HomeMy WebLinkAboutPD-198-88 DN: 198-88
TOWN OF NEWCASTLE
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REPORT File # 3s-1/ /o
` 1 Res. # e` � ` - G dad- 'N
By—Law #
MEETING: General Purpose and Administration Committee
DATE: Monday, October 3, 1988
REPORT #: PD-198-88 FILE #: PLN 2.1
SU&JECT: PROPOSED MARYDALE RETIREMENT COMMUNITY
PART LOT 33, CONCESSION 2, HOPE TOWNSHIP
OUR FILE: PLN 2.1
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration
Committee recommend to Council the following:
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1. THAT Report PD-198-88 be received; and
2. THAT the proponents of the proposed Marydale Retirement Community be
requested to make a cash contribution to the Town of Newcastle's share of
the necessary road resurfacing of the East Townline Road; and
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3. THAT the Township of Hope be advised that the Town of Newcastle objects to
the proposed Marydale Retirement Community in Part Lot 33, Concession 2,
Hope Township until such time as satisfactory arrangements are made for the
upgrading of East Townline Road; and
4. THAT the Township of Hope be requested to circulate to the Town of Newcastle
any rezoning application related to the proposed Marydale Retirement
Community; and
5. THAT a copy of Report PD-198-88 be forwarded to the Township of Hope.
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REPORT 00. : PD-198-88 PAGE 2
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I. BACKGROUND
1.1 An Official Plan Amendment application has been submitted to the
Township of Hope for a 126 unit year-round retirement community on a
22.8 ha parcel of land in Pact Lot 33' Concession 2. The subject site
lies immediately south of Highway 401 and approximately 800 m east of
the Newcastle/Hope Township Boundary (see Rey map) .
1.2 The developer proposes to maintain ownership of the land with
individual building envelopes being leased. The residential units
would be modular built homes and the development would be serviced by
private connnooaI water and septic systems. Private parkland, trails
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and a recreation centre are proposed to be incorporated into the
development for the resident's use.
3. OFFICIAL PLAN DESIGNATIONS
2.1 The Township Official Plan currently designates the northerly portion
of the subject site as "Agricultural Priority Areas". The Official
Plan states that the predominant use of lands so designated obaII be
agriculture and farmceIated uses. It is a general policy of the Plan
to discourage development of non-farm related uses within this
designation. In addition, the lands associated with an intermittent
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stream and Dnud are designated "Environmental Constraint Area". This
designation is intended to euooce the preservation and conservation of
the environment. The ouotbero portion of the site is designated
"Recreational Commercial" . However, this designation reflects the
existing trailer park owned by the applicant to the south of the
subject site.
2.2 The lands in the former Clarke Township south of Highway 0o. 401 and
immediately west of the boundary road with BVDe Township are
designated "Permanent Agricultural Reserve" and "General Agricultural"
by the Docbmm Regional official Plan. Agriculture and farm-related
oaea are protected under these designations. The lands immediately
west of the Boundary Road are primarily very large lots in
agziooItUcaI production.
REPORT K0. : PD-I98-88 PAGE 3
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3.3 The lands in the former Clarke Township to the north of 8igbvnxy 0o.
40I immediately west of the Hope ]lowuabiD boundary road are designated
"Major open 8pnoex by the Regional Official Plan. Amendment 0V. 198
to the PImu (Applicant: William Clarke) was approved by Regional
Council on March 23, 1988, to permit the creation of 19 estate
residential lots in Imto l and 2, Concession l. Ministerial approval
has not yet been received.
3. DRAFT OFFICIAL pIA0 AMENDMENT
3.1 The proposed amendment to the Hope Township Official Plan would
redesignate the site subject of the application to "Special
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Residential &ceox. The draft amendment states that lands no
designated would be targeted for use by persons of retirement age,
with ooeo restricted to single family dwellings of limited size and
scope with o density not to exceed 5.6 units per gross hectare. A
"Special Residential Area" would be permitted under m single owner/
manager by means of leasehold laud tenure management. Severance of
individual Iota would not be permitted.
3.2 The draft amendment would permit Hope Township Council to designate o
"Special Residential Area, as subject to Site Plan Control and require
the Owner to enter into a Development Agreement with the municipality
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as m condition of approval.
4. PLANNING I88DE8 AND COMMENTS
4.1 Roads and Vehicular Access
4.1.I The primary means of vehicular access to the subject site from Highways
401 and 2, and Lakeshore Road, would be provided by East TowoIine Road
between Clarke and Hope Townships (see Kay Map) . Dudac the provisions
of the Boundary Road Agreement between the Town of Newcastle and Hope
Township, Newcastle is responsible for the maintenance of the East
Towoliue Road from Lakeshore Road North to the Fifth Concession Road
Allowance of Clarke TunoobiD. Regular road maintenance is done at the
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REPORT N0. : PD-I98-88 PAGE 4
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Town's expense and includes dragging, ditching, dust control, oomv
ploughing, sanding, salting, and snow fence and gravel patching.
Bmc000tcontiou projects and wncho such as priming are not considered as
normal maintenance. In case of any road contingency, one Council may
approach the other at any time to mutually agree on the necessary work.
4.1.2 The Town of Newcastle 1987 Road Needs Study does not assign a priority
rating for construction to that section of the East Towoliue 8nmd
between Lakeshore Road and Highway 0o. 2. Rather, spot road
improvements are recommended. However, on August 36^ 1988, the
Director of Public Works for the Town of Newcastle *rote o letter to
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Hope Township advising that this section of the East Toumliue Road is
only 5.6m wide, is in a deteriorated condition, and is not op to
otaudacd. It was suggested that it is no longer practical to continue
with spot repairs, and therefore that this section of road be included
in the 1989 resurfacing program. Costs for the resurfacing would be
shared equally pursuant to the Boundary Road Agreement.
4.1.3 Public Works Department Staff, in commenting on the proposed
retirement community, stated that Hope Township abuuId seek financial
compensation from the developer for the upgrading of East Towolioe
Road. They also advised that the Town would seek a financial
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contribution for the upgrading of the East TowoIiue Road as o condition
of draft approval for the Clarke estate residential subdivision.
4.2 Access to Urban 8arnioea
4.2.1 Another issue is the matter of convenient aooeoa for the residents of
the proposed development to urban services, such as shopping, medical,
cultural, and recreational services. The subject site lies in an area
of Hope Township which has not been considered for intensive
residential development. PucL Hope, which is the closest medical and
hospital facilities, is approximately 20 km to the east. The most
direct access to Downtown Port Hope is Lakeshore Road, which is narrow
and windy. 0ewtonville is located only 7 km to the west of the site,
B8P0IT 00. : PD-I98-88 PAGE 5
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but has few available services and facilities. Newcastle Village is a
distance of 15 km. the additional business generated by the proposed
development would have u beneficial effect on boaiuenaeo in 0ewtnovilIe
and Newcastle Village, although there may be an increased demand for
services provided by the Town without a oouoomittant increase in
municipal assessment. Given the anticipated demand of the retired
residents for urban services, in particular medical and hospital
facilities, the proposed development *moId not aDDemz to be
located.
appropriately
4.2.2 The proposed retirement community would be similar in concept to the
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Wilmot Creek development in the Town of Newcastle although Wilmot Creek
is of a much larger scale. However, in comparison to the proposed
Macydale development, anoeaa to the shopping services and medical
facilities of downtown 8ovmaoviIle for Wilmot Creek residents is only 8
km. along major roads, including Highway 401.
4.3.3 The Administrator at the Bovmanville Memorial Hospital noted, in
discussions with Town Staff, that there has been n significant impact
on the Hospital as a result of the Wilmot Creek development in such
areas as the emergency department, diagnostic services and
physiotherapy. The Hospital has upgraded its facilities to deal with
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the demand. The Administrator expressed a concern that the Ministry
of Health may not approve new facilities for geriatric care at the
Port ENDe Hospital if facilities already exist in Bovmauville.
4.3.4 The Town of Newcastle Community Services Department indicated that
they had no particular concern with the establishment of a retirement
community immediately east of the Town, noting that it is quite common
for residents living near municipal boundaries to use services in the
adjacent municipality.
4.2.5 Although the proposed development would be targeted to Daraoua of
retirement age, it is not likely that younger people or families with
young children could legally be excluded. The long term implications
REPORT N0. : PD-198-88 P&Q8 S
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with regard to oobmVlo, oobooI bussing, day care and recreational
facilities geared to children would therefore need to be considered.
However, both the Separate and Public School Boards indicated that any
children living in the proposed development would be bussed to schools
in Hope Township and Port Hope.
4.3 Agricultural Impact
4.3.1 The subject site apparently has limited capability for agriculture,
having only Class 4 lands according to the Canada Laud Inventory Soil
Capability for Agriculture rating. The Ministry of Agriculture and
/ Food has indicated no objection to the proposed development.
4.3.2 Notwithstanding the limited agricultural capability of the subject
site, the potential impact of the proposed retirement community on the
surrounding rural environment needs to be addressed. The proposed
development, with 126 units on a 22.8 ha parcel, would have o density
of 5.5 units per hectare. By comparison, the Clarke estate
residential subdivision in Newcastle, with 19 units on a 48 ha site,
would have a density of only 0.39 units per hectare. The density of
the proposed Mocydale Community would be approximately 14 times
greater than that of the Clarke subdivision. The development could
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represent a significant non-agricultural intrusion into a �
predominantly rural area, although Staff note that the presence of
the existing aeaooumI trailer Dark to the south of the subject site
already represents such an intrusion.
4.3.3 Town Staff have reviewed the proposed development and are satisfied,
given the distance of the proposed retirement community from the Hope
Township/Newcastle boundary, there would be minimal effect on the
agricultural uses in Newcastle in the vicinity of the boundary.
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REPORT NO. : PD-I98-88 PAGE 7
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5. RECOMMENDATIONS
5.1 It is recommended that until such time as appropriate Dcnniaiona are
made for the upgrading of East TowmIine Road to satisfactory
standards, the Town should register its objection to the proposed
Marydole Retirement Community.
5.2 It is further recommended that Hope Township be requested to circulate
to the Town of Newcastle any rezoning application related to the
proposed Marydale Retirement Community.
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Respectfully submitted, Recommended for presentation
to the Committee
-------------------------- -aAdmin*strative---------------
Franklin Wu Lawrence taeff
Director of Planning 6 Development Chief Officer
JA8*FW* 'ip
*Attach.
September 21' 1988
CC: Mr. Ken 8urfocd, Dlmouec
Totten, Sims, Dubichi Associates
I& King Street East
/
P.O. Box 398
COB8[8RG' Ontario
K9& 4Ll
CC; Mrs. F. Aird, C.&.0., Clerk,
Treasurer, Township of Hope
73 Walton Street, Box 85
PORT HOPE, Ontario
LlA 3V9
BROKEN FRONT CONCESSION CONCE ION I CONCESSION 2
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