HomeMy WebLinkAboutPD-109-97r
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
DN: WDM.G °A
REPORT
PUBLIC MEETING
Meeting: General Purpose and Administration Committee File
Date: Monday, September 8, 1997 Res. #6
Report #: PD- 109 -97 File OPA 97 -007 (X -REFS 18T- 92014, y -law
7,, #
18T- 9402 DEV 92 -033 AND DEV 94 -067Y
Subject:
CLARINGTON OFFICIAL PLAN AMENDMENT APPLICATION
APPLICANT: WDM CONSULTANTS
PART LOT 27 & 28, CONC. 2 & 3, FORMER TOWNSHIP OF DARLINGTON
FILE: COPA 97 -007 (X -REFS 18T-92014,18T-94027, DEV 92 -033 & DEV 94 -067)
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD- 109 -97 be received;
2. THAT the Clarington Official Plan Amendment and Zoning Amendment applications 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 delegation be forwarded a copy
of this report and advised of Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: WDM Consultants
1.2 Owners: Claret Investments Limited and Uvalde Investment Company
1.3 Official Plan Amendment:
The draft official plan amendment prepared by the applicant proposes to:
• to remove the medium density designation in the northwest corner of the
Hancock neighbourhood on Map 2A;
• to adjust the Hancock neighbourhood population from 2800 to 2900 on
Map E1;
• to adjust the housing targets for the Hancock neighbourhood as shown on
table 9 -2 from 750 units low density to 875 low density units, from 175
medium density units to 100 medium density units, from 50 intensification
1.J I1J
REPORT NO. PD- 109 -97 PAGE 2
units to 10 intensification units, and the total housing units from 975 to 985
units; and
• to adjust the total housing targets for the Courtice Urban Area as shown
on table 9 -2 from 8,675 low density units to 8800 low density units, and
1,700 medium density units to 1,625 medium density units, and the total
from 12,918 units to 12,928 units.
A copy of the proposed amendment forms Attachment #1 to this report.
2. LOCATION
2.1 Legal Description:
Part Lots 27 and 28, Concessions 2 and 3, former Township of Darlington
2.2 Relative Location:
The Hancock neighbourhood is bounded by the Courtice Urban area boundary
to the north, Black creek and Highway No. 2 to the south, Hancock Road to the
east and Courtice Road to the west.
3. LAND USES
3.1 Existing Uses:
The area has partially developed north of Nash Road in the form of single
detached country residential lots along Courtice Road, Nash Road and Hancock
Road. A plan of subdivision has been developed south of Nash Road which
contains single detached, linked and townhouse units. Cultivated fallow farmland,
along with wooded areas and wetlands, comprise of the balance of the lands.
3.2 Surrounding Uses:
North - wooded area and agricultural land
South - single detached, linked and townhouse units to the west and
agricultural land to the east
6 U 2
REPORT NO. PD- 109 -97 PAGE 3
East - agricultural land and wooded areas east of Hancock Road
West - single detached units on large wooded lots west of Courtice Road
4.1 On June 27, 1997, an application was received from WDM Consultants proposing to
amend the population and housing targets, and remove a medium density residential
designation for Hancock Neighbourhood in Courtice.
4.2 The applicant currently has active applications for two plans of subdivision and related
rezonings, within this neighbourhood, one in the southeast quadrant of the
neighbourhood and the second in the northwest quadrant. The applicant has appealed
the applications for rezoning to the Ontario Municipal Board (OMB) on the basis of
Council's refusal to deal with them. In addition, the plans of subdivision and the official
plan amendment have been referred to the OMB on the same basis.
4.3 The Clarington Official Plan was approved on October 31, 1996. The applicant has
referred portions of the official plan, specifically:
® the population figure for the Hancock neighbourhood;
• the low density housing unit targets for Hancock and the Courtice urban area,
and the corresponding totals; and
• Section 14.4.3's policy on minimum setbacks for development from natural
features and Environmental Protection areas other than stream valleys.
REPORT n'O. PD_109.97 PAGE 4
5. PUBLIC NOTICE
5.1 In accordance with the Municipality's procedures and the requirements of the Planning
Act, written notice was given as follows:
• the appropriate signage acknowledging the Public Meeting for both applications
was installed on the subject Nash Road lands; and
• written notice was circulated to all assessed property owners within the
neighbourhood and 120 metres around the perimeter of the neighbourhood
5.2 One written submission has been received from a resident of Hancock Road (see
Attachment #2). Her concerns are summarized as follows:
• the increase in population
• the increase in unit counts
• the removal of forested areas
• the environmental sensitivity of the neighbourhood
• the depletion of ground water
• reducing the developer's costs so density could be lowered
6. OFFICIAL PLAN POLICIES
6.1 Durham Regional Official Plan
The subject property is designated Living Area, with indications of Environmentally
Sensitive Areas, within the Durham Region Official Plan. Lands designated for Living
Areas shall be 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, particular ground and surface
water resources, the maintenance of connected natural systems, and the impacts on
environmental features and functions.
6 U 4
REPORT NO. PD- 109 -97 PAGE 5
6.2 Clarington Official Plan
The Clarington Official Plan designates the neighbourhood as predominantly low density
Urban Residential. There are two medium density areas identified north of Nash Road
on the east side of Courtice Road. One medium density area 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 indicated as Environmental Protection Areas.
The predominant use within the Urban Residential designation is for low density housing
proposes. The Environmental Protection Area, and its ecological function, is 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 valleylands of both.
Tableland Woodlots have also been depicted 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.
7. AGENCY COMMENTS
7.1 The application was circulated to various departments and agencies for comment.
Comments are still outstanding from:
e Region of Durham Planning Department
REPORT NO. PD- 109 -97 PAGE 6
• Region of Durham Public Works Department
• Clarington Public Works - Engineering Division
• Clarington Public Works - Parks Division
• Central Lake Ontario Conservation Authority
• Public School Board
• Separate School Board
• Ontario Hydro
7.2 The Region of Durham Health Department has no objection to the application as filed.
7.3 The Clarington Fire Department has no objection but requests 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 subdivision approval.
8. STAFF COMMENTS
8.1 Section 9.5.2 of the Clarington Official Plan requires that developers prepare a
neighbourhood design plan to the satisfaction of the Municipality in consultation with
other agencies. A draft Neighbourhood Design Plan has been prepared by the applicant
on behalf of Claret Investments Ltd. and Uvalde Investment Co. for the Hancock
neighbourhood. The draft plan has been circulated to agencies for comments. Staff
have been working with the applicant to resolve some of the fundamental issues prior
to holding a public information centre on the draft neighbourhood design plan. The
issues of housing types, densities and the distribution of housing is an important
component of the matters to be resolved.
8.2 The applicant intends to consolidate this current application for official plan amendment
with the referral of the Clarington Official Plan and those applications previously filed with
the Board.
Ui�
REPORT NO. PD- 109 -97 PAGE 7
9. CONCLUSION
9.1 The purpose of this report is to satisfy the requirements for the Public Meeting under the
Planning Act as well as to provide the status of the applications. As various
department /agency comments are still pending, this application should be referred back
to staff for further processing and the preparation of a subsequent report.
9.2 As required under the Planning Act, a copy of the proposed Official Plan Amendment is
attached to this report for the purpose of the Public Meeting.
Respectfully submitted,
Franklin Wu, M.C.I.P., R.P.P.,
Director of Planning
and Development
IL *DC *FW *cc
August 29, 1997
Reviewed by,
W. H * 'Sfo&kwell
Chief Administrative
Officer
Attachment #1 - Proposed Official Plan Amendment
Attachment #2 - Public Submission
Interested parties to be notified of Council and Committee's decision:
WDM Consultants
20 Clematis Road
Willowdale, Ontario
M2J 4X2
Stan & Libby Racansky
3200 Hancock Road
Courtice, Ontario
L1 E 2M1
Pam Callus
3452 Courtice Road
Courtice, Ontario
L1 E 21-6
6
ATTACHMENT #1A
AMENDMENT N0.
TO THE CLARINGTON OFFICIAL PLAN
PURPOSE: To
he approval of two draft plans off subdivision. lf Clarington to facilitate
BASIS: The Amendment is based on applications for draft approval by
Claret Investments Limited
Uvalde Investment Company
File #18T -92014 and 18T -94027
ACTUAL
AMENDMENT: - comer of the Hancock neighbourhood on onMap A2 and replace
with urban residential
- to adjust the Hancock neighbourhood population from 2,800 to
2,900 on Map El
- to adjust the housing targets for the Hancock neighbourhood as
shown on table 9 -2 from 750 u low density to 875 u, from 175 u
medium density to 100 u, from 50 u intensification to 10 u, and
the total from 975 u to 985 u
- to adjust the total housing targets for the Courtice Urban Area
as shown on table 9 -2 from 8,675 u low density to 8,800 u, and
1,700 u medium density to 1,625 u, and from 2,09 8 u
intensification to 2,018 u, and the total from 12,918 u to 12,
- corresponding changes to the text to accommodate these
adjustments.
IMPLEMENTATION: The provisions set forth in the Clarington Official Plan, as
amended, regarding the implementation of the Plan, shall apply
in regard to this amendment.
INTERPRETATION: provisions Clarington Official apply na
amended, regarding the nterp a atonofthe Plan, hall n
regard to this amendment.
608
Table 9 -2 ATTACHIV
HOUSin Tar vets by Neighbourhoods
Housing Units
Urban Area
Neighbourhoods
Residential Areas
Central Areas
In:lo':]
Total
c
Low
Medlum
High
Medium
High
Coui•tice
NI Main Central Area
0
0
0
0
250
100
350
N2 Sub Central Area
0
0
0
0
0
350
350
N3 Worden
1175
125
0
0
0
100
1400
N4 Highland
1225
100
0
0
0
75
1400
NS Glenview
550
425
0
110
0
50
1135
N6 Hancock
fq .
-,1Rb-
0
0
0
®5g -"
".
N7 Avondale
825
200
0
0
0
275
1300
N8 Emily Stowe
1475
275
0
0
0
550
2300
N9 Penfound
1075
75
0
0
0
75
1225
N10 Darlington
450
25
0
0
0
383
858
N11 Bayvlew
1150
300
125
0
0
50
1625
N12 Farewell Heights*
_
_
-.
TOTAL
g8
-9645•
1625
•14"-
125
110
250
2018
w1968•
12928g
•444t8-
Bowmanville
NI East Main Central Area
0
0
0
550
175
275
1000
N2 West Main Central Area
0
0
0
250'
1700
0
1950
N3 Memorial
975
0
250
0
0
350
1575
N4 Central
425
125
75
0
0
75
700
NS Vincent Massey
1025
400
0
0
0
175
1600
N6 Apple Blossom
1250
27S
0
25
0
125
1675
N7 Elgin
1025
50
50
125
75
150
1475
N8 Femvick
1325
525
0
0
0
100
1950
NO Knox
1450
125
0
125
75
125
1900
N10 Northglen
(,)825
(,7150
0
100
50
50
(1) 1175
N11 Brookut
1325
425
0
0
0
75
182S
N12 Darlington Green
700
175
0
0
0
125
1000
N13 Westvale
1025
350
275
25
0
75
1750
N14 waver
1075
2S0
50
25
0
75
1475
N15 Port Darlington
550
450
175
0
0
25
1200
TOTAL
(;)12975
(,)3300
875
1225
2075
1800
a) mm
Newcastle Village
NI Main Central Area
0
0
0
100
SO
75
225
N2 Graham
1075
100
0
0
0
100
1275
N3 Foster
1450
200
0
0
0
125
1775
N4 Port of Newcastle
500
325
0
0
250
0
1075
NS North Village
1050
250
0
0
0
50
1350
N6 Wilmot
960
0
0
0
1 0
0
TOTAL
5035
875
0
100
300
350
6
• Potential housing units for Farewell Heights nelghbourhood subject to the provisions of Spedal Policy Area G (Section 16.9)
f,,1 Rshnw to /w Awno Maud ay.rd (Refmw #J)
Apra 19,1997
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OFFICIAL PLAN
MUNICIPALITY OF CLARINGTON
1.4/(E ONlAR /O
OCTOBER 31, 1996
REFER TO SECTIONS 5 AND 9
96-053
610
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Friends of the Farewell Clerks Department: To Council Au 3, 19P,7 v
3200 Hancock Rd. p .BUG Z0 2 20 PM 997
Courtice, On, L1E 2M1 JI
MUNIGIPAUTY OF WRING]
Re: The Amendment to the Official Plan for Hancock Neighbourhood File No.: COPA 9 - 0074ANNINC, DEPART
The Amendment for Hancock Neighbourhood should not be approved for these reasons:
1. Since our first Public Meeting we were presented with different numbers of population increases in many
documents submitted by the proponent; the highest number was 4 400, A 1900 population was assigned for the whole
neighbourhood and not just for the proponent's land for various reasons. The applicant doesn't take in consideration
two schools with approximately 400 students, one church for 400 people and lie doesn't consider at all the existing
number of residents.
According to Table 9 -2 in the O.P., this neighbourhood's total housing is 975 units, the applicant's number seems
to be slightly different, 985.
The number of existing units in 3CH- north of Nash is 60;
the number of existing units in 30 - south of Nash is 177 units.
Together this makes 237 units. This number, two schools, occupying 2.4 ha
each and one church on 1.56 ha area also be considered in deduction from the total number.
2. Some forest was cleared by the proponent prior to the Official Plan Amendment. Only species that are found
in typical urban areas were described in his first environmental study because this assessment was done on the
proponent's cleared land, Only recent studies are popping up with species of flora and fauna that are rare and
we have known to be present here. Many tributaries here and also in 3B neighbourhood around Horban Pond were
either buried under tons of fill or cut off, their water now is being dispersed throughout Hancock woods, onto our
properties, where the resulting wetness was cause some trees that cannot withstand this condition to rot and fall, thus
making it dangerous for.us to walk through. One of the tributaries is now disgracefully running through a ditch
instead of its original course through the proponent's land. In spite of this degradation we know that 3C land still
has over 50% environmentally sensitive areas.
3. Where is the applicant's demonstration that should be given according to the Provincial Policy Statement that
there should be no impact on the ecosystem when sensitive land like groundwater recharge area is being
developed? All previous and even the latest study in 1996 predict that the decline of the water table level will
be 50cm. We also know that 3C has an unconfined aquifer where the water is not under pressure and that the
water table level is the same as the water table level outside of our wells. We feel that this decline is
significant. Studies from 1989, 1990 and even 1996 on decrease of the baseflow for Black Creek due to future
urbanisation all predict that there will be no significant change. How do they know when atl these studies were
done during winter time when we know that the frozen ground hinders the groundwater movement, their
monitors always froze and the readings were not obtained.
4. If the applicant is so concerned about spending the money for the planned quality retaining pond and if this is the
only reason for increasing the population, why not just improve the existing storm water detention facility south of
Nash and change it into a quality retaining pond, It would cost less, money and existing not well functioning pond
would be improved and the water quality coming from the outfall which is described in the proponent's studies as
with oily, greyish appearance containing clumps of blue-green algae, being indicative of nutrient enrichment
would be taken care of. This description of the outfall to cold stream creek is one of the cumulative impacts of
the development in the absence of waterbed planning. With this improvement three problems could be addressed
at the same time: a) less money would be spent and a not well functioning pond would be improved
b) the population would not have to be increased
c) and hopefully, the applicant could withdraw from the time consuming and expensive OMB hearings.
Libby and Stan Racansky
cc: Isabel B. Little, Planner IZ
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