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HomeMy WebLinkAboutPD-87-98dN: Po-e~-9e THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT PUBLIC MEETING pia. 14s-f•g4oa7 1~14.D~.J. 94 0~7 Meeting: General Purpose and Administration Committee File # Da9.COf~A • 9760 Date: Monday, July 13, 1998 Res. # (t-,pK} -4~q-98' Report #: PD-87-98 FILE #: 18T-94027; DEV 94-067 (X-REF: COPA 97-007) By-law # Subject: REVISED PLAN OF SUBDIVISION & REZONING APPLICATION APPLICANT: CLARET INVESTMENTS LTD. & UVALDE INVESTMENTS CO. (COURTICE HEIGHTS DEVELOPMENTS) PART LOT 28, CONC. 3, FORMER TOWNSHIP OF DARLINGTON FILE NO.: 18T-94027; DEV 94-067 (X-REF: COPA 97-007) Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-87-98 be received ; 2. THAT the application for the approval of a Draft Plan of Subdivision 18T-94027 and the application for Zoning Amendment DEV 94-067 be referred back to staff for further processing and the preparation of a subsequent report; and 3. THAT all interested parties listed in this report and any delegations be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Owners: Claret Investments Limited and Uvalde Investment Company 1.2 Applicant: Claret Investments Limited and Uvalde Investment Company, carrying on business as Courtice Heights Developments 1.3 Agent: WDM Consultants 1.4 Official Plan: The applicant is also seeking approval of an amendment to the Clarington Official Plan including the removal of a Medium Density (M) Symbol and various adjustments to the population and unit targets. This proposed amendment was previously considered by Council at a Public Meeting on September 8, 1997. At that time, Council resolved to refer the proposed amendment back to Staff for further consideration in conjunction with these applications. 625 REPORT NO.: PD- 87-98 PAGE2 1.5 Subdivision: Original Proposal: Originally sought approval fora 190 unit plan of subdivision consisting of 34 single detached dwelling units, 128 semi-detached units, 28 townhouse units and various residential reserve blocks. Revised Proposal: The revised proposal (see Attachment No. 1) is seeking approval fora 151 unit plan of subdivision consisting of 79 single detached dwelling units, 72 semi- detached units and a 0.1 hectare parkette. 1.6 Rezoning: From "Agricultural (A)" and "Environmental Protection (EP)" to appropriate zones in order to permit the above noted development. Staff note that the Environmental Protection (EP) zone is not intended for development with the current applications. The intent of the proposed zoning amendment is to confirm the boundaries the limits of the Environmental Protection (EP) zone is to confirm the boundaries through a detailed review of the proposal by Central Lake Ontario Conservation. 1.7 Site Area: 9.355 hectares 1.8 Studies Submitted: The applicant has submitted the following studies in support of this and related development proposals. • Retail Demand & Impact Study • Preliminary Hydrogeologic Assessment • Preliminary Environmental Overview Assessment Addendum Environmental Overview Assessment • Environmental Impact Statement • Addendum to the Environmental Impact Statement • Groundwater Recharge-Discharge Assessment • Municipal Servicing Report • Revised Municipal Servicing Report • Traffic Analysis for Hancock Neighbourhood • Noise Impact Study • Phase I Environmental Site Assessment • Phasing Document three (3)separate Neighbourhood Design Concepts 2. EXISTING AND SURROUNDING LAND USES 2.1 The lands subject to the applications are currently used for agricultural purposes and 626 REPORT NO.: PD- 87-98 PAGE3 are located in Part Lot 28, Concession 2, former Township of Darlington (see Attachment No. 2). The surrounding land uses include. North - woodlot; open space South -large lot residential East - woodlot West -large lot residential 3. BACKGROUND 3.1 Courtice North Neighbourhood 3C When the applications were first submitted, the lands were located within the Courtice North Neighbourhood 3C, as identified in the former Town of Newcastle Official Plan. (This area is now referred to as the Hancock Neighbourhood) A portion of the Neighbourhood, south of Nash Road, had been partially developed in accordance with the approved Neighbourhood Development Plan, which allocated a population of 900 people for the portion of the lands south of Nash Road, including the identification of the road pattern and housing types. However, a Neighbourhood Development Plan had not been prepared for that portion of the Neighbourhood located north of Nash Road. Nevertheless, the former Official Plan did allocate a population of 1000 people, established a collector road network, and delineated a conceptual land uses. In April, 1992 the applicant submitted applications to amend the Official Plan of the former Town of Newcastle and to complete the Neighbourhood Development Plan for Neighbourhood 3C. 3.2 Plan of Subdivision and Rezoning Applications In December of 1994, the applicant applied to the Region of Durham for the approval of the plan of subdivision (18T-94027). The applicant also filed the zoning amendment application 627 REPORT NO.: PD- 87-98 PAGE4 (DEV94-067) with the Municipality in December of 1994. Council's position with respell to these two development applications was to refer the application back to Staff to be considered in the context of the Official Plan Review. Subsequent to the preparation of the Draft Clarington Official Plan, the applicant revised all of the applications. Formal revised applications for the rezoning and plan of subdivision were submitted in August of 1995, and the revised official plan amendment on September 8, 1995. In April of 1996, subsequent to the adoption of the new Clarington Official Plan, Council dealt with a large number of applications through a report which recommended on the disposition of outstanding Official Plan Amendments, Neighbourhood Plan Amendments, and all related applications. The Official Plan Amendment was approved as provided for in the Clarington Official Plan. The Neighbourhood Plan Amendment application was closed as the Courtice North Neighbourhood Plan had been repealed by Council on January 29, 1996. The applications for the zoning amendment and the plan of subdivision were referred back to staff for further consideration. 3.3 Clarington Official Plan The Clarington Official Plan was approved by the Region of Durham on October 31, 1996. The Plan set the population for the Hancock Neighbourhood at 2800 persons. The collector road network was defined, along with the locations for two Neighbourhood Parks, a separate elementary school and a public elementary school. Lands were identified for Environmental Protection Areas, a Local Central Area, and three locations for Medium Density residential development. The balance of the neighbourhood was designated for urban residential use. The applicant referred portions of the Clarington Official Plan (Referral #3) as outlined in Section 3.4 below. On June 27, 1997, the applicant filed an application to amend the Clarington Official Plan (COPA 97-007). The application proposed to increase the population within the Hancock 628 REPORT NO.: PD- 87-98 PAGE5 Neighbourhood from 2800 to 2900 persons, to amend the housing targets from 975 units to 985 units, and to remove a Medium Density residential designation from the lands subject to this application. As noted in Section 1.4 of this Report, this application was heard at a Public Meeting on September 8, 1997. 3.4 Referrals to Ontario Municipal Board In 1995, subsequent to Council's decision to defer consideration of the application for plan of subdivision and rezoning until the approval of the Clarington Official Plan, the applicant appealed or referred the following to the Ontario Municipal Board (OMB): • the application to amend the Official Plan of the former Town of Newcastle; • the subject application for draft plan of subdivision 18T-94027; • the subject application for rezoning DEV 94-067; • the southerly application for draft plan of subdivision 18T-92014; and, • the southerly application for rezoning DEV 92-033. The applicant has also referred the following portions of the Clarington Official Plan to the OMB: • the low density housing unit targets for Hancock and the Courtice urban area, and the corresponding totals; • the population figure for the Hancock Neighbourhood; and, • Section 14.4.3, which requires a minimum setback for development from natural features , and Environmental Protection areas other than stream valleys. In order for the OMB to deal with all matters related to these applications for development, the applicant also referred the above-noted 1997 application for Official Plan Amendment (COPA 97-007) to the Board. Two prehearing conferences have been held to address these referrals. In addition to the - 629 REPORT NO.: PD- 87-98 PAGE 6 Municipality and Courtice Heights Developments, which are parties to the hearing, the following persons have identified to the Board their interest in participating at the hearing: Libby Racansky Kerry Meydam Linda Gasser Mark & Heather Roper Bob Kreasul The Ropers and Bob Kreasul are associated with Faith United Church and their concerns were dealt with through Amendment No. 3 to the Official Plan. A third prehearing has been set for September 24, 1998. It is staff's desire to have all issues resolved and Council's final position on these applications set by this hearing date. To this effect, staff have been working with the applicant and the commenting agencies to achieve a resolution between parties. 3.5 Neighbourhood Design Plan A draft Neighbourhood Design Plan was prepared by the applicant as required by the Clarington Official Plan (see Attachment No.3). Such a Plan is required to be approved prior to Council granting approval for draft plans of subdivision. The draft Neighbourhood Design Plan was circulated to various agencies and departments for comment. A Public Information Open House was also held on February 25, 1998, to obtain input from the neighbourhood residents and interested parties. The Neighbourhood Design Plan will be finalized shortly. 4. PUBLIC NOTICE AND SUBMISSIONS 4.1 In accordance with the Municipality's procedures and the requirements of the Planning Act, written notice was given as follows: • Public Meeting signs for the revised application were installed on the lands subject to draft plan of subdivision; and 630 S REPORT NO.: PD- 87-98 PAGE 7 • written notice was circulated to all assessed property owners within 120 metres of the subject lands, and to all interested parties identified through the previous applications. 4.2 As of the writing of this report, three verbal inquiries have been received, all requesting clarification of the proposed development and the procedures for approval. 4.3 Written comments about development in the area, have been received from Friends of the Farewell. The following concerns have been raised: • increase in population; • increase in unit counts; • removal of forested areas; • environmental sensitivity of the neighbourhood; • depletion of groundwater; • reducing the developer's costs in order to lower density; • cumulative impacts of development such as flooding, erosion and water quality decline; and, • watershed study request for the Farewell/Black Creek watershed area. 5. OFFICIAL PLAN POLICIES 5.1 Durham Regional Official Plan The subject property is designated as a Living Area, with indications of Environmentally Sensitive Areas, within the Durham Regional Official Plan. Lands designated for Living Areas shall be used primarily for housing purposes. Environmentally Sensitive Areas "shall be given paramount consideration in light of their ecological functions and scientific and educational values". The Regional Official Plan also contains policies about development with regard to the cumulative impact on the environment, the maintenance of connected natural systems, and the impacts on environmental features and functions. 5.2 Clarington Official Plan The Clarington Official Plan designates the Hancock Neighbourhood as predominantly low 631 REPORT NO.: PD- 87-98 PAGE 8 density Urban Residential. There are two Medium Density symbols identified north of Nash Road on the east side of Courtice Road while one Medium Density symbol located south of Nash Road has already been developed. The valley lands associated with Black Creek, and its tributaries, are designated Environmental Protection Area. A large woodlot in the north east corner of the neighbourhood and a smaller woodlot in the southwest quadrant have also been designated as Environmental Protection Areas. The predominant use within the Urban Residential designation is for low density housing purposes. The Environmental Protection Areas, and their ecological function, are to be preserved and protected from the effects of human activity. No development is permitted on these lands. Map C1 of the Clarington Official Plan shows the entire neighbourhood as falling within the Lake Iroquois Beach. Hazard lands and a small portion of Tableland Woodlots are shown associated with Black Creek, its tributaries, and the associated valleylands. Tableland Woodlots have also been identified in the northeast corner of the neighbourhood, in the southwest quadrant, and at the eastern boundary midway up Hancock Road. The Lake Iroquois Beach is identified in recognition of its extensive forested areas and wildlife habitat, and its locally significant functions of ground water discharge and recharge. This proposed plan of subdivision is designated Urban Residential with a Medium Density symbol. The site also contains part of the collector road network for the Neighbourhood. 6. ENVIRONMENTAL REPORTS 6.1 Assessment of Groundwater Recharge and Discharge Hancock Neighbourhood is underlain by three groundwater flow zones -the shallow overburden flow zone, the deeper overburden flow zone, and the bedrock flow zone. The shallow overburden flow zone, which extends to a depth of 6 metres, is characterized by a high water table which lies approximately 1 metre below the surface. Groundwater from this - 632 REPORT NO.: PD- 87-98 PAGE9 zone is discharged seasonally to an intermittent tributary which flows through the Neighbourhood. The report indicates that groundwater flow in the shallow zone does not contribute directly to the maintenance of baseflow to Black Creek. The deeper (intermediate) overburden flow zone extends to a depth of approximately 40 metres. Groundwater in this zone is recharged primarily from the Oak Ridges Moraine, and contributes baseflow to the main branch of Black Creek. The wells within and adjacent to the Neighbourhood receive most of their water supply from the intermediate aquifer. The bedrock flow zone is recharged primarily by groundwater flow from the Oak Ridges Moraine. Most of the flow in this zone discharges to Lake Ontario and does not provide significant baseflow contribution to Black Creek. There are 124 wells within and adjacent to Hancock Neighbourhood - 95 are bored wells with an average depth of 5.6 m, while the balance are drilled to an average depth of 22 m. Water yield from all wells is good, although a number of the bored wells experience seasonal shortages. Due to the presence of relatively impermeable deposits on Hancock Neighbourhood, the groundwater contribution from the Neighbourhood is negligible in comparison to the groundwater recharge which occurs on more permeable soils to the north. The report concludes that the proposed developments will have negligible impact on baseflow conditions in Black Creek and on the aquifer yields supplying domestic water wells. However, the report recommends a number of mitigative measures to offset the impact of incremental development within the Black Creek watershed. These measures include discharging precipitation collected on roofs to grassed surfaces, minimizing the compaction of fill, the installation of infiltration trenches along rear lot lies, and the installation of seepage barriers in service trenches to prevent piping of groundwater. 633 REPORT NO.: PD- 87-98 PAGE 10 6.2 Environmental Impact Report (EcoPlans Limited) The vegetation communities found in Hancock Neighbourhood generally reflect the presence of the high water table which underlies most of the neighbourhood, as well as the effects of human use. The woodlots on the two land parcels owned by Courtice Heights were cleared prior to the submission of the development applications. Two significant vegetation communities are found in the Neighbourhood -the 15 ha broadleaf woodlot in the northeast corner, and the old field succession/wet meadow complex to the southwest of the woodlot. Broadleaf Woodlot This woodlot is the most significant vegetative feature in the Neighbourhood. It is characterized by mature mixed hardwoods and successional species of varying ages and sized, and a fairly diverse and intact native ground flora. The woodlot provides habitat for a variety of forest interior birds and also provides a linkage function between adjacent off-site woodland blocks to the north and east, and the core area of the Trulls Woods to the west. Portions of the woodlot have been disturbed by previous logging practices. The woodland edges are "pre- stressed" (i.e. tolerant/adaptable) as the result of land clearing activities on the adjacent parcels owned by Courtice Heights Developments. Awell-developed understorey which has regenerated along the edge acts as a bufferto the woodland interior. The report indicates that urban development on adjacent lands should not have a significant impact on the hydrology of the woodland since the proposed subdivision will be located down-gradient of the woodland, although the water table may be reduced somewhat at the woodland edge. Other potential impacts on the woodland block were noted, including construction impacts to woodland edge trees, increased predation pressure on sensitive wildlife by domestic pet and urban-tolerant wildlife species, increased pedestrian access to the woodland and the "annexation" of woodlot edges into rear lot areas. A number of measures are recommended to maintain the overall integrity and linkage functions of the woodlot. These include the installation of fencing along the dripline (i.e. property line) of the woodland edge prior to site grading to minimize construction impacts and 634 t REPORT NO.: PD- 87-98 PAGE 11 to limit access to the woodlot. The grading of rear lots should maintain the pre-development drainage regime within the woodland edge, and grade changes along the woodlot edge should be minimized to avoid damage to roots. Other recommended measures include the installation of signage and the implementation of an environmental stewardship program to educate future residents on maintenance of woodlot values. Old Field Succession/Wet Meadow Complex This community, which is associated with a seasonally high water table, groundwater seepage and an intermittent tributary, consists of early successional species growing on poorly drained soils. This habitat type is uncommon in this area, and four regionally uncommon plant species which prefer this habitat were identified on this site. This community also provides habitat for a typical variety of common edge and generalist wildlife species. The retention and maintenance of ephemeral wet meadow habitat in an urban setting can be difficult if the water table is lowered. However, the implementation of mitigation measures recommended by the hydrogeological consultant should ensure that the moisture regime after the development of the proposed subdivision should be suitable for the maintenance of the wet meadow community. The trampling and picking of flowers by residents and the invasion of aggressive weedy species will also adversely affect the wet meadow community. Even without urban development, the wet meadow would eventually cease to exist as the result of succession to woody species. As well, the ultimate development scheme for the Neighbourhood as recommended by the Hancock Neighbourhood Design Plan indicates that the majority of this community will be removed by a north-south collector road and residential development. It is important to note that the property on which this vegetative complex is located is located is not owned by Courtice Heights Developments, and is not subject to the current development proposals. The environmental impacts report recommends that a permanent chain-link fence be installed around the property to control access to the property. Specific 635 S REPORT NO.: PD- 87-98 PAGE 12 measures to address the maintenance of this community can be considered at such time as a development proposal is submitted for these properties. These measures could include the salvage of the topsoil/seedbank and reseeding in suitable municipally owned sites, such as the lands adjacent to the intermittent tributary or the future storm water management pond. Impact on Aquatic Habitat in Black Creek Based on the conclusions of the hydrogeological report, the development of Hancock Neighbourhood is not expelled to significantly affect the baseflow conditions which maintain potential fish habitat conditions in Black Creek. Water temperature monitoring in the adjacent stretch of Black Creek has indicated conditions too warm for brook or brown trout, but generally suitable for rainbow trout. The report concluded that rehabilitation efforts along the creek, including establishment of riparian cover, will not sufficiently reduce the summer temperature regime to permit the return of resident brook trout populations. 6.3 CLOCA Comments on Reports The Conservation Authority noted that, prior to final approval of the subdivision plans, the proponent should prepare detailed design and implementation plans for the proposed measures intended to mitigate the impact of the two proposed subdivisions on the environmentally sensitive/significant vegetation units and wildlife habitats. The adjacent reach of Black Creek which will receive future urban runoff flows from the subject site exhibits characteristic 'cool water' conditions, supporting both warm and Coldwater fish species. The Authority noted that the storm water management plan for the proposed developments will need to include measures to regulate the thermal impact of storm water discharge to Black Creek in addition to more typical quality and quantity controls. The development site currently contributes to the flow regime of a small drain traversing numerous private properties downstream. This drainage feeds ponds and assists in the maintenance of off-site wet meadows and other environmentally sensitive features. The Authority indicated that flows through this. minor tributary must be maintained until such time 63b REPORT NO.: PD- 87-98 PAGE 13 as mitigation measures aimed at preserving some of these attributes can be implemented. The Conditions of Draft Approval for the proposed subdivision recommended by the Authority are outlined in Section 7.7 of this Report. 7. AGENCY COMMENTS 7.1 The application was circulated to various departments and agencies for comment. Comments of no objection were received from the Durham Regional Health Department, the Clarington Community Services Department, Bell Canada, and Canada Post. 7.2 Ministry of Citizenship, Culture and Recreation The Ministry of Citizenship, Culture and Recreation had confirmed that the subdivision had been identified as having a high potential for the discovery of archaeological remains. The Ministry requested that the applicant provide an archaeological assessment of the site, which was conducted and submitted in 1995. No remains were found and the Ministry is now satisfied that concerns for cultural heritage resources have been met. 7.3 Ministry of Transportation The Ministry of Transportation has no objection to approval of the plan of subdivision as the technically preferred route for the Oshawa/Clarington freeway Link does not physically impact on the site. 7.4 Region of Durham The Durham Regional Planning Department have advised that they will not be forwarding comments to the Municipality as the applications have been referred to the Ontario Municipal Board. Their comments will be provided directly to the OMB through direct testimony. The Regional Works Department considers the draft plan of subdivision to be non-sequential with respect to the provision of regional sanitary sewer and water services. However, they have no objection to the further processing of the application. The following comments were - 637 REPORT NO.: PD- 87-98 PAGE 14 provided to the OMB along with a list of the conditions of draft approval: • Municipal water supply will require an extension of a 300 mm watermain on Courtice road from Nash Road to approximately 800 metres north of Nash. A second watermain feed will be required from Nash Road, through the south plan of subdivision (18T- 92014), and on easements to be obtained by the applicant, to the south limit of plan 18T-94027. • The proposed development is on a two way sanitary sewage drainage area. The lands can drain south, along Courtice Road, then westerly through easements, which must be obtained, to the sanitary sub-trunk sewer situated at Trulls Road and Nash Road. Alternatively, they can drain south through acquired easements, to the sub-trunk sewer located on Nash Road at Fewster Street. • The revised plan shows a permanent access to Courtice Road from Street A. A 10m x 5m sight triangle is required at this intersection. 7.5 Clarington Fire Department The Clarington Fire Department has noted that the area is serviced by part-time firefighters after 6:00 pm daily. At present population levels their service is strained. They request that all required services should be in place before any future growth is approved in Courtice. They have offered no objection but request that any future residents be informed that this area will be served by part-time staff. This concern will be addressed through any conditions of draft plan of subdivision approval. 7.6 Clarington Public Works Department The Clarington Public Works Department provided extensive comments and conditions of draft approval including the following major remarks: • the applicant will be responsible for the implementation of all traffic related improvements 638 REPORT NO.: PQ 87-98 PAGE 15 deemed necessary by the Director of Public Works as indicated by the Hancock Neighbourhood Plan Site Traffic Analysis. The timing and implementation of traffic control measures shall be determined by the Director of Public Works. • the applicant must construct to full municipal standards, the extension of Street "A" which is a connecting link for the north limit of plan 18T-92014 to the south limit of this plan. • the applicant will be required to make payments to the Municipality in the amounts stated in a front ending agreement between the Municipality and Macourtice Developments Inc. The payment is required as a result of the over-sizing of storm sewers associated with Registered Plans 40M-1675 and 40M-1693 which enable the development of these lands to proceed. The applicant will also be required to purchase Block 77 in Registered plan 40M-1675 for the construction of storm water management works for the watershed. • the plan of subdivision cannot be registered until such time as draft plan of subdivision 18T-92014 has been developed and the internal roads and infrastructure have been constructed to the satisfaction of the Director of Public Works. • the phasing of this plan of subdivision will be dependent upon the construction of the storm water management works for this watershed, external servicing and the construction and funding of the external road improvements. • the location of the future trunk sanitary sewer servicing lands situated north of the Hancock Neighbourhood must be finalized and the approved location must not adversely impact upon the roads, parks or parkettes located within the Hancock Neighbourhood. • the applicant will be responsible to construct, or contribute toward, downstream erosion protection works which, in the opinion of the Director of Public Works, are caused or aggravated by this development. 639 REPORT NO.: PD- 87-98 PAGE 16 • the development cannot proceed until such time as the Municipality has approved the expenditure of funds for: i) the provision of roads, street lighting and sidewalk improvements along Courtice, Nash and Hancock Roads; and ii) the construction of the Parkette (Block 125). 7.7 Central Lake Ontario Conservation Central Lake Ontario Conservation requested that prior to any on-site grading, or construction, or final approval of the plan of subdivision, the owner shall submit to, and obtain approval from CLOC for reports describing the following: • the intended means of conveying stormwater flow from the site; • the anticipated impact of the development on water quality; and • the means whereby erosion and sedimentation and their effects will be minimized on the site during and after construction, in accordance with provincial guidelines. In addition, prior to final approval of the plan, or any site alteration of the property, the applicant shall submit and obtain approval of: • forest edge management plans for lots 1 to 22; • detailed design and location plans of all groundwater infiltration measures to be incorporated on the sites; and, • an environmental construction management plan which details the construction timing and specification for all environmental impact mitigation measures. Finally, CLOC requests that the subdivision agreement between the applicant and the Municipality shall contain the following conditions: • the owner agrees to develop the plan in accordance with the plans, reports and recommendations as required in the foregoing; and, • prior to any construction occurring on lots 1 to 22 the owner agrees to install fencing along the east property limits of the lots. - 640 REPORT NO.: PD- 87-98 PAGE 17 7.9 Separate School Board The Peterborough Victoria Northumberland and Clarington Roman Catholic Separate School Board requests that sidewalks be provided along all internal streets to accommodate children walking to the separate elementary school south of Nash Road. They also request that traffic control measures be provided to ensure safe pedestrian movement from the development north of Nash Road to the school site. Signalization and crosswalks should be located at the intersection of Nash Road and Street A. 7.10 Kawartha Pine Ridge District School Board The Kawartha Pine Ridge District School Board has requested that this plan of subdivision not be approved until plan of subdivision 18T-92014, which contains the school site, is approved. 8. STAFF COMMENTS 8.1 Environmentallssues Concerns has been expressed by the Conservation Authority and area residents regarding the potential impact of the proposed subdivisions on sensitive environmental features in Hancock Neighbourhood and aquatic habitat in Black Creek, as well as water supply to area wells. In particular, these concerns have focused on the possible lowering of the water table as the result of urban development and more direct impacts to on-site vegetation communities as the result of construction activities and the activities of future residents. A number of reports have been submitted by the proponent to identify the anticipated nature and level of these impacts and to recommend measures to mitigate such impacts. Many of the proposed mitigation measures are straightforward and easily implemented, such as the installation of fencing to control access. However, other measures such as infiltration trenches and measures to protect against thermal impacts on water quality require detailed design work. As noted by the Conservation Authority, the proponent must prepare detailed implementation plans for each of the proposed mitigation measures to ensure that they are not only effective, but in fact, they are implemented in the manner intended. In this regard, Staff concur with the Authority's suggestion that the proponent develop an Environmental 641 e ' ! REPORT NO.: PD- 87-98 PAGE 18 Construction Management Plan, to the satisfaction of the Authority and the Municipality. This Plan would specify how each of the proposed mitigation measures would be implemented, including project management, site supervision and follow-up monitoring. 8.2 Neighbourhood Design Plan The Clarington Official Plan requires the preparation of a Neighbourhood Design Plan prior to the consideration of any plan of subdivision. The Clarington Official Plan states that "a neighbourhood design plan is a visual interpretation of the future development of an entire neighbourhood". Although these plans do not require council approval, they are to be utilized by staff in reviewing subdivision applications for the specific neighbourhood. They will also illustrate, for perspective purchasers, the land uses proposed in the balance of the neighbourhood. The Plans are intended to detail the following: • all road alignments within a neighbourhood, including right-of--way widths and required widenings; • any walking or cycling trail systems; as well as future transit routes; • the location of school, park and open space blocks, including storm water management blocks; and, • lotting patterns and densities. An information report was presented to Council on October 21, 1996, advising of the applicant's submission of an application to approve the Hancock Neighbourhood Design Plan. As a result of consultation with staff, and the circulation and subsequent revision of the draft plans of subdivision within the neighbourhood, the Neighbourhood Design Plan has been revised (Attachment No.3). Staff will be finalizing the Neighbourhood Design Plan with the applicant upon receipt of the outstanding agency comments. 8.3 Growth Management Section 5.3.6 of the Clarington Official Plan states that in considering an application for 642 REPORT NO.: PD- 87-98 PAGE 19 approval and phasing of residential development the Municipality shall seek to ensure, among other matters the sequential development of neighbourhoods and the prevention of "leap frogging" of vacant lands. The Official Plan also states that in the approval of a draft plan of subdivision, the Municipality will recommend appropriate conditions to implement the policies of Section 5.3.6, and final approval for registration of any plan of subdivision, in whole or in part, may not be granted unless the Municipality s satisfied that the principles of Section 5 have been meet. Section 5.3.9 gives Council the authority to declare a residential draft plan of subdivision to be premature and recommend that it not be approved if any of the following apply: • the plan does not implement the principles contained in Section 5.3.6; • the municipal wide non-residential assessment is less than 15 percent of total assessment; • the capital works services required to service the lands and the future residents are not within the Municipality's current capital budget or 10 year capital works forecast; or • Council is of the opinion that the Municipality's administrative and financial resources are not sufficient to provide an adequate level of service for those residents who would be accommodated in the proposed plan of subdivision, as well as to provide and maintain an adequate level of services for existing residents and residents who will live in developments which have been approved by the Municipality. Staff will be reviewing this issue in detail prior to making a recommendation to Council. Both Regional and Clarington Public Works Departments have noted the non-sequential nature of this plan of subdivision and have indicated additional requirements that the applicant must satisfy to enable the development of these lands. It is also noted that the required works to service this plan of subdivision are not in the current 10 year capital works forecast. 8.4 Density Issues These applications for draft plan of subdivision and rezoning were originally filed in 1992. In 643 REPORT NO.: PD- 87-98 PAGE 20 the same year the applicant also filed for an Official Plan Amendment to the former Town of Newcastle Official Plan. The population figure set under the former Official Plan was 1900 persons in total for the entire neighbourhood. The applicant sought to change this population target to 4585 persons. The issue of density has been the primary reason for the series of revisions to the original application. The review and subsequent approval of the Clarington Official Plan resulted in a population increase from 1900 persons to 2800. While this is an increase over the original Official Plan, the original densities were not feasible under current conditions. However, in recognition of the severe environmental constraints in this neighbourhood, staff proposed using a lower density factor in the Hancock Neighbourhood than in other parts of Courtice. The lower density was in part, to provide larger lot sizes which could incorporate existing vegetation features and allow for greater infiltration of storm water. The applicant and Staff have agreed on a target of 985 residential units (up 10 from the proposed Official Plan) and 2900 persons (up 100 from the proposed Official Plan). The greater increase in persons is due to the use of more single detached units which yield a greater population per unit than the medium density units. The gross residential densities are as follows: All Hancock Neighbourhood 12.58 uph (5.09 upa) New Development Areas 12.30 uph (4.98 upa) Courtice Heights Lands 13.52 uph (5.5 upa) 8.5 Parking Issues A concern has been raised by Council on the issue of on-street parking within urban neighbourhoods. It is noted that, the applicant has submitted a parking plan, prepared by G.M. Sernas and Associates, for the Clarington Public Works Department review and comment. 644 ., , REPORT NO.: PD- 87-98 9. CONCLUSION PAGE 21 9.1 The purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Ad as well as to provide the status of the applications. Respectfully submitted, Reviewed by, ~r ~eL--~ Franklin Wu, M.C.I.P., R.P.P. Director of Planning & Development IL*DC*FW*cc 07 July 1998 .-~ W.H. tockwell, Chief Administrative Officer. Attachment No.1 -Draft Plan of Subdivision Attachment No.2 -Key Map Attachment No.3 -Draft Neighbourhood Design Plan Interested parties to be notified of Council and Committee's decision: WDM Consultants 20 Clematis Road Willowdale, Ontario M2J 4X2 Bob Kresul 41 Living Court, Courtice, Ontario L1E 2V6 Stan & Libby Racansky 3200 Hancock Road Courtice, Ontario L1E 2M1 Pam Callus 3452 Courtice Road Courtice, Ontario L1E 2L6 Linda Gasser P.O. Box 399 Orono, Ontario LOB 1M0 Kerry Meydam 3828 Trulls Road Courtice, Ontario L1E 2L3 Mark Roper 101 Kingswood Drive Courtice, Ontario L1E 1G3 Brian Strong 3151 Courtice Road Courtice, Ontario L1 E 2H8 Doug Dearden 3163 Courtice Road Courtice, Ontario L1E 2H8 Mr. T. Givelas 7 Fewster St. Courtice, Ontario L1 E 2V7 Pat MacDonald 1834 Nash Road Courtice, Ontario L1E 2M2 Andre Nadler 1828 Nash Road Courtice, Ontario L1 E 2M2 645 ATTACHMENT i u ~ t, vv ~. i('-~ / / ~~T~ ~M \ (/ a ~ ~~ i o s'o ~~. ~ ~ ~ ~rl (-- ` ~ I II f 1 ~11 %~ ~ L I _ ~~ ~ ~~' ~ ~~~ ~f(~ _ l ~. 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ATTACHMENT Nn '~ JI J ~Q I~ W ~~ ~~ I~ I I J I I I I I I I I JI s~%~g~~7 x`k~~p Q W N b ~I Q ~. YI of 2~ I F,~