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Home My WebLink AboutPD-42-84 // / CORPORATION OF THE TOWN OF NEWCASTLE PLANNING AND DEVELOPMENT DEPARTMENT T.T.EDWARDS,M.C.I.P.,Director HAMPTON,ONTARIO LOB UO TEL.(416)263-2231 REPORT TO THE GENERAL PURPOSE AND ADMINISTRATION COMMITTEE MEETING OF FEBRUARY 2.0, 1984 REPORT NO. : PD-42-84 SUBJECT: APPLICATION FOR REZONING - D. WALKER PART LOT 15, CON. 3, FORMER TWP. OF CLARKE FILE: DEV 83-39 RECOMMENDATION: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following : 1 . That Report PD-42-84 be received; and 2. That application for rezoning DEV 83-39 be tabled pending receipt of (i ) a traffic analysis detailing the anticipated traffic volumes for the site (ii ) a more detailed site plan showing the number and location of proposed camp sites, details of internal roads including cross sections and surface drainage in accordance with the Town 's requirement (iii ) satisfactory evidence that the applicant can acquire the necessary road widening to facilitate reconstruction of Lent Road to Town Standards should the rezoning he approved. REPORT NO. : PD-42-84 Page 2 BACKGROUND: On December 9, 1983, the Planning Department received an application submitted by Mr. & Mrs. D. Walker to rezone a 19.4 hectare (47.9 acre) parcel of land in Part Lot 15, Concession 3, former Township of Clarke, from agricultural to an appropriate designation to permit the development of a baseball tournament site. The applicant has indicated that the proposed tournament site will be used on summer weekends only and will include four (4) baseball diamonds, on-site parking for approximately two hundred and fifty (250) vehicles , change/washroom facilities, small play park, picnic grounds, snack stands, a first aid station and some overnight camping for players and their families. Staff note that the Clerk 's Department mailed notices of the proposed rezoning more than thirty (30) days in advance of the public meeting to all land owners within 120 metres (400 feet) of the parcel subject to the rezoning application, in accordance with Planning Act regulations. However, staff recognize that the traffic associated with the proposed development may affect people outside the notice area prescribed by the regulations. Therefore, on January 2.3, 1984, notices were also mailed to twenty-four (24) residents along Morgans Road in Concessions 2 and 3. In accordance with departmental procedure, the rezoning application was circulated to various departments and agencies for comment. The following is a summary of the comments, expressing concerns, that were received: . . .3 i REPORT NO. : PD-42-84 Page 3 Town of Newcastle Public Works Department "We have reviewed the above mentioned rezoning and find that the access to the subject site is an existing forced road, commonly known as "Lent Road". This road is deficient in structure, drainage and road allowance width and maintains an A.A.D.T. (average annual daily traffic) of 16. The anticipated traffic and level of service necessary to operate this proposal will require the upgrading of Lent Road. Therefore, should this rezoning proceed, the applicant is required: 1 . Widen the existing 35 ft.road allowance to a minimum of 66 ft. i 2. ' Reconstruct Lent Road from Morgan ' s Road, easterly to the west limit of the subject property. 3. All works constructed must comply with the Town 's Design Criteria and Design Standards." Town of Newcastle Fire Department "This Department has no objection to the application for rezoning, but does have concern with access to this property and proposed buildings located on the site. Access to the property is by Lent Road, which is an unimproved road. This would require upgrading and improved road standards. The site plan notes gravel roadway and parking area , but does not show access road to the proposed buildings. They appear to be blocked by split rail fencing. Design and construction of such access routes shall be: 1 . designed and constructed to support expected load imposed by firefighting equipment. 2. be surfaced with concrete, asphalt or other material capable of permitting accessibility under all climatic conditions. 3. have a clear width of 6.1m at all times. 4. have a centre line radius of not less than 12.2m with respect to any change in direction of the route. i . . .4 I REPORT NO. : PO-42-84 Page 4 Town of Newcastle Fire Department (Con'd) 5. have an overhead clearance of not less than 4.Fn. 6. have turn around facilities for any dead end portion of the access route exceeding 91 .5m. Building construction to be in accordance with the Ontario Building Code and the Ontario Fire Code." Town of Newcastle Building Department "How is access to this property gained as there is no frontage on an opened road. This could present an access problem for emergency vehicles." COMMENT: With respect to the concerns identified through the circulation of this application, we note that the primary concern is in respect of access to and from the site. A concern has been identified with the ability of Lent Road , as it presently exists , to accommodate expected traffic levels. In that regard, the existing road allowance should, of necessity, be upgraded and widened in accordance with Town standards. Subsequent discussions with the Public Works staff also indicated that improvements may be required at the intersection of Lent Road and Morgan 's Road. In order to accommodate these improvements, the applicant would be required to acquire the necessary road widening and reconstruct this road allowance from Morgan' s Road into the site. Suitable performance guarantees would have to be . . .5 i i REPORT NO. : PD-42-84 Page 5 obtained from the applicant in respect of this work. However, in order to properly access the impacts and the required standard of construction, staff have requested the submission of a traffic study in order to provide further information with respect to anticipated traffic volumes thus allowing proper evaluation of impacts upon existing roads. The Fire Department also expressed concern with respect to access and more particularly with respect to internal access routes and compliance with the provisions of the building and fire codes. While this is a matter that would be dealt with through the site plan approval process, staff feel that it would be appropriate for the applicant to submit revised site plans , detailing the proposed internal road patterns, location of camp sites and the proposed cross-section for construction of these roads, in order to satisfy staff that the site would be developed and in accordance with the applicable regulations. As a result of the Public circulation, and at the time of writing of this report, only one of the area residents had contacted staff to express concerns with respect to traffic levels and possible noise associated with the use of the site. Staff have reviewed the application in the context of the concerns identified, and although we feel there is some merit in the proposal , insufficient information has been provided with respect to access and site development to allow us to properly evaluate all aspects of this proposal . v � REPORT NO. : PO-42-84 Page 6 Staff are therefore recommending that the subject application be tabled pending receipt of the requested information and that a subsequent report be prepared at such time. Respectful bmitted, T. T. Edwards, M.C.I.P. Director of Planning JAS*TTE*jip *Attach. Applicant : Mr. & Mrs. D. Walker 20 Lacewood Crescent DON MILLS, Ontario M3A 2_Z4 i KEY MAP FORMER TOWNSHIP OF CLARKE i LOT LOT LOT LOT ' LOT II LOT I LOT LOT I LOT OT LOT 19 I 18 1 17 16 1 15 II 14 I 13 12 I II 10 I 9 I I i I I I I I I I I II . i i I i Ilg i I I I I I a I I I 1 i I I I Ici I I i I I I I i lI W I I f SUBJECT z I SITE I it I I _jL__-__ - I I � --i -T- - - - t- I I I I i I I I 1 I I I I I I I I 1 I I I j I l I I I i I I I I I I 1 I I I I I i I I I i w i i I I I I 1 I I I I I I I HWY. I Na 2 I I 1 I I T-— _ — NEWTONVILLE C I — I I I I i I I I i I i I 1 I I I I I HWY, I N° I 2 I I I I I i 1 I I I I 0 250 500 1000M 500 I PUBLIC MEETING CONCERNING A PROPOSED ZONING BY-LAW AMENDMENT TAKE NOTICE that the Council of the Corporation of the Town of Newcastle will hold a public meeting on Monday, February 20, 1984 at 9:30 a.m, at Bowmanville Courthouse, Courtroom #2, 132 Church Street, Bowmanville to consider a proposed zoning by-law amendment under Section 34 of the Planning Act . The proposed zoning by-law amendment would change the zone category of a 19.4 hectare (47.9 acres) parcel of land located in Part of Lot 15, Concession 3, former Township of Clarke (as shown below) from "A"- Agriculture to a Special Provision By-law. The proposed zoning change would permit a campsite and recreational park. ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of or in opposition to the proposed zoning by-law amendment. ADDITIONAL INFORMATION relating to the proposed zoning by-law amendment is available for inspection between 8:30 am. and 4:30 p.m. at the Planning Department, Municipal Offices , Hampton, Ontario. M1 16 t 15 1 I I I \ t 12 I n I lln I a 1 IY OWAN BTW COI+C 384 I 19 1 I CON. 1 I 9 N I L im I I ad Mlu 1 g1I3 I i j 1 I la al ; DATED AT THE TOWN OF 01 NEWCASTLE SUBJECT LANDS I I 1 ' ' THIS 9th DAY OF Q I I "If i JANUARY 1984. r HO4O A QNANCE CONC 2 T3 CON 2 I 1 I I I I I I I I i I I I CLERK 1 Town of Newcastle 40 Temperance Street Bowmanville, Ontario Ll C 6A3 NOT TO SCALE 60.35.215. I I I HIGHWAY 110 CON. I I - AREA OF PROPOSED REZONING