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Home My WebLink AboutPSD-105-06 Cl~pn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, October 2,2006 Report #: PSD-105-06 File #: ZBA 2006-0018 G{JA ~ 3l~ (~ Oh By-law #: Subject: REZONING TO PERMIT AN INDOOR GOLF DOME FACILITY AND CLUB HOUSE AS PERMITTED USES AT 2735 HANCOCK ROAD IN COURTICE APPLICANT: GERTRUDE TOMINA RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-105-06 be received; 2. THAT the application to amend the Zoning By-law submitted by Gertrude Tomina be referred back to Staff for further processing; and 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. Submitted by: Da Dire J Crome, M.C.I.P., R.P.P. r of Planning Services ReVieWedbP~~ Franklin Wu, Chief Administrative Officer GF/COS/DJC/df/jd 25 September 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-105-06 PAGE 2 1.0 APPLICATION DETAILS 1.1 Owner/Applicant: Gertrude Tomina 1.2 Rezoning: from “Agricultural Exception (A-76)” to an appropriate zone to permit the addition of an indoor golf driving range (Golf Dome) and club house facility. 1.3 Location: 2735 Hancock Road, Courtice, Part Lot 26, Concession 2, former Township of Darlington 2.0 BACKGROUND 2.1 On May 24, 2006, Ms. Gertrude Tomina submitted a rezoning application to permit the construction of an indoor golf driving range and clubhouse building at 2735 Hancock Road in Courtice. There is an existing outdoor golf driving range on the property as well as a single-detached residential dwelling. The application was deemed complete on August 28, 2006. 2.2 The Applicant has also submitted a related site plan application (SPA 2006-0014). 3.0 PUBLIC NOTICE AND SUBMISSIONS 3.1 Public notice was given by mail to each landowner within 400 metres of the subject property and public notice signs were installed by the Applicant on the Hancock Road and Highway 2 frontages. 3.2 At the time of writing this report, Staff has not received any objections to the proposal. 4.0 SITE CHARACTERISTICS AND SURROUNDING AREAS 4.1 Site Characteristics Located on the northeast corner of Hancock Road and Highway 2, the lands are currently occupied by a single-detached residential dwelling and an outdoor golf driving range facility. A significant portion of land on the east side of the site (approximately 3.65 hectares according to the Ministry of Transportation) contains land identified as the “Previously Technically Preferred Route” for a Highway 407 to Highway 401 link interchange. There is also a telecommunications tower on the site just to the west of the “Previously Technically Preferred Route.” There is also a significant woodlot on the northeast corner of the property. REPORT NO.: PSD-105-06 PAGE 3 4.2 Surrounding Uses: North: East: South: West: Agricultural, Rural Residential Woodlot, Service Station Commercial, Rural Residential Agricultural Environmental Protection, Urban Residential Figure 1.0 - Existing golf driving range, residential dwelling, shed, and telecommunications tower. 5.0 PROVINCIAL POLICY 5.1 Provincial Policv Statement The Provincial Policy Statement (PPS) indicates that development offering recreational, tourism and other economic opportunities are to be promoted. The proposal for an indoor golf driving range and club house building should be viewed as a significant recreational and tourism-related opportunity for the Municipality given that it would be just the second such facility available to the public in the eastern-end of the Greater Toronto Area. 5.2 The PPS requires that development be appropriate to the infrastructure which is planned or available and effort must be made to avoid the need for unjustified and/or uneconomical expansion of the existing infrastructure. This proposal is outside of the Courtice settlement area and therefore the extension of municipal water and sewer services is not permitted. The Applicant has advised Staff that the proposed development will be on private sewer and water services. 5.3 The PPS indicates that development and site alteration shall not be permitted in significant wetlands and significant woodlands, among other natural features. In addition, development and site alteration is not permitted unless the ecological function REPORT NO.: PSD-105-06 PAGE 4 of the “adjacent lands” has been evaluated and there are no negative impacts. This analysis has not been completed. 5.4 Places to Grow – Growth Plan This proposal is not required to conform to the Growth Plan for the Greater Golden Horseshoe because the application was made prior to the Plan coming into effect on June 16, 2006. 5.5 Greenbelt Plan The property is located within the Natural Heritage System of the Protected Countryside and is therefore subject to a number of rural area policies set out in the Greenbelt Plan. Specifically, the proposal is considered to be a non-agricultural, recreational use as defined in the Plan. A major recreational use are those recreational uses which require large-scale modification of terrain, vegetation or both and usually also require large- scale buildings or structures. Non-agricultural recreational uses are permitted in the Greenbelt provided they are not located in a Prime Agricultural Area as defined in the Clarington Official Plan. Proposed non-agricultural uses must demonstrate that the use is appropriate in the rural area, that proposed water and sewer servicing is appropriate, that no negative impacts on key natural heritage features or hydrologic features are generated by the use, and that the biodiversity and connectivity of the Natural Heritage System is not disturbed. The proposed indoor golf driving range and club house building must demonstrate that each of the above requirements has been met. 6.0 OFFICIAL PLAN CONFORMITY 6.1 Durham Regional Official Plan The Durham Region Official Plan designates the lands as “Major Open Space.” Recreational activities are to be permitted in these areas as long as every effort is made to preserve ecological features including groundwater resources, habitats for plants, fish and wildlife, flood and erosion control, and scenic and recreational values. Provided this is demonstrated to be the case by the Applicant, this proposal would conform to the Durham Regional Official Plan. 6.2 Clarington Official Plan 6.2.1 The Clarington Official Plan designates the lands at Hancock Road and Highway 2 in Courtice as “Green Space.” Lands designated as such are to be used primarily for conservation and active or passive recreational uses. This proposal to add an indoor golf and club house facility is considered to be an active recreational use provided that the nature and extent of the uses proposed in the “club house” are recreational in nature. REPORT NO.: PSD-105-06 PAGE 5 6.2.2 An Environmental Impact Study is triggered by the fact that the property is located on the designated “Lake Iroquois Beach” as shown in Map C1 of the Clarington Official Plan, as well as by the fact that the property contains identified significant woodlands and is within the Greenbelt. 6.2.3 Staff requested the applicant to prepare draft Terms of Reference and will authorize the work at such time as the Terms of Reference are received and approved. 7.0 ZONING BY-LAW CONFORMITY 7.1 The subject lands are currently zoned Agricultural Exception (A-76), which is a temporary use by-law which limits the use of this property to one residential dwelling and a golf driving range facility. The temporary use expires on October 10, 2008 The proposal to build an indoor golf driving range and club house building has resulted in this rezoning application. 8.0 AGENCY COMMENTS 8.1 At the time of writing this report, several agencies have yet to provide comments on the circulated materials. These agencies include Central Lake Ontario Conservation, Clarington Community Services and Enbridge Gas Distribution. 8.2 Clarington Building Services commented that the proposed development presents several water and sewage issues. Adequate water supply to the building for fire-fighting purposes and a suitable sprinkler system for the air-supported structure are both required. The proposed septic system will also be subjected to an approval process at the Durham Region Health Department or Ministry of Environment, depending on the capacity of the proposed system. Clarington Building Services also noted that development charges would need to be paid to the Municipality, Region and the two school boards prior to the issuance of any building permit for this development. 8.3 Clarington Emergency Services commented that water supply for fire fighting purposes is required in accordance with the Ontario Building Code. These connections must also comply with Clarington Fire standards. Further to this, fire routes are to be a minimum of 6 metres wide with a centreline turning radius of 12 metres. 8.4 Clarington Accessibility Committee has commented that the Applicant be advised that six handicapped parking spaces will be required for this type of development. The current site plan submission for conceptual purposes only showed the provision of three handicapped parking spaces. 8.5 The Ministry of Transportation commented that the proposed development should take place entirely outside the previously identified envelope for the “Previously Technically REPORT NO.: PSD-105-06 PAGE 6 Preferred Route” associated with the link and extension between Highway 407 and Highway 401. For these reasons, the Ministry of Transportation also commented that the existing entrance from Hancock Road be used for access to the proposed development. 8.6 Durham Region Health Department has advised that approval on this application be withheld until appropriate information is received regarding sewage flow rates from all the buildings and sewage disposal design, including 100% replacement area. 9.0 STAFF COMMENTS 9.1 Staff requires clarification from the Applicant on the details of the proposed building that is to be attached to the indoor golf driving range. The plan submitted and circulated indicates a 20,000 square foot building but the applicant has recently advised the building will not exceed 4,400 square feet. The attached building must be designed and used for land uses which are accessory to the principal use. This application must meet the definition of “major recreational use” to comply with the Greenbelt and Official Plan policies. 9.2 The proposed development will not result in the loss of prime agricultural land and it is not currently being farmed. 9.3 The applicant has been requested to demonstrate how the private septic system and water supply will adequately service the site. Adequate water supply for fire fighting purposes and appropriate sprinkler systems, must be accommodated on the property appropriate for the size and scale of the proposed development. 9.4 As of the time of writing this report, Staff has not yet commenced the required EIS Report, awaiting draft Terms of Reference from the Applicant. There are several circulated agencies which have yet to respond with their comments on the proposal. As a result, we are unable to comment fully on this development proposal at this time. 10.0 CONCLUSION 10.1 It is respectfully recommended that Council refer this application submitted by Gertrude Tomina back to Staff for further processing. Attachments: Attachment 1 – Key Map Attachment 2 – Site Plan Concept Property Location Map (Former Darlington Twp.) LOT 26 J DlJlYltA.41 ~ J.fIGJ.fW,q y < ZBA 2006-0018 ZONING BY-LAW AMENDMENT SPA 2006-0014 Site Plan Amendment d ~ "0 o ~ "U~ enD) 00 I =r 03 ClIO) . :J 0- 0>...... Owner: Gertrude Tamina .' Attachment 2 To Report PSD-105-06 JL-JI II ISI ,I I I t'lli JDIT i ~ !Isi :1 ~ flf I JOCI 11;=1 II I I I DODD 'I!~ ,: ~ I qlh I~'I Iii llll--II u. i I i O~OD rm , - I LOT 25 i~i (I ~! I!I~ . sUI ai I i!il I! II il:: ~.i li ~i ~ ~ ~! 5= ~ ~ I"- ~r [ ~ ~ .. ~ ill ~ i~ \!! .~ ~ in tL.. 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