HomeMy WebLinkAboutPSD-061-08
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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
Date:
Report #:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
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Monday, June 16, 2008
PSD-061-08 File #: ZBA 2007-0011
By-law #:
Subject:
PROPOSED ZONING BY-LAW AMENDMENT BY THE MUNICIPALITY OF
CLARINGTON FOR 3289 TRULLS ROAD NORTH IN COURTICE
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-061-08 be received;
2. THAT the proposed amendment to Zoning By-law 84-63 to permit the development of
four residential lots continue to be processed including the preparation of a subsequent
report; and
3. THAT the Region of Durham, all interested parties listed in this report, and any
delegations at the Public Meeting be advised of Council's decision.
Submitted by:
Reviewed by: A A~ u.f4t.
~klln Wu,
Chief Administrative Officer
vi J. Crome, M.C.I.P., R.P.P.
Director of Planning Services
IUFUsh/df
June 11, 2008
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-061-08
PAGE 2
1.0 PROPOSAL DETAILS
1.1 Proponent:
The Municipality of Clarington
1.3 Site Area:
To change portions of the current zoning to permit the development
of four residential lots with a minimum lot frontage of 15 metres
each
0.95 hectares
1.2 Rezoning:
2.0 LOCATION
2.1 The subject lands are located at the northeast corner of Trulls Road North and George
Reynolds Drive, 3289 Trulls Road North, Courtice (Attachment 1).
3.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
3.1 The south west portion of the property is currently occupied by the former Courtice Fire
Station. To the east and north east of the parking lot is a wooded area which contains a
portion of the Harmony-Farewell Iroquois Beach Provincially Significant Wetland.
3.2 Surrounding Uses
North - large lot residential
South - 12 metre wide residential lots
East - George Reynolds Parkette
West - 12 metre wide residential lots
4.0 BACKGROUND
4.1 In November 2001 Council acquired a site at 2611 Trulls Road for a new fire station in
Courtice. The new station opened in June of 2005. The building on the property
subject to this application has been vacant since the new station was occupied. At a
meeting held on September 25th, 2006, Council passed resolution #GPA-341-06
declaring the property identified as 3289 Trulls Road as surplus and offered for sale.
4.2 At a meeting held on March 26th, 2007 Council passed resolution GPA-278-07
authorizing the Chief Administrative Officer to make application for rezoning of the
property, and to have the necessary reports prepared including an Environmental Site
Assessment, an Environmental Impact Study, and engineering/survey plans. The funds
to prepare the site for sale are to be drawn from the Municipal Acquisition Reserve
Account.
REPORT NO.: PSD-061-08
PAGE 3
4.3 The application to amend Zoning By-law 84-63 for 3289 Trulls Road North was deemed
complete on May 9th, 2008. The submission included a Phase 1 and Phase 2
Environmental Site Assessment and a draft Natural Heritage Evaluation.
5.0 PROVINCIAL POLICY
5.1 Provincial Policv Statement
Planning authorities are required to provide for a range of housing types and densities.
A ten year supply of designated residential lands and a three year supply of residentially
zoned and serviced lands are required. New housing is to be directed to locations
where infrastructure and public services are available. The application is consistent
with the 2005 Provincial Policy Statement.
5.2 Provincial Growth Plan
The Provincial Growth Plan directs growth to built-up areas where the capacity exists to
best accommodate the expected population. The guiding principles include building
compact, vibrant and complete communities while optimizing the use of existing and
new infrastructure to support growth in a compact efficient form. This application for
zoning amendment conforms with the Provincial Growth Plan.
6.0 OFFICIAL PLAN POLICIES
6.1 Durham Reaional Official Plan
The lands are designated Living Area within the Durham Regional Official Plan. Living
Areas shall be used predominantly for housing purposes. A Key Natural Heritage and
Hydrologic Feature is identified on the property. The application conforms to the Living
Area policies and the environmental goals of the Durham Regional Official Plan.
6.2 Clarinaton Official Plan
This property is designated Urban Residential and Environmental Protection in the
Clarington Official Plan. The predominant use of lands designated Urban Residential
shall be for housing purposes. Environmental Protection Areas are recognized as the
most significant components of the Municipality's natural environment. As such, these
areas and their ecological functions are to be preserved and protected from the effects
of human activity. The precise limits of these Areas are to be determined in
consultation with the Conservation Authority. Central lake Ontario Conservation has
prepared a draft Natural Heritage Evaluation of the property which is discussed in
Section 10 of this report.
A tributary of Farewell Creek runs through the eastern portion of the property and the lot
contains a Wetland and a Significant Valleyland. The wetland is a part of the Harmony-
REPORT NO.: PSD-061-08
PAGE 4
Farewell Iroquois Beach Provincially Significant Wetland and the limits are identified on
Attachment 1. The application conforms to the Clarington Official Plan.
7.0 ZONING BY-LAW
7.1 The lands are zoned "Agricultural (A)" and "Environmental Protection (EP)" under
Zoning by-law 84-63. The majority of the property is currently zoned Environmental
Protection (Attachment 2). There is a small section of Agricultural zoning in the
southeast corner and a larger section of EP zoning in the northwest corner. The fire
station building and parking area are located within the EP zone boundary, as shown on
Attachment 1. The station was constructed in 1979, prior to the approval of By-law 84-
63.
8.0 PUBLIC NOTICE AND SUBMISSIONS
8.1 Public Notice was given by mail to each landowner within 120 metres of the subject site.
Public Meeting signs were installed on the property along the Trulls Road and George
Reynolds Drive frontages. No public inquires have been received on the proposal as of
the writing of this report.
9.0 AGENCY COMMENTS
9.1 The application has been circulated to the appropriate department and agencies for
comment. No agency responses have been received as of the writing of this report.
9.2 The Central Lake Ontario Conservation Authority has prepared a draft Natural Heritage
Evaluation of the property which is discussed in Section 10 of this report. Any additional
comments they may have on the application have not been received to date.
10.0 STAFF COMMENTS
10.1 Proposed Rezoning
Attachment 2 depicts the proposed zoning changes to the former Town of Newcastle
Comprehensive Zoning By-law 84-63. The area proposed for the four residential lots
will be changed from Agricultural (A) and! or Environmental Protection (EP) to (Holding)
Urban Residential Exception (R1-70) Zone. The R1-70 zone will require the lot to be
developed in accordance with today's urban design standards. The A zoning in the
southeast corner abutting the Parkette will be changed to EP. A road widening is
required along Trulls Road and George Reynolds Drive. This area will be rezoned from
A to (H)R1-70 on the western portion. The remainder of the road widening will remain
as it is currently zoned.
REPORT NO.: PSD-061-08
PAGE 5
10.2 Phase 1 and Phase 2 Environmental Site Assessment
A Phase 1 Environmental Site Assessment was conducted in May of 2007. The results
of the assessment indicated that there were low to moderate potential for environmental
impacts to the property. Many years ago there was a spill of approximately 20 to 30 L
of diesel fuel onto the ground near a former diesel fuel aboveground storage tank, and
the contents of a corroded drum observed in an outdoor metal shed, could not be
confirmed. As a result a Phase 2 Assessment was completed.
The Phase 2 Assessment indicated that no evidence of petroleum contamination was
observed, no combustible vapour concentrations were measurable during the shallow
vapour survey, no evidence of petroleum vapour concentrations, odours or staining
were detected during a teat pit program, and no evidence of petroleum impacts were
detected during a water well decommissioning. The existing wells on the site were
decommissioned as part of the Phase 2 Assessment. The report concluded that
concentrations of petroleum parameters did not exceed the Ministry of Environment site
condition standards. The property is suitable for planned future residential uses.
10.3 Natural Heritage Evaluation
Central Lake Ontario Conservation assisted the Municipality by preparing a draft Natural
Heritage Evaluation on the property. The report indicates that the eastern portion of the
property has been identified as an area of high environmental sensitivity within the
Authority's Environmental Sensitivity mapping project, that there is a provincially
significant wetland on the property, and that the existing natural features have been
classified under their Ecological Land Classification system.
Authority staff state that a proposal for residential lots within the existing developed
portion of the property could be supported. They recommend that appropriate fencing
be installed along the boundary between lot 4 and the woodlot to limit intrusion into the
natural features by the public and domestic pets, and that future homeowners be
provided with a homeowners package which would describe the environmental
sensitivity of the area and offer suggestions in regards to landscaping practices and
other measures that could be undertaken to preserve the sensitivity of the surrounding
natural areas.
As the Natural Heritage Evaluation was submitted as a draft, additional comments may
be provided when the final report is received.
10.4 Staff will continue to address any issues that may arise, as well as the Departmental
and agency comments.
11.0 CONCLUSIONS
11.1 The purpose of this report is to satisfy the Public Meeting requirements under the
Planning Act and taking into consideration the outstanding comments, staff respectfully
request that this report be received and for staff to continue processing the application
including the preparation of a subsequent report upon resolution of the identified issues.
REPORT NO.: PSD-061-08
PAGE 6
Attachments:
Attachment 1 - Location Map
Attachment 2 - Proposed Rezoning
Interested parties to be notified of Committee's decision:
Max Vanderheide
Lorraine Ioannou or Kim Thompson
Helen and Steve Krawchuk
Don Cram
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