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HomeMy WebLinkAboutPSD-101-06 .. CJ![pn REPORT PLANNING SERVICES Meeting: Date: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Monday, September 18,2006 Report #: PSD-101-06 By-law #: GP!1- 3lfO r oh . SUBJECT: SOPER CREEK SUBWA TERSHED MANAGEMENT PLAN STUDY AND DARLINGTON MILLS SUBDIVISION ENVIRONMENTAL IMPACT STUDY File #: PLN 17.13.1 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-101-06 be received; 2. THAT the Planning Services Department be authorized to proceed with the Soper Creek Subwatershed Study as outlined in this report to be used as background information for the Clarington Official Plan Review; and 3 . THAT Council resolve that the Future Development Lands in north and east Bowmanville proceed by Secondary Plan subsequent to the completion of the Clarington Official Plan Review. r\ ~ Reviewed bf-. '~--.:... .... Franklin Wu, Chief Administrative Officer COS*DJC*sn*df September 11, 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-101-06 PAGE 2 1.0 BACKGROUND Over the last number of years, property owners and developers of lands located in the Soper Creek Watershed within the Bowmanville Urban Boundaries have shown a strong interest in proceeding with residential developments. These lands ar~ located mainly east of the Creek and to the north of Concession Road 3. Our planning policies require a subwatershed study before considering development of these areas. The lands are designated Living Areas in the Regional Official Plan. The Clarington Official Plan designates these areas Future Urban Residential and Environmental Protection, with one exception. The lands on the west side of Lambs Road between Highway 2 and Concession Street, owned by Far Sight Investment (Bob & Rick Schickendanz) is currently designated Urban Residential (see Attachment 1). 2.0 CLARINGTON OFFICIAL PLAN POLICIES The Principles adopted by Council in the Clarington Official Plan call for sustainable development that considers ecosystem integrity and the cumulative impacts of development. Furthermore, the Principles place emphasis on energy conservation and the need to create healthy communities through public involvement and excellence in urban design. The plan also refers to the need for growth management practices that preserve our natural heritage, phased development to encourage compact form, and efficient use of infrastructure. The Plan further details policies for the protection and enhancement of the community's natural attributes and "supports the need to undertake multi-stakeholder watershed planning studies in order to protect the integrity of ecological and hydrological functions". In addition, the Plan's Stormwater Management Policies are designed to manage the cumulative impacts of development on streams; based on these policies, the municipality is required to prepare a subwatershed plan prior to granting approvals to any draft plan of subdivision. The subwatershed study is also a requirement for neighborhood design plans and environmental impact studies. 3.0 SOPER CREEK SUBWATERSHED MANAGEMENT PLAN The findings of the proposed Soper Creek Subwatershed Study will inform of the Clarington Official Plan Review when considering the Future Urban Residential Designation. The deliverables of the Study will also meet the requirements for subwatershed and environmental impact studies required as part of the application by Far Sight Investments for the development of the Schickendanz lands. The proposed Soper Creek Subwatershed Study encompasses areas beyond the urban boundaries of Bowmanville. The Central Lake Ontario Conservation Authority and staff agree that the study should cover the areas identified as Soper Creek Main and East Branches in the Bowmanville/Soper Creek Watershed Aquatic Resource Management Plan of September 2000. (See Attachment 2) . ' REPORT NO.: PSD-101-06 PAGE 3 The Soper Creek Subwatershed Plan will need to adqress the emerging directions of the Places to Grow - Growth Plan for the Greater Golden Horseshoe, for increasing densities in new greenfield areas. Based on these considerations, the timing for the development of the lands designated Future Urban Residential will subject to the outcome of the Clarington Official Plan Review and will only proceed through Secondary Plans once Council adopts the revised Official Plan. It is recommended that the terms of reference be broadened to include a component to review the effectiveness of existing stormwater management ponds in the subwatershed and to make recommendations to improve their design, maintenance and operational effectiveness. 4.0 DARLINGTON MILLS - FAR SIGHT INVESTMENTS LIMITED On Monday, November 21, 2005, Council held the public meeting for the application by Far Sight Investments to subdivide the lands east of Soper Creek and north of Highway 2 into 422 residential dwellings. The report was referred back to staff for further processing and the preparation of a subsequent report; as part of the report, Staff recommended to Council the preparation of a subwatershed study for the area. In preparing the Terms of Reference we have met with representatives of Far Sight Investments and they have agreed that the subwatershed component of their application be part of the Soper Creek Subwatershed Study. Since their lands are already designated Urban Residential in our Official plan, we have structured the Terms of Reference to allow the Darlington Mills project to proceed with a more detailed subwatershed and environmental analysis. As these analyses are project specific, Far Sigh Investment will cover the costs. The developers will simultaneously continue to refine their subdivision plan that will include their commitment to the trail system and alternatives to land use compatibilities with the Bowmanville Zoo. Staff has also agreed that for the Darlington Mills project there is no need for a Financial Impact Study, and the Neighborhood Design Plan will be limited to the integration of the subdivision into the urban structure through trail, parks, and roads. 5.0 PROJECT FUNDING The 2005 Development Charges report included the Soper Creek Subwatershed Study in the General Government - Growth Related Studies Section to take place between the 2005-2014 period. The projects is estimated to cost about $300,000. Development Charges will fund 90% while the remaining 10% will come from the Planning Services consulting budget. The funds will cover consultants' fees, communication material, public meeting costs and other associated costs like newspaper advertisements. The components of the Study required for Schickendanz lands will be covered by Far Sight Investments. . . REPORT NO.: PSD-101-06 PAGE 4 6.0 PROJECT SCHEDULE Staff recommends initiating the project this year with a Call for Proposals followed by selection of the consultants early in the new year. As watershed plans require four seasons of data collection and coordination with the Official Plan review, we estimate completion of the project by 2009, with an earlier completion date for the components required as part of Schickendanz application. This time period also allows us to have a comprehensive public participation process. A Steering Committee comprising Planning, Engineering and CLOCA staff would be formed. A Community Stakeholder Group comprising residents and developers in the Study Area, representatives of the agricultural and environmental interests and a member of Council will also be established to provide input into the study process. Staff will be working closely with the Central Lake Ontario Conservation Authority in finalizing the Terms of Reference, consultant selection, and throughout the study process. We have met with the Central Lake Ontario Conservation Authority staff and they support this approach. (See Attachment 3) Once we finalize the Terms of Reference, we will advertise for proposals using the Municipality's purchasing procedures. 7.0 CONCLUSIONS It is recommended that the Planning Services Department be authorized to Call for Proposals for the Soper Creek Subwatershed Study ; and that the project be funded primarily through Development Charges. The Environmental Impact Study component would be 100% funded by Far Sight Investments Ltd. Attachments: Attachment 1 - Bowmanville Urban Area Attachment 2 - Soper Creek Subwatershed Study Area Attachment 3 - Letter from Central Lake Ontario Conservation Authority f D .. _ IDCl .... LAKE ONTMfO MAP A3 LAND USE BOWIIANYILLE UAIIAN AREA 0f'F1C1AL PlAN MUNICIAALJlY Of ClARINGTON ~ 14, 2003 I=--~I ~ =RalllEIIlIAL DU_R- r;::;;'I _ DfNSI'IY - ~ IlESIDEN1'W. ,_ fI'H'1 HIIlH 0ENSIT'l' J,,' ~ Ral_ __comw.AR&l _ LOCAl. comw. ARf'A .~ _ H_Y QOMlIERCW. llZIlIII _TE IIifBQS !X'lRACl1ON ARf'A Attachment 1 To Report PSD-101-06 _ ~ NIfA _ ~ NIfA a ~ SCHOOl _ ~ ARf'A 5 ~ SCHOOl _ UT1UlY e ~ SCHOOl o ==W:ID . ~- SCHOOL _ ClIWC sp.u " :=,.~ SCHOOL .. WA~ ClIWCWAY ~ ~_ SCHOOL _ COIIMUHllY p_ - - ~ARf'A . DlSTRICT _ ....... ~ POUCY MEA . NElGH8OUAHOOO _ - SPEClIl. S'lUD'I MEA . 'ItlURlllII NOOE _ 00 Sl'A'llON Soper Creek Subwatershed Management Zones Attachment 2 To Report PSD-101-06 Soper Creek Subwatershed Study Boundary Conservation Attachment 3 To Report PSD-101-06 100 Whiting AVbr ILk Oshawa, Ontario L 1 H 3T3 Tel: (905) 579-0411 Fax: (905) 579-0994 rr rF ,t(':r~ Cen tral Lake Ontario Web: www.c1oca.com Email: mail@c1oca.com Member of Conservation Ontario July 25, 2006 [fnEaJIWJE@ JUL 2 7 2006 Municipality of Clarington Planning Services Department 40 Temperance Street Bowmanville, ON LtC 3A6 MUNICIPALITY OF CLARINGTOr-J PLANNING DEPARTMENT Attention: Dear Sir: Mr. Carlos Salaszar Subject: Soper Creek Subwatershed Study Schickedanz Lands File: S-C-2005-002 (PSDG849) & ZBA 2005-0041 (PZOGI496) Authority staff are in receipt of two documents prepared by Semas Associates on behalf of Schickedanz Bros. in support of their development proposal. One outlines a study for the subdivision (Darlington Mills) property and the other is for the larger surrounding area. Staff has been in discussion with both the consultant, land owners and the Municipality on a number of occasions regarding an approach to ensure that the appropriate studies are undertaken prior to development within the Soper Creek Watershed and to facilitate development within a timely manner. It has been suggested by Municipal staff that one study may be the best option. The appropriate details to set the parameters for future development and/or future study within the Sub watershed, while at the same time, development specific details regarding the Darlington Mills property can be ascertained keeping within the larger subwatershed context. It is anticipated that this approach could avoid a duplication of efforts. The development specific conditions of development could be extracted from the Subwatershed study and perhaps the development of the Darlington Mills subdivision could proceed slightly ahead of the completion of the Subwatershed study if it pleases the Municipality. The above represents our understanding of the Municipally preferred approach to the completion of Soper Creek Subwatershed Study and the development of the Darlington Mills subdivision. Should there be misinterpretations please do not hesitate to contact me, otherwise we offer no objection to this approach. Authority staff look forward to assisting with the upcoming Subwatershed Study, should it so please the Municipality. Yours truly, ~ ffv Lisa Backus, MSc. Planner LB/bb cc: Nick Mensink, P.Eng., Semas Associates Richard Schickedanz, Far Sight Investments Ltd. Leslie Benson, P.Eng., Municipality of Clarington g:/planning/planninglcomments/Soper Creek Sub watershed Study/SoperCreek initial letter lVhat we do on the land is mirrored in the water @