HomeMy WebLinkAboutPSD-035-06
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date:
Monday April 10, 2006
Report #: PSD-035-06
File #: 18T-89012
Br;law #:
, pf-l - liS q -0 6
,
Subject:
PROPOSED PLAN OF SUBDIVISION FOR 26 RESIDENTIAL LOTS IN THE
HAMLET OF ENNISKILLEN
OWNER: STEVEN AND KAREN CARRUTHERS
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-035-06 be received;
2. THAT the application for proposed Plan of Subdivision 18T-89012 submitted by Steven
and Karen Carruthers be referred back to staff for further processing and the
preparation of a subsequent report; and
3. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
Submitted by:
Reviewed by: c) ~ ~~
Franklin Wu,
Chief Administrative Officer
av (f J. Crome, M.C.I.P., R.P.P.
Director of Planning Services
SA*CP*DJC*sh*df
4 April 2006
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-035-06
PAGE 2
1.0 APPLICATION DETAILS
1.1 Owner:
Steven and Karen Carruthers
1.2 Agent:
D.G. Biddle and Associates Ltd.
1.3 Revised Plan of Subdivision:
26 residential unit plan of subdivision consisting of 26 single
detached dwellings and a 0.98 ha park block.
1.4 Site Area:
15.34 ha
2.0 LOCATION
2.1 The subject lands are located on a portion of a property at 2318 Regional Road 3, within
the Hamlet of Enniskillen (Attachment 1). The property is contained within Part Lot 18,
Concession 8, in the former Township of Darlington.
3.0 BACKGROUND
3.1 On January 25, 2006, D.G. Biddle and Associates Ltd. on behalf of Steven and Karen
Carruthers, submitted a revised application to the Municipality of Clarington for the
development of 26 residential units within the Hamlet of Enniskillen. Additional
information, specifically a Hydrogeological and Site Servicing Study accompanied the
application.
3.2 The original subdivision application was received in 1989 and was submitted by a
previous owner, Mr. Rowan. The application contained 33 residential lots and one park
block. Studies completed in support of the application indicate that the subject property
is suitable for a maximum of 27 residential lots. The new owner, Mr. Carruthers has
thus submitted this revised application with updated studies for water, soil and a review
of any potential Oak Ridges Moraine features, hydrological or natural heritage.
4.0 SITE CHARACTERISTICS AND SURROUNDING USES
4.1 The subject property is currently used for agriculture and has frontage along Regional
Road 3 and Old Scugog Road. The property slopes downward from the north west to
the south east. There is an agricultural ditch along the eastern boundary of this
subdivision application that tile drains are directed to.
REPORT NO.: PSD-035-06
PAGE 3
4.2 Surrounding Uses:
North
South
East
West
One rural residential lot and agricultural lands
Hamlet residential area
Agricultural
Enniskillen Elementary School and hamlet residential area
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Reqion Official Plan
The lands are designated Hamlet in the Durham Region Official Plan. Lands
designated Hamlet are the predominant location for rural settlement. Hamlets shall be
development in harmony with surrounding development and may consist of a variety of
housing types as well as community facilities.
5.2 Clarinqton Official Plan
The lands are designated Hamlet within the Clarington Official Plan. The predominant
form of development within a hamlet shall be single detached residential dwellings.
Community facilities, including parks, are also permitted.
The Clarington Official Plan policies permit development within a hamlet provided it:
. complements and enhances the historic character of the hamlet;
. provides housing designed to complement the architecture of existing
buildings;
. implements a grid street system; and
. considers opportunities and innovations to provide a more compact
settlement form.
5.3 The Ministry of Municipal Affairs has recently approved amendments to the Clarington
Official Plan which implement Oak Ridges Moraine policies. These new policies require
a Hydrological Evaluation for any development or site alteration proposed within the 120
metre of a significant hydrological feature. The applicant has provided a hydrological
evaluation of the intermittent stream.
6.0 ZONING BY-LAW
6.1 The subject lands are currently subject to both By-law 2005-109 (the Oak Ridges
Moraine By-law which has yet to receive Ministerial approval) and Zoning By-law 84-
63. The subject lands are within the "Holding - Residential Hamlet ((H)RH) Zone"
under By-law 84-63. Within By-law 2005-109 the subject lands are zoned "Holding -
Rural Settlement One ((H)RS 1)" and "Environmental Protection (EP)" under By-law
2005-109. A portion of the ((H)RS1) zoned lands are subject to the Environmental
Holding Symbol. A removal of holding is required prior to development.
REPORT NO.: PSD-035-06
PAGE 4
7.0 PROVINCIAL POLICY
7.1 Provincial Policy Statement
Provincial Policy states that settlement areas shall be the focus of rural growth and that
appropriate development standards should be promoted which facilitate compact form,
while maintaining appropriate levels of public health and safety. The subject lands are
within a settlement area, the Hamlet of Enniskillen, and the current application has
reduced the number of lots proposed from 33 to 27 lots to ensure soil capability is not
exceeded by the development in keeping with the results of their hydrological and site
servicing studies.
7.2 Oak Ridqes Moraine Conservation Plan (ORMCP)
These lands are within the Oak Ridges Moraine and contain a significant hydrological
feature. In keeping with the requirements of the Plan, the applicant has submitted an
assessment of the hydrological feature (an intermittent stream fed by tile drains) and
impact mitigation measures.
8.0 PUBLIC NOTICE AND SUBMISSION
8.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and public meeting notice signs were installed on the property on the Old Scugog Road
and Regional Road 3 frontages.
8.2 To date, seven (7) inquiries have been received following the signs being posted and
notice mailed out. The majority of the inquires have not objected to the proposed
development, providing there are no adverse impacts on the residents of Enniskillen.
The inquiries requested further information regarding the following:
. How increased traffic volumes and speeds on Old Scugog Road would be
dealt with;
. Where the proposed intersection on Old Scugog Road would be located;
. How existing wells would be protected for both water quality and water
quantity;
. If there would be sidewalk requirements;
. Would a park be required as part of the subdivision development; and,
. What size the proposed lots would be.
The design of the subdivision addresses half of the comments noted above, the other
questions will be reviewed in detail by staff together with outstanding agency comments.
REPORT NO.: PSD-035-06
PAGE 5
9.0 AGENCY COMMENTS
9.1 At the writing of this report, comments have been received from the Regional Planning
Department, Hydro One Networks Inc., Clarington Emergency Services and Clarington
Engineering Services.
9.2 The Regional Planning Department advises that a peer review is required for the
Hydrogeological and Site Servicing Study. The applicant has been informed of this
requirement.
9.3 Hydro One Networks Inc. and Clarington Emergency Services have no objection to this
revised application.
9.4 Clarington Engineering Services have no objection to this proposed plan of subdivision.
The applicant shall be required to enter into a subdivision agreement with the
Municipality of Clarington to ensure all their requirements are met. Their comments
include:
· Requirement for dedication of 3.0 metre road widening along Old Scugog Road;
. Sight triangles to be dedicated to the Municipality of Clarington;
. Several changes are required to the grading and drainage plan, including a
collector swale along the rear of lots 1-8 along the north and east property
boundary;
. The park size and configuration are acceptable. There has been discussion
about the requirement for parkland in Enniskillen and Engineering Services will
be contacting Mr. Carruthers directly to establish a timetable for the development
of the park block;
. A sidewalk is required along Old Scugog Road from the proposed road,
southward to the north end of the school property; and
. To use the park and school property in conjunction with each other, the proposed
drainage swale between the two facilities needs to be moved elsewhere.
1 0.0 STAFF COMMENTS
10.1 The subject lands have been approved through the Official Plan for hamlet residential
development and they have been included within the Enniskillen hamlet boundary since
the approval of the Township of Darlington Official Plan, on October 31, 1960.
10.2 The original plan of subdivision application was submitted in February of 1989 and
contained 33 residential lots and one park block. The number of lots was reduced in
accordance with the recommendations of the Hydrogeologic Report in July 1989. A
number of concerns with the application were noted by various provincial agencies and
the application did not progress any further. The current owner purchased the lands in
2003 and has now submitted a revised subdivision application.
REPORT NO.: PSD-035-06
PAGE 6
10.3 The revised subdivision application is for the development of 26 single detached
dwelling units on 26 hamlet residential lots. Each lot is proposed to be a minimum of
0.4 ha (1 ac) in area with lot areas ranging from 4026 m2 to 8437 m2 (1-2 acre), and
averaging 4930 m2 (1.2 ac). There is also a 0.98 ha (2.4 acre) park block within the
plan.
10.4 The street pattern will complement the existing street pattern in Enniskillen. The
proposed connection to Regional Road 3 will match up with Potter's Lane to the south.
This intersection is currently a IT' intersection. The proposed intersection with Old
Scugog Road and the north end of the subject property can not line up with Salter Court
and Werrydale Drive intersections as Salter Court is north of the property and
Werrydale Drive ends in front of the school. The proposed "T" intersection is half way
between Werrydale Drive and Salter Court.
10.5 The proposed park block is located on the western portion of the site, abutting the
Enniskillen Elementary School and has approximately 74 metres of frontage on Old
Scugog Road and 120 metres of frontage on the proposed local road. As noted
previously, Engineering Services is satisfied with the proposed size and configuration.
The applicant will be contacted by Engineering Services directly to discuss the timing of
park development.
10.6 The subject property is located on the Oak Ridges Moraine and the Oak Ridges
Moraine Conservation Plan identifies a hydrologically sensitive feature abutting the
proposed plan of subdivision. The original application submitted in 1989 included the
intermittent stream, but after discussion with Municipal staff, the current owner revised
the application to exclude the majority of the feature. A visual inspection of the feature
indicates that it appears to be an agricultural drainage ditch and there is evidence of the
tile drains emptying into it. The lands north and east of the drainage ditch are currently
cultivated and the study submitted in support of the application suggests it is the tile
drains from these fields that produce the majority of the flow in the ditch. Under the
Official Plan a natural heritage evaluation is required for any development within the
area of influence of a hydrological sensitive feature (120 metres). The applicant has
submitted an evaluation; this is currently being reviewed by Staff and the Conservation
Authority.
11.0 CONCLUSIONS
11 .1 The purpose of this meeting is to fulfill the Planning Act requirements for a Public
Meeting. It is recommended that the application be referred back to staff for further
processing.
Attachments:
Attachment 1 - Key Map
REPORT NO.: PSD-035-06
PAGE 7
Interested parties to be notified of Council and Committee's decision:
Steven and Karen Carruthers
D.G. Biddle and Associates Ltd.
Tami Robitaille
Sonya Pratt
Julie Andrews
Brett Smith
Jeni Deatcher
Dennis Trudel
Wanda Pye-Beauparlant
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Attachment 1
To Report PSD-035-06
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L ORIGINAL' DRAFT PLAN BOUNDARY
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ADDITIONAL LANDS O'w'NED BY APPLICANT
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