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Home My WebLink AboutPSD-041-20 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Council Date of Meeting: October 13, 2020 Report Number: PSD-041-20 Submitted By: Faye Langmaid, Acting Director of Planning and Development Services Reviewed By: Andrew C. Allison, CAO By-law Number: File Number: PC2020-0001 Resolution#: Report Subject: 2423 Rundle Road and Highway 2 – Servicing Options Recommendation: 1. That Report PSD-041-20 be received for information. Municipality of Clarington Page 2 Report PSD-041-20 1. Background At the September 28, 2020 GGC meeting, Committee passed the following Resolution #GG-327-20: That Staff be directed to report back, at the next Council meeting, on options for servicing Rundle Road and Highway 2. None of the employment lands that Clarington staff recommended for pre-servicing to the Region of Durham are outside urban area boundaries. Obtaining approval for municipal servicing for this property, which is outside of the urban area boundaries, will be a challenge and costly. 2. Prior to Servicing – Planning Issues Prior to servicing any site for a potential use, the first step is to det ermine the suitability of the site (Figure 1). While 2423 Rundle Road is the preferred location of the Home Hardware proponents, the proposed use of a building supply outlet including a garden centre, drive through lumber shed and gravel yard do not conform or comply with the Provincial, Regional of Local planning policies as follows:  The land use is not consistent with the Provincial Policy Statement;  The land use does not conform to the policies of A Places to Grow;  The policies of the Region of Durham Official Plan do not permit the above commercial uses in the Major Open Space Areas designation;  The land use does not conform to the Clarington Official Plan; and  A site specific zoning by-law amendment will be required once a permitted use is established through amendments to both the Region’s and Clarington’s Official Plans. Report Overview Council requested information with regard to servicing in the locale of Rundle Road and Highway 2. This locale is at least 2 kilometres outside of the existing urban boundaries of Courtice and Bowmanville. To extend existing municipal services would require analysis by the Region of Durham to determine if there is capacity within the system , potential costs for the extension and timing for both sanitary and water Private Servicing, if the use is permitted would require a number of studies including hyd rogeology, calculation of water and septic needs, fire fighting needs and storm water retention. Municipality of Clarington Page 3 Report PSD-041-20 Figure 1 – 2423 Rundle Road Site Context A more fulsome report on the planning issues to be addressed by the proposal will be the subject of a Report to the October 26th, 2020 Planning and Development Committee meeting. Municipality of Clarington Page 4 Report PSD-041-20 3. Servicing Options Municipal Services Currently we have been informed by Regional Works there are no existing or long-term plans to extend municipal services to the Rundle and Highway 2 locale as it is outside the urban boundary and contrary to the Region’s policy. The existing municipal services are kilometers away from the proposed site and are not readily available. The Region typically does not extend municipal services (sewer and water) outside our urban boundaries. It’s an inefficient use of resources and infrastructure; it often leads to sprawl and uncontrolled growth since development tends to follow pipes. There are a few examples across the Region where municipal services sit on the urban/rural boundary line, and in September 2019 the Region approved a Regional Official Plan Amendment (ROPA) #175. It was meant to enable lots of record that abut those pipes to connect. Such as the water service along Highway 2 between Newcastle and Newtonville. Notably the Durham Regional Police Services (DRPS) facilities in Maple Grove had services extended for its development. This location is 2 kilometres from the site at 2423 Rundle Road, in addition, there is limited capacity for its extension as the DRPS facility already requires a pumping station. ROPA #175 was passed to enable properties which abut regional water and sanitary sewer infrastructure outside the Urban Area Boundary to connect to the Regional system if the connection is technically feasible, to the satisfaction of the Region. If a connection is permitted, payment would be in accordance with the Region of Durham Works Department Water Supply System Bylaw (89-2003) and Sewer System (90- 2003) By-law related to frontage and connection fees. Private Services The development of the proposed site at 2423 Rundle Road on private services requires the proponent to engage a consultant and carryout field work to determin e the appropriate well and private sewage disposal system for any proposed use. Depending on servicing needs, the Ministry of Environment, Conservation and Parks may be the approval authority. Regardless, Durham Region Health Department will require further details of the plan and studies. Durham Region Health Department comments from the Feb 6, 2020 Pre-consultation meeting were:  The property does not have access to municipal services; therefore, it is recommended to consult a private sewage system designer or engineer to determine the daily sewage flow, soil conditions etc. The applicant is advised to have a plan in place with the design and size of the building and parking, along with Municipality of Clarington Page 5 Report PSD-041-20 the number of washrooms, and employees to determine the water usage required for the proposed commercial use.  If the flow levels are greater then 10,000 litres per day the Ministry of Environment , Conservation and Parks will issue the permit. If the flow levels are less than 10,000 litres the sewage system approval will be required from the Durham Region Health Department.  At this stage the Durham Region Health Department does not support the building proposal without further details of the plan and the required studies. At the February 6, 2020 preconsultation, the proponents were informed that: Staff from the Region of Durham (Planning and Health) required a hydrological/ Hydrogeological Study, an EIS and a Planning Justification Report, the latter proving conformity of the proposed commercial use with existing provincial and municipal policies. When no Regional water supply is available the proponent will have to provide fire fighting capacity through the provision of on-site water storage to meet the Ontario Building Code requirements under Division B- Part 3, Article 3.2.5.7 and NFPA 13, installation of sprinkler systems. Servicing Report The proponent, once they have determined the developable limits for the site, will be required to submit a Servicing Report. The Report shall assess and verify all aspects of the proposed development to ensure conformity with the Municipality’s Engineering Design Guidelines and good engineering principles including:  Stormwater quantity and quality provisions, including verification any existing outlets will accommodate the proposed flows and overland flow routes will be suitable. LID measures are recommended.  Preliminary lot grading verifying maximum and minimum grades can be achieved with the proposed development to avoid sloping between properties illustrate how the grading will be accommodated with abutting lands. • The Report will include the following plans: Servicing Plan, Grading Plan, Stormwater Management Plan and Erosion and Sediment Control Plan.  All other aspects ensuring the proposed works can be accommodated by existing infrastructure and abutting private lands while meeting all Municipal criteria. During the presentation by Mr. Dan Moulton to Committee on October 5, he indicated that their Home Hardware store in Alliston is developed on private services and uses 1.13 cubic metres of water per day at the peak of year and during the low time of year it is uses 0.67 cubic metres of water. This is based on 20 staff on duty at any given time. Municipality of Clarington Page 6 Report PSD-041-20 Water Balance The entire property has been mapped as a High-Volume Recharge Area (HVRA), an Ecologically Significant Groundwater Recharge Area (ESGRA) and a Highly Vulnerable Aquifer (HVA). A water balance will be required to ensure that infiltration and recharge rates are maintained. The water balance will need to include monitoring over a full year to capture all seasonal high water levels. The Hydrological/ Hydrogeological Study is required to address the water balance. 4. Concurrence This report has been reviewed by the Manager of Infrastructure Services who concurs with the recommendation. 5. Conclusion It is respectfully recommended Council receive the report for information. Should Council wish to support the proponents request for a Ministerial Zoning Order (MZO) the servicing requirements outlined in this Report should be included in Council’s resolution. Staff Contact: Faye Langmaid, Acting Director of Planning and Development Services, 905- 623-3379 x2407 or flangmaid@clarington.net. Interested Parties: The following interested parties will be notified of Council's decision: