HomeMy WebLinkAboutPSD-011-04
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Clw:ilJgron
REPORT
PLANNING SERVICES
PUBLIC MEETING
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Re.5,:tr GPPr-- 05r -04-
Monday, January 29, 2004
1;,:
File #: COPA 2003-014 By-law #:
ZBA 2004 052 and S-C-2003-001
Date:
Report #: PSD-011-Q4
Subject: CLARINGTON OFFICIAL PLAN AMENDMENT, REZONING AND PROPOSED DRAFT
PLAN OF SUBDIVISION TO PERMIT THE DEVELOPMENT OF 127 RESIDENTIAL UNITS
APPLICANT: COURTICE WOODS INC.
Part Lot 34, Concession 3, former Township of Darlington
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee recommend to
Council the following:
1, THAT Report PSD-011-Q4 be received;
2, THAT the application to amend the Clarington Official Plan submitted by Courtice Woods Inc, be
referred back to staff for further processing;
3, THAT the applications to amend the Zoning By-law and the proposed Draft Plan of Subdivision
submitted by Courtice Woods Inc, to permit the development of 127 residential units be held in
abeyance until such time as the Region of Durham has completed the Environmental
Assessment for the extension of Adelaide Avenue; and
4, THAT the applicant, Region of Durham, all interested parties listed in this report and any
delegation be advised of Council's decision,
Submitted by:
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Reviewed by: /; k(,'~ L\l..-.l
Franklin Wu,
Chief Administrative Officer
CS/DJC/ld
21 January 2004
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830
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REPORT NO.: PSD-011-04
PAGE 2
1.0 APPLICATION DETAILS
1,1 Applicant: Courtice Woods Inc.
1,2 Agent: Sernas Associates
1,3 Official Plan Amendment:
To amend Map A2 (Land Use) by redesignating the Environmental
Protection Area to Urban Residential and reversing the location of the
Medium Density symbol and Public Elementary School symbol to permit
the development of a 127 residential units consisting of 101 single and
semi-detached units and 26 street townhouse units,
Further amendments are required to Map C2 (Natural Features and Land
Characteristics) to eliminate an area of the tableland woodlot and hazard
land features; Map E2 (Neighbourhood Planning Units) to increase the
population target for the Worden Neighbourhood from 4000 to 4300;
Table 9-2 to increase the housing targets for the Worden Neighbourhood
from "1400 to 1500" and all other corresponding totals,
1.4 Proposed Draft Plan of Subdivision:
The proposed Draft Plan of Subdivision includes 127 residential units
consisting of 79 single detached dwellings, 11 lots for 22 semi-detached
dwellings, 26 townhouse units, a 2,01 hectare block for a public elementary
school and an open space channel.
1,5 Rezoning:
To change the current zoning from "Environmental Protection (EP)" and
"Holding-Urban Residential Type One ((H) R1)" to permit the development of
the proposed Draft Plan of Subdivision,
1,6 Site Area:
11,54 hectares (28,5 acres)
2.0 LOCATION
2,1 The lands subject to the amendments are located east of Old Varcoe Road, north of
Centrefield Drive being Part Lot 34, Concession 3 in the former Township of Darlington
(Attachment 1),
6 I ()
REPORT NO.: PSO-011-04
PAGE 3
3.0 BACKGROUND
3.1 On November 21, 2003 Staff received applications to amend the Clarington Official
Plan, Zoning By-law along with an application requesting approval of a Draft Plan of
Subdivision,
3,2 In 1986, the previous owners, Walter Schleiss and Raymond Holland submitted an
application for draft plan approval 18T-86068 consisting of 102 residential units. The
application was submitted concurrently with an application to amend the former
Neighbourhood Plan for Courtice West which requested the removal of the "Minor Open
Space" designation from the woodlot to allow residential development. In 1988, only 13
lots fronting onto Centrefield Drive were draft approved, the balance of the site was
deferred pending the submission of a study to determine the impacts on the woodlot.
No such study was received,
3.3 The adoption of the Clarington Official Plan in 1996 designated the site as
Environmental Protection Area in consideration of the tableland woodlot and hazard
land feature, Subsequently, Council requested Region of Durham to refuse and close
the draft plan of subdivision application because it did not conform to the newly
approved Clarington Official Plan, The Region unfortunately, as an oversight did not
close the file.
In June 2003, within the context of Staff Report PSD-061-03 entitled - "Recommended
Disposition of Outstanding Applications for Official Plan Amendments, Zoning By-law
Amendments and Draft Plans of Subdivision", Council endorsed a recommendation that
draft plan of subdivision 18T-86068 be refused and closed without prejudice, The
subject property was subsequently sold and the new owners submitted the development
applications described within this report,
4.0 SITE CHARACTERISTICS AND SURROUNDING LAND USES
4,1 The subject site is currently vacant. The east half of the subject property is covered with
a mixed forest woodlot, and west half is covered with grasses and shrubs, Site
inspections conducted during the review of the previous applications noted that the
woodlot exhibited evidence of extreme wetness; standing water and spongy ground
conditions.
4.2 Surrounding Uses
North -
South -
East -
West -
Open space and single family detached dwellings
Residential, single family detached dwellings
Residential, large lot single family detached dwellings
Residential, large lot single family detached dwellings
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REPORT NO.: PSD-011-04
PAGE 4
5,0 OFFICIAL PLAN POLICIES
5,1 Durham Reaion Official Plan
5,1,1 The lands are designated as Living Area within the Durham Regional Official Plan,
Lands designated as Living Area permit the development of communities with defined
boundaries, incorporating the widest possible variety of housing types, sizes and tenure,
The north boundary of the subject property is bounded by the future extension of
Adelaide Avenue, which is designated as a Type "C" Arterial. The proposed uses
appear to conform to the Plan,
5,2 C/arinaton Official Plan
5.2,1 In the Clarington Official Plan, the subject lands are designated as Urban Residential
and Environmental Protection Area, A Medium Density Symbol and a Public Elementary
School symbol are also identified on the subject lands, The lands are within the Worden
Neighbourhood, which has a population target of 4000 people and a housing target of
1400 units, The extension of Adelaide Avenue is a Type B Arterial, and the future
extension of Varcoe Road is a Collector Road,
5,2.2 Low Density residential uses shall be developed at 10-30 net residential hectare, The
predominant housing form shall be single detached, semi-detached/link and duplex to a
maximum height of 2,5 storeys, Medium Density residential uses shall be developed at
31-60 net residential hectare, The predominant housing form shall be townhouses,
triplex/quadraplex, and low-rise apartments to a maximum of four storeys, The
applicant is requesting that the location of the medium density symbol and public
elementary schools be reversed to permit the development of 26 townhouses on the
east side of the Varcoe Road extension,
5,2,3 The Clarington Official Plan requires the minimum site area for future elementary
schools on full municipal sewers to be approximately 2,5 hectares in size, Where an
elementary school site is adjacent to a neighbourhood community or hamlet park, the
site area may be reduced subject to approval of the respective school board, The
school site as shown on the proposed draft plan does is 2,0 hectares.
5,2.4 An Environmental Impact Study (EIS) shall be undertaken for development applications
located on lands within or adjacent to the Lake Iroquois Beach, or any natural heritage
feature identified on Map C, The Municipality, in consultation with the Region of
Durham, the Conservation Authority and other agencies, will select and retain qualified
professional expertise to prepare the (EIS), The expense shall be borne by the
proponent. The applicant is requesting that a large portion of the tableland woodlot be
eliminated and as such. an EIS is requested to evaluate the proposed amendment.
bib
REPORT NO.: PSD-011-04
PAGE 5
6.0 ZONING BY-LAW
6,1 Within Comprehensive Zoning By-law 84-63 as amended the lands are zoned
"Environmental Protection (EP)" and "Holding-Urban Residential Type One ((H)R1)" , A
zoning by-law amendment will be required in order for development to proceed,
7,0 PUBLIC NOTICE AND SUBMISSIONS
7,1 Public Notice was given by mail to each landowner within 120 metres of the subject site,
Public Meeting signs were installed at two locations, one on Centrefield Drive, the other
where Old Varcoe Road and Centrefield Drive diverge,
7.2 Staff have received numerous counter enquiries, telephone calls and emails from
residents who reside on Centrefield Drive, Varcoe Road and Old Varcoe Road, On
January 16, 2004 Staff met with a number of residents who were seeking additional
information on the project and who shared their concerns with Staff,
The residents concerns are summarized below:
. The effect of the elimination of all or a portion woodlot and hazard land features on
bird and wildlife habitat;
. Too many natural areas are being lost to residential development;
. Where and when will Adelaide Avenue be constructed;
. When will the school be constructed;
. Will Old Varcoe Road be reconstructed;
. When will development proceed;
. The proposed walkway between the townhouses and the open space area (BLOCK
98) is a prime location for crime and vandalism;
. Townhouses are not a desirable form of housing;
. The effect the development will have on adjacent wells; and
. The time for the Public Meeting, (being 9:30 am) is difficult for working people to
attend the meeting,
8.0 AGENCY COMMENTS
8,1 Comments are outstanding from the following departments and agencies:
. Public School Board
. Region of Durham Planning Department
. Region of Durham Works Department
. Canada Post Corporation
. Bell Canada
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REPORT NO.: PSD..Q11-04
PAGE 6
8,2 The Clarington Engineering Services Department comments have reviewed the
applications and find the proposal premature in nature, The reasons for this statement
are summarized below:
. The draft plan cannot be approved until such time as the location for Adelaide
Avenue has been determined,
. Development cannot proceed until such time as Adelaide Avenue has been
constructed in this portion of the Courtice Urban Area, Timing for the development
will be restricted by the number of external roads and accesses available, Full
development will require that Adelaide Avenue be constructed in a manner that
provides functional connections to other arterial roads,
. Varcoe Road is shown as a collector on the draft plan and must be shown with a 26
metre wide road allowance, The alignment may affect the adjacent school block
which, as shown on the draft plan, is undersized,
. The internal street pattern should be revised to show a grid pattern, All centerline
curves should be 90 metres, Curves or turns with acute interior angles are not
permitted, Block 101, requires further examination by Staff and will necessitate a
schematic plan and neighbourhood design plan.
. The purpose of Block 98 (channel) requires clarification,
. The applicant must provide a Stormwater Management Implementation Report
which provides for sequential construction of the stormwater management works
necessary for the entire watershed and addresses the impacts of developing this
plan in the absence of the balance of the watershed.
. The applicant will be required to provide a Master Drainage Study,
. A Preliminary Lot Grading and Drainage Plan that details the configuration of the on-
site storm sewer system and conveyance of overland flow from the subject lands,
. The purpose of the walkway requires clarification,
. Parkland dedication or a cash-in-Iieu contribution is required,
8,3
The Peterborough Victoria Northumberland and Clarington Catholic District School
Board offered no objections however requested that sidewalks be provided for in the
development.
8.4
The Durham Region Health Department has offered no objection.
8,5
The Central Lake Ontario Conservation Authority have reviewed the applications and
believe that the development is premature, The Authority's comments are summarized
below:
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REPORT NO.: PSD-011-Q4
PAGE 7
Environmental Impact Study
The sensitivity of the woodlot and the linkage potential between the Farewell and
Harmony Creek valleys was evaluated in 1978 by the consulting firm of Gartner Lee,
Due to the dated nature of most of the available information regarding the features,
further investigation is warranted, The EIS should include, not only the subject property
but also include an evaluation into the potential between the Farewell and Harmony
Creek Valley,
Adelaide Extension
The northern portion of the subject property is defined as Future Study Area for the
Adelaide Avenue Extension, Staff recommend that prior to proceeding with the EIS as
noted above, the Environmental Assessment process for the Adelaide Avenue
extension should be completed,
9.0 STAFF COMMENTS
9,1 The applicant proposes to eliminate the tableland woodlot identified as an
Environmental Protection Area in the Clarington Official Plan to enable the development
of 127 residential units, In order to evaluate the proposal, an Environmental Impact
Study is required, The Terms of Reference for the EIS have been drafted and are
currently under review by the staff of the Planning Services Department and Central
Lake Ontario Conservation Authority,
9,2 The Durham Region Official Plan, designates Adelaide Avenue as an important part of
the arterial road network extending to Courtice Road, The Clarington Official Plan, as
approved in 1996, incorporated the Adelaide Avenue extension.
In 1994 Ecological Services Group undertook an environmental impact study for the
northern portion of the Courtice Urban Area for the Region of Durham, The report
included an overview of the alignment options for Adelaide Avenue from an
environmental perspective, It noted that the alignment options are limited and
recommended that a comprehensive route selection process which should balance
environmental planning, engineering and economic concerns be conducted before the
alignment is finalized,
One of the key components of the EA will be finding the most appropriate location for
the crossing of the Farewell Creek, thus dictating the need for flexibility in alignment
options,
9.3 Several subdivision applications have been on hold in north Courtice due to the
unknown alignment of Adelaide Avenue, One application was closed, The remaining
applications, identified in Attachment 3, are 18T-89055 (Tonno Construction) and 18T-
90003 (Kingsberry Properties),
9.4 In December 2003, the Region of Durham approved the Durham Region Transportation
Master Plan. Adelaide Avenue from Townline Road to Trulls Road is identified,
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REPORT NO.: PSO-o11-o4
PAGE 8
however, the portion between Trulls Road and Courtice Road was eliminated due to
environmental considerations. This will necessitate amendments to the Durham Region
Official Plan and Clarington Official Plan.
The exact location of Adelaide Avenue will be determined through an Environmental
Assessment (EA) to be conducted by the Region of Durham Works Department.
Regional Staff have verbally advised that the Terms of Reference for the EA have been
prepared and the consultant selection process is underway. Written comments from the
Region of Durham were not received at the time this report was written.
9.5 The Central Lake Ontario Conservation Authority and the Engineering Services
Department have provided comments which state that the applications are premature
given the alignment for Adelaide Avenue has not yet been fully examined.
9.6 Until the location of Adelaide Avenue is determined through the EA, the layout of the
plan of subdivision cannot be completed without prejudice to the EA. Since the details
of development cannot be determined to provide the basis for the impact analysis,
CLOC has recommended that the EIS should not proceed. It is noted, however, that
the Official Plan amendment application involves the principle of the elimination of the
tableland woodlot, regardless of the specifics of the plan of subdivision. In this respect,
it would be appropriate for preliminary stages of the environmental work to be
undertaken, specifically the background data collection and the review of the
significance of the woodlot in the urban area. Provided that the applicant acknowledges
that the EIS cannot be finalized until the Adelaide Avenue EA is completed, staff
propose that the initial phase of the EIS commence and proceed to a stage where the
evaluation of the Official Plan amendment application can be determined.
9.7 The Municipality's EIS process includes an opportunity for neighbourhood residents to
be involved in the steering committee.
10.0 CONCLUSIONS
The purpose of this report is to satisfy the requirements under the Public Meeting under
the Planning Act. It is recommended that the Official Plan amendment application be
referred back to staff for further processing and that the applications for the draft plan of
subdivision and the amendment of the Zoning By-law be held in abeyance until such
time as the Region of Durham has completed the Environmental Assessment for the
extension of Adelaide Avenue.
Attachments:
Attachment 1 - Location Map
Attachment 2 - Clarington Official Plan Amendment
Attachment 3 - Adelaide Avenue Extension
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REPORT NO.: PSD.011-04
PAGE 9
Interested parties to be notified of Council and Committee's decision:
Mr. Ian Roher
Mr. Shawn Goldenberg
Courtice Woods Inc.
3845 Bathurst Street, Suite 103
Toronto ON M3H 3N2
Mr. Bryce Jordon
Sernas Associates
110 Scotia Court
Unit 41
Whitby ON L 1 N 8Y7
Mr. Brian McAuley
88 Varcoe Road
Courtice ON L 1 E 1 N1
Ms. Natalie Nowosad
177 Old Varcoe Road
Courtice ON L 1 E 2K4
Mr. John Farrell
141 Centrefield Drive
Courtice ON L 1 E 1 L7
Ms. Nancy Strahl
115 Centrefield Drive
Courtice ON L 1 E 1 L6
Mr. M3rio Popov
170 Old Varcoe Road
Courtice ON L 1 E 2K4
Mr. Michel Roy
12 Springfield Lane
Courtice, ON L 1 E 1 L9
Mr. Dan Piper
11 Springfield Lane
Courtice ON L 1 E 1 L9
Ms. Libby Racansky
Friends of the Farewell
3200 Hancock Road
Courtice, ON L 1 E 2M1
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ATTACHMENT 1
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COPA 2003-014
Clarington Official Plan Amendment
SC-2003-001
Draft Plan of Subdivision
ZBA2003-052
Zoning By-law Amendment
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Owner: Courtice Woods Inc.
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PURPOSE:
LOCATION:
BASIS:
ACTUAL
AMENDMENT:
ATTACHMENT 2
AMENDMENT NO.
TO THE CLARINGTON OFFICIAL PLAN
The purpose of this amendment to the Clarington Official
Plan is to permit additional low density residential
development in the Worden neighbourhood.
The subject site is located east of Old Varcoe Road, south of
Bleck 100 road allowance (future Adelaide Road East
extension), west of Tooley Road and north of Centerfield
Drive, and is contained within part of lot 34, Concession 3, in
the former Township cf Darlington.
This amendment is based on Council's consideration of an
Official Plan Amendment Application (COPA 2003- _)
submitted by Sernas Associates on behalf of Courtice
Woods Inc.
The Clarington Official Plan is hereby amended as follows:
(i) By amending Map "AT, as indicated on Schedule "A"
attached to this amendment.
(ii) By amending Map "C1 ", as indicated on Schedule "B"
attached to this amendment.
(Iii) By amending Map "E1". as shown in Schedule "C"
attached to this amendment.
(iv) By amending Table 9-2 by:
a, Adjusting the housing targets for the Worden
neighbourhood (N3) as follows:
Low density units
Total housing units
from "1175" to "1275"
from "1400" to "1500"
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Urban Area
Neighbourhoods
~ourtice
N3 Worden
TOTAL
INTERPRETATION:
b. Adjusting the housing totals for the Courtice area
as follows:
Total low density units from "8775" to "8875"
Total housing units from "12918" to "13018"
So the appropriate lines of Table 9-2 read as follows:
Table 9-2
Housing Targets by Neighbourhood
Housing Units
Residential Units Central Areas Intensification
,-- -
Low Medium High Medium High
1275 125 0 0 0
8875 1625 125 110 250
ITotal
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100 1500
2033 13018
The provisions set forth in the Municipality of
Clarington Official Plan, as amended regarding the
interpretation of the Plan shall apply to this
amendment.
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AMENDMENT NO, __
TO THE CLARINGTON OFFICIAL PLAN
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OFFICIAL PLAN
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FUTURE
UR6/l.NRESIDENTlAL
URBAN RESiDENTIAL
MEDIUI.I DENSITY
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RESIDENTIAL
MAIN CENTRAL AREA
SU6~CENTRAL AREA
LOCAL CENTRAL AREA
NEIGHBOURHOOD
COI,IMERCIAL
HIGHWAY CO!>lI-lERCIAL
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PRESTlGE
EMPLOYMENT AREA
LIGHT
INDUSTRIAL AREA
GENERAL
INDUSTRIAL AREA
UTILITY
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GREEN SPACE
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MAP A2
LAND USE
CQURTICE URBAN AREA
lAKE ONT,4RIO
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OffiCIAL PLAN
MUNICIPALITY OF CLARINGTON
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DEFERRED8Y
THE REGION OF DURHAM
DECEMBER 4. 2000
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96-".0
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SCHEDULE 'C' TO
AMENDMENT NO.
TO THE CLARINGTON OFFICIAL PLAN
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MAP E1
NEIGHBOURHOOD PLANNING UNITS
COURTICE URBAN AREA
OFFlCIAl PlAN
MUNICIPAUlY OF ClARlNGTON
DECEMBER 4, 2000
REFER TO SECTIONS 5 AND 9
n<rs CO~noN IS PRCMJED fOR COtMNlEHa: 0Nl. Y
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