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Public Meeting Report
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Report To: Planning and Development Committee
Date of Meeting: June 20, 2017
Report Number: PSD-045-17 Resolution: PD-126-17
File Number: PLN 31.5.6, S-C-2017-0002,
S-C-2017-0003 and S-C-2017-0004 By-law Number:
Report Subject: An application by a group of land owners to amend the Worden
East Neighbourhood Design Plan and three applications to
subdivide a portion of those lands in Courtice
Recommendations:
1.That Report PSD-045-17 be received;
2.That staff consider the public comments received in the further processing of the
applications submitted by the group of lands owners to amend the Worden East
Neighbourhood Design Plan and for the development of three plans of subdivision
S-C-2017-0002, S-C-2017-0003 and S-C-2017-0004; and
3.That all interested parties listed in Report PSD-045-17 and any delegations be
advised of Council's decision.
Municipality of Clarington
Report PSD-045-17 Page 2
Report Overview
The Municipality is seeking public comments on an application by a group of land owners to
amend the Worden East Neighbourhood Design Plan. Three subdivision applications
containing a total of 29 single detached dwelling lots plus future development blocks have also
been submitted.
1. Application Details
1.1 Owners / Applicants: Schleiss Development Company Limited,
6490101 Ontario Limited,
Clifford Curtis,
Michael Zygocki Limited (Finefield Homes),
Boothia Developments Limited (Finefield Homes), and
Baseline Properties Limited
1.2 Agent: D.G. Biddle and Associates Limited
1.3 Proposal:
Worden East Neighbourhood Design Plan Amendment
To amend the Worden East Neighbourhood Design Plan to redesignate land from
Environmental Study Area to Single Detached Residential and Environmental
Protection.
Plans of Subdivision
Three draft plan subdivision applications containing a total of 29 single detached
dwelling lots plus future development blocks along the extension of Springfield Lane.
Each lot within the proposed plans of subdivision will have a minimum 15 metres lot
frontage in compliance with the Urban Residential Type One (R1) zone. Open space
blocks are proposed along the west and north sides of the Design Plan area.
1.4 Location: West side of Tooley Road, north of the Towns of Tooley Mills
development in Courtice.
1.5 Roll Numbers: 181701010007300, 181701010007505, 181701010007610,
181701010007810, 181701010007950, 181701010008100,
181701010008200, 181701010008400 and
181701010008600
1.6 Within Built Boundary: Yes
Municipality of Clarington
Report PSD-045-17 Page 3
2. Background
Applications
2.1 On February 10, 2017, Schleiss Development Company Limited, 6490101 Ontario
Limited, Clifford Curtis, Michael Zygocki Limited and Boothia Developments Limited
submitted applications for three plans of subdivision. On March 17, 2017, these
applicants plus Baseline Properties Limited submitted an application to amend the
Worden East Neighbourhood Design Plan.
2.2 A number of studies were submitted and circulated for comments. A summary of these
reports is included in Section 7 of this report.
• Phase One Environmental Site Assessment Report
• Preliminary Stormwater Drainage and Functional Servicing Report
• Traffic Impact Study
• Hydrogeological Assessment Report
• Sustainability Report
• Environmental Impact Study
• Planning Report
• Archaeological Study
2.3 Figure 1 shows the limits of the three proposed subdivision applications and the lands
within the Neighbourhood Design Plan (NDP) subject to amendment. S-C-2017-0002 was
filed by Michael Zygocki Limited and Boothia Developments, S-C-2017-0003 was filed by
Schleiss Development Company Limited and 6490101 Ontario Limited and S-C-2017-
0004 was filed by Clifford Curtis.
Municipality of Clarington
Report PSD-045-17 Page 4
Figure 1: Three subdivision applications within the Worden East
Neighbourhood
Neighbourhood Design Plan
2.4.1 Under the current Clarington Official Plan, Neighbourhood Design Plans are required
prior to consideration of a plan of subdivision. A Neighbourhood Design Plan details the
following:
• Environmentally sensitive lands;
• Locations of schools, parks and open space blocks, including stormwater
management blocks;
• Generalized lotting patterns and residential densities;
• Road alignments within a neighbourhood, including right of way widths and
required road widenings; and
• Walking or cycling trail systems and future transit routes.
Municipality of Clarington
Report PSD-045-17 Page 5
2.4.2 The Worden Neighbourhood is within the Courtice Urban Area and is bounded by
Townline Road to the west, Farewell Creek to the east, Durham Highway 2 to the south,
and the Courtice urban area boundary to the north. Most of the neighbourhood is
developed but there remains infill opportunities on Tooley Road. To coordinate this
redevelopment, a Neighbourhood Design Plan was prepared for the eastern portion of
the neighbourhood referred to as Worden East Neighbourhood. It covers the area that is
east of Centrefield Drive to Farewell Creek and north of Nash Road to the urban area
boundary.
2.4.3 The Worden East Neighbourhood Design Plan was approved in 2002. It was the result of
a negotiated Memorandum of Understanding with Clifford Curtis of Tooley Road, to
provide an alternative location for a separate elementary school as well as determine
servicing and road patterns.
Update to the Worden East Neighbourhood Design Plan (2016)
2.4.4 In December, 2014, H & H Properties Inc. (Halminen Homes) submitted development
applications for lands on the west side of Tooley Road including an application to amend
the Worden East Neighbourhood Design Plan. This was required to delete the separate
elementary school site and facilitate the Towns of Tooley Mills development that is
currently underway immediately south of the subject lands.
2.4.5 On June 25, 2015 and November 10, 2015, staff held workshops with residents and
landowners to develop principles and preliminary options for the area. Prior to finalizing a
proposed Plan and making a recommendation on the H & H application, staff met with
CLOCA and landowners throughout the review process, including a “kitchen-table” type
meeting January 19th, 2016 with nine residents from Tooley Road who had made
submissions on the proposed neighbourhood design plan amendment. At the Council
meeting of February 8, 2016, Clarington Council approved a resolution that supported the
revised Worden East Neighbourhood Design Plan, shown in Figure 2.
2.4.6 The main changes that were made in 2016 to the original Neighbourhood Design Plan
included:
• Elimination of the separate elementary school and parkette;
• Termination of Cloverfield street as a public street;
• addition of Multi-unit Low Density area (Towns of Tooley Mill);
• Extension of Poppyfield Drive from Centrefield to Tooley Road;
• Recognition of infill opportunities within existing residential;
• Expansion of the Environmental Study Area and removal of the underlying lotting
and road pattern;
• Addition of Medium Density Residential at the south west corner of Tooley Road
and future Adelaide Avenue;
• Future Trails;
• Identification of Stormwater Management Ponds to facilitate development.
Municipality of Clarington
Report PSD-045-17 Page 6
Figure 2: 2016 Worden East Neighbourhood Design Plan
Municipality of Clarington
Report PSD-045-17 Page 7
2.4.7 The amendment to the Worden East Neighbourhood Design Plan proposed by the
applicants would replace the Environmental Study Area with:
• a 30 metre wide Open Space area behind the lots on Centrefield between Springfield
and Poppyfield;
• Provide an open space block at the north end of Springfield Lane extension;
• Extend Springfield Lane from its current terminus in a north/south alignment;
• Provide for 15 m wide residential lots on all new roads;
• Terminate Poppyfield Drive at the proposed extension of Springfield Drive, rather
than extending all the way from Centerfield Drive to Tooley Road.
• Provide a stormwater management facility on the east side of Tooley Road.
Figure 3: Proposed Neighbourhood Design Plan amendment
Municipality of Clarington
Report PSD-045-17 Page 8
3. Land Characteristics and Surrounding Uses
3.1 The surrounding uses are as follows:
North Limited residential fronting on Tooley Road and natural areas including various
vegetation communities
South Towns of Tooley Mills with singles fronting on Tooley Road and townhouse
development
East Existing residential properties
West Residential subdivision (Centerfield Drive and Springfield Lane)
3.2 The lands subject of the subdivision applications in most cases are made of lands that
have been severed from the rear of the lots fronting the west side of Tooley Road. All
three subdivision applications are covered in varying degrees with a woodlot that extends
southerly to Poppyfield Drive. Lands to the north of Springfield Lane, including the west
limits of S-C-2017-0003 are identified as a wetland.
4. Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement encourages planning authorities to create healthy
liveable and safe communities by accommodating an appropriate range and mix of
residential, employment, recreation, park and open space, and other uses to meet long
term needs. Some relevant policies are:
• New development shall occur adjacent to built-up areas and shall have compact
form, a mix of uses and densities that allow for the efficient use of land, infrastructure
and public services;
• New housing is to be directed to locations where infrastructure and public services
are or will be available;
• Municipalities are to identify appropriate locations for intensification and
redevelopment;
• Infrastructure and public service facilities shall be provided in a coordinated, efficient
and cost effective manner; and
• Promote development patterns that conserve biodiversity and consider the impacts of
a changing climate.
Municipality of Clarington
Report PSD-045-17 Page 9
4.2 Provincial Growth Plan
The Provincial Growth Plan encourages municipalities to manage growth by directing
population growth to settlement areas, such as the Courtice Urban Area. Municipalities
are encouraged to create complete communities that offer a mix of land uses,
employment and housing options, high quality open space, and access to stores and
services. In particular:
• Growth is to be accommodated in transit-supportive communities, to reduce
dependence on the automobile, through the development of mixed use, pedestrian
friendly environments;
• 40% of growth after 2015 is to be located within the Built Boundary on a regional
basis;
• Growth shall also be directed to areas that offer municipal water and wastewater
systems;
• Municipalities should establish an urban open space system within built up areas;
and
• Identify natural heritage features and areas that complement, link or enhance natural
systems.
4.3 Provincial Growth Plan 2017
The updated Provincial Growth Plan released May 18, 2017 comes into effect on July 1,
2017. The new Growth Plan continues to reinforce and provide stronger policies to guide
growth.
5. Official Plans
5.1 Durham Regional Official Plan
The Durham Region Official Plan designates the lands as Living Areas. Lands within the
Living Areas designation shall be used predominantly for housing purposes incorporating
the widest possible variety of housing types, sizes, and tenure. Living Areas shall be
developed in a compact form through higher densities and by intensifying and
redeveloping existing areas.
The Durham Regional Official Plan requires a minimum intensification target of 32% for
lands within the built boundary in Clarington. The goal of the urban system is protect key
natural heritage or hydrologic features and functions from the impacts of urbanization.
Municipality of Clarington
Report PSD-045-17 Page 10
5.2 Clarington Official Plan
The Clarington Official Plan designates the majority of the subject lands Urban
Residential. A small portion of the subject lands on the property known as 3362 Tooley
Road are designated Environmental Protection Area. Map C – Natural Features identifies
some of the lands as being within the Lake Iroquois Beach and identifies a wetland on the
lands north of Springfield Lane.
Clarington Official Plan as amended by Official Plan Amendment 107
On November 1, 2016, Council adopted Clarington Official Plan Amendment 107. OPA
107 expands the Environmental Protection Area designation in the rear of the houses
fronting on the west side of Tooley Road between Poppyfield Drive and Springfield Lane,
based on the identified natural heritage system found on Map D (see Figure 4). In
addition the transportation system has been modified with Poppyfield Drive designated as
a collector road from Centrefield to Tooley Road. The other significant difference is that
the policies of OPA 107 require a minimum vegetation protection zone from a significant
woodlot or watercourse of 15 metres within the urban area, as determined through an
Environmental Impact Study.
Figure 4: Land use designation in Clarington Official Plan Amendment 107
Municipality of Clarington
Report PSD-045-17 Page 11
6. Zoning By-law
Zoning By-law 84-63 zones the majority of the subject lands “Holding Urban Residential
Type One ((H)R1)”. A portion of the property known as 3146 Tooley Road is zoned
Urban Residential Type One (R1) and a portion of the property known as 3362 Tooley
Road is zoned Environmental Protection (EP).
7. Summary of Background Studies
7.1 Planning Report
The Planning Report describes the sites proposed for development and their
surroundings, how the proposed pieces of the development fit together and fit in with the
existing residential development. The report also reviews how the proposed
development conforms with Provincial, Regional and local land use policies.
7.2 Traffic Impact Study
The study examined the traffic levels along Tooley Road and Nash Road as well as the
Centerfield Drive and Nash Road intersection. For the purposes of the study, the Towns
of Tooley Mills development is included in the background traffic volumes. Under
anticipated future conditions after buildout of the proposed development, the study
projects that intersections in the area of the development will maintain good levels of
service during peak traffic conditions. No mitigating measures are recommended by the
study to address the minor increase in traffic flow in the area.
7.3 Environmental Impact Study
The study examines natural features in an area including the property known as 3362
Tooley Road south to approximately 35 metres north of Poppyfield Drive and from the
rear lot lines of the residential properties fronting on Centerfield Drive to the rear lot lines
of the residential properties fronting on Tooley Road. The study concludes that
development of the subject properties including the construction of single detached
dwellings will not have a significant impact on the functional natural heritage system or
the Harmony-Farewell Iroquois Beach provincially significant wetland provided that the
mitigation measures and recommendations of the study are implemented.
7.4 Hydrogeological Assessment Report
A Hydrogeological Assessment was conducted for an area including the property known
as 3362 Tooley Road south to Poppyfield Drive and from the rear lot lines of the
residential properties fronting on Centerfield Drive to the rear lot lines of the residential
properties fronting on Tooley Road. It is expected that some groundwater will be
encountered during construction, however water can be handled using appropriate
engineering techniques. The report states that there is minimal potential for groundwater
impact as a result of the proposed development and that the site has a minor role in the
overall baseflow of the Farewell Creek. Good construction and mitigation techniques
would minimize the potential for any impact. Low Impact Development (LID) strategies
Municipality of Clarington
Report PSD-045-17 Page 12
should be used where possible to infiltrate rain water into the ground. The report
concludes that the proposed development is suitable from a hydrogeological perspective
and there should not be any significant constraints for this development due to
groundwater.
7.5 Archaeological Study
A study was undertaken for each of the three draft plan of subdivision areas. The lands
adjacent to the draft plan areas were not studied. Each of the three studies concluded
that no material of cultural significance or otherwise was discovered and therefore no
additional archaeological work is required at this time. If any archaeological resources
are discovered during construction of the development, all excavation must stop and an
archaeologist contacted.
7.6 Sustainability Report
The Environmental Sustainability Plan submitted with the application provides a high level
summary of sustainable development principles and practices, which will be implemented
through the proposed subdivision developments. The plan is generally acceptable at this
stage, and satisfies the policies of the Clarington Official Plan. Sustainable development
measures will continue to be reviewed through the subdivision process.
7.7 Phase One Environmental Site Assessment Report
A Phase One Environmental Site Assessment was conducted for an area including the
property known as 3362 Tooley Road south to Poppyfield Drive and from the rear lot lines
of the residential properties fronting on Centerfield Drive to the rear lot lines of the
residential properties fronting on Tooley Road. The report states that no areas of
potential environmental concern or potentially contaminating activities were identified that
would warrant further investigation. A Phase Two Environmental Site Assessment is not
recommended, however it is noted that all test wells and water wells on the subject lands
must be abandoned in the proper fashion.
7.8 Preliminary Stormwater Drainage and Functional Servicing Report
The report reviews the infrastructure requirements to provide services for the proposed
development. This includes all lots in the NDP amendment area, not just the three draft
plans of subdivision. The report also discusses storm water quality and quantity control
objectives for the Farewell Creek.
New watermains to service the development are proposed to connect to existing services
on Springfield Lane, Poppyfield Drive and Tooley Road. A new storm sewer system
would service the majority of the lands, draining southeast to a proposed underground
stormwater storage facility on the east side of Tooley Road. Water from this facility would
be discharged to Farewell Creek. A new storm sewer at the north end of the subject
lands would connect to the existing storm sewer on Springfield Lane, which was designed
to handle the additional flow. The sanitary sewer that would service the majority of these
lands will need to be extended north on Tooley Road from where it terminates presently.
Similar to the storm sewer drainage, a small portion of the north end of the development
Municipality of Clarington
Report PSD-045-17 Page 13
on the extension of Springfield Lane can be serviced to the west via the sanitary sewer
on that street. It is noted that a sanitary sewer connection is available at the present
terminus of Poppyfield Drive, though it is not expected to be used to service the proposed
development.
8. Public Notice and Submissions
8.1 Public Meeting notice was mailed to area residents and details of the application were
included in the Planning Services Department E-update and posted to the municipal
website. Five Public Notice signs are posted – three along Tooley Road, one at the end
of Springfield Lane (Figure 5) and one at the end of Poppyfield Drive (Figure 6). At the
time of writing the report, 7 individuals have contacted staff regarding the applications.
Staff have received two written submissions via email.
Figure 5: Public Notice sign at the end of Springfield Lane
Municipality of Clarington
Report PSD-045-17 Page 14
Figure 6: Public Notice sign at Poppyfield Drive
8.2 To date, concerns raised relate to:
• Removal of large portions of the woodlot;
• Flooding potential;
• Loss of natural beauty/history;
• Potential negative impacts to high groundwater table;
• Desire to protect for large lots;
• Lack of green space in proposed plan; and
• Possible well impacts.
9. Agency Comments
9.1 Most agency comments have not been received as of the writing of this report. Once
received, they will be included in a subsequent report.
9.2 Durham Region Transit
No objection to the proposals.
9.3 Other Agencies
Hydro One, Canada Post, Rogers and Enbridge have no objections to the application.
Municipality of Clarington
Report PSD-045-17 Page 15
10. Departmental Comments
10.1 Engineering Services Department
The applicants propose residential development containing a total of 29 detached
residential lots and 12 future development lots for a total of 41 lots. The Engineering
Services Department has reviewed the above-noted applications and cannot support the
applications at this time. There are concerns that not all required property has been
acquired to facilitate this development. In addition, the Municipality requires additional
information on the proposed stormwater management facility proposed for this
development and requires additional information to complete a comprehensive review.
10.2 Building Division and Emergency and Fire Services
No objection to the proposals.
10.3 Operations Department
Clarington Operations has reviewed the proposed plans and requests details for all new
public infrastructure. Quantities are necessary to determine future impacts on existing
municipal staffing resources and to estimate maintenance costs. In addition to the total
length and width of new roadway, the proposal must also include length of curb, length of
sidewalk, length of storm sewer, number of catchbasins, areas of grassed boulevard,
number of boulevard street trees and the number of streetlights.
Protection measures will be required to guard against any mud tracking from the site onto
the area roadways for the full period of construction. Measures shall include mud mats
and a regular program of roadway sweeping and flushing. A response by the Operations
Department for unsatisfactory road conditions will result in the back-charge of all
associated costs plus a 35% administration fee.
10.4 Clarington Accessibility Advisory Committee
The Committee requested that all paths of travel (sidewalks) are barrier free and meet the
technical requirements of Ont. Reg. 191/11, Design of Public Spaces Standard. In
particular, where curb ramps or depressed curbs are used, tactile surface warning
indicators are required. Community mailboxes must be accessible to everyone, including
persons with disabilities. They should be located somewhere that is connected to a
sidewalk that has barrier-free connections. The Committee encourages the developer to
offer accessible housing options for buyers, to make this an inclusive community where
people of all abilities can live. Housing that has the potential to be made accessible is a
strong recommendation from the Committee. “Adaptable housing” allows people to age
in place by making adjustments to their house later in life. For example, an adaptable
house will have stairs without landings or turns because stair lifts will be easier and
cheaper to install.
Municipality of Clarington
Report PSD-045-17 Page 16
11. Discussion
11.1 The Environmental Impact Study does not appear to cover all the lands identified as
containing a Natural Feature in OPA 107 and will need to be extended south to
Poppyfield Drive and address the policies contained in OPA 107. The Municipality, in
consultation with the Conservation Authority is in the process of having the Environmental
Impact Study and Hydrological Assessment Report peer reviewed at the Owners’
expense.
11.2 Poppyfield Drive is identified as a Collector Road in OPA 107, providing direct connection
to Tooley Road from Centrefield Drive. The proposed Neighbourhood Design Plan
Amendment does not reflect this. This issue will need to be addressed.
11.3 The Holding Urban Residential Type One ((H)R1) zone is in place for most of the subject
area. A Zoning By-law amendment will be needed to zone the proposed 30 metre wide
open space block immediately east of the homes on Centrefield as Environmental
Protection (EP), and to zone the lots north of Springfield Lane R1 as that area is
presently zoned EP. The Holding (H) will have to be removed from the R1 zone prior to
any permits being issued.
11.4 The draft plans proposed through applications S-C-2017-0002 and S-C-2017-0004 are
premature at this time. Additional parcels of land are needed to connect these plans to
the existing road network and to allow for efficient servicing of the subject lands.
Conversely, draft plan S-C-2017-0003 can be serviced via Springfield Lane.
11.5 Staff recognize the need for additional opportunities for public consultation. Residents of
this neighbourhood have longstanding concerns about the impact of developing the
subject lands. It is anticipated that a Public Information Centre will be held in the future
pending further review of the supporting documents, completion of the peer review, and
possible revisions to the proposals to address agency and peer review comments.
11.6 The purpose of the public meeting is to provide an opportunity for further public input.
These public comments will be compiled, discussed with the applicant and addressed in
a subsequent staff report.
12. Concurrence
Not Applicable.
Municipality of Clarington
Report PSD-045-17 Page 17
13. Conclusion
The purpose of this report is to provide background information on the applications
submitted by the group of lands owners to amend the Worden East Neighbourhood
Design Plan and for the development of three plans of subdivision for the Public Meeting
under the Planning Act. Staff will continue processing the applications including the
preparation of a subsequent report upon resolution of the identified issues and receipt of
the outstanding agency comments. A Public Information Centre will be scheduled at a
later date and notice will be given to all interested parties.
14. Strategic Plan Application
Not applicable.
Submitted by: per Reviewed by:
David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO
Director of Planning Services Interim CAO
Staff Contact: Mitch Morawetz, Planner, 905-623-3379 ext. 2411 or
mmorawetz@clarington.net
The following is a list of the interested parties to be notified of Council’s decision:
Rose Crag
Halina Workman
Eleanor Von Gunten
Deborah Rowsell
Ernie Rainbow
Dawna Murray
Lorne Hanewich
MM/CP/tg
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