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REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: Apri14,2011 Resolution#: CP/~-~9y-// By-law#: NIA
Report #: PSD-030-11 File #: COPA 2011-0001
Subject: PROPOSED AMENDMENT N0.80 TO THE MUNICIPALITY OF CLARINGTON
OFFICIAL PLAN TO REVISE THE LIMITS OF THE ENVIRONMENTAL
PROTECTION AREAS BASED ON THE IDENTIFICATION OF PROVINCIALLY
SIGNIFICANT WETLANDS
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-030-11 be received;
2. THAT Clarington Official Plan Amendment (COPA 2011-001) continue to be processed,
including the preparation of a subsequent report considering all agency comments and
concerns raised at the Public Meeting; and
THAT all interested parties listed in Report PSD-030-11 and any delegations be advised
of Council's decision.
Submitted by:
Da id Crome
Director, Planning Services
ATS/CP/df/av
24 March 2011
Reviewed by:
F nklin Wu
Chief Administrative Officer
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 P (905)623-0830
REPORT NO.: PSD-030-11
1.0 APPLICATION DETAILS
1.1 Applicant: Municipality of Clarington
1.2 Purpose of Application:
PAGE 2
This Official Plan Amendment initiated by the Municipality of
Clarington forms part of the Official Plan Review process. The
proposed Official Plan Amendment would have the effect of:
Removing lands from the Green Space; Hamlet Residential;
Country Residential; Waterfront Greenway; Prime Agricultural
Area; General Agricultural Area; and Urban Residential
designations and adding those lands to the Environmental
Protection Area designation; and
In some instances removing lands from the Environmental
Protection Area designation and adding those lands to the Urban
Residential designation.
1.3 Subject Lands: Affected lands are located throughout the former Townships of
Darlington and Clarke and within the Courtice Urban Area.
2.0 BACKGROUND
2.1 The existing Clarington Official Plan was adopted in 1996. As with any planning
document, as new and revised information becomes available, it is necessary to revisit
the document and make necessary amendments. The Planning Services Department is
currently in the midst of an Official Plan Review which will have the effect of:
Reviewing Official Plan policies that have been in effect since 1996
Bringing the Plan into conformance with new and revised provincial legislation,
including:
^ Changes to Planning Act
^ New Provincial Policy Statement
^ Growth Plan for the Greater Golden Horseshoe
• Greenbelt Plan
Bringing the Plan into conformance with the Durham Regional Official Plan as
amended by Regional Official Plan Amendment No. 128
2.2 To allow for continuous implementation, the Official Plan Review has been broken into
several themes and special projects, each of which will culminate in an Official Plan
Amendment to implement the policy changes. The first of such amendments will be
brought forward sometime in the Spring 2011.
REPORT NO.: PSD-030-11
PAGE. 3
2.3 At the time of the approval of the 1996 Official Plan, land use mapping was derived
based on the most current and up-to-date mapping available from different agencies.
This included mapping of the natural heritage system, such as wetlands, significant
valleylands and significant woodlands. Significant wetlands were identified under the
land use planning policies of the day, in consultation with the province and the local
conservation authorities. The wetland areas were placed within the Environmental
Protection Area designation which states that no development is to occur versus other
designations which can imply that development can occur, subject to all other applicable
policies of the Official Plan.
2.4 Since the mid-1990s, the province has placed a greater significance on the protection of
natural heritage features such as wetlands, and through the Ontario Wetland Evaluation
System, wetland areas have been assessed based on the biological, social,
hydrological, and special features of land. Through these evaluations, the Ministry of
Natural Resources, in consultation with the local Conservation Authorities, has identified
additional Provincially Significant Wetlands (PSWs), including the identification of the
Harmony-Farewell Iroquois Beach Wetland Complex (2005) and the Maple Grove
Wetland Complex (2004), among others. Once identified, the natural heritage policies of
the Provincial Policy Statement apply and all decisions on planning applications must be
consistent with its direction.
2.5 The accuracy of mapping has increased with the advancement of digital data,
geographic information systems (GIS), and aerial photography. Therefore, refining the
limits of the Environmental Protection Area would result in lands being added, and lands
being removed where more accurate data is available.
2.6 The Natural Heritage System mapping (Maps C1, C2, C3 and C4 are included as
Attachment 1) within the Caarington Official Plan is automatically updated from time to
time as additional information becomes available. The update to these maps does not
require a formal amendment process and is authorized by the implementation policies
of the Official Plan. In consultation with the local Conservation Authorities, planning staff
refer to the up-to-date Natural Heritage System mapping when determining: the
proximity of a property or development to a significant feature; and, whether or not an
Environmental Impact Study is required to assess the impacts of the proposed
development on the identified feature.
2.7 It is the Land Use mapping (Map Al for Clarke and Darlington and Map A2 for the
Courtice Urban Area) which does not currently reflect the location of these newly
identified PSWs. Therefore, all PSWs identified since 1996 are not represented by the
land use designation which reflects the level of protection required.
2.8 The proposed Official Plan Amendment is included as Attachment 2. The exhibits to the
amendment illustrate the lands to be added or removed from the Environmental
Protection Area. For the purposes of providing a conceptualized Environmental
Protection Area, a 30 metre buffer has been added to the wetland feature, recognizing
the exact limit would be determined through any prerequisite Environmental Impact
Study, without an amendment to the Official Plan.
REPORT NO.: PSD-030-11
3.0 PROVFNCIAL POLICIES
3.1 Provincial Policv Statement (PPS)
PAGE 4
The 2005 PPS provides policy direction on matters that are of provincial interest,
including the protection of PSWs:
"2.1.3 Development and site alteration shall not be permitted in significant
wetlands..."
-and-
"2.1.6 Development and site alteration shat! not be permitted on adjacent lands to
significant wetlands unless the ecological function of the adjacent lands
has been evaluated and it has been demonstrated that there will be no
negative impacts on the natural features or on their ecological functions..."
Refining the limits of the Environmental Protection Areas to reflect the location of PSWs
and a buffer area of approximately 30 metres is consistent with the PPS. Through the
Official Plan Review, additional amendments will be brought forward to ensure
consistency with the PPS.
3.2 Growth Plan for the Greater Golden Horseshoe (Growth Planl
The Growth Plan for the Greater Golden Horseshoe has been prepared under the
Places to Grow Act, 2005, and came into effect on June 16, 2006. The Growth Plan is
a framework for implementing Ontario's vision for building stronger, prosperous
communities by better managing growth. Official Plans are required to be in conformity
with the Growth Plan.
The proposed amendments to the Clarington Official Plan to reflect the location of
PSWs will assist in the eventual Growth Plan conformity exercise as the lands to protect
will be clearly identified on the Land Use schedules. The majority of the Growth Plan
conformity exercise will be undertaken as part of the Growth .Management and
Intensification components of the Official Plan Review.
3.3 Greenbelt Plan
The Greenbelt Plan contains many detailed policies in favour of the protection of the
Natural System within the Protected Countryside areas. Much of the rural area in
Clarington is within the Protected Countryside area. The proposed amendments to
reflect the location of PSWs and buffer area will not fully implement the policies of the
Greenbelt Plan at this time. The balance of this exercise will be fully executed through
the amendment dealing with the Sustainable and Healthy Communities theme.
REPORT NO.: PSD-030-11
4.0 OFFICIAL PLAN POLICIES
PAGE 5
4.1 The Durham Regional Official Plan (DROP) is also in a state of change. The DROP has
been amended to be consistent with the Planning Act amendments, 2005 PPS and the
Greenbelt Plan. The decision on the Regional Official Plan Amendment 128 (ROPA
128) issued by the Ministry of Municipal Affairs and Housing is currently under appeal
by several parties, including the Region of Durham and the Municipality of Clarington.
Amendment 128 deals with Growth Plan conformity.
The proposed PSWs would form part of the Greenbelt Natural Heritage System & Key
Natural Heritage and Hydrologic Features.
PSWs would be considered a type of "Key Natural Heritage and/or Hydrologic Feature."
Development within the feature and within its "vegetative protection zone" is not
permitted.
4.2 Within the Clarington Official Plan, the proposed amendments would refine the limits of
the Environmental Protection Area to accurately reflect the location of PSWs and a
typical buffer area.
Environmental Protection Areas (EPAs) are recognized as the most significant
components of the Municipality's natural environment. These areas and their ecological
functions are to be preserved and protected from the effects of human activity. No
development shall be permitted on lands designated Environmental Protection Areas,
except low-intensity recreation and uses related to forest, fish and wildlife management
or erosion control and stormwater management.
The policies recognize that the limits of the EPAs are subject to refinement through
required Environmental Impact Studies which would accurately define the limits of the
feature itself, and a buffer area which would be maintained in a natural state.
The policies within the Natural Environment Section of the Official Plan will continue to
apply. Development within 120 metres of an identified PSW can only be considered
where an Environmental Impact Study is prepared which satisfactorily addresses the
policies of the Official Plan and is subject to the approval of the Municipality of
Clarington and the local Conservation Authority. This Study must demonstrate that the
proposed development would not result in the loss of wetland functions or wetland area,
would not conflict with existing site-specific wetland management practices, and would
not create subsequent demand for future development which will negatively impact on
existing wetland functions.
5.0 ZONING BY-LAW CONFORMITY
5.1 Generally, the underlying zones on the affected lands would not conform to the
Environmental Protection Area designation. As the comprehensive Zoning By-law is
updated for the Municipality, the lands would be placed in the Environmental Protection
(EP) Zone which would prohibit development in keeping with the Official Plan
designation.
REPORT NO.: PSD-030-11
PAGE 6
5.2 At such time the zoning by-law update is undertaken, consideration will be given to
placing existing conforming uses (i.e. lots of record with a dwelling already constructed
on the property) within a special exception zone which would legalize the existing non-
conforming use to prevent affected landowners from seeking arezoning/minor variance
to make alterations to the property (i.e. an addition to the dwelling, or the construction of
an accessory structure). Alternatively, development within the Environmental Protection
Zone could only proceed through arezoning/minor variance, and likely be subject to the
completion of an Environmental Impact Study.
5.3 The proposed amendment would not prevent agricultural uses currently permitted by the
Zoning By-law from continuing. When the Zoning By-law is updated, lands within the
Environmental Protection Area designation in the Official Plan would be placed in the
Environmental Protection (EP) Zone. The current EP Zone provisions permit normal
farm activities provided the site is not altered by grading, excavation and the placement
of fill that would change the landform and natural vegetative characteristics of a site.
The construction of new buildings or structures is not permitted in the EP Zone and is
required to have a minimum 3 metre setback from the EP zone limit.
6.0 PUBLIC NOTICE AND SUBMISSIONS
6.1 Public notice was given by mail to each individual or group which asked to be included
as an interested party to the Official Plan Review process. The public meeting notice
pertaining to Official Plan Amendment No. 80 was also placed in the local newspaper
and posted to the municipal website. A draft copy of the proposed Official Plan
Amendment No. 80 was available for viewing prior to the public meeting in accordance
with the Planning Act.
6.2 At the time of writing this report, staff have received ten (10) inquiries relating to the
proposed amendments.
Seven (7) of the individuals were seeking clarification on the proposed amendment
specifically relating to private property.
One individual expressed an objection to the Environmental Protection Area limit which
now includes a single detached dwelling, while another had concerns about the impacts
to their farming operation. A developer in the area questioned the need for a buffer area,
and the impacts it would have on developable lands.
7.0 AGENCY COMMENTS
7.1 The proposed amendment has been circulated to staff and agencies for comment,
including the local Conservation Authorities and the Regional Planning Department.
7.2 The Ganaraska Region Conservation Authority (GRCA) fully supports the initiative to
update the limits of the Environmental Protection area in theirjurisdiction.
REPORT NO.: PSD-030-11
PAGE 7
7.3 The Central Lake Ontario Conservation Authority (CLOCA) also supports the initiative
and offers the following comments:
Within the Hancock Neighbourhood, there may be some areas where previous
re-located rare plant species exist beyond the limits of the proposed
Environmental Protection (EP) Area -these lands should be added to the
designation;
The limits of the EP area proximate to Solina Road may be adjusted where it
includes existing residential dwellings; and,
The limits of the EP area near Townline Road, north of Nash Road, may need to
be refined to ensure the 30 metre buffer is included.
CLOCA also supports further updates to the EP designation to include other natural
features, such as forest blocks, and to reflect the most current floodplain mapping.
7.4 At this time, Planning Staff are awaiting comments from the various circulated staff and
agencies.
8.0 STAFF COMMENTS
8.1 The purpose of the Public Meeting is to gather public input in accordance with the
Planning Acf.
8.2 The nature of the proposed amendments is largely a housekeeping exercise to place
the lands identified as PSW areas and an additional 30 metre buffer (approximate)
within the Environmental Protection Area designation on the Land Use Schedules of the
Official Plan. In certain areas where more accurate information is provided, it is
proposed that the Environmental Protection Area be removed and refined.
8.3 To clarify some questions and concerns raised to date, in order to trigger the completion
of an Environmental Impact Study, the lands subject to a development application would
have to be within 120 metres of an identified significant wetland as shown on Map C,
not within 120 metres of the limits of the proposed Environmental Protection Area on the
land use schedule which already has incorporated a conceptual 30 metre buffer.
8.4 If the results of an Environmental Impact Study find that a suitable buffer is a distance
greater or less than 30 metres, an Official Plan Amendment would not be required to
further identify the limits of the EPA. However, in recent years, providing a minimum 30
metre setback to a Provincially Significant Wetland is very typical where an EIS has
been prepared.
8.5 The proposed amendment relies largely on consultation with the local Conservation
Authorities, who provide the technical and environmental expertise, and the Region of
Durham who will be seeking to ensure that all mapping is consistent with regional and
provincial direction relating to the protection of natural heritage features.
REPORT NO.: PSD-030-11 PAGE 8
8.6 Public concerns relating to the impacts to private property and the importance of
environmental protection will also be key considerations throughout the process.
9.0 CONCLUSION
9.1 It is recommended that Clarington Official Plan Amendment No. 80 continue to be
processed, including the preparation of a subsequent report considering all agency
comments and concerns raised at the Public Meeting.
Staff Contact: Anne Taylor Scott
Attachments:
Attachment 1 - Maps C1, C2, C3 and C4 of the Clarington Official Plan
Attachment 2 -Draft Official Plan Amendment No. 80
Interested parties to be notified of Council and Committee's decision:
Allan Kirby Althea and Greg Chaffey
Amy Burke Angie Darlison
Anne Messore Anne Virely
Annie Krabi Arlene Hugo Dalby
Bert Weigel Bill Cawker
Bill Humber Bob Craig
Brian Bordignon Bryan DeCunha
Bryce Jordan Carol Laing
Carolyn Bonta Chris Darling
Cindy Ward Clare Werry
Cliff Curtis Cora Tonno
Craig Murdoch Cynthia Bird
Dave Davidson David Lukow
David Phalp Debbie Dunham
Donald B. Kirkup Doug Robertson
Doug Rombough Ed Vanhaverbeke
Edward Oegema Eid Attia
Elaine Wotten Elizabeth Gillin
Elva Reid Frederic Dufault
Gillian Bellefontaine Glen Severn
Glenn Genge Glenn Weigel
Greg Milosh Greg Walsh
Greg Wells Hannu Halminen
Jacqueline Vaneyk James Bujak
Jane Eccles Jason Carrier
Jass Gill Jay Sweet
Jeff Brooks Jeremy Holkema
Jill Vandal Jim Arnott
Jim Watson Joe Fracz
John Colville John La Chapelle
REPORT NO.: PSD-030-11
PAGE 9
John Koke
John Stephenson
Jose Brito
Justin Hawkins
Katherine Krizsan
Keigh and Lois Worden
Ken and Nicky Macdonald
Kerry and John Maydem
Key Vickery
Libby Racansky
Lisa Robinson
Louis Bertrand
Lucy Stocco
Mara Samardzic
Marianne Wilde
Marlene Stacey
Mary Lofthouse
Michael Hackenberger
Mike Domus
Nakda Hooframp
Nick Coleman
Orest Rojik
Paul and Jenny Svetec
Paul Sobil
Peter and Joyce Erb
Clarington Older Adult Centre Board
Peter Pitino
Ramona M. Burgess
Richard Szarek
Rob Freeman
Robert Schickedanz
Ronald Armstrong
Ruby Ingleton
Sandy Little
Sharon Dionne
Sheila Hall
Sherry Robinson
Sue Coolahan
Templar N. Trinaistich
Tim Tufts
Tom Barrie
Victor Suppan
Walter Frail
John P. Sewchuk
Jordan Clements
Judith and Tony Maxwell
Karina Isert
Katie Tuma
Kelvin Whalen
Ken Sherbanowski
Kevin Singh
Kim Little
Linda Gasser
Liz Yellowlees
Louis Bitonti
Luigi D and Don Mastroianni
Maralynn Cherry
Mark Foley
Mary Anne Martin
Maurice Luchich
Mike Domovich
Mike Ricciuto
Natalie Boodram
Nick Mensink
Padre David & Marion Saunders.
Paul Chetcuti
Pete DeJong
Peter Campbell
Peter M. Petriw
R.M. Larocone
Richard Neshevich
Rita Kostyan
Robert Neshevich
Roland Weigel
Roslyn Hauser
Sandra McInnes
Kevin and Sandy Shannick
Sheila Costanzi
Sheila Wynberg
Steve Comway
Suzanne Lebrecque
Terri McCabe
Tom Albani
Tom Van Camp
Viola Ashton
Wayne Hooey
William S. Colville Ministry of Agriculture and Food
Ministry of Natural Resources Ministry of Environment
Ministry of Public Infrastructure and Renewal Hydro One Networks
Peterborough-Victoria Northumberland Clarington R.C. Separate School Board
CMHC Norman Breitner
Marion Weber Steven Holliday
REPORT NO.: PSD-030-11 PAGE 10
Leo Palozzi
Historic Downtown Bowmanville Business Improvement Area
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Attachment 2
To Report PSD-030-11
i•
FICIAL
N
IEW
Cass to our f
Municipality of Clarington
Planning Services Department
March 2011
LOCATION:
BASIS:
AMENDMENT NO. 80
TO THE CLARINGTON OFFICIAL PLAN
FILE NO.: COPA 2011-0001
MARCH 14, 2011
The subject lands a
Area, the Darlington Ru
within th unicipality of
lity of Clarington
Protection Areas
as identified by
hip with the local
ve lands from
Wised information
fed exhibits.
M4thin the Cirtice Urban
and the Clarke Rural Area
ACTUAL
AMENDMENT: The Clarington Official Plan is hereby amended as follows:
(i) By amending Map Al (Clarke) Land Use Clarke Rural
Area by removing lands from the Green Space,
Hamlet Residential, Waterfront Greenway, Prime
Agricultural Area and General Agricultural Area
designations and adding those lands to the
Environmental Protection Area designation as
illustrated on Exhibit "A";
INTERPRETATION: The provision se °Municipality of Clarington
i
~~,
~~~~~~~ VVV~•V~~•~ "~"~•'rny` Ud EXTRACTION AREA n,
rY
-~-- ORM1180UNDARY ~ NATUWIL
CORE AREA ~ PUBLIC
SECONDARY SCHOOL
URBAN RESIDENTIAL L~7 nwruRAL
LINKAGE AREA r Pueuc
ELEMENTARY SCHOOL ~ MAP Al (CLARKE)
COUNTRY RESIDENTIAL WATERFRONT
GREENWRY ~------ cpECIAL POLICY AREA ~ LAND USE
CLARKE RURAL AREA
HAMLET RESIDENTIAL ® DSTRICT PARK ••••••••• SPECIAL STUDY AREA
OFFICIAL PLAN
® RURAL
RESIDENTIAL CLUSTER ~ HAMLET PARK ~ TOURIBMNODE MUNICIPALITY OFCLARINGTON
JANUARY 2, 20D7
UTILITY ~ PR'~.ME
AGRICULTURAL A ®
REA GOLF COURSE soc s5a o saa iooo two ,e,res *~+ns censor.Ion-ov is RRa.~mec FOR COnvENIENCE evL.
® M1NO REFRESEYTS 0.EOLE5fE0 MODIFICATIONS M1NC rWPfiOV
"Exhibit."A ", Amendment No.80 To The Municipality of Clarington Official Plan",
Map Al {Clarke), Land Use, Clarke Rural Area.
MAP A7 (DARLINGTON)
LAND USE
DARLINGTON RURAL AREA
~~~ URBAN BOUNDARY
URBAN RESIDENTIAL
® CCU1-'P.Y R-S.DFt~lTlhl.
® NATURAL AGGREGATE
CORE AREA EXTRACT.Oh AREA
NATURAL PUBLIC
L'.NKAGE AREA ~ ELEMENTARY SCHOOL
® WATERFRONT SEPARATE
GREENWAY ~ ELEMENTARY SCHOOL
® COMMUNITY PARK ~~~~~~~ SPECIAL POL~.CY AREA
D STRICT PARK ~ TOURISM NODE
HPA7LET PAR K GOLF COURSE
-----~ NAMLET BOUNDARY
OFFICIAL PLAN -----"^"~~""~""^^~ ~ HAML61REJf~tNUnL
MUNICIPALITY OF CLARINGTON R RURAL
JANUARY 2, 2C_~7 O RESIDENTIAL CLUSTER
iF15.OV50liDAiIJN6~R04'ICED FCR CJIJVENIENCE On LY Y102W D `SOD WL 1SCD MHms
REaRSSEn-=Reau=_sTED ~,wcir~cn-ovs nrvo nema~n~s ® U?LITY
"Exhibit."B ", Amendment No.80 To The Municipality of Claringtan Official Plan",
Map Al (Darlington), Land Use, Darlington Rural Area.
"Exhibit."C", Amendment No.80 To The Municipality of Clarington Official Plan",
Map A2, Land Use, Courtice Urban Area.
MAP A2
LAND USE
COURTICE URBAN AREA
OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
J£.VUPRV 2. J007
err ~a~voEL.=~A~,:~.E~~~,,~~~~ d
.G MCCI(iC~ilOIJS 4VC P""tC~A_.
Lands to be added to
Environmental Protection
Area Designation
®Lands to be removed
from Environmental Protection
Area Designation
® FUTURE
URBAN RESIUENTIAL
URBAN RESIDENTIAL
MEDIUM DENSI'~'
REBIDENTIA_
O HIGH OENSITV
RESIDENTIAL
_ TOWN CENTRE
CCURTICE HIES'
SHOPP'~NG DISTRICT
NEIGHBOURHOOD
CENTRE
HI^uNWAv CO'dMERCIAL
PRESTIGE
EMPLOVM'eNT P,REA
® LIGHT
INCUSTRIAL AREA
GENERAL
NDUSTRIAL AREA
- EUSINESS PARK
UTIL.TY
ENV'RONMENTAL
PROTECTION AREA
® GREEN SPACE
WP.TERFRONT
GREENWAV
GOMMUNITV PARK
® D.5'RICT PARK
® NEIGHBOURHOOD
PARK
PVBLIC
SECONDARv SCHOOL
SEPARATE
SECONDARY SCHOOL
PUBLIC
ELEMENTARY SCHOOL
SEPARATE
E_EMENTARY SCHOOL
_ _ _ SECONDARY
PLAT NING AREA