HomeMy WebLinkAboutP-45-79 CORPORATION OF THE TOWN OF NEWCASTLE
PLANNING AND DEVELOPMENT DEPARTMENT L.L. KRISTOF,M.C.I.P., Director
HAMPTON,ONTARIO LOB 1JO TEL. (416)263-2231
TO: Chairman & Members of the REPORT N0. P-45-79
Planning & Development Committee DATE: March 13, 1979
SUBJECT: Special Study Area No. 11 - Durham Regional Official Plan
Comments:
We attach copies of correspondence received from the Region
regarding the above noted subject matter and requesting our comments
respecting the future land use designation of the study area.
In that regard, we note that the major constraint to developing
the area for any urban use is the provision of services which would
be extremely expensive when compared to other potential development
sites within the municipality. In terms of preferred use, it would
seem that an industrial use is the most appropriate, given the site's
relationship to adjacent uses, designations and accessibility. However
such a use should be deferred or limited to dry industrial until such
time as the servicing constraints can be overcome and other industrial
sites which can be easily serviced have been largely developed. At
the same time, there are lands north of Highway 401 and east of the
existing Industrial designation which should also be considered for deferred
or dry Industrial uses given their physical relationship to other uses,
designations and accessibility. /V �r ov
IV) i�,�
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Recommendation:
Based on the foregoing, we recommend the following:
"That the Region of Durham be advised that the Town
of Newcastle prefers either a 'Deferred Industrial ' or
'Dry Industrial ' designation for Special Study Area
11 and for those lands North of Highway 401 , west of
the north-south Hydro Corridor from Darlington and
east of the existing Industrial designation as outlined
on the attached map. "
Respect lly ubmitted,
TTE:lb Leslie L. Kristof, M.C.I.P.
Encl . Director of Planning & Devel ment.
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THE REGIONAL MUNICIPALITY OF DURHAM
PLANNING AND DEVELOPMENT DEPARTMENT WM. F H. MCADAMS, M.C.I.P./Commissioner
105 CONSUMERS DRIVE/P.O.BOX 623-WHITBY,ONTARIO LlN 6A3 TEL.(416)668-7731
In reply,please refer to
File Number
February 15 , 1979 SSA#ll
Mr. L. Kristof, V--;
Director of Planning and Development,
Town of Newcastle,
Hampton Municipal Office,
2 190
Hampton, Ontario.
DEPARTMENT
Dear Mr. Kristof: I
rj_� flEPURASTLI
Re: Special Study Area No. 11
We are presently investigating alternative land uses for the
area identified as Special Study Area No. 11 in the Durham
Regional Official Plan in order to resolve the future land
use issues for this area. We would like to present a report
to our Planning Committee in March and accordingly, would be
very grateful if you could send us any comments regarding the
future land use of this area.
If you have any questions regarding this matter, please do
not hesitate to contact this Department.
Yours very truly,
L. Kotseff, Manager
Strategic Planning Branch.
1-5
C C
V!
oOV 7 ON
700 University,,Aveaue-TLZQDIQ.C�niaLig M5G 1X6
DURHAM PLANN!NG DEPT.
------------------------------
R.- tobe -3 , 1978
CQ NOIE L PI,:pl I 6.. NK 8-79120 P
PIES
�'(Ov
Mr. W.A. Evans
Design Manager
WV_
Regional Muni cip4ltty_ g_f_Durha OR
105 Consumers DrIve DEPT,
P.O. Box 623
v
WHITBY, Ontario
LlN 1C4
FED
Dear Sir:
Darlington G.S. PLANNING DER
I PRIM-INT
TOWUN 07 Ida fZASALE
Sewage Treatment Facilities
In response to your letter of October 3, 1978, we note the
following. At this time we cannot give any commitment to
treatment of any off-site sewage in an on-site facility.
The current situation is:
(a) We are preparing our application to the ministry
of the Environment for approval of the treatment
works and are concerned that the introduction of
such an issue and attempts to quantify date re
same would complicate our submissions and perhaps
jeopardize our approval.
(b) Our current plans are to decommission any excess
capacity after the peak construction period and
use it to service future Ontario Hydro projects.
The remaining equipment would handle station
sewage only.
We are not aware of your schedules nor requirements, but would
suggest that perhaps the situation could be reviewed sometime
in the future, when we are well into our program and both your
plans for the area and our plans for decommissioning the treat-
ment plant would be clearer and we have gained some experience
with the equipment.
Yours truly,
J. MCGre die
Pro�Ject Manager
_.I
Darlington G.S.
REGIO AL- MUNICIPALITY G- -DURHA-M
WORKS DEPARTMENT W.A.TWELVETREES,P.Eng./Commissioner of Works
105 CONSUMERS DRIVE,P.O.BOX 623,WHITBY,ONTARIO L1N 1C4 TELEPHONE:(416) 668-7721
March 10, 1977
Dr. M. Michael, M.C.I.P. I
Director of Planning 14- r�
Regional Planning Department
' 105 Consumers Drive DUQHAIM PLAN. & DEW.
P.O. Box 623 File Ref. .
WHITBY, Ontario
Dear Dr. Michael:
Re: Servicing Information for Five Industrial Sites in Bowmanville
Your File SI-30
As per your request of January 14, 1977 for servicing information
for five proposed industrial designated areas in the Town of Newcastle
(Bowmanville) , we have prepared servicing reports, showing sanitary sewers
and waterworks schemes that, in conjunction with proposed capital works
projects, may be capable of providing services to the areas. We have
suggested the areas that we feel may be more desirable to service for
industrial use, and we have given estimated costs of sanitary sewer and
watermain extensions that, in conjunction with proposed capital works
projects, could provide service to the industrial sites.
Please bear in mind that these servicing schemes are preliminary
only and are contingent upon Council approval of the proposed capital
works projects and further engineering studies.
Yours truly,
i
W. A. Evans, P. Eng.
WAE/WM/vl Design Manager
Encl.
cc G. A. Crawford
C. S. Lee, P. Eng.
J. E. Durocher, P. Eng.
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SERVICING I14FORMATION FOR FIVE INDUSTRIAL SITES
IN,:THE_T£-Q;-r G.F-_NEWC STI.r_ _
Sewage Treatment (Existing Plant Capacity)
The existing Soper Creek Water Pollution Control Plant has the
capacity to service a population of 15,000 (1.5 M.G.D.) . Existing
development within the Town of Bowmanville contributes average day
flows of 1.35 M.G.D. and maximum day flows of 3.71 M.G.D. The
existing W.P•C.P. is fully committed and no further development can
procee anti anew lant is construe e .
Waterworks (Existing Plant Capacity)
i
Water supply for the Town of Bowmanville is provided from surface
I
springs north of the Town, and from the Bowmanville Water Supply Plant.
The springs are capable of yielding 0.35 M.G.D. while the water supply
plant is rated at 2.0 M.G.D.
The water supply plant is presently overcommitted on the basis of
maximum daily w to requirements._and no _fu_rther_de_vel_opment_cann proceed
until a_ new intake and plant=.moth( cations have been completed and put
into operation by late 1978.
Water Supply and Sewage Treatment Plant (Proposed Expansions)
The 1975 Capital Budget (Item 75-S23) provided for an expansion to
the existing Soper Creek W.P.C.P, and the construction of the outlet sewer
into Lake Ontario. Due to the increased population now proposed in the
Region' s Official Plan, the existing plant site is not sufficient to
accommodate a plant expansion that would meet treatmept•demands for the
ultimate population.
On October 27, 1976, Regional Council considered Commissioner's
Report to Works Committee, Item 389-76 and approved the following
resolution:
a) THAT the outlet sewer into Lake Ontario and the Bowmanville Water
Supply Plant intake be sized in accordance with the Official Plan
as required for future expansion in the Bowmanville area and the
requirements of Ontario Hydro for the Darlington Generating Station.
b) THAT a new location be purchased for the construction of a new
water pollution control plant in Bowmanville and that a 1.0 million
gallon per day module be constructed on that site.
c) THAT the Region continue to operate the- existing Soper Creek Water
Pollution Control Plant until such time as economics and/or obsolescence
indicate that it should be phased out.
The Commissioner' s Report to Works Committee recommended that the
sanitary sewage outfall sewer and the water supply plant intake be sized
for an ultimate population of 52,500 plus an allowance for the develop-
ment of 937 acres of industrial land.
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PROPOSED SEWAGE WCIRKS
- New S er Creek W ter' Poll ontrol Pll'alz
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The new Soper Creek W.P.C.P. (1.0 M.G.D.) will initially provide
service for an additional population of 10,.000 thereby bringing the
sewage treatment capability in Bowmanville up to a population equivalent
of 25,000 (2.5 M.G.D.) . The plant is tentatively scheduled for completion
by late 1979 or early 1980.
The Region's Land Purchase Division is presently negotiating with
St. Mary's Cement Company for the purchase of the water pollution control
plant site and the Region's consulting engineer is now in the position
to proceed with application to the Ministry of Environment for an
Environmental Heating on the plant location.
The Environmental Hearing and/or land acquisition activities may
delay construction of the proposed plant and could possibly result in
major changes to the overall sanitary servicing scheme.
The following sanitary sewer servicing comments for the five 1
industrial sites assume that the new Soper Creek Water Pollution Control *,r
Plant will be constructed on the site shown on the attached servicing plan.
Relocation Of the proposed plant would greatly affect the results oi' •.� ,,�
-emu_ t the
servicing cgsts for each of the sites-wouTd hhav`e- i' ,
this study in tha - _ .� _. .
to be re-assessed. i
Pumping Station, Forcemains and Sanitary Trunk Sewers
The 1977 Capital Budget and Four Year Forecast proposes sanitary
sewage works that will be capable of servicing development as proposed
in the Region's Official Plan plus a 500 oversizing for development
beyond the scope of the Official Plan.
The proposed works as shown on the attached servicing plan are
preliminary only,, and are subject to Council approval and further
engineering studies.
Any proposed development that would contribute flows to the sanitary
sewage system above these guidelines cannot be accommodated.
'Bowmanville Water Supply•Plant' (Proposed 'Expansions)
The 1976 Capital Budget (Item 76-:v56) provides for modifications
to the existing Bowmanville Water Supply Plant which will increase its
capacity to 4.0 M.G.D. It also provides for the construction of a new
intake having sLfficient capacity for the ultimate rated plant output
of 10.5 M.G.D. The new intake and plant modifications are tentatively
scheduled for cc mpletion by 1978.
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Water Distribution system (Proposed Extensions) —T
cZ Four yeah Forecast..proposect-the-- --- _
- -The,-Y977- Capital- Budg -- _ a large portio*i
construction of a feedermain system capable of servicing 9
of the lands designated for development within the boundaries of the
Official Plan.
e proposed Capital Works Projects related to watermain construction
are shown on the attached servicing plan and should be considered pre-
liminary only. These projects are subject to Council approval and
further engineering studies.
Servicing Comments
As requested, we have examined the feasibility of servicing the
five proposed industrial sites located outside of the area covered by
the Regional Official Plan, and we submit the following comments and
preliminary servicing plans indicating possible methods of servicing
these sites.
It 'should be noted that the area for indusanitaryvsewereoutfaZlred
in the Regional Plan is 625 acres, whereas the a pop ulation of
and the water supply plant intake are sized to service
52,000 plus an industrial area of 937 acres. Therefore, an addition
312 acres of industrial area could_be servi ed over and ab
cove the amount
_
._� -__
covered in the of=ic_Y al_Plan•-^Since Tould1betnecessary t osredesigntthel
areas are greater--than 312 acres, it +� la intake in order to meet
sanitary sewer outfall and the water supply p
the increased ultimate demands of the Bowmanville area. This does not
apply to Sites IV and V whose areas are�less than 312 acres.
Cost estimates do not include the costs of proposed capital budget
of the five proposed sites_ These
item projects required to service any extensions and/or improvements
estimates merely cover the cost of recsewe6s stems (excluding any internal
to existing water su�plx and sanitary_All estimates are based on projected
servicing or site connection costs) • and contingencies.
1978 construction costs and include engineering
� Proposed Industrial Site I
Site I is located in an area designate d as Special Study 645a acres
ll
in the Region' s official Plan. The total�SrCementSCompanysand 1,345
of which 767 acres belong to the St- Mary' site. Thus, only 531 acres
acres to' the Darlington Generating p various
capacities
of the total site area would be available for developent of the sanitary
other industries. However, the present design
sewer outfall and water supply plant intake would restrict this value
to 312 acres.
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-sanitary Servicing Comments Site I
-frm t - ,.-xl -3L --sw }S�t -_--c-olPC
remQt ness
-
--- Bow l y35an -n6SOSe� seWa� od�edti.oir-s ste,�c'fc _
area would require the construction of�a major trunk san.itary_sew zhand.
a pumping station in order to service the site.
Due to the anticipated high servicing cost, the development of
this site does not appear to be economically feasible.
Waterworks Servicing Comments - Site I
This area cannot be serviced by extending watermains from the
existing system. A new feedermain will be required from the_Bowmanvz7.le
Water Supply Plant to the desired area of development west_ of th.t area_
owned__,by Ontgr�Q..xy ra, A 16 inch diameter watermain would be required
for this purpose at an estimated cost of $1,282,000.00 and this value
does not include the cost of land purchase or easements.
An alternate method of servicing the site would consist of extending
a 16 inch diameter watermain on Courtice Road from Highway No. 2 to
the site. Estimated cost of this method is $852,000.00. However, this
alternate method would only be feasible when a proposed feedermain from j
Oshawa has been constructed to the intersection of Courtice Road and II;
Highway No. 2. Construction of this main is not yet required and has
not been authorized.
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Industrial Site II
Site II (approximately 1,525 acres) is located west of Regional
Road No. 57 and north of Highway 401. The site is designated as Special
Study Area No. 13 in the Regional Official Plan.
As previously noted, only 312 acres of this total area could presently
be serviced.
Sanitary Servicing Comments -- Site II
The majority of Site II can be serviced by a gravity sewer system,
except for the area west of the drainage divide as shown on the attached
map. This low area may require pumping.
Servicing of this site would require a new trunk sanitary sewer
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from the south-east corner of the site, across Highway 401 a_nd easterly
parallel to the C.N.R. The proposed sewer would outfall to the future
` Bowmanville Creek trunk sewer which is being proposed in the 1977 Capital
Budget and Four Year Forecast for construction in 1979.
The estimated cost of providing sanitary sewers to service Site II,
as set out above, is $638,000.00.
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Waterworks Servicing Comments - Site II
_._ .
5ervzcing of this site is._complicated_by.the, fact that rcug ?lZ
half of the area is located in Pressure Zone I, south of the 'C.P.R.
tracks and the other half is north of the tracks in Pressure Zone II.
In addition, extensive capital budget item works would be required to
service 312 acres either in Zone I or Zone' II as shown on the drawing.
In Pressure Zone I, it would be necessary to extend the existing
12 inch diameter watermain on Baseline Road at Waverly as far as Martin
Road. In addition, it would be necessary to extend a 12 inch watermain
along Scugog Street from Concession Street to the existing main on
Queen Street. Then, the 12 inch main on Waverly would be extended north
to the C.P.R. tracks and westward along the tracks to Martin Road.
The,estimated cost of servicing Site II in Pressure Zone I is
$156,000.00.
To. service Pressure Zone II, it would be necessary to extend a
16 inch diameter watermain from the proposed Zone II pumping station
along Jackmans Road to Regional Road No. 57. Design and construction
of the Zone II pumping station has tentatively been scheduled for 1977.
�I
Additional supply to this area can be achieved in the future when
a new Zone II reservoir and related watermains are constructed in North
Bowmanville and a new watermain is constructed from the reservoir supply
main to the subject area. This additional supply is not a requirement
for servicing, but only a provision for a secondary feed for emergency
purposes which will not be included in the servicing cost.
The estimated cost of a 16 inch diameter watermain to supply this
portion of Site II in Zone II is $170,000.00.
SITE III
Site III (approximately 555 acres) is located north of Nash Road
adjacent to the northern limits of the Regional. Official Plan_
Sanitary Servicing Comments - Site III
This site is within the gravity catchment area of the Soper Creek
trunk sewer. Therefore, the site can be serviced by extending the I
Soper Creek trunk sewer to the site.
In accordance with your memorandum dated November 23, 1976, the
Soper Creek trunk sewer has been designed allowing for a population
contribution of 11,800 from Site III. In lieu_of_the population
contribution, a maximum of 285 acres ondust Industrial lands could be
developed within the boundaries of Site III.
The Soper Creek trunk sewer extension from Highway 2 to Concession j
Street is being proposed in the 1977 Capital Budget and Four Year Forecast
for construction in 1979. The estimated cost of the proposed extension
is $270,000.00.
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To service the subject- site, a further extension of_the-Sopex Cre°,i
- — -
trunk sewer from Concession. eo_ruash Road" would be r'q'=ire . The -
estimated cost of .this. extension is $638,000.00. However, construction_
of this sewer extension is not planned in the 5 year capital budget period.
The total estimated cost of extending the Soper Creek trunk sewer
from Highway 2 to Nash Road is approximately $908,000.00. Servicing of
this site will not beeconomicall y� feasib unki� the �.na�°—a-r°a of
the �r C er ek trunk sewer south of Nash Road is developed.
.- -°--
Waterworks Comments - Site III
The Site III area located north of Nash Road can only be serviced
when the proposed Zone II pumping station, reservoir and feedermains
are constructed sometime after 1981. The closest feedermain extension
proposed in the 1977 Capital Budget and Four Year Forecast reaches a
point along Scugog Street approximately 1,300 ft. south of Nash Road.
Any watermain construction along Nash Road would, therefore, be at the
developer's cost.
SITE IV
Industrial Site IV (approximately 251 acres) is located between
Highway 2 and Highway 401 east of the Town of Bowmanville.
Sanitary Servicing Continents - Site IV
Site IV could be serviced in conjunction with the development of
Phase Two of the proposed industrial
development south o%^Hichw-ay Ol. -
A new sanitary gravity sewer would be constructed in a northerly
direction from the proposed industrial road (tunneling under Highway 401)
and then easterly, parallel to Highway 401 to service the subject
property. In addition, the proposed sanitary sewer downstream would
require oversizing from the point of connection to the proposed West
Beach Road Pumping Station.
The estimated cost of constructing the new sanitary sewer as
set out above is $400,000.00.
SITE V
Industrial Site V (approximately 260 acres) is located east of
Simpson Ave. and south of the C.N.R. right-=of-way. This area is presently
designated as major open space in the Regional Official Plan.
Sanitary Servicing Comments - Site V
The majority of Site V can be serviced by gravity to the proposed
sanitary sewer that will service the proposed industrial development
south of Highway 401. An isolated low area located immediately west
of the Highway 401 access road may require pumping.
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Sanitary sewage. from_ Site V would discharge to the proposed sanitary
---- "- - -- sewer at the intersection=-aE-Mest-Beach- Road and Simpson Avenue_ - In =-
- . sewer_ aQ anstream would re uire e:-ersizin --- "_
-- addition-; the proposed sandy . q _ .. 9
from the point of connection to the proposed West Beach Road Pumping
Station.
The cost of servicing Site V as set out above is limited to the
oversizing of the proposed sanitary sewer on West Beach Road. The cost
of oversiz�ng is estimated at $30,000.00.
Water Servicing Comments - Sites IV & V
Based on a maximum developable area of 251 acres (Site IV) and 260
acres (Site V) , a 16 inch diameter watermain will be required to service
these areas respectively. However, by revising the size and location
of the proposed feedermain projects to extend easterly from the water
supply plant to Lambs Road and north on Lambs Road to Hy ighway N�o. 2.
ti it will be possible to service the proposed industrial development as
well as Site IV and V.
The cost of servicing these sites based on a 16 inch diameter
watermain from the water supply plant to the site is $503,000.00
(Site IV) and $254,000.00 (Site V) .
SU MMARY
In regard to the above noted comments concerning servicing require-
ments for the five proposed industrial designated sites in the Town of
Newcastle (Bowmanville) , we offer the following summary of comments in
respect to future development of those areas.
Table 1 presents the estimated costs for servicing each of the
proposed sites excluding the cost of approved or proposed Capital
Works Projects.
For the viewpoint of both timing and economics, Site V is the most
appropriate from a servicing point of view. It is being proposed in
the 1977 Capital Budget and Four Year Forecast that provision be made
for the construction of both sanitary sewers and watermains to service
the existing industrial lands south of Highway 401 (tentatively scheduled
for construction in 1979) .
The design of the subject utilities will take place in 1977. The
servicing of Site V will require the oversizing of both the proposed
watermain and sanitary sewer. Any information r wed to additional
land within Site V that is to be designated industrial would be required
before design can proceed. T�
SERVICING INFORMATION FOR FIVE INDUSTRIAL SITES IN THE TOWN OF NEWCASTLE (BOWMANVILLE)
Site Estimated Cost Estimated Cost dotal Estimated Comments
Water Supply Sanitary Servicing Servicing Cost is
Site I Servicing to
Bowmanville
$1,282,000.00
No E9timfttt
Servicing to
Courtice
$852,000.00
' Site II Area South of C.P.R. ($170 ,000.00+$638,000.00) Sanitary sew sing cost
$156,000.00 is for the 4t-ruction of
$638,000.00 = $808 ,000.00 sewers to
Area North of C.P.R. corner of U1e .site.
$170,000.00 Therefore, for the total
estimated crest, the water
supply cost fo:x7 the area
south of tEn F,F.R. was
used.
Sanitary six' extension fron
Site III $638,000.00 $638,000.00 Concession St. to Nash Rte.
Site IV $503,000.00 $400,000.00 $903,000.00
Site V $254,000.00 $30,000.00 $284,000.00 Sanitary aerviz�ing cost
is limited ttu cvyersizing
the proposEm5 a�zlnitary
sewer from �wt Beach
Road and S*:LmU)s{mm Ave. to
the propos'ecdi ' t Beach
Road Pumpi!DiT , L4ktion.
THE REGIONAL MUNICIPALITY OF DURHAM
PLANNING AND DEVELOPMENT DEPARTMENT Wm, F H. McADAMS, M.C.I.P./Commissioner
105 CONSUMERS DRIVE/P.O.BOX 623-WHITBY,ONTARIO L.lN 6A3 TEL. (416)668-7731
In reply,Please refer to
File Number
February 15 , 1979 SSA#ll
Mr. L. Kristof,
Director of Planning and Development,
Town of Newcastle,
Hampton Municipal Office,
Hampton, Ontario. F r %��� 1979
Dear Mr. Kristof: ';'ARTWNT
Re: Special Study Area No. 11
We are presently investigating alternative land uses for the
area identified as Special Study Area No. 11 in the Durham
Regional Official Plan in order to resolve the future land
use issues for this area. We would like to present a report
to our Planning Committee in March and accordingly, would be
very grateful if you could send us any comments regarding the
future land use of this area.
If you have any questions regarding this matter, please do
not hesitate to contact this Department.
Yours very truly,
L. Yo-1-seff, Manager
Strategic Planning Branch.
Of CC E 1,9
700 University,Auenuer_To.WD1Q,_Ontario M5G 1X6 D11RNAft'1 PLAiV{y',NG [DEPT.
It hJ'I 10N ---.....-
1 Cale-Re ................ .
Octobe _3 , 1978
e: NK t1
{ -79120 F
cohlr TC) - - -- -- _
Mr. W.A. Evans - f�-
Design Manager ____ ~_ —
Regional Municip4;lity of Durha �'VC�I�'t5 -- -- -- 1_--
105 Cons wne rs Drive DEPT, - - --_-
F.O. Box 623 � r
WHITBY, Ontario
lilt
LIN 1C4
Dear sir: PLANNING DEP TJ,�INT
Darlington G.S. �� a � XASILE
Sewage 'lrcatnr_?nt Facili ties ._
In response to your letter of October 3, 1978, we note the
following. At this time we cannot give any commitment to
treatment of any off-site sewage in an on-site facility.
The current situation is:
(a) We are preparing our application to the Ministry
of the PnvironnX-Lnt for approval of the treaturnt
works and are concerned that the introduction of
such an issue and attempts to quantify date re
same would complicate our submissions and perhaps
jeopardize our approval .
(b) Our current plans are to decommission any excess
capacity after the peak construction period and
use it to service future Ontario Hydro projects.
The remaining equipment would handle station
sewage only.
We are not aware of your schedules nor requirements, but would
suggest that perhaps the situation could be reviewed sometime
in the future, when we are well into our program and both your
plans for the area and our plans for decommissioning the treat-
ment plant would be clearer and we have gained some experience
with the equipment.
Yours truly,
v � --�"--------�° . •--.+mod-e.._._,.d
J. Mc(,redie
Project Manager
Darlington G.S.
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Ir
REGIONA-L- MUt-41CIPALITY Of E].URNA-M . _ �� .a,� /sit'
WORKS DEPARTMENT W.A.TWELVETRFFS,P.Fng.1 Commissioner of Works
105 CONSUMERS DRIVE,P.O.BOX 623,WHITBY,ON rARiO LIN 1C4 IEI-EPHONE.1416) 66$•7721
March 10, 1977
FIVED
i
Dr. M. Michael, M.C.I.P.
Director of Planning r.•
Regional Planning Department
' 105 Consumers Drive DUMArN% PU"I. & D,-VT,
P.O. Box 623
WHITBY, Ontario File Ref. .
Dear Dr. Michael:
Re: Servicing Information for Five Industrial Sites in Bowmanville
Your File SI-30
As per your request of January 14, 1977 for servicing information
for five proposed industrial designated areas in the Town of Newcastle
(Bowmanville) , we have prepared servicing reports, showing sanitary sewers
and waterworks schemes that, in conjunction with proposed capital works
projects, may be capable of providing services to the areas. We have
suggested the areas that we feel may be more desirable to service for
industrial use, and we have given estimated costs of sanitary sewer and
watermain extensions that, in conjunction with proposed capital works
projects, could provide service to the industrial sites.
Please bear in mind that these servicing schemes are preliminary
only and are contingent upon Council approval of the proposed capital
works projects and further engineering studies.
Yours truly,
11. A. Evans, P. Eng.
WAE/WM/vl Design Manager
Encl.
cc G. A. Crawford
C. S. Lee, P. Eng.
J. E. Durocher, P. Eng.
s
SERVICING INFORMATION FOT2 FI VF' INUt1STRTAL ST'I'ES
- - --�, IN THE- TAN.-_OF_ NEWC.c'-ST?.i: .(BOWMANVIMXX -
Sewage Treatment (I�xisti_nq Plant Capacity)
The existing Soper Creek Water Pollution Control Plant has the
capacity to service a population of 15,000 (1.5 M.G.D.) . Existing
development within the Town of Bowmanville contributes average day
flows of 1.35 M.G.D. and maximum day flows of 3.71 M.G.D. _The
existing W.P.C.P, is fully committed and no further development can
procee unt anew �antis_.construc-te�C a "'-` �--"---�`
Waterworks (Existing Plant Capaci_ty)
Water supply for the Town of Bowmanville is provided from surface
springs north of the Town, and from the Bowmanville Water Supply Plant.
The springs are capable of yielding 0.35 M.G.D. while the water supply
plant is rated at 2.0 M.G.D.
The water supply plant is presently overcommitted on the basis of
maximum daily water,-,requirements and no further development�can proceed
until a_ new intake._..and_plant, -mo.di f-cations�have_ _ been completed and put
into operation by late�1978.
Water Supply and Sewage Treatment Plant (Proposed Expansions)
The 1975 Capital Budget (Item 75-S23) provided for an expansion to
the existing Soper Creek W.P.C.P, and the construction of the outlet sewer
into Lake Ontario. Due to the increased population now proposed in the
Region' s Official Plan, the existing plant site is not sufficient to
accommodate a plant expansion that would r-,et treat.meh t demands for the
ultimate population.
On October 27, 1976, Regional Council considered Commissioner's
Report to Works Committee, Item 389-76 and approved the following
resolution:
a) THAT the outlet sewer into Lake Ontario and the Bowmanville Water
Supply Plant intake be sized in accordance with the Official Plan
as required for future expansion in the Bowmanville area and the
requirements of Ontario Hydro for the Darlington Generating Station.
b) THAT a new location be purchased for the construction of a new
water pollution control plant in Bowmanville and that a 1.0 million
gallon per day module be constructed on that site.
c) THAT the Region continue to operate the existing Soper Creek Water
Pollution Control Plant until such time as economics and/or nbsolescence
indicate that it should be phased out.
The Commissioner' s Report to Works Committee recommended that the
sanitary sewage outf_all sewer- and the water supply plant intake be sized
for an ultimate population of 52,500 plus an allowance for the develop--
meet of 937 acres of industrial land.
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PROPOSED SEWAGE %,11.,RKS �. ._... . _
New Soper Creek Cater I'0 117 t7rr Control T*7zznt
The new Soper Creek W.P.C.P. (1.0 M.G.D.) will initially provide
service for an ad-itional population of 10,.000 thereby bringing the
sewage treatment capability in Bowmanville up to a population equivalent
of 25,000 (2.5 M.G.D.) . The plant is tentatively scheduled for completion
by late 1979 or e=.rly 1980.
The Region's Land Purchase Division is presently negotiating with 1
St. Mary's Cement Company for the purchase of the water pollution control
plant site and the Region' s consulting engineer is now in the position,
to proceed with a-pplication to the Ministry of Environment for an
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Environmental Healing on the plant location.
The Environr^i?ntal Hearing and/or land acquisition activities may
de lay_construction c,f tlle—?x9po';ed j1.pt and cojijqpossibly result in
major changes to the overall sanitary servicing scheme
The following sanitary sewer servicing comments for the five
industrial sites assume that the new Soper Creek Water Pollution Control
Plant will be con.st.ructed on the site shown on the attached servicing plan.
Relocation of the roposed plant would greatly affect the results of'-.,
<
this studv in tha.t the servicing costs for each of the sites would"have
to be re-asse-sse 3.
Pumping Station, Forcemains and Sanitary Trunk Sewers
The 1977 Ca�::)ital Budget and Four Year Forecast proposes sanitary
sewage works that will be capable of servicing development as proposed
in the Region's Official Plan plus a 50% oversizing for development
beyond the scope of the Official F'lan.
The propose-3 works as shown on the attached servicing plan are
preliminary only, and are subject to Council approval and further
engineering stuc1es.
Any proposed development that would contribute flows to the sanitary
sewage system ah-ove these guidelines cannot be accommodated.
'Bowmanville Water Supply Plant (Proposed Expansions)
The 1976 Capital Budget (Item 76-W56) provides for modifications
to the existing ---lowmanville Water Supply Plant which will increase its
capacity to 4.0 M.G.D. It also provides for the construction of a new
intake having sr-fficient capacity for the ultirnate rated plant output
of 10.5 M.G.D. The new intake and plant mod:if_i.cations are tentatively
scheduled for ccr.ipletion by 1978.
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a
Water Distribution Svstem (I'ro�osed F.t_tensions)
The . 1977- Capital Budgat.,..-*� _-Four `_'`mow Forecast Proposed ,the - --
construction of a eec3erirraxn systr>n capable of servicing a large porti6n
of the lands designated for development within the boundaries of the
official Plan.
<. The proposed capital Works Projects related to waterrnain construction
are shown on the attached servicing plan and should be considered pre-
liminary only. These projects are subject to Council approval and
further engineering studies.
Servicing_ icing Comments
` As requested, we have examined the feasibility of servicing the
five proposed industrial sites located outside of the area covered by
the Regional official Plan, and we submit the following comments and
preliminary servicing plans indicating possible methods of servicing
these sites.
it 'should be noted that the area for industrial development covered
in the Regional Plan is 625 acres, whereas the sanitary sewer outfall
and the water supply plant intake are sized to service a population of
52,000 plus an industrial area of 937 acres. Therefore, an additio
312 acres of industrial area could _be serviced over and above the amount_
covered in the official Plan. Since the first three proposed industrial
areas are greater than 312 acres, it would be necessary to redesign the
sanitary sewer outfall and the water supply plant intake in order to meet
the increased ultimate demands of the Bowmanville area. This does not
apply to Sites IV and V whose areas are,less than 312 acres.
Cost estimates do not include the costs of proposed capital budget
o
item projects required to service any of the five proposed sites_ These
` estimates merely cover the cost of_necessary extensions and/or improvements
to existing water su 1 and sanitary_scw_nr_sXstems (excluding any internal
servicing or site connection costs) . All estimates are based on projected
1978 construction costs and include engineering and contingencies.
Proposed Industrial Site I
Site I is located in an area designated as Special Study Area No. 11
in the Region' s Official Plan. The total area of Site I is' 2,645 acres
of which 767 acres belong to the St. Mary's Cement Company and 1,345
acres to' the Darlington Generating Station site. Thus, only 531 acres
of the total site area would be available for development by various
other industries. Hoeiever, the present design capacities of the sanitary
sewer outfall and ,cater supply plant intake would restrict this value
to 312 acres.
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�anxtSanitary Servxca.ncr Common_ s Site_ _ _ _I_
remoteness of Sa to I from the caist.ing sewage.
callPCt io^.� tr_�
_s�stetz Irr_ 0urti c�-
area would require the construction of a major trunk_sanitary_,se_we_r_and
a pumping station in order to service the site.
Due to the anticipated high servicing cost, the development of
this site does not appear to be economically feasible.
Waterworks Servicing Comments - Site I
This area cannot be serviced by extending watermains from the
existing system. A new feedermain will be required from the__Dowmanville
Hater Supply_Plant to the desired_area of development west of-theaarea_
own�d� �ari,o. Hyc� o. A 16 inch diameter watermain would be required
for this purpose at an estimated cost of $1,282,000.00 and this value
does not include the cost of land purchase or easements.
An alternate method of servicing the site would consist of extending
a 16 inch diameter watermain on Courtice Road from Highway No. 2 to
the site. Estimated cost of this method is $852,000.00. However, this
alternate method would only be feasible when a proposed feedermain from
Oshawa has been constructed to the intersection of Courtice Road and
Highway No. 2. Construction of this main is not yet required and has
not been authorized.
Industrial Site II
Site II (approximately 1,525 acres) is located west of Regional
Road No. 57 and north of Highway 401. The site is designated as Special
Study Area No. 13 in the Regional Official plan_
As previously noted, only 312 acres of this total area could presently
be serviced.
Sanitary Servicing Comments - Site II
The majority of Site II can be serviced by a gravity sewer system,
except for the area west of the drainage divide as shown on the attached
map. This low area may require pumping.
Servicing of this site would require a new trunk sanitary sewer
from the south-east corner of the site, across Highway 401 and easterly
parallel to the C.N.R. The proposed sewer would outfall to the future
13owmanville Creek trunk sewer which is being proposed in thie 1977 Capital
Budget and Four Year Forecast for construction in 1979.
The estimated cost of providing sanitary sewers to service Site II,
as set out above, is $638,000.00.
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Waterworks Servicinq Comments - Site II
r .0 Servicing of_.this .site, is _coriplicated.by the fact -that roug?zly
half of the area is located in Pressure Zone I, south of the C.P.R.
tracks and the other half is north of the tracks in Pressure Zone II.
In addition, extensive capital budget item works would be required to
sex-vice 312 acres either in Zone I or Zone II as shown on the drawing.
In Pressure Zone I, it would be necessary to extend the existing
12 inch diameter watermain on Baseline Road at Waverly as far as Martin
Road. In addition, it would be necessary to extend a 12 inch watermain
along Scugog Street from Concession Street to the existing main on
Queen Street. Then, the 12 inch main on Waverly would be extended north
to the C.P.R. tracks and westward along the tracks to Martin Road.
The.:estimated cost of servicing Site II in Pressure Zone I is
$156,000.00.
To. service Pressure Zone II, it would be necessary to extend a
16 inch diameter watermain from the proposed Zone II pumping station
along Jackmans Road to Regional Road No. 57. Design and construction
of the Zone II pumping station has tentatively been scheduled for 1977.
Additional supply to this area can be achieved in the future when
a new Zone II reservoir and related watermains are constructed in North
Bowmanville and a new watermain is constructed from the reservoir supply
main to the subject area. This additional supply is not a requirement
for servicing, but only a provision for a secondary feed for emergency
purposes which will not be included in the servicing cost.
The estimated cost of a 16 inch diameter watermain to supply this
portion of Site II in Zone II is $170,000.00.
SITE III
1 _
Site III (approximately 555 acres) is located north of Vash Road
adjacent to the northern limits of the Regional Official Plan.
Sanitary Servicing Comments - Site III
This site is within the gravity catchment area of the Soper Creek
trunk sewer. Therefore, the site can be serviced by extending the
Soper Creek trunk sewer to the site.
In accordance with your memorandum dated November 23, 1976, the
Soper Creek trunk sewer has been designed allowing for a population
contribution of 11,800 from Site III. In _lieu_of the.populajion
cotltributio_n, a maximum of 2£35 acres of�industrial. lands could be
developed within the boundaries of Site III. -!
The Soper Creek trunk sewer extension from Highway 2 to Concession
Street is being proposed in the 1977 Capital Budget and Four Year Forecast
for construction in 1979. The estimated cost of the proposed extension
is $270,000.00.
I
tension of the sopereek
the,. subject. site, -A further ox i:C
To service
The
colicession Pot
tr�lny. sewer from
estimated cost of this extension I 3u.4ever, construction
s $68,000-00.
ii
the capital ',budget period.
of this sewer extension is not planned in t] 5 year capit
The total estimated cost of extending the Soper Creek trunk sewer
from Highway 2 to Nash Road is approximately--$908,000.00. Servicing of
_this site will not be economicall. _1�1as
------- is developed.
!E-e-soper Creek tjFu—nJZ sewer south of Nash Road
Waterworks Comments_- Site III
The Site III area located north of Nash Road can only be serviced
when the proposed zone II pumping st ation, reservoir and feedermains
are constructed sometime after 19BI. The closest feederipain extension
proposed in the 1977 Capital Budget and Four Year Forecast reaches a
point along scugog Street approximately 1,300 ft. south of Mash Road.
Any watermain construction along Nash Road would, therefore, be at the
developer's cost.
SITE IV
a
Industrial Site IV (approximately 251. acres) is located between
Highway 2 and Highway 401 east of the Town of iwwmanville-
Sanitary Servicing Continents - Site IV
Site IV could be serviced in conjunction with the development of
Phase Two of the proposed industrial development south oz 1c—
A new sanitary gravity sewer would be constructed in a northerly
direction from the proposed industrial road (tunneling under Highway 401)
and then easterly, parallel to Highway 401 to service the subject
property. In addition, the proposed sanitary sewer downstream would
require oversizing from the point of connection to the proposed West
Beach Road Pumping Station.
The estimated cost of constructing the new sanitary sewer as
set out above is $400,000-00.
SITE V
Industrial. Site V (approximately 260 acres) is located east of
Simpson Ave. and south of the C.N.R. right-of-way. This area is presently
designated as major open space in the 1"Ji"I'll Official. Plan.
Sanitary Site V
Servicing
The majority of Site V can be serviced by gravity to the proposed
sanitary sewer that will service the proposed industrial development
south of Highway 401. An isolated low area located ii-,ii-iiediately west
of the Highway 401. access road may require pumping.
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Sanitary sewage from• Site V would cli�;char.ge to the prop<>sed sanitary
sewer r'cach Road and ;irrpson Avenue. - In
at the int(!r.section of~ West
addition, the proposed san-L xy sewer. downstream would require o-:ei:sizing Y_� ";�•;�`
from the point of connection to the proposed West Beach Road Pumping
Station.
The cost of servicing Site V as set but above is limited to the
oversizing of the proposed sanitary sewer on West: Beach Road. The cost
of oversizing is estimated at $30,000.00.
Water Servicing Comments - -Sites :LV & V
Based on a maximum developable area of 251 acres (Site IV) and 260
acres (Site V) , a 16 inch diameter watermain will be .required to service
these areas respectively. However, by revising the size and location
of the proposed feedermain projects to extend easterly from the water
supply plant to Lambs Road and north _on Lambs Road to_Highway No..�2,
t it will be possible to service the proposed d
inustrial development as
'r well as Site IV and V.
The cost of servicing these sites based on a 16 inch diameter
watermain from the water supply plant to the site is $503,000.00
(Site IV) and $254,000.00 (Site V) .
SUMMARY
In regard to the above noted continents concerning servicing require-
ments for the five proposed industrial designated sites in the Town of
Newcastle (Bowmanville) , we offer the following summary of comments in
respect to future development of those areas.
Table 1 presents the estimated costs for servicing each of the
proposed sites excluding the cost of approved or proposed Capital
Works Projects.
For the vielapoint of both timing and economics, Site V is the most
appropriate from a servicing point of view. It is being proposed in
the 1977 Capital Budget and Four Year Forecast that provision be made
for the construction of both sanitary sewers and watermains to service
the existing industrial lands south of Highway 401 (tentatively scheduled
for construction in 1979) .
The design of the subject utilities will take place in 1977. The
servicing of Site V will require the oversizing of both the proposed
watermain and sanitary sewer. Any iinformation r �lyl to additiona
land within Site V that is to be designated industrial would be required
before design can proceed. M
SERVICING IN ORMA ION FOR i I VZ INDUSTRIAL Sl•1GS IN i1 IMILN O �T"' .yT.l\K i4T Tn� b
LV Ci W l.tiJ 11+1+ \✓ :a
r�
Site Estimated Cost Estimated Cost total Estimated Cornents
Water Supply_ Sanitary Servicing_ Servicing Cost
Site I Servicing to
Bowmanville -
$1,282,000.00
N8 ��tiID�t� -
Servicing to
Courtice
$852,000.00
' Site II Area South of C.P.R. ($170,000.00+$638,000.00) Sanitary servicing cost
$156,000.00 is for the=
�,*�.�t-ructio.^. of
$638,000-00 = $808 ,000.00 sewers to tbk1 sputh-east
Area North of C.P.R. corner of the site.
.
$170,000.00 Therefore, for the total
estimated mss:, the water
supply cost scar the area
south of the F„P-R. was
used.
Sanitary sower extension fr'
Site I11 $638,000.00 $638,000.00 Concession St. to Nash
Site IV $503,000.00 $400,000.00 $903,000,00
Site V $254,000.00 $30,000.00 $284,000.00 Sanitary ser-,iz ng cost
is limited 'tv cT-crsizing
the proposcv�i :ritary
sewer from iw 4x Dcach
Road and Si:iA 5-+rz.1 rive. t0
the proposeed 'cCezt Beach
Road Pumpir79 :Yl,W.�iosi-
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REVISIONS
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