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HomeMy WebLinkAboutPD-263-86 TOWN OF NEWCASTLE REPORT File # Res. # By-Law # ( TIN,: General Purpose and Administration Committee DATE: Monday, December 1, 1986 REPORT #: PD-263-86 FILE #: 85-30/D, DEV 85-19 & 18T-85018 SUBJECT. APPLICATION TO AMEND TOWN OF NEWCASTLE OFFICIAL PLAN - FILE: 85-30/D APPLICATION FOR PLAN OF SUBDIVISION - FILE: 18T-85018 APPLICATION FOR REZONING - FILE: DEV 85-19 591415 ONTARIO LIMITED PART LOTS 31/32, CONCESSION 4, TOWNSHIP OF DARLINGTON RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-263-86 be received; and 2. THAT Report PD-72-86 be lifted from the table and received for information; and 3. THAT the Region of Durham be advised that. the Town of Newcastle has no objection to Official Plan Amendment Application 85-30/D submitted by 591415 Ontario Limited and revised to indicate a maximum of fifty-one (51 ) estate residential lots; and 4. THAT the Region of Durham be further advised that the Town of Newcastle has no objection to the draft approval of Proposed Plan of Subdivision 18T-85018 as revised to indicate fifty-one (51) lots and subject to the conditions outlined by * Attachment No. 2 to this Report; and 5. THAT Rezoning Application DEV 85-19 be approved and the attached by-law be forwarded to Council if and when Official Plan Amendment Application 85-30/D is approved by the Region of Durham and proposed plan of subdivision 18T-85018 is draft approved; and 6. THAT a copy of Council ' s decision be forwarded to the Region of Durham, the applicant and the interested parties indicated hereto. . . .2 REPORT NO.: PD-263-86 Page 2 BACKGROUND: On March 17, 1986, the General Purpose and Administration Committee considered Staff Report PD-72-86 which dealt with the applications for Official Plan amendment, plan of subdivision and rezoning submitted by 591415 Ontario Limited for the approval of a fifty-three (53) lot estate residential subdivision in Part Lots 31 and 32, Concession 4, Darlington. The Public Meeting with respect to the Rezoning Application was also held at the Committee meeting. The above-referenced Staff Report recommended that the Region be advised that the Town has no objection to the approval of the official plan amendment application revised to indicate a maximum of fifty-one (51 ) lots. A re-alignment of the internal subdivision road suggested by the Public Works Department necessitated the reduction in the number of lots. The Staff Report further recommended that a recommendation on the plan of subdivision and a decision on the rezoning application be delayed pending a decision by the Region on the Official Plan Amendment. As the result of concerns expressed by area residents at the public meeting with respect to the quality and quantity of well water in the immediate area of the proposed subdivision, Committee resolved (Resolution #GPA-263-86) that Report PD-72-86 be tabled pending the submission of a Hydrogeological Report in accordance with the terms of reference supplied by the Town at the Developer's expense. On March 24, 1986, Council resolved (Resolution #C-276-86) to endorse Committee' s decision. Terms of Reference for the Hydrogeological Report were prepared by Staff * (see Attachment No. 1) and forwarded to the applicant' s consultant on March 27, 1986. The Report was submitted to Town Staff on dune 18, 1986 and forwarded to a number of agencies for review, including the Central Lake Ontario Conservation Authority and the Ministry of the Environment. . . .3 REPORT NO. : PD-263-86 Page 3 The Hydrogeological Report concludes that adequate groundwater resources exist to service the proposed development without interference to existing or future water users in the area. The Report notes that the majority of existing wells in the area consist of shallow, large diameter dug or bored wells which tap the shallow aquifer system, and recommends that wells in the subdivision be drilled at least 15m deep into the deeper aquifer system. The Report also addresses the impact of the proposed development on the groundwater, but fails to address the issue of storm water run-off as required by the Terms of Reference. The Town received the following comments on the Hydrogeological Study: Ministry of the Environment "The report indicates that water bearing sand layers, over two metres thick, were encountered at depths of 27 metres and 34 metres, respectively, in the test wells. Therefore, in order to minimize the potential of surface water contamination, we recommend that the wells be drilled to a depth of 40 metres or greater and be properly sealed and grouted to a minimum depth of 3 metres. The Ministry is not prepared to accept the 15 metre depth recommended by the Consultant, as the wells will be subject to surface contamination. In summary, once we are in receipt of an executed subdivision agreement incorporating the above recommendations, we would have no objections to final approval and registration." Central Lake Ontario Conservation Authority "We wish to note three items in the report which the Town may wish to consider in its review of the document, as mentioned below: 1. The report mentions a potential increase in nitrogen loading to the creek of 1 mg./1. under worst case conditions (p. 11). While this may not seem to be much of an increase, the supply of nitrates in a creek is often the critical factor in aquatic plant production. Excessive production of aquatic plans can have a detrimental effect on trout habitat, and, therefore, Farewell Creek, which supports an excellent coldwater fishery, should be protected from any substantial increase in nutrient loading. . . .4 o� l REPORT NO. : PD-263-86 Page 4 Central Lake Ontario Conservation Authority Since the low annual and low monthly streamflows are considerably higher than the "worst-case" situation , it is unlikely that the maximum expected loading will occur. Therefore, there is no need to attempt to deal with this situation in regard to this particular plan of subdivision. However, measures may have to be taken to ensure that nutrient loadings are not excessive with regard to future development proposals. 2. Although the level of the water table is relatively deep for test wells, T-1 and T-2 referenced in the report, we note that for borehole M-1 the water level was recorded at 1.389 m below the surface (see Plate 9), and the water level is also close to the surface for some of the existing wells in the area. At these levels, even fairly shallow excavations for house foundations and septic systems could intercept the water table and possibly cause some localized dewatering and interruption of base flow to Farewell Creek. It should be clarified prior to the start of grading whether the water level at M-1 represents a very localized condition, or if groundwater levels are this close to the surface for a larger portion of the site. It may be necessary to restrict excavations further than expected if the shallow water table is fairly widespread. 3. The locations of the wells along section A-A shown on plate 4, are well removed from the site of the proposed subdivision. Most of these are north of the site along Trull 's Road and are in a different geological unit. The site of the subdivision is part of the Lake Iroquois Beach which is recognized as an area of groundwater recharge and high water table. Therefore, the information presented concerning these wells on plates 5, 6A and 6B may not be particularly representative of groundwater conditions at the site." Staff also refer to concerns identified by the region of Durham Health Unit with respect to the area available for sewage disposal systems on lots affected by the Trans Northern Pipeline and Ontario Hydro easements. These concerns were outlined by Staff Report PD-72-86. By letter dated May 16, 1986, the Health Unit advised that the plan as revised to realign the internal subdivision road was satisfactory with respect to Health Unit concerns. . . .5 REPORT NO. : PD-263-86 Page 5 The Northumberland and Newcastle Board of Education submitted the following comments on the proposed plan of subdivision: February 18, 1986 "No objection to the subject application. However, please note that no provision for pedestrian traffic has been made on Trull 's Road from the proposed subdivision to Mitchell 's Corners Public School . The Board of Education would therefore like to see this matter addressed before final approval of this plan takes place." November 18, 1986 "Please be advised that the subject application was discussed with members of the Operations and Finance Committee and that no objections were raised. The Board recognizes its responsibility in busing junior and senior kindergarten students. It would seem reasonable that if buses are required for these students, that other students would be picked up at the same time if there was room. However, please note that for future subdivisions in this area, the Board of Education is not required to provide transportation for students who live within walking distance of a school as recognized by Board policy. Board policy states "reasonably feasible bus service for rural pupils will be provided such that walking distances shall not exceed the following: children under 7 years old 1.6 km children 7 - 10 years old 3.2 km children over 10 years old 4.8 km The Board of Education would like to make prospective property owners in this area aware of the policy on the busing of students." COMMENT: As indicated by Staff Report PD-72-86, Staff have no objection to the principle of estate residential development on the subject lands. The proposed development should not result in greater pressures on the municipality for the expansion of urban type services given its proxi mi ty to the Courtice Urban Area. Existing estate residential uses are located immediately -to the south and a golf course lies immediately to the west. Non-farm residential development lies to the east. Staff further note that the site is well defined by roads on three (3) sides and a significant . . .6 Vf) REPORT NO. : PD-263-86 Page 6 topographic break in slope on the north. Therefore, the approval of the proposed development would not necessarily encourage further estate residential development north of Pebblestone Road. With respect to the potential for further estate residential development in the area, Staff reference the comments provided by the Northumberland and Newcastle Board of Education. Although the Board has indicated no objection to the busing of students in the subject development, it has indicated a general concern with the busing of students from rural residential developments. Staff have reviewed the Hydrogeological Report and the related comments and are satisfied that the subject lands can be developed for estate residential purposes. With respect to particular issues of concern, Staff note that these issues can be addressed through the conditions of draft approval on the proposed plan of subdivision. The Town' s Conditions of Draft Approval * as proposed are attached hereto as Attachment No. 2. As noted earlier in this Report, the Hydrogeological Analysis submitted by the applicant did not address the issue of the impact of sto rmwater run-off on the watertable and watercourse baseflows. The Town's Draft Conditions would require that the applicant prepare a stormwater and erosion control plan to the satisfaction of the Public Works Department, the Ministry of Natural Resources and the Central Lake Ontario Conservation Area. The Conservation Authority 's requirements specifically state that road and site drainage facilities are to be developed in such a way that there is to be no detrimental effect on the watertable or the by drogeologic regime of Farewell Creek. C.L.O.C.A. Staff, in their comments on the Hydrogeological Study, expressed a concern with groundwater levels and stated that clarification should be provided prior to the start of grading as to the extent of shallow groundwater conditions. Town Staff note that the Soils Analysis submitted . . .7 L REPORT NO. : PD-263-86 Page 7 previously by the applicant indicated that only five (5) of the eighteen (18) test pits on site experienced seepage, which appears to indicate that shallow groundwater conditions are localized. C.L.O.C.A. Staff have confirmed that their concern with respect to this issue can be addressed through their conditions of draft approval on the proposed plan. Staff contacted Ministry of the Environment Staff to discuss their requirement that wells within the proposed plan of subdivision be drilled to at least a depth of 40 metres. They advised that they were satisfied that sufficient water of good quality would be available at these depths, and noted that the hydrogeologic analysis indicates that approximately 40% of the local wells for which records are available consist of drilled wells with an average depth of 40m. These wells provide ample supplies for domestic purposes. As well , the study states that, although Regional Ministry of -the Environment studies suggest that groundwater in the deeper overburden and in the shallow bedrock will be hard, generally the groundwater from deep aquifers is suitable for potable domestic use. Staff note that the proposed Conditions of Draft Approval address the requirements of the Ministry of the Environment with respect to the wells on-site, and further that the Town 's standard Subdivision Agreement includes a provision requiring a Developer to compensate property owners in the area whose supply of well water is affected by construction on the subject site. The Subdivision Plan submitted by the applicant indicates a number of blocks within the Regional Storm Floodplain of Farewell Creek which the applicant has proposed be conveyed to the adjacent lots. Conservation Authority Staff have indicated that such an ownership arrangement would not be acceptable even though the uses of the valley area could be restricted by placing the blocks in the "Environmental Protection" zone of By-law 84-63. Authority Staff contend that it is imperative to control activities in the floodplain area and to protect the sensitivity of the valley lands, and that with individual ownership of the valley area, it will be more difficult to control incompatible uses. The Conservation Authority, however, has not . . .8 REPORT NO.: PD-263-86 Page 8 indicated a concern with Blocks 66 and 67 in the northwest portion of the site inasmuch as they lie outside the Farewell Creek valley. Conservation Authority Staff have indicated, however, that the applicant has tentatively agreed to maintain ownership of the valley lands, with the subject valley land blocks being leased to adjacent lots for a specified number of years, at which time title to the valley lands would gratuitously revert to the Conservation Authority. The Conservation Authority would then have the option of either renewing the leases or assuming responsibility for the valley lands. Town Staff would have no objection to such an arrangement and have specified in the Town' s Conditions of Draft Approval that the Plan of Subdivision be revised to indicate the valley land blocks as being under one ownership. The Draft Conditions also indicate that the applicant is to satisfy the requirements of the Conservation Authority with respect to the ownership of the valley land blocks. Staff note that by not conveying the valley land blocks to the adjacent lots, the areas of Lots 39 to 46 will fall below the minimum area of 4,8OOm2 (RE-3 Zone of By-law 84-63 ) proposed for the remainder of the subdivision. The subject lots would however, comply with the area requirement of the "RE-4" zone, which is 2,940m2. The "RE-4" zone has been applied to other estate residential subdivisions where lots have backed onto open space areas. These smaller lots would not increase the density of the proposed subdivision to above the maximum five (5) persons per hectare specified by the Durham Regional Official Plan. Staff would have no objection to the reduced lot areas for Lots 39 to 46, and have * prepared a by-law (Attachment No. 4) to rezone the subject lands. The Town' s Conditions of Draft Approval specify that the applicant must demonstrate that the lots within the draft approved plan conform to the appropriate zone requirements prior to the Zoning By-law being approved by Council . i . . .9 REPORT NO.: PD-263-86 Page 9 Based on the above considerations, it is recommended that the Region be advised that the Town has no objection to the approval of Official Plan Amendment application 85-30/D revised to indicate a maximum of fifty-one (51 ) lots, and to the draft approval of Proposed Plan of Subdivision 18T-85018 (Revision No. 9) subject to the conditions outlined by Attachment No. 2 to this Report. It is further recommended that Rezoning Application DEV 85-19 be approved and the by-law attached to this report be forwarded to Council at such time as Official Plan Amendment Application 85-30/D is approved by the Region of Durham and, proposed Plan of Subdivision 18T-85018 is draft approved. Respectfully submitted, Recommended for presentation to the Committee j l T. . wards, M.C. I .P. awrence otseff Director of Planning Chief Admi �i strati ve Officer JAS*TTE*j i p *Attach. November 20, 1986 CC: SEE ATTACHED LIST REPORT NO. : PD-263-86 Page 10 CC: Henry Kortekaas & Associates 82 Sherwood Road East PICKERING VILLAGE AJAX, Ontario L1V 2840 591415 Ontario Ltd. P.O. Box 816, Station "B" WILLOWDALE , Ontario N12K 2R1M Mr. M. Armstrong McGibbon, Bastedo, Armstrong & Armstrong 32 Simcoe St. S. , Box 34 OSHAWA, Ontario L1H 7K8M Mr. Tom Sobil Group 5, Box 2 R.R. #3 BOWMANVILLE , Ontario L1C 3K40f Mr. Peter Sobil R.R. #3 BOWMANVILLE , Ontario L1C 3KQ Mr. Paul Sobil R.R. #3 BOWMANVILLE , Ontario L1C 3K4@ Mr. Larry Corby Group 5, Box 9 R.R. #3 BOWMANVILLE , Ontario L1C 3K4@ Mr. Bruce Wood 1466 Wec ker Drive OSHAWA, Ontario L1J 6N20 v ATTACHMENT NO. 1 TERMS OF REFERENCE HYDROGEOLOGY PROPOSED PLAN OF SUBDIVISION 18T-85018 The Hydrogeological Report prepared in respect of proposed Plan of Subdivision 18T-85018 shall provide an analysis of the following: - the groundwater hydrology characteristics of the study area - the quantity of groundwater available to serve the proposed development - the potential for impact of the proposed development on the quantity of well water available to existing and future users in the immediate area - the quality of well water available to the proposed development including an analysis of the presence of mineral or chemical contaminations, in particular iron or iron compounds - the potential for dewatering during road and house construction on the water table and the natural recharge and discharge processes within the study area - the potential impact of pollutants from roads (eg. de-icing salt, oil , etc. ) and leachate from septic systems on the water table - any other potential impacts on the water table and watercourse baseflows, including stormwater run-off - the potential for impact of the water table on the various components of development, including road construction , house construction, wells, and septic systems - proposed means of monitoring for and mitigating any potential impacts resulting from the proposed development. i I i i I I i i ry TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL SUBDIVISION APPLICATION 18T-85018 1. That this approval shall apply to a draft Plan of Subdivision 18T-85018, prepared by Donevan and Fleischmann Company Limited, Ontario Land Surveyors, dated July 3, 1985, and revised March 28, 1986 to indicate 51 estate residential lots and 18 blocks, and further revised to indicate that Blocks 52 through to 65 being retained by the Owner. 2. That the Owner enter into a Subdivision Agreement with the Town of Newcastle. 3. That the Owner grant to the Town, free and clear of all encumbrances, all easements and dedications as requested. 4. That the works be designed and constructed in accordance with the latest Town of Newcastle Design Criteria and Standards. 5. That the road allowances included in this draft plan be dedicated as public highways. 6. That the road allowances in the plan be named to the satisfaction of the Town of Newcastle. 7. That the Owner agrees to pay to the Town of Newcastle, the cash value of the five percent (5%) parkland dedication in lieu of the parkland. 8. That the Owner prepare a Stormwater Management Plan to the satisfaction of the Town of Newcastle. 9. That the Owner dedicate the appropriate property to the satisfaction of the Town of Newcastle for road widening purposes, free and clear of all encumbrances, along the frontages of Pebblestone Road and Trull 's Road abutting said lands. 10. That the Owner dedicate the appropriate property to the satisfaction of the Town of Newcastle for 0.3m reserves, free and clear of all encumbrances, along the frontages of Pebblestone Road and Trull 's Road abutting said lands. 11. That the Owner dedicate the appropriate property to the satisfaction of the Town of Newcastle for sight triangle purposes, free and clear of all encumbrances, on Pebblestone Road, Tooley's Road and Trull 's Road. 12. That the forced road known as Strohl 's Road be closed and conveyed at the Owner's expense, and that Block 70 be conveyed to the lands subject of Land Division Application LD 445/86. 13. That the Owner contribute to the cost sharing for the reconstruction of Pebblestone Road, Tooley's Road and Trull 's Road to the satisfaction of the Town of Newcastle. . . .2 Page 2 TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL SUBDIVISION APPLICATION 18T-85018 14. That the Owner be required, if deemed necessary by the Town, to reconstruct that portion of Trull 's Road which is necessary to obtain the required safe stopping sight distance for the intersection of Trull 's Road and proposed Drive "A". 15. That the Owner agrees to satisfy all other requirements of the Town of Newcastle, financially and otherwise. 16. That the necessary amendment to By-law 84-63, as amended, of the Town of Newcastle, be approved and in effect. The Owner shall demonstrate to the satisfaction of the Town of Newcastle that the lots within the draft approved plan conform to the appropriate requirements of the by-law amendment prior to said amendment being forwarded to Council for approval . 17. That the Owner agrees, in writing, to satisfy all the requirements, financial and otherwise, of the Region of Durham. 18. That the Owner covenants and agrees to negotiate with the Town of Newcastle a cash contribution for Fire Protection purposes. 19. That the Owner agrees to satisfy the requirements of the Region of Durham Health Unit with respect to the location on each lot of the well and private sewage disposal system and the submission of a final grading plan. 20. That the Owner agrees to satisfy the requirements of the Ministry of Natural Resources as specified below. a) The top of the bank of the Farewell Creek valley lands shall be staked to the satisfaction of, and in consultation with, Ministry Staff. b) Prior to any grading or construction on the site, the Owner shall erect a snow fence or other suitable barrier along the staked top of bank. This barrier shall remain in place until such time as all grading, construction and landscaping of the site are completed, and shall be maintained to prevent the placement of fill or removal of vegetation within the valleylands of Farewell Creek; c) Prior to initiating any grading or construction on the site, the Owner shall prepare a stormwater and erosion control plan , which shall be acceptable to the Ministry of Natural Resources. This plan will show all proposed surface drainage works and will describe the means to minimize soil erosion and the direct discharge of stormwater flow into Farewell Creek, both during and after construction. This plan shall be certified by a professional engineer. . . .3 I `-V4 Page 3 TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL SUBDIVISION APPLICATION 18T-85018 d) After all grading, construction and landscaping on the site are completed, and the snowfence required in condition 17(b) is removed, a permanent fence or other suitable structure shall be erected along the staked top of bank for the Farewell Creek valley system. This structure will be of a height that will effectively create a barrier between the landscaped portion of the lots and the valley lands of Farewell Creek in order to prevent infringement into the "restrictive use" blocks. e) Prior to any grading or construction on the site, the Owner shall prepare site plans for lots identified by the Ministry of Natural Resources. These plans shall indicate the locations of all buildings and structures, landscaped areas, septic systems and fence lines and shall be acceptable to the Ministry of Natural Resources. f) That no damming, dredging, or other alterations will be carried out on Farewell Creek without prior written authorization from the Ministry of Natural Resources. 21. That the Owner agrees to satisfy the requirements of the Central Lake Ontario Conservation Authority as specified below: a) The Owner agrees to have covenants registered on title for the lots identified by the Conservation Authority, stating that there will be no removal of live trees 4 inches in diameter at breast height or larger without the written approval of the Central Lake Ontario Conservation Authority; b) The Owner agrees that there shall be no filling, grading, construction or alteration of watercourses on the site without the prior written approval of the Central Lake Ontario Conservation Authority. Site plans showing the proposed location of all houses and other structures, driveways, septic systems, and areas to be cleared where appropriate, shall be submitted for all lots prior to the Authority issuing approvals; c) Prior to the start of any site grading activities, the Owner shall submit details of the proposed roads, proposed methods of site drainage, and proposed methods of sedimentation control to be used during construction, all for approval of the Authority. Roads and site drainge facilities shall be developed in such a way that there is no detrimental affect on the water table and on the water qulaity or hydrological regime of Farewell Creek. d) Prior to the start of development of Lots 34 to 38 and 39 to 48 inclusive, a row of staked straw bales and snow fence shall be installed along the rear limit of these lots to prevent intrusion of construction equipment and sediment into the Farewell Creek valley. e) The Owner shall satisfy the requirements of the Conservation Authority with respect to the ownership of Blocks 52 to 67 inclusive. . . .4 Page 4 '6d) TOWN OF NEWCASTLE CONDITIONS OF DRAFT APPROVAL SUBDIVISION APPLICATION 18T-85018 22. That the Owner agrees to satisfy the requirements of the Ministry of the Environment as specified below: a) Prior to final approval and registration, the Ministry of the Environment shall be satisfied, by a Hydrogeological Report, that sufficient water of acceptable quality is available to service the development and that the development will not adversely affect the quantity and quality of groundwater supplies. b) That the wells in the subdivision be drilled to a depth of 40 metres or greater, and that these wells be properly sealed and grouted to a minimum depth of 3 metres. 23. That the Owner agrees to satisfy the requirements of Ontario Hydro as specified below: a) A copy of the lot grading and drainage plan for those lots identified by Ontario Hydro, showing existing and final grades, must be submitted to Ontario Hydro for review. b) The developer shall make arrangements satisfactory to Ontario Hydro for the crossing of the hydro right-of-way by the proposed road. A separate proposal shall be submitted to Ontario Hydro' s Central Region Office for this future road crossing. c) The costs of any relocations or revisions to Ontario Hydro facilities which are necessary to accommodate this subdivision will be borne by the developer. d) The easement rights of Ontario Hydro are to be respected and maintained. No buildings, structures or other obstructions of any nature are allowed to be erected within the easement area. e) A warning clause satisfactory to Ontario Hydro is to be included in the purchase and sale agreements and registered on title for all lots encumbered by the Ontario Hydro easement, advising the prospective purchasers of the terms and conditions of such easment agreements and the requirements for Ontario Hydro ' s approval prior to the installation of fences, metal sheds, trees, etc. , or other structures of similar nature. f) Any development in conjunction with the subdivision must not block vehicular access to any Hydro facilities located on the right-of-way. g) Permanent access must be available to all of Ontario Hydro's structures. Ontario Hydro requires a 15 foot wide open strip for access along each of the Ontario Hydro lines contained within the Ontario Hydro easement rights of way, as well as a clear open area around each structure of 15 feet. Any fences constructed across the easement area must have removable sections to ensure that Ontario Hydro will have access of 15 feet in width along each strip. 24. That the Owner agrees to satisfy the requirements of Trans-Northern Pipelines Inc. with respect to their pipeline easement on the subject lands. ATTACHMENT O/?.gFT .IDLAIV OF SUBON/S/O/V o.�.4a..vT of LOTS 9/ 92, "TOWNL/NE TLT n sR/�o6W OA GL/NQTON r c r f !l EST.gTES" TOWN OF NEWCASTLE !� ale a3r_cameo v RED/O�/�AL- MUN♦rlF34L/'TV OF pURHAM N r,-`-' .r I _1 ... �Y�_ 1/� Al .. .... -/:'?•. rr o �+ R � T A ♦ M O Hv �A P P L / C A N T � Q i1 1` LOT 321 < LOT 31 ° iiCONCESSION 4 --- _ :�-• _- 1 %� a sae . c — © 0, wo 'Q1 tCO 42 go i —r - �• .. '=� \fir � ® •:• r I ^ ..� B PEBBLESiON ROAp i THE CORPORATION OF THE TOWN OF NEWCASTLE BY-LAW NUMBER 86- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law of the Corporation of the Town of Newcastle. WHEREAS the Council of the Corporation of the Town of Newcastle deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Town of Newcastle. NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the Town of Newcastle enacts as follows: I. Schedule "I" to By-law 84-63, as amended, is hereby further amended by changing to "RE-3", "RE-4", and "EP", the zone designations of the lands indicated as "ZONE CHANGE TO RE-3", "ZONE CHANGE TO RE-4", and "ZONE CHANGE TO EP" on the attached Schedule "X" hereto. 2. Schedule "X" attached hereto shall form part of this by-law. 3. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 1986 BY-LAW read a second time this day of 1986 BY-LAW read a third time and finally passed this day of 1986. I I This is Schedule "X" to By-law 86 passed this day of , 1986 A.D. 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