HomeMy WebLinkAboutPSD-056-07
Cl~n
REPORT
PLANNING SERVICES
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, May 7,2007
Report#: PSD-056-07 File #: PLN 17.13.1
blu-l-ij; B~:i!>4: \ - 01
By-law #:
Subject:
SOPER CREEK SUBWATERSHED PLAN STUDY
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-056-07 be received;
2. THAT Council confirm Staffs actions to postpone the Soper Creek Subwatershed
Study, with the exception of that portion required for the draft Plan of Subdivision
application submitted by Far Sight Developments Inc.
Submitted by:
Davi . Crome, M.C.I.P., RP.P.
Dire or of Planning Services
Reviewed by:
6.~~
Franklin Wu,
Chief Administrative Officer
COS*DJC*sn*df
1 May 2007
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-056-07
PAGE 2
REPORT
1. On September 18,2006, Council endorsed a staff recommendation in Report PSD-101-
06 (Attachment 1) to undertake a Subwatershed Study for the Soper Creek Area,
specifically with reference to lands on the east and northeast sides (Attachments 2 and
3) of the Bowmanville Urban Area. Most of these lands, with the exception of those
owned by Far Sight Investments Ltd., are designated Future Urban Residential. More
detailed information on the area and scope of this Study is contained in PSD-101-06.
2. Subwatershed studies are a pre-requisite for development under the Clarington Official
Plan. Staffs position was that it would be best for the draft plan of subdivision
(Attachment 4) submitted by Far Sight to be considered in the context of a
comprehensive plan for the sub-watershed area. In this regard, the larger subwatershed
plan would provide the necessary information for the Far Sight proposal but would be a
useful background document for the upcoming Official Plan Review and the
consideration of the Future Urban Residential lands that may be considered for
redesignation under the Official Plan Review. The estimated cost of the Soper Creek
Subwatershed Study was $300,000, 90% of which would be covered by development
charges. The Environmental Impact Study component for the Far Sight development
was to be covered 100% by the developers.
3. Staff worked with the developers' consultant and CLOC to prepare terms of reference in
preparation of tendering this project. The project was never tendered as a result of the
considerations below.
4. In the course of preparing the budget for 2007, it was determined that there were
insufficient funds in the Development Charges Reserve - General Government to
undertake both the Soper Creek Subwatershed study and a number of studies
necessary for the earlier phases of the Official Plan Review. In fact, certain other
Official Plan studies were postponed as a cost-control measure. It was also determined
that there were insufficient staff resources to undertake the Official Plan Review and the
Soper Creek Subwatershed Study concurrently. As a result, in consultation with the
Director of Finance, the Soper Creek Subwatershed Study was deleted from the
commitment for funding.
In reviewing this decision, staff was also cognizant of two other factors:
. The Municipality has until June 16, 2009 to enact conformity amendments to its
Official Plan to implement the Growth Plan for the Greater Golden Horseshoe
(Growth Plan). The Growth Plan calls for the intensification of already built-up areas,
specifically that 40 % of new units constructed after 2015 have to be within the
defined "built boundary". This analysis needs to be completed to determine if and
when these additional lands would be required in accordance with the Region's and
Municipality's growth management strategies. These strategies will need to address
both provincial policy and the Municipality's long term infrastructure needs and
financing strategy.
REPORT NO.: PSD-056-07
PAGE 3
· There is no urgency from the Municipality's perspective to bring on additional lands
into development on the east side of Bowmanville within the next five years. At the
present time there are approximately 10,000 potential units that are within registered
plans of subdivision, draft approved plans of subdivision or under application for a
plan of subdivision. This represents a supply of approximately 13 years on the basis
of historic absorption rates. There is additional potential supply of units that would
come on stream within the Brookhill or Northglen Neighbourhoods that are currently
not subject to an application. Additional units are also anticipated through new
development or intensification that would be on properties outside of a plan of
subdivision.
5. In further meetings with Far Sight, Staff have agreed to a revised approach that will
allow their development application to move forward. Recognizing that since the Far
Sight lands have a different status than the balance of the lands in East Bowmanville
and are designated for Residential purposes, arrangements have been made to
undertake a scaled-down subwatershed study focusing on their lands. The study will be
carried out by the Environmental Consultant in our roster as per Council Policy. All
costs are covered 100% by Far Sight.
6. The Soper Creek Subwatershed Study for the east and northeast portions of the
Bowmanville Urban Area designated Future Urban Residential would be deferred for a
number of years in recognition of limitations on financial and staff resources, the current
and forecasted supply of residential units, and the preparation of a growth management
strategy to address intensification and other policies of the Growth Plan.
Attachments:
Attachment 1- Report PSD-101-06 Soper Creek Watershed Study
Attachment 2 - East Bowmanville Area
Attachment 3 - Northeast Bowmanville Area
Attachment 4- Revised draft plan of subdivision proposed by Far Sight
Interested Parties:
Nick Mensink, G.M. Sernas
Bill Cawker, Baywood Homes
Hannu Halminen, Halcan
Kelvin Whalen, The Kaitlin Group
Rick and Bob Schickendanz, Far Sight Investments
Attachment 1
To Report PSD-056-07
ClJJ!:illglOn
REPORT
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Monday, September 18, 2006
Report #: PSD-101-06
File #: PLN 17.13.1
By-law #:
SUBJECT: SOPER CREEK SUBWATERsHED MANAGEMENT PLAN STUDY
AND DARLINGTON MILLS SUBDIVISION ENVIRONMENTAL IMPACT STUDY
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 subseauent to the completion of the
Clarington Official Plan Review.
Submitted by:
Davi . Crome, M.C.I.P., R.P.P.
Director of Planning Services
Submitted by: ~i7U"~,
A.S. Cannella, C.E.T.
Director of Engineering Services
(r \, -LQ .' (; TI
Reviewed by:-- ,Ur- ~ --- A..- \. '-
Franklin 'vVu,
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 are 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 plims 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 wiil 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 coiiection and coordination with the Official Plan revie'vv, 'vve 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
Attachment 1
To Report PSD-101-06
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OFfiCIAL PlAN
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Attachment 3
To Report PSD-101-06
100 Whiting AVbr Il.L
Oshawa, Ontario
L 1 H 3T3
Tel: (905) 579-0411
Fax: (905) 579-0994
Lake Ontario
COl1senra tion
Web: www.c1oca.coll1
Email: mail@c1oca.com
Member uf CUflservatioil Oiliaria
]WECCIEJIWTJ!lIJ]
JUL 2 7 2006
July 25. 2006
Municipality of Clarington
Planning Services Department
40 Temperance Street
Bowmanville, ON LIC 3A6
MUNICIPALITY OF ClARINGTOt~
PlANf'JING DEPARTMENT
Attention:
Mr. Carlos Salaszar
Dear Sir:
Subject:
Soper Creek Subwatershed Study
Schickedanz Lands
File: S-C-200S-002 (PSDG849) & ZBA 2005-0041 (PZOG1496)
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,
~..
rl~/ Lisa Bac.kus, MSc.
} Planner
LBlbb
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
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Attachment 4
-+0 Report PSD-056-07
PROPOSED
Draft Plan FOR
PART OF LOT 7, CONCESSION 1
MUNICIPALITY OF CLARINGTON
REGIONAl to4UNICIPilUTY OF DURHAt04
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