HomeMy WebLinkAboutPSD-052-06
ClwiPn
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, May 8, 2006
Report #: PSD-052-06
File #: ZBA 2006-0008
and S-C-2006-000 1
By-law #:
Subject:
(,PA . ~ II ~ 0 ~
REZONING AND PROPOSED DRAFT PLAN OF SUBDIVISION TO PERMIT
THE DEVELOPMENT OF 48 RESIDENTIAL UNITS
APPLICANT: BLACK CREEK DEVELOPMENTS LTD.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-052-06 be received;
2. THAT the proposed Draft Plan of Subdivision and Zoning By-law Amendment,
submitted by Black Creek Developments Ltd. to permit the development of 48
residential units be referred back for further processing and the preparation of a
subsequent report; and
3. THAT the applicant, Region of Durham, all interested parties listed in this report and any
delegations be advised of Council's decision.
Submitted by:
ReViewedbC~
Franklin Wu,
Chief Administrative Officer
avi J. Crome, M.C.I.P., R.P.P.
Director of Planning Services
TW*CP*DJC*sh*df
1 May 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-052-06
PAGE 2
1.0
1.1
APPLICATION DETAILS
Applicant:
Black Creek Developments Ltd.
1.2
Proposed Draft Approved Plan of Subdivision:
The proposed Draft Plan of Subdivision includes 48 single
detached dwellings consisting of 28 lots for minimum 12 metre lot
frontages, 20 lots for 15 metre lot frontages, and a 0.338 ha Open
Space Block.
1.3 Rezoning:
To change the "Agricultural (A)" zone and the "Environmental
Protection (EP)" zone currently to permit the development of the
proposed Draft Plan of Subdivision.
1.4 Site Area:
3.077 hectares (7.603 acres)
1.5 Location:
The subject lands are located on the west of Courtice Road North
of Westmore Street east of Jane Avenue (Attachment 1).
2.0 BACKGROUND
2.1 On February 28, 2006 Staff received applications to amend the Zoning By-law along
with an application requesting approval of a Draft Plan of Subdivision.
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The subject site is currently vacant. The southern portion of the site has been recently
cleared in preparation of the construction of George Reynolds Drive to Courtice Road.
This connection was a condition of draft approval for the lands within 18T-95029.
3.2 Surrounding Uses
North -
Vacant and large lot single detached dwellings fronting on Courtice
Road
Residential, single detached dwellings
Agricultural and large lot single detached dwellings
Vacant residential under construction
South -
East -
West -
4.0 PROVINCIAL POLICY STATEMENT
4.1 Planning authorities are required to provide for a range of housing types and densities
with a ten year supply of lands which are designated, and a three year supply of zoned
and serviced lands within draft approved and registered plans. New housing is to be
directed to locations where infrastructure and public services are available.
REPORT NO.: PSD-052-06
PAGE 3
4.2 The PPS states that development shall not be permitted on lands adjacent to natural
heritage features unless the ecological function the lands have been evaluated and it
has been demonstrated that there will be no negative impacts on the natural features or
their ecological functions.
5.0 OFFICIAL PLAN POLICIES
5.1 Durham Reaion Official Plan
The lands are designated as Living Area within the Durham Regional Official Plan.
Lands designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure.
5.2 Clarinaton Official Plan
In the Clarington Official Plan, the subject lands are designated as Urban Residential.
The lands are within the Glenview Neighbourhood, which has a population target of
3100 people and a housing target of 1135 units.
Low Density residential uses shall be developed at 10-30 net units per residential
hectare. The predominant housing form shall be single detached, semi-detached/link
and duplex to a maximum height of 2.5 storeys.
The proposal deviates from the Glenveiw Neighbourhood design plan as a connection
to the lands to the north is not provided in the vicinity of Lots 42 and 43 (see Attachment
1). This would limit development potential of the lands to the north. However, it should
be noted that since the approval of the Glenview Neighbourhood Design Plan the new
Harmony-Farewell Iroquois Beech PSW has been identified on lands in the vicinity of
Block 51. An EIS is required to make recommendations for development potential on
these lands. This may lead to an amendment to the Glenview Neighbourhood design
plan.
The Clarington Official Plan policies require an Environmental Impact Study (EIS) be
undertaken for development applications located on lands within or adjacent to the Lake
Iroquois Beach, or any natural heritage feature identified on Map C. An EIS is also
required where development proposals are located within 120 metres of the boundary of
a wetland or a wetland complex. An EIS, in accordance with policies of the Clarington
Official Plan, will be undertaken for the development. The expense shall be borne by
the proponent.
6.0 ZONING BY-LAW
6.1 Within Comprehensive Zoning By-law 84-63 as amended the lands are zoned
"Environmental Protection (EP)" and "Agricultural (A)". A zoning by-law amendment will
be required in order for development to proceed.
!JI'
REPORT NO.: PSD-052-06
PAGE 4
7.0 PUBLIC NOTICE AND SUBMISSIONS
7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site.
A Public Meeting sign was installed on the Courtice Road frontage.
8.0 AGENCY COMMENTS
8.1 Comments are outstanding from the majority of the circulated departments and
agencies.
8.2 Clarington Emergency Services, Hydro One Networks Inc. and Rogers Cable offered no
comments or objections on the proposed applications.
8.3 The Kawartha Pine Ridge District School Board advised that the proposal would
generate between 11 and 14 students to Courtice North Public School which is currently
over capacity with 6 portables on site and 7 students to Courtice Secondary School.
The Board requests sidewalks on all interior roads. The Board has no objections to the
applications.
9.0 STAFF COMMENTS
9.1 Due to the location of the proposed development within the Lake Iroquois Beach and it's
proximity to the Harmony-Farewell Iroquois Beach PSW, significant woodlands and
significant valleylands an Environmental Impact Study is required. In 1998 an
Environmental Impact Study (EIS) was submitted by the applicant in support of
Birchdale Village (18T-95029) located to the west of the current application. The
subject site was included as part of the subject area for that Environmental Impact
Study which was subsequently approved by the Municipality and the Central Lake
Ontario Conservation Authority. Since the 1998 EIS addressed the subject property,
staff, in consultation with the Central Lake Ontario Conservation Authority, has
determined that the EIS requirements can be addressed through an addendum to the
original report. The addendum will be required to provide specific details and
recommendations on the current proposal. The addendum must also address the
recently released Harmony-Farewell Iroquois Beach PSW. The applicant is preparing
the Terms of Reference for the Addendum Report for review and approval by the
Municipality and the Central Lake Ontario Conservation Authority.
9.2 Staff will review the appropriateness of the Open Space Block in terms of ownership,
size, access, and location with the Central Lake Ontario Conservation Authority. The
EIS addendum report must also examine this Block to determine if it will provide an
appropriate buffer for the provincially significant wetland located directly to the north.
9.3 The EIS Addendum Report must also address the removal of the connection to lands to
the north in the vicinity of Lots 42 and 43 as identified in the Glenview Neighbourhood
Design Plan. Given the location of the new Provincially Significant Wetland on the lands
to the north, it may be necessary to amend the Glenview Neighbourhood Design Plan.
REPORT NO.: PSD-052-06
PAGE 5
9.4 Although, it is Council's position to avoid cul-de-sacs in favour of a grid street network,
the applicant has designed Skinner Court in accordance with the approved Glenview
Neighbourhood Design Plan. If the Glenview Neighbourhood Design Plan requires an
amendment, Staff will examine Skinner Court to determine if there is an opportunity to
connect it with George Reynolds Drive in favour of a grid network design.
10.0 CONCLUSIONS
10.1 The purpose of this report is to provide information for the Public Meeting required
under the Planning Act. Staff respectfully request that this report be referred back to
staff for further processing and the preparation of a subsequent report.
Attachments:
Attachment 1 - Key Map
List of interested parties to be advised of Council's decision:
Natalie Nowosad
D. G. Biddle & Associates Ltd.
Black Creek Developments Ltd.
Friends of Second Marsh
Attachment 1
To Report PSD-052-06
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