow the
development of parts of Areas 'B' 'D' and 'E' which
are located within the Robinson Creek Watershed as
shown on Attachment No.6) . The total estimated
costs are as follows:
Prior to development $ 14,000,000
Phased in Construction $ 43 ,403,000
$ 48,403,000
5 99
REPORT NO. : PD-106-90 PAGE 13
This scenario would also limit the extent of
industrial development permitted. Only portion of
Area 'B' can be developed for industrial uses .
Area 'A' (Special Study Area #11) could not be
developed.
2 .7 Study Conclusions and Recommendations
Totten Sims Hubicki made the following conclusions with regard
to the servicing feasibility of the various Study Areas:
a) South Courtice (Areas A,B,C,D) and Area 'C' could proceed
independently.
b) Area 'C' should be considered in conjunction with the
servicing scheme for West Bowmanville Developments .
c) The ultimate development of South Courtice (Areas A, B,D,
& E) will require the construction of a new sanitary
sewage treatment plant and a major expansion of the
Whitby Water Supply Plant. The planning and design of
these works should occur on a regional basis rather than
isolated for this Study Area.
d) An expansion to the Harmony Creek WPCP could be
undertaken for the treatment of sewage from South
Courtice lands on an interim basis .
e) In order for the Region to provide an interim allocation
of plant capacity at Harmony Creek WPCP, there needs to
be confirmation of a technically suitable and
environmentally viable site for a new treatment facility.
This requires an Environmental Assessment.
J 1
REPORT NO. : PD- -90 PAGE 14
f) In order to determine the feasibility of expanding the
Whitby Water Supply Plant, to the ultimate capacity of the
South Courtice lands, an Environmental Assessment is required.
g) Major improvements to the water feedermain network through
Oshawa and Whitby is required to service the South Courtice
area.
h) Development of the lands at the easterly end of Area 'B' ,
which is currently designated Industrial, should be restricted
due to difficulties in providing municipal water to these
lands .
3. COMMENTS
3 . 1 The ultimate servicing scheme for South Courtice would require the
construction of a new sewage treatment facility and expansion of
the Whitby WSP to provide service to the entire study area.
However, it would be some time before this scheme is given the
proper approvals and before the construction is complete. The
Regional staff has indicated that a major plant facility such as
the sewage treatment plant would be designed in such a manner to
handle requirements well beyond the Official Plan time horizon.
As such a new sewage treatment plant in South Courtice would be
designed and the trunk services sized in such a manner to service
lands not only in Courtice but in north Oshawa and potentially
north Whitby.
3.2 Based on current available industrial land and the historic
absorption rates of industrial lands in the Town, it appears there
is sufficient lands for industrial development on a short term
basis . On a Regional basis, however, there is limited industrial
land with Highway 401 exposure. It is staff 's view that the
Regional industrial land absorption rates are significant to
warrant the consideration of designating more industrial land in
the Official Plan.
599 i
REPORT NO. : PD- 106-90 PAGE 15
Given that the major capital costs to service these lands can
only be justified Regional need basis, Staff recommend that
an Employment Area Market Study be undertaken to investigate
the unmet need for serviced industrial lands in Courtice in
the context of the industrial land requirement for Durham
Region. This Study should investigate the anticipated timing
of development of industrial lands across Durham Region. It
should also examine the optimum mix of specific industrial and
related land uses including light, prestige and business park
type uses, which would ultimately establish attractive and
marketable employment area. The Employment Area Market Study
is a fundamental undertaking in relation to the South Courtice
lands and considerations underway through the Durham Region
Official Plan Review. The firm of C.N. Watson and Associates
Ltd. has estimated the cost of such work at $15,000 to
$20,000 . A group of landowners in the Study Area has agreed
to cover the costs of this work.
3 . 3 The Report offers two interim servicing solutions which would
permit a substantial portion of the Study Area lands to
commence development utilizing capacity from the Harmony Creek
WPCP and the Whitby WSP. To receive such an interim
allocation, the Region would need to be satisfied that
technically suitable site is available for the sewage
treatment plant and that an environmental assessment be
conducted to expand either the Whitby WSP or the Bowmanville
WSP. The investigation of the interim options and the
development of a suitable financing scheme among the
benefiting landowners will require further investigation. To
this end, staff have held preliminary discussion with Regional
Staff.
599 1 �
REPORT NO. : PD- 106-90 PAGE 16
3 .4 It is apparent from the Study, that it may not be possible to
bring any of the lands in South Courtice on stream for
industrial development proposal in the immediate futures.
Given this, there are two important considerations for the
Town's short term economic development strategy:
i) the only location in the Town to bring a significant
amount of serviced industrial land on stream in the
immediate future is in the Bowmanville Urban Area. The
Town's marketing efforts should focus here and attempts
should be made to co-ordinate the development of these
lands.
ii) the high-profile frontage in the Courtice Industrial Park
will continue to be utilized by low-profile industrial
users until water and sanitary sewer services are
available. Given this, the Town should consider
revisions to the industrial zoning in the Courtice
Industrial Park to prevent some undesirable industrial
uses from occupying the high profile areas .
4. CONCLUSIONS
The South Courtice Servicing Feasibility Study provides an
overview in terms of the time and cost of the servicing
requirements for this area. It is important that the Town
undertake a comprehensive examination of the industrial land
requirement for the Region and rationalize the need for the
industrial designation in this area. Staff must also
investigte the interim servicing option with Region and
interested landowners .
599 1 h
REPORT NO. : PD- 106-90 PAGE 17
Respectfully submitted, Recommended for presentation
to the Committee
Franklin Wu, M.C. I .P. Lakience Kotseff
Director of Planning Chief A i istrative
and Development Officer
CV*DC*df
*Attach
8 March 1990
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ATTACHMENT 3
Preliminary Estimated Costs
Sanitary Sewage Treatment Alternatives
WORK ESTIMATED COSTS ($000)
ITEM ALT S1 ALT S2 ALT S3 ALT S4 ALT SS
Pumping Station No. 2 $ 600 $ 600 $ 600 $ 600 $ 600
Forcemain from P.S. N0.2 $ 312 $ 475 $ 750 $ 750 $ 312
Gravity Sewer for
P.S. No. 2 drainage $ 1,120 $ 3501 N/A N/A $ 1,120
Plant Capacity at
Harmony Creek WPCP
For Study Area 'C' only $ 2,360 N/A N/A N/A N/A
Plant Capacity at the
Port Darlington WPCP
For Study Area 'C' only N/A $ 2,822 $ 2,822 _ $ 2,822 N/A
Sub-total Costs
for Study Area 'C' $ 4,392 $ 4,247 $ 4,172 $ 4,172 $ 2,0322
Pumping Station No. 1 $ 6,500 $ 6,500 $ 4,500 $ 6,500 N/A
Forcemain from PS No. 1 $ 5,940 $ 5,670 $ 6,700 $ 9,800 N/A
Gravity Sewer from PS No.l
drainage N/A N/A 200 400 N/A
Pumping Station No. 3 N/A N/A $ 3,500 N/A N/A
Forcemain from PS No. 3 N/A N/A $ 3,000 N/A N/A
Plant Capacity at
Harmony Creek WPCP
For Study Areas A,B,D & E $27,592 $27,592 $13,739 N/A N/A
Plant Capacity at the
Port Darlington WPCP
For Study Areas A,B,D & E N/A N/A $22,7563 $37,9843 N/A
New WPCP in Area 'A''
(Site to be determined) N/A N/A N/A N/A $45,0004
sSub-Total Costs for
Study Areas A,B,D & E $40,032 $39,762 $54,395 $54,684 $45,000
TOTAL ESTIMATED COSTS $44,424 $44,009 $58,567 $58,856 $47,032
For All Areas
ATTACHMENT N0.4
PRELIMINARY ESTIMATED COST WATER SUPPLY ALTERNATIVES
The estimated cost to provide the waterworks required under the
alternatives are as follows:
WORK ITEM ALT W1 ALT W2 ALT W3 ALT W4
Expansion to
Bowmanville WSP 1,350,000 - - 30,600,000
Feedermain on 900,000 - - -
Baseline Road from
Mearns to Martin
Feedermain from 2,000,000 - - -
Martin to Study
Area C
Additional Storage 219,600 - - -
SUBTOTAL COST ESTIMATE
FOR AREA 'C' $ 4,469,600
New Water Supply
Plant - - 45,900,000 -
Expansion to Whitby
WSP - 30,600,000 - -
Feedermain within
Zone 1 Study Lands - 7,380,000 7,380,000 7,380,000
Feedermain within
Zone 2 Study Lands - 3,000,000 3,000,000 3,000,000
Reinforcement of
Feedermain Network in
Existing Zone 1 Area . - 8,000,000 - -
Feedermain to connect
to Study Lands to
Existing Water System - 1,180,000 920,000 -
Emergency Storage - 4,340,000 4,340,000 4,340,000
Feedermain from B'ville
WSP to Study Lands - - - 9,000,000
Feedermain to connect
Zone 1 Study Lands to
Grandview Pumping
Station - - - 680,000
Additional High-Lift
Pumping Station at
B'ville WSP - - - 1,000,000
TOTAL ESTIMATED
COST $4,469,600 $54,500,000 $61,540,000 $56,000,000
NOTES
1. Estimates are based on Spring 1990 Construction costs.
2. Costs of Environmental Assessment is not included.
3. Land cost not included.
4. Cost for new intake pipe at Bowmanville and Whitby WSP are
not included.
599 21
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