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Home My WebLink AboutPD-191-90 TOWN OF NEWCASTLE j SDN: ESQUIRE.GPA REPORT File # Res. # rs --- �• 8y-Law # (STING: General Purpose and Administration Committee DATE: June 4, 1990 REPORT #: PD-191-90 FILE #: S(JB.ECT• OFFICIAL PLAN AMENDMENT APPLICATION ESQUIRE DEVELOPMENTS LIMITED LAMB'S ROAD INTERCHANGE FILE: OPA 89-140/D/N; OMB FILES: Z-8900131 S-890056 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-191-90 be received; 2 . THAT Official Plan Amendment Application 89-140/D/N submitted by Inducon Consultants on behalf of Esquire Developments Limited to delete the 'Future Interchange' symbol at Lamb's Road/Highway No.401, be referred back to Staff for further consideration in the Town's comments on the Durham Regional Official Plan Review; 3 . THAT a copy of this report and Council's decision be forwarded to the Region of Durham Planning Department; and 4 . THAT the interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1. 1 Applicant: Inducon Consultants of Canada 1 .2 Owner: Esquire Developments Limited F, REPORT NO. : PD-191-90 PAGE 2 1.3 Official Plan Amendment: To delete the symbol for a proposed future interchange at Lamb's (Training School) Road and Highway 401 from the schedules to the Durham Regional Official Plan and the Town of Newcastle Official Plan (Attachment No. l) . 2. BACKGROUND 2 . 1 Notice of the subject Official Plan Amendment application was received by the Town from the Region of Durham on December 14 , 1989 . On January 29, 1990, the law firm of Goodman and Carr, on behalf of Esquire Developments, requested the Ministry of Municipal Affairs to refer the subject application to the Ontario Municipal Board. 2 .2 The Official Plan Amendment application relates to Subdivision Application 18T-87055 which proposes to develop a 12 lot industrial subdivision on an 18. 19 ha (45 acre) parcel owned by Esquire Developments (Attachment No.2) . The interchange at Lamb's Road would require approximately 3 ha (7 .5 acres) of this parcel . On June 1, 1989, the same firm of Goodman and Carr notified the Region of Durham as well as the Ontario Municipal Board that it wished to have the subject subdivision application referred to the Board. 2 . 3 The Official Plan Amendment and Subdivision applications were referred by the applicant inasmuch as they are not prepared to set aside land within the plan of subdivision for the purpose of accommodating the future proposed interchange at Lamb's Road/Highway No.401 as indicated in the Regional and Town Official Plans. REPORT NO. : PD-191-90 PAGE 3 2 .4 On October 18, 1989, Goodman and Carr also requested the Ontario Municipal Board to hold a hearing in respect of the Town's refusal to deal with Rezoning Application DEV 89-90 . This application seeks to remove the 'Holding Symbol (H) ' from the lands subject of Subdivision Application 18T-87055. 2 .5 The Lamb's Road Interchange and the designation of Lamb's Road as an arterial road was the subject of Amendment # 24 to the Durham Region Official Plan initiated by the Region of Durham in 1979 . The amendment was referred to the Ontario Municipal Board by owners of properties north of Highway 401. At the Hearing on February 16, 1981, the Board approved the Official Plan Amendment. 2 . 6 In January 1988, in a letter to the Ministry of Transportation, the Regional Commissioner of Planning confirmed the Region's position that the preferred location 'for an interchange in East Bowmanville is at Lamb's Road. 2 . 7 Newcastle Town Council has considered the issue of transportation network in the vicinity of the Lamb's Road Interchange on two previous occasions . In October 1987 , Council, in their deliberation of Official Plan Amendment application 87-50/D/N, indicated it did not support the redesignation of Lamb's Road from 'Type B Arterial' to 'Collector' status without a further Official Plan Amendment to extend Baseline Road East to Bennett Road as an Arterial and the deletion of the proposed Lamb's Road interchange. 2 . 8 On March 12, 1990, Council considered Staff Report PD-86-90 in respect of Subdivision Application 18T-87055, Council resolved to recommend approval of the subdivision subject to the Town's Conditions of Draft Approval and that the report be forwarded to the Ontario Municipal Board. The Staff Report noted, however, that revisions to the proposed subdivision would be required should the Board decide that the Lamb's Road Interchange should be retained. REPORT NO. : PD- 191-90 PAGE 4 3. SURROUNDING USES 3. 1 North: South Bowmanville Industrial Park South: Industrially Designated Lands to the CNR line - Official Plan Amendment Applications 90-22/D/N (Newcastle-on-the-Lake) and 89-129/D/N (Kingstown Investments) south of the CNR line East: Industrially Designated Lands and Permanent Agriculture Reserve West: Industrially Designated Lands 4. OFFICIAL PLAN POLICIES 4 . 1 Schedule 'A5 ' (Regional Structure) and Schedule 'B' (Transportation Network) of the Durham Regional Official Plan indicate the interchange at Lamb's Road/Highway 401 as an interchange which Regional Council wishes to see constructed in the future. Lamb's Road is indicated as a Type 'B' Arterial Road between Highway 401 and Concession Road 2 . Such roads shall be designated primarily as limited access roads to facilitate traffic movement between major land use activities. The Durham Region Official Plan also indicates that Regional Council wish to see the interchanges at Waverly Road (Regional Road #57) , Liberty Street (Regional Road #14) and Bennett Road as ones which Regional Council wishes to see retained. The Regional Plan notes, however, that these designations do not mean that the Ministry of Transportation shall necessarily undertake the retention or construction of such interchanges. 4.4 Schedule 13' (Transportation Network - Bowmanville) of the Town of Newcastle Official Plan indicates a 'Future 51 3 REPORT NO. : PD-191 -90 PAGE 5 Interchange' at Lamb's Road/Highway 401. The designation for Lamb's Road is the same as given in the Regional Official Plan. 5. PUBLIC NOTICE 5 . 1 Public Notice in respect of the subject application and the Public Meeting was advertised in local newspapers on Wednesday, May 9 , 1990 . 6. AGENCY COMMENTS 6 . 1 The subject Official Plan Amendment application was circulated by the Regional and the Town Planning Departments to various agencies for comment. The following agencies indicated no objection: Town of Newcastle Fire Department Town of Newcastle Public Works Department Region of Durham Works Department 6 .2 The Ministry of Transportation indicated support for the planning principle that Lamb's Road represents the ultimate preferred interchange in relation to the existing Bennett Road interchange. The Bennett Road interchange would be removed upon implementation of this ultimate scheme. However, the Region will be responsible for protecting the property which will ultimately be required for an interchange at Lamb's Road/Highway 401. Proponency of this new interchange and the associated future closure of the Bennett Road interchange rests with the Region. REPORT NO. : PD- 191-90 PAGE 6 7. STAFF COMMNTS 7 . 1 The Durham Regional Official Plan and the Town of Newcastle Official Plan would appear to indicate that the Bowmanville Urban Area should be served by means of four interchanges with Highway 401. The Ministry of Transportation and the Region of Durham, however, are indicating that, at most, only three interchanges would be feasible. This is reflected in the draft changes to the Durham Regional Official Plan which proposes the deletion of Bennett Road interchange. It should be noted that the reconfiguration of the interchanges would likely occur at the time of a future widening of Highway 401, probably at least 15-20 years in the future. 7 .2 In reviewing this matter, a number of factors need to be considered including the level of service provided to the urban area, the connection to the future arterial system (including a link to future Highway 407) , and financial implications. 7 . 3 Level of Service Under the current land use designations for the Bowmanville Urban Area, the Lamb's Road interchange would provide better service to the industrial areas and residential lands on the east side of Bowmanville. This is recognized by both the Region of Durham and the Ministry of Transportation. At the present time, the Bennett Road interchange is located too far to the east to be utilized by the west-oriented traffic . The draft changes to the Durham Regional Official Plan as prepared by the Regional Planning Department propose the designation of additional residential and industrial lands on the eastern edge of the Bowmanville Urban Area. In addition, the Town is currently examining possible land use option for REPORT NO. : PD-191-90 PAGE 7 the Bowmanville Waterfront area south of Highway 401. As a result, the future additions to the Bowmanville Urban Area requires a re-evaluation of which location can best serve the long term needs of the Bowmanville Urban Area. 7 .4 Arterial Road System At the present time, Bennett Road and Lambs Road are not continuous north-south arterial road systems . Bennett Road is an identified arterial road between Highway 401 to Highway 2 . Lambs Road is an arterial road extending further north from Highway 401 to Concession Street. In the draft changes to the Durham Regional Official Plan, it is proposed that Lamb's Road continue northerly as an arterial road to intersect with Highway 407 . It is noted that the route alternatives under consideration by the Ministry of Transportation in the Highway 407 Route Alignment Study also identifies intersection locations for Lamb's Road (called Bethesda Road north of Concession 4) . Any interchange location should provide service to a Regional standard arterial road which could provide a continuous link to Highway 407 . 7 .5 Financial Implications Given that the interchange would likely only be constructed in conjunction with the widening of Highway 401 and assuming equivalent design standards, the actual construction costs of a new interchange would be roughly equivalent. The Lamb's Road interchange would require more substantial land acquisition costs . This cost may be justified by providing better service and by lower costs in providing a north-south arterial connection. As these costs are to be borne by senior levels of government, it is most appropriate for further consideration of this matter by those authorities affected. REPORT NO. : PD- 191-90 PAGE 8 8. CONCLUSIONS AND RECOMMENDATIONS 8 . 1 The optimum location for a Highway 401 interchange to serve the East Bowmanville area is Lambs Road. This is currently recognized by both the Ministry of Transportation and the Region of Durham. It is noted, however, that changes to the land use structure are under consideration and the ultimate location should be reviewed in the context of the Durham Regional Official Plan review and the land uses to be proposed for the waterfront lands . It is, therefore, recommended that the Official Plan Amendment application to delete the Lamb's Road/Highway 401 interchange be referred back to Staff for consideration in the Town's review of these studies. This report is prepared for the purposes of facilitating a Public Meeting on the proposed amendment to the Durham Regional Official Plan and the Town of Newcastle Official Plan. Respectfully submitted, Recommended for presentation to the Committee &V41� Fra in Wu, M.C. I.P. Lawrence E. Kotseff Dire for of Planning zv, Chief Administrative and Development Officer DC*FW*df *Attach 30 May 1990 REPORT NO. : PD-191 -90 PAGE 9 Interested parties to be notified of Council and Committee's decision: Esquire Developments Ltd. 805 Lakeshore Blvd. East, Toronto, Ontario. M4M 1B2 Ms. Alina Bridgeman Inducon Consultants of Canada Ltd. 235 Yorkland Blvd. Suite 1100, North York, Ontario. M2J 4Y8 Ms. Yvonne J. Hamlin Goodman & Carr Barristers and Solicitors, Suite 2300, 200 King Street East, Toronto, Ontario. M5H 3W5 Oceanfront Developments Ltd. 115 Simcoe Street, Oshawa, Ontario. L1H 4G7 Shoyet, Haas, Waisglass Group c/o Mr. M. Grossman Soberman, Isenbaum & Colomby 2 St. Clair Avenue East, Toronto, Ontario. M4T 2G5 Ms . Jayne Salisbury R.R.#4 Lamb's Road, Bowmanville, Ontario. L1C 3K5 Mr. Joe Kostyk Peter Brady Real Estate 1580 Yonge Street, Toronto, Ontario. M4T 1Z8 !j T• — `� !, GEORGE Si O ,FRANK RQA MV = 0 AV E. ' II N DAMT Mf IV1NV M(AjH� A a Ybi oA�_ . < N O ca rn r �, Z �r<f O Z m n m OD O ° HE ES STREET N cat" N E�e< l — - - Z 0 1 LAMBS ROAD CA Qj '0 _ DZyZ� D �. rm � � o .< �c> � G>C o g BENNETT ROAD Q z BROKEN FRONT I /CONCESSION CONCESSION 1 •° ATTACHMENT N0. 2 MAY KIYG. m 4• 1 L .z 1w III I II II BLOCK, .a e. 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