HomeMy WebLinkAboutPD-124-85 VU(b)
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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 SEPTEMBER 16, 1985
REPORT NO. : PD-124-85
SUBJECT: APPLICATION FOR OFFICIAL PLAN AMENDMENT
G. GABOURIE
OUR FILE: 85-21/D/ND
RECOMMENDATION:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1 . That Report PD-124-85 be received; and
2. That the Regional Municipality of Durham be advised
that the Town of Newcastle has no objection to
proposed Official Plan Amendment 85-21/D/ND (G.
Gabourie); and
3. That the Town further recommends that the balance of
the area bounded by Townline Road on the west, Nash
Road on the south, Darlington Boulevard North on the
east, and the northerly limit of the Courtice Urban
envelop be added to the Courtice Urban Area and that
the necessary amendment be proceeded with based upon
* the landuse designations shown on the Attachments
hereto.
. . .2
iuCh�
REPORT NO. : PD-124-85 Page 2
BACKGROUND AND COMMENTS:
On June 3rd, 1985 Staff received an application for Official Plan
Amendment in respect of a 5.4 hectare, (13.8 acre) parcel of land
located in Part of Lot 35, Concession 3, former Township of
Darlington. The subject lands are designated "Major Open Space"
with the presence of "Hazard Lands" by the Durham Regional
Official Plan and "Agricultural " by the Official Plan for the
former Township of Darlington. The proposed amendment would
change the designation of the lands to "Urban Residential". The
site is currently zoned "(A)-Agricultural " by By-law 84-63 and an
amendment to said by-law would be required should the Official
Plan amendment be approved.
Pursuant to departmental procedures, the subject application was
circulated to a number of agencies for comments which are
summarized below.
Town of Newcastle Works Department
"We have reviewed the above-noted application and find we have no
objection to the proposal in principle. Our concerns are
primarily with the servicing of the property and may be addressed
at a latter time should this proposed amendment be passed.
With regard to the matter of the inclusion of the southern half
of Lot 35 into the urban area, our comments would remain the same
as above."
Town of Newcastle Community Services Department
"Our department has no objection to residential development of
the area bounded by Townline Road, Nash Road, Varcoes Road, and
an extension of the Courtice urban boundary to the north.
However, we are not in a position to comment on individual
applications for this area until a Neighbourhood Plan, for the
area, has been developed. There is a desperate need for active
parkland in the Courtice West area and the Neighbourhood Plan
should address this issue."
. . .3
REPORT NO.: PO-124-85 Page 3
Town of Newcastle Fire Department
"The Fire Department has no objection to the above-headed
amendment. Consideration should be given to the installation of
domestic water system. Municipal water is in the immediate area
of this land. Fire Department coverage for this area is out of
Station #4 located at Trull 's Road, north of Nash Road."
Central Lake Ontario Conservation Authority
"Approximately the western two/thirds (2/3) of the larger site is
appropriate for residential use. As well , the entire lot at the
corner of Lawson Road and Townline Road is suitable for
residential use. The larger lot is designated "Major Open Space"
with an indication of "Hazard Land" in the Durham Regional
Official Plan. The eastern third (1/3) of the larger lot is
currently zoned "EP" and contains a forest, valley and Regional
storm floodplain of a tributary of the Harmony Creek. Due to the
"Hazard Land" content, the eastern third (1/3) should remain in
an "EP" zoning and "Major Open Space Hazard Land" designation.
Any future development of this site should keep the "EP" zoned
land under one ownership. The subject properties and "EP" limits
have been indicated on the attached plan of survey and on the
attached photocopy of the Authority's floodplain mapping.
Authority Staff have no objection to the area outside of the "EP"
zone being changed to a "residential " designation. The "EP"
zoned area should remain in the "Major Open Space Hazard Lands"
designation."
Ministry of Natural Resources
"The amendment proposes to change "Major Open Space Hazard Land"
designation to a "Residential" designation. Two separate parcels
of land are affected and are indicated on the enclosed aerial
photograph as No. 1 and No. 2.
Parcel No. 1 is located at the corner of Lawson Road and Townline
Road. We have no objection to the proposed residential
designation on Parcel No. 1 as no Ministry policies or programs
will be adversely affected.
A forested valley system of Harmony Creek is located in the
southeast portion of Parcel No. 2. Our main concern here
pertains to the potential for erosion and sedimentation in this
valley system and the subsequent effects on the Oshawa Second
. . .4
REPORT NO. : PD-124-85 Page 4
Ministry of Natural Resources (Cont'd)
Marsh. This wetland should be protected against excess
sedimentation from upstream development activities. Therefore,
we recommend that this amendment be revised in order to maintain
the forested valley system in the "Major Open Space Hazard Land"
designation. This area is highlighted in green on the attached
aerial photograph.
We have no objection to the proposed residential designation on
the northwest portion on Parcel No. 2 which lies beyond the high-
lighted valley system. A portion of the forested valley system
is zoned "EP-Environmental Protection" in Zoning By-law 84-63,
Town of Newcastle. It contains the floodplain lands of Harmony
Creek as defined by the Regional storm. We recommend that this
"EP" zone remain as defined for the same reasons as outlined
above."
Ministry of Agriculture and Food
"Consideration has been given to the proposal in terms of the
goals and objectives of the Ministry and of the criteria and
policies outlined in the Foodland Guidelines. Based on our
present knowledge of the surrounding present uses, the Ministry
has no objections to the proposal ."
City of Oshawa
"Oshawa has no comments to make on the Official Plan Amendment
application in the Town of Newcastle by Mr. G. Gabourie, Regional
File Number: 85-21/D/ND."
Durham Region Public Works
"Municipal water supply is available to the subject lands through
the abutting 48" and 16" watermains on Townline Road. Servicing
of the 4.8 hectare (12.1 acre) site would be by way of watermain
connection to the 16" main on Townline Road.
Servicing of the 0.7 hectare (1.7 acre) parcel would require a
watermain extension on Lawson Road as shown in blue as Attachment
No. 2.
Sanitary Sewer servicing for the subject lands can be provided by
way of extension along Highway No. 2, Darlington Boulevard and
. . .5
!o 0))
REPORT NO. : PD-124-85 Page 5
Durham Region Public Works (Cont'd)
and Lawson Road from the existing Farewell Creek trunk sanitary
sewer as shown in red on Attachment No. 1. The Highway No. 2
portion of this sewer extension is proposed for construction in
1986 under the M.T.C. contract for reconstruction of Highway No.
2. The Darlington Boulevard portion of this sewer extension,
from Highway No. 2 northerly, will be dependent upon development
of the westerly part of the Holland and Schleiss subdivision
(18T-77001) . At such time as the sewer reaches the east limit of
the site, it would then be feasible to extend the sewer from
there, through to the intersection of Lawson Road and Townline
Road, which would allow development of both parcels on full
municipal services.
With respect to Regional Rd. 55 (Townline Road) , we will require
the following at such time as the lands are developed:
- dedication of a 5 metre (17 ft) road widening across the total
frontage of the subject lands abutting Regional Road No. 55;
- dedication of a 15 metre (50 ft) by 6 metre (20 ft) sight
triangle at the southeast corner of Lawson Road and Regional
Road No. 55;
- dedication of a 0.3 metre reserve across the total frontage of
the .7 hectare (1 .7 acre) parcel abutting Regional Road No.
55.
COMMENT:
In consideration of the location of the subject proposal and its
proximity to the Courtice Urban Area and existing landuse
patterns, Staff, in reviewing the proposal , requested comments
from municipal departments with respect to their position on
including the whole of the area bounded by Townline Road on the
west, Nash Road on the south, Darlington Boulevard North on the
east, and the northerly limit of the Courtice Urban Area on the
north within an urban residential designation subject, of course,
to requisite delineation of "Major Open Space and Hazard Land"
areas. There was no objection to this proposal offered by any of
. ..6
juCti�
REPORT NO. : PD-124-85 Page 6
the departments and in fact, Staff have received two enquiries
from the public which indicate support for the Official Plan
Amendment and a further amendment to include the balance of the
area within the Courtice Urban Area.
Inasmuch as that question was not addressed by Regional Staff in
their circulation, we feel it would be appropriate to recommend
to the Region of Durham that the application for Official Plan
Amendment submitted by G. Gabourie be approved subject to an
amendment to the application to include all lands specified
within the aforementioned area and that such revised application
be recirculated to the various agencies affected by same.
In that regard, Staff feel that inclusion of this area would be a
logical extension of the urban envelop and would facilitate
provision of services to residents along Nash and Lawson Roads.
Staff note that this area was originally designated "Major Open
Space" in an attempt to provide a buffer between the urban areas
of Courtice ana Oshawa, however, a similar buffer was not
provided to the south of Nash Road and does not, in our opinion,
seem practical given the intent of the Regional Official Plan to
create an urban area encompassing Oshawa, Whitby and Courtice.
Prior to development occurring within this area, it will be
necessary to amend the Courtice Urban Area Plan and the
Neighbourhood Development Plan for Neighbourhood 1.
Attached for the Committee's consideration are maps outlining
Staff's proposed landuse designations for the subject area
which would be further refined through an amendment to the
Neighbourhood Development Plan.
. . .7
1 U Chi
REPORT NO. : PD-124-85 Page 7
Based on the foregoing, Staff recommend approval of the subject
* application and inclusion of the area outlined on Attachment
Nos. 1 and 2 within the Courtice Urban envelop.
Respectfully submitted,
4 T.T. Edwards, M.C.I .P.
Director of Planning
TTE*j i p
*Attach.
August 16, 1985
Applicant: Mr. G. Gabourie
30 Hills Road
AJAX, Ontario
Ll S 2144
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