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HomeMy WebLinkAboutPSD-015-13 Clarftwn REPORT PLANNING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: February 25, 2013 Resolution#: -3 By-law#: i1 -I �3 Report#: PSD-015-13 File#: COPA 2012-0002 & PLN 31.5.2 Subject: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-015-13 be received; 2. THAT Amendment No. 80 to the Clarington Official Plan (Attachment 9) to implement the revised Hancock Neighbourhood Design Plan (Attachments 6, 7 and 8) be adopted and the By-law adopting the Official Plan Amendment contained in Attachment 10 be passed; 3. THAT Council authorize Planning Staff to waive any fees associated with a necessary Official Plan Amendment and/or Neighbourhood Design Plan Amendment within the Hancock Neighbourhood as a result of further field investigation of Provincially Significant Wetlands conducted by the Ministry of Natural Resources and/or the Central Lake Conservation Authority, and further, that this relief be offered until December 31, 2014; 4. THAT the Region of Durham Planning Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD-015-13 and Council's decision; 5. THAT the Environmental Assessment for the alignment of George Reynolds, as identified in Report FND-001-13 proceed; and 6. THAT all interested parties listed in Report PSD-015-13 and any delegations be advised of Council's decision. Submitted by: Reviewed by: " ek David . Crome, MCIP, RPP Franklin Wu Director, Planning Services Chief Administrative Officer ATS/CP/df 20 February 2013 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 REPORT NO.: PSD- 015 -13 1.1 The limits of the Hancock Neighbourhood are shown on the Key Map included as Attachment 1. 1.2 The 1998 Hancock Neighbourhood Design Plan (NDP) showing Provincially Significant Wetlands (PSWs) (Attachment 2) illustrates the impact to the original development pattern. Some lands previously contemplated for development must now be protected. 1.3 A Public Meeting was held on December 10, 2012 to consider draft Official Plan Amendment No. 80. Planning Report PSD- 054 -12 was presented at the Public Meeting and the report (excluding attachments) is included as Attachment 3 for reference. PSD - 054-12 includes detailed discussion on the following: • Background of the Hancock NDP and proposed revisions • Land Characteristics and Surrounding Uses • Summary of Natural Environment Background Report • Black /Harmony /Farewell Creek Watershed Plan • Agency Comments • Departmental Comments 1.4 The purpose of this staff report (PSD- 015 -13) is to: • recommend approval of a municipally- initiated Clarington Official Plan Amendment No. 80; and • present the final revised Hancock Neighbourhood Design Plan. 1.5 This recommendation report will: • provide a final discussion on conformity to Provincial, Regional and local planning policies • summarize all public comments and submissions received and subsequent action taken • review recent changes to the proposed Hancock Neighbourhood Design Plan and Official Plan Amendment No. 80 since the December 10, 2012 Public Meeting • conclude with Planning staff comments and recommendations 2. PROVINCIAL POLICY 2.1 Provincial Policy Statement (PPS) The PPS identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of lands uses that efficiently use land, resources and infrastructure. Energy efficiency and improved air quality is promoted by a compact urban form, a mix of uses and utilization of public transit. Natural features, surface water features and ground water features shall be protected. Proposed Official Plan Amendment No. 80 is consistent with the PPS. REPORT NO.: PSD- 015 -13 2.2 Growth Plan for the Greater Golden Horseshoe (Growth Plan) PAG E 3 The subject lands are partially within the greenfield area and partially within the defined built boundary of the provincial Growth Plan as shown on Attachment 6. The Growth Plan establishes the target of 50 jobs and residents combined per net hectare in the greenfield area and a minimum of 40 percent of all new residential development should be within the built boundary. Both targets are measured across the Region of Durham. The Growth Plan encourages the creation of complete communities that are compact and transit - supportive, offering a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services. The Growth Plan supports the identification and protection of natural heritage features and areas that complement, link, or enhance natural systems. Proposed Official Plan Amendment No. 80 meets the objectives of the Growth Plan. 3. OFFICIAL PLANS 3.1 Durham Regional Official Plan The Durham Regional Official Plan designates the lands as "Living Areas ". Key Natural Hydrologic and Heritage Features and High Aquifer vulnerability areas exist in the neighbourhood. Lands within the Living Area designation shall be used predominantly for housing purposes incorporating the widest possible variety of housing types, sizes, and tenure. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Key natural heritage and hydrologic features are to be protected. Consistent with the Growth Plan, Regional Official Plan Amendment No. 128 includes policies that require urban areas to achieve the following growth management objectives on a Region -wide basis: a) by 2015, and each year thereafter, accommodate a minimum 40% of all residential development through intensification within built -up areas; and b) develop greenfield areas in the Lake Ontario Shoreline municipalities at a minimum gross density of 50 persons and jobs combined per hectare. Typically, greenfield development will occur following the approval of a Secondary Plan. However, in the case of the Hancock Neighbourhood, the land is very fragmented and most parcels are less than 8 ha (20 acres). Development of greenfield Living Areas that are less than approximately 20 hectares may proceed in the absence of a secondary plan, if the area municipality is satisfied certain conditions are achieved. Proposed Official Plan Amendment No. 80 conforms to the Durham Regional Official Plan. REPORT NO.: PSD- 015 -13 3.2 Clarington Official Plan PAGE 4 Within the Clarington Official Plan, the subject lands are predominantly designated as Urban Residential and Environmental Protection Area. Other land use designations include Neighbourhood Park, Neighbourhood Centre (commercial), and sites targeted for medium density residential development, as well one public elementary school and one separate elementary school. The Hancock Neighbourhood has a current population allocation of 2900 and a housing unit target of 975. The existing Environmental Protection Area includes watercourses, significant woodlots and some of the wetlands as identified on Map C1, Natural Heritage System. The subject site is within the Lake Iroquois Beach. The wetlands are part of the Harmony - Farewell Iroquois Beach Wetland Complex, a Provincially Significant Wetland. The Transportation Map identifies Arterial Roads including Nash Road and Courtice Road which are designed to move significant volumes of traffic, and several collector roads including George Reynolds Drive, Moyse Drive and Hancock Road which are designed to move moderate volumes of traffic. Neighbourhood Design Plans are required under the Clarington Official Plan to provide a conceptual plan of the future development of an entire neighbourhood including: • Road alignments and standards; • Sidewalks, trail systems and walkways; • Potential cycling and transit routes; • Potential lotting; and • Siting of schools, parks, open space lands, stormwater management facilities and other community /utility uses. Proposed Official Plan Amendment No. 80 implementing a revised Hancock Neighbourhood Design Plan is appropriate at this time, and otherwise conforms to the overall principles and goals of the Clarington Official Plan. 4. PUBLIC NOTICE AND SUBMISSIONS 4.1 On June 14, 2012 a Public Information Centre (PIC) was held at the Courtice Community Complex. Public notice for the PIC was given by mail to each landowner within the neighbourhood and all who had expressed an interest in the Hancock Neighbourhood. Notices were also placed on the municipal website and in the local newspaper. 4.2 A second PIC was held October 10, 2012 at Courtice Secondary School. Public notice was given by mail to each landowner where PSWs or the 30 metre buffer areas have been identified on their land. Notices were also placed on the municipal website. 4.3 The Statutory Public Meeting was held on December 10, 2012. Notice was given by mail to each landowner within the neighbourhood and all who have previously REPORT NO.: PSD- 015 -13 PAGE 5 expressed an interest in the process, and provided via email where an email address was provided. Notices were also placed in the local newspaper and on the municipal website. 4.4 Drafts of the revised NDP, Official Plan Amendment No. 80, and the Natural Environment Background Report were posted on the municipal website in advance of the June 14, 2012 PIC and again prior to the December 10, 2012 Public Meeting. A copy of the 1998 Hancock NDP is also posted for information. An online submission form was also created for public use. 4.5 A summary of all comments and submissions received to date and responses are included in Attachment 4. 5. DISCUSSION 5.1 The redesign of the Hancock NDP has involved municipal staff and Central Lake Ontario Conservation Authority (CLOCA) staff, with assistance from Niblett Environmental Associates Limited. Development constraints, such as natural features and buffers, limit the possibilities for road and servicing connections. Further, much of the redesign has to complement existing development or existing approvals. 5.2 A review of Niblett's Draft Natural Environment Background Report is provided in PSD- 054-12 (Attachment 3). The report is supportive of the revised Hancock NDP. No further comments have been received on the report. The final version is available via the municipal website. 5.3 The final summary of public submissions and responses is included as Attachment 4, including comments received at the Public Meeting and until the time of drafting this report. 5.4 Since the Public Meeting held on December 10, 2012, minor adjustments have been made resulting in a 2013 Hancock NDP, including the following revisions which will be discussed in subsequent sections 5.4.1 Revisions to Neighbourhood Design Plan Deleted the Temporary Access to Courtice Road (18T- 94027) Placed additional lands in Special Study Area No. 7 GEORGE REYNOLDS DRIVE Added the Built Boundary as defined by the Growth Plan REPORT NO.: PSD- 015 -13 Uj a 0 Q Q GEORGE REYNOLDS DR PAG E 6 Reinstated lots along the south side of George Reynolds Drive Added a convenience store notation at the northeast corner of Courtice Road and Nash Road REPORT NO.: PSD- 015 -13 5.4.2 Revisions to Proposed Official Plan Amendment No. 80 Northwest Quadrant Add "Special Study Area 7" SPECIAL Placed additional lands north Add "Medium Density �MY of George Reynolds Drive in R Residential" symbol EA 7 ; Special Study Area No. 7 Delete "Neighbourhood M Centre" SymbolA _ Add "Medium Density Residential' Symbol NASH ROAD — Minor Realignment of Collector Road (Moyse Drive) SHicAY tl # RELOCATE "COLLECTOR ROAD" ' W U IN M IMONOWN mom MMMEN 5.5 Densities, Population and Housing Growth The Hancock Neighbourhood has a current population allocation of 2900 and a housing unit target of 975. PSD- 054 -12 (Attachment 3) includes a discussion on the existing and proposed population and housing targets for the neighbourhood. Proposed population and housing targets have not been revised since the draft presented in PSD- 054 -12 as adjustments to the NDP have been minor. For clarity, the Built Boundary has been added to the 2013 Hancock NDP (Attachment 6). According to the 2013 Hancock NDP, intensification (development within the Built Boundary) has the potential to account for approximately half of the new growth in the neighbourhood. REPORT NO.: PSD- 015 -13 PAGE 8 The greenfield areas, once developed, would generate 50 persons and jobs combined per gross hectare, which excludes all Environmental Protection lands. This number could increase should additional lands in the Special Study Area become developable. While it is difficult to mandate where the units will be constructed and when, the 2013 Hancock NDP is positioned to satisfy the Growth Plan and Durham Regional Official Plan targets. 5.6 Removal of Neighbourhood Centre Symbol The 1998 Hancock NDP included a neighbourhood commercial site at the northeast corner of Courtice Road and George Reynolds Drive. During the review of the NDP, the neighbourhood centre site was deleted from the current draft. However, the Official Plan policies provide an opportunity for a small convenience store use at that location. The neighbourhood centre site could accommodate retail and service commercial type uses up to a maximum gross leasable floor area of 5,000 square metres. When the neighbourhood centre site was established following approval of the Clarington Official Plan in 1998, a maximum gross leasable floor area of 1,000 square metres was allowed. Since the preparation of the original 1998 NDP, the commercial policies of the Clarington Official Plan have been revised. A convenience store use is now permitted in any low density residential designation up to a maximum gross leasable floor area to 250 square metres, subject to a rezoning and site plan approval. This is more in keeping within the scale of the commercial development originally contemplated in the neighbourhood. The 2013 Hancock NDP replaces the original neighbourhood centre site with a convenience store notation. A second convenience store notation has been added to the northeast corner of Nash Road and Courtice Road. The new convenience store notation is in response to a request for a commercial designation at this location. The site is highly visible and could be easily accessed by both pedestrian and vehicular traffic. There is nothing to prevent a convenience store use at one or both of the sites, or at another suitable site in the neighbourhood. Service stations, including a small scale retail commercial component, are also permitted in any land use designation subject to the policies of the Clarington Official Plan. A complete community includes commercial uses as well as residential uses. The Hancock Neighbourhood could be well - served with small scale retail commercial uses meeting the day -to -day needs of residents. The neighbourhood is also in close proximity to a neighbourhood centre site at Highway 2 and Courtice Road. REPORT NO.: PSD- 015 -13 5.7 Pre - Serviced Lands PAG E 9 The 2013 Hancock NDP takes into account the protection of natural features and makes appropriate new road connections which results in changes to the original lotting pattern. At the time of construction of George Reynolds Drive and Harry Gay Drive following the approval of the draft plan of subdivision 18T- 92014, lands were pre - serviced in anticipation of the creation of lots in the future. This means that water and sanitary services exist to the edge of the road allowance for the future lots along the east side of Harry Gay Drive (14 lots along the elementary school block frontage) and along the south side of George Reynolds Drive (13 lots between the neighbourhood park and Hancock Road). Planning Services and Engineering Services staff have reviewed the draft Hancock NDP design to ensure that the road and lotting pattern is logical based on information available today. Comments have been received requesting that the NDP respect the layout of the pre - serviced lands. Following further review staff are recommending: i) Harry Gay Drive: The revised 2013 Hancock Neighbourhood Design Plan identifies a new road and lots on the former elementary school site. No changes are proposed from the November 2012 draft. The proposed development pattern will require abandoning some services but will provide better connectivity with the neighbourhood. ii) George Reynolds Drive: The 2013 Hancock Neighbourhood Design Plan reinstates the lots on the south side of George Reynolds (Section 5.4.1 (ii)) provided that an environmental corridor is maintained out to Hancock Road and that a reduced buffer is maintained and enhanced with replanting. The buffer has been reduced from 30 m to 18 m at the narrowest point as a result of a further study approved by CLOCA. The 2013 Hancock NDP will result in relocation or abandonment of service connections that were installed to vacant lands that were not identified as building lots. These services where installed at 100% risk of the developer, and the developer will be responsible for 100% of the cost of relocation or abandonment. 5.8 Special Study Area No. 7 (Hancock Neighbourhood) A tributary runs north -south through the neighbourhood just east of Courtice Road, and eventually drains to the stormwater management pond (southeast corner of Courtice and Nash Roads). The land to the east of the tributary, and west of the new development on Harry Gay Drive is an isolated area that would be difficult and potentially cost - prohibitive to service and access. Special Study Area No. 7 (Attachment 6) provides some flexibility in how this area may develop. Subject to further study, it provides for the opportunity to realign the watercourse to the east to allow consolidation of the developable lands on the west side of the realigned water REPORT NO.: PSD- 015 -13 1 1 course. Niblett's report finds that there is potential for several environmental benefits, such as eliminating the need for crossing the tributary and opportunities for rehabilitation through additional plantings. During the public process, a property owner further upstream and just south of draft approved plan 18T -94027 questioned the ability to fill in ponds existing on their lands to enable the land to be further developed. These lands are associated with the same tributary that drains to the south. Again, in order to allow some flexibility in how this area may develop, the lands have been added to Special Study Area No. 7. Development in the Special Study Area would involve multiple property owners who would need to collaborate to complete an appropriate environmental study at their expense. The policy has been amended to allow the Special Study Area lands north of George Reynolds Drive to be studied independently from the lands south of George Reynolds Drive. An Official Plan amendment would not be required in order to implement the findings of future studies. 5.9 Temporary Access to Courtice Road The detailed engineering submission for Draft Plan of Subdivision 18T- 94027, in the northwest corner of the neighbourhood, is currently under review by staff. Through discussions with Regional Works staff, the temporary access to Courtice Road is no longer required and has been removed from the 2013 Hancock NDP. 5.10 Minor Realignment of Moyse Drive The 2013 Hancock NDP and proposed Official Plan Amendment No. 80 were revised to improve the alignment of Moyse Drive that will extend from the Moyse Parkette to Hancock Road. The revision is minor in nature. 5.11 Extension of George Reynolds Drive On February 4, 2013, Mr. Fred Johnson, 536 George Reynolds Drive, attended the General Purpose and Administration Committee Meeting. Mr. Johnson expressed concerns regarding the extension of George Reynolds Drive between Courtice Road and Harry Gay Drive, and the establishment of an eventual bus route along George Reynolds and Harry Gay Drive (Attachment 8). A petition against the extension was signed by 84 residents of the neighbourhood. The Official Plan provides a planned road network to accommodate ultimate build -out of urban areas. The road network is generally grid- based, providing alternative transportation options, and accommodating the various transportation modes (vehicular, cycling, pedestrian, etc.). The network is developed over time and key components of the network are not necessarily in place when neighbourhoods first develop. However, it is the intention of the policies to require the complete network to be in place as the neighbourhood achieves completion or build -out. REPORT NO.: PSD- 015 -13 PAGE 11 The Official Plan Amendment and the 2013 Hancock NDP are not proposing any changes to the general alignment of George Reynolds Drive. The importance of planning for a future transit route is explained by Attachment 5. The maximum walking distance from a transit route is intended to be 400 metres or less. Riders who live beyond the 400 metre threshold are less inclined to take public transit. The attachment shows the catchment area in northeast Courtice that would be within 400 metres of the planned bus route to be extended along George Reynolds Drive and Harry Gay Drive. The graphic demonstrates that the route will serve the majority of the Hancock neighbourhood. The ultimate alignment for future transit routes will be determined by Durham Transit to optimize service as additional service areas are developed. When making decisions that impact the network, it is important to carefully review the transportation needs of the community as a whole. In response to the request to delete a future section of George Reynolds Drive between Courtice Road and Harry Gay Drive, staff considered environmental impacts, as well as impacts to existing and future residents, and maintain that the section of road should proceed as planned. Additional discussion is provided in the Engineering Services comments in Section 10.1 of the Public Meeting Report, PSD- 054 -12 (Attachment 3). In response to Report FND- 001 -13 and the capital project, detailed on Page 323 of the Capital Budget, staff are of the opinion that the alignment of George Reynolds Drive is justified and that the capital project, being the Environmental Assessment for the alignment, proceed. 5.12 Impact of Revisitinq PSW Mapping Section 11.9 of the Public Meeting Report, PSD- 054 -12 discusses the impact of PSW Mapping. To provide assistance to property owners, a policy can be instituted to provide a grace period of almost two (2) years, until December 31, 2014, where the Municipality of Clarington will waive the fee for a necessary Official Plan Amendment and /or Neighbourhood Design Plan Amendment, if either is required as a result of a re- evaluation of PSW limits by MNR and /or CLOCA. Should Council authorize the grace period, a letter will be sent from Planning Services Department to all property owners in the Hancock Neighbourhood whose lands are identified as Provincially Significant Wetland and /or within 30 metres of a Provincially Significant Wetland providing contact information for the Ministry of Natural Resources and outlining the relief offered. The Hancock Natural Heritage System mapping (Attachment 7) is based on the best information available at this time. It is recommended to proceed with the amendment now given other ongoing or imminent development applications, while providing some REPORT NO.: PSD- 015 -13 PAGE 12 flexibility to those landowners who wish to have the PSW designation on their property re- evaluated. 6. CONCURRENCE 6.1 This report has been reviewed by the Director of Engineering Services who concurs with the recommendations of this report. 7. CONCLUSION 7.1 Approval of the Hancock Neighbourhood Design Plan (Februa►y 2013) The 2013 Hancock NDP replaces a significantly out -of -date 1998 NDP. Many landowners and developers await the approval of the revised NDP in order to proceed with development plans. The revised NDP provides a conceptual plan of the future development for the neighbourhood, and one that offers improved environmental protection in keeping with current environmental planning policies. The recommended NDP places an additional 16 hectares of land in the Environmental Protection designation — a 50% increase, approximately, from the 1998 Hancock NDP. By protecting the interior, environmentally sensitive areas of the neighbourhood, and increasing densities along the arterial road, an appropriate balance between environmental protection and growth is achieved. Should Official Plan Amendment No. 80 be approved and finalized, the Hancock Neighbourhood Design Plan (February 2013) would subsequently be approved by the Director of Engineering Services and the Director of Planning Services. 7.2 It is recommended Clarington Official Plan Amendment No. 80 (Attachment 9) be adopted and the By -law adopting the Official Plan Amendment contained in Attachment 10 be passed. The Director of Planning Services and Engineering Services will approve the revised Hancock Neighbourhood Design Plan (Attachments 6, 7, and 8) subsequent to the approval of Official Plan Amendment No, 80. CONFORMITY WITH STRATEGIC PLAN The recommendations contained in this report conform to the general intent of the following priorities of the Strategic Plan: X Promoting economic development X Maintaining financial stability Connecting Clarington X Promoting green initiatives Investing in infrastructure Showcasing our community Not in conformity with Strategic Plan REPORT NO.: PSD- 015 -13 Staff Contact: Anne Taylor Scott, Planner II Attachments: Attachment 1 - Key Map of Neighbourhood Attachment 2 - 1998 Hancock Neighbourhood Design Plan with PSW overlay Attachment 3 - Planning Report PSD- 054 -2012 (excluding attachments) Attachment 4 - Summary of Public Submissions and Responses Attachment 5 - Existing and Future Transit Service Area - Courtice Attachment 6 - Hancock Neighbourhood Design Plan (February 2013) Attachment 7 - Hancock Natural Heritage System (February 2013) Attachment 8 - Hancock Transportation Plan (February 2013) Attachment 9 - Proposed Official Plan Amendment No. 80 Attachment 10 - Clarington Official Plan Amendment Adopting By -law List of interested parties to be advised of Council's decision: (will be provided by the Planning Department) Fg-INTAW Attachment 1 To Report PSD- 015 -13 Attachment 2 )- 015 -13 END PARK 2.21 ha ©� MIN ©: ME ME ME ME ME e� ©ee�aeeaeee�s���s�© i M� . , IBM� �r�i��111��111 W, :• - ••: 1 �... 1'11 Attachment 3 To Report PSD- 015 -13 1:4 -4 ;161 A i PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: December 10, 2012 Resolution #: G64'595- /-? By -law #: Report#: PSD - 054 -12 File #: COPA 2012 -0002 & PLN 31.5.2 Subject: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD - 054 -12 be received; 2. THAT the proposed Clarington Official Plan Amendment No. 80 (COPA 2012 -0002) (Attachment 7) to implement the revised Hancock Neighbourhood Design Plan (Attachments 4, 5 and 6) continue to be processed including the preparation of a subsequent recommendation report; and 3. THAT all interested parties listed in Report PSD - 054 -12 and any delegations be advised of Council's decision. Submitted by: Reviewed by: vid rom , MCIP, RPP Franklin Wu Director, Planning Services Chief Administrative Officer ATS /CP /df 5 December 2012 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905 -623 -3379 REPORT NO.: PSD- 054 -12 1. PURPOSE OF THE PUBLIC MEETING PAGE 2 1.1 The purpose of the public meeting is to allow for public comment and discussion regarding a municipally- initiated Clarington Official Plan Amendment to implement revisions to the Hancock Neighbourhood Design Plan. 1.2 The Hancock Neighbourhood is within the Courtice Urban Area (Attachment 1) and the neighbourhood has a gross area of 113 hectares. 2. BACKGROUND 2.1 The existing Clarington Official Plan requires the preparation of a Neighbourhood Design Plan (NDP) prior to consideration of any plan of subdivision. The purpose of a NDP is to provide the conceptual details of the neighbourhood and thus provide direction for the preparation and review of development applications. Unlike a Secondary Plan, NDP does not have status under The Planning Act, nor does it require Council approval. The NDP is approved by the Director of Engineering Services and the Director of Planning Services. 2.2 In 1992 and 1994, Courtice Heights Development filed two subdivision applications referred to as 18T -92014 and 18T -94027 (depicted on Attachment 2). The Hancock NDP was developed and approved alongside the two plans of subdivision. Council approved the subdivision applications and the Director of Planning and Development and the Director of Public Works approved the Hancock NDP in September 1998. 2.3 However, in August of 1999 the Ministry of Natural Resources (MNR) released mapping for the Black- Farewell Wetland Complex which included a number of wetland areas in the Hancock neighbourhood (Attachment 2). The wetland is now referred to as the Harmony - Farewell Iroquois Beach Provincially Significant Wetland Complex. The identification of Provincially Significant Wetlands (PSWs) means that some lands previously shown for development in the 1998 NDP must now be protected. These lands were not originally identified as part of the provincially significant Black Farewell Wetland Complex because they were isolated from other natural heritage features or were transitional in nature. 2.4 Other initiatives that necessitate the update to the Hancock NDP include the following: • Release of Provincial Growth Plans and Regional Official Plan Amendment to implement Provincial Policy (ROPA 128); • Needs of the local school boards; and, • Approved alignment of the East Durham Link to Highway 407. 2.5 In Fall 2011, Planning Staff developed a steering committee which included Planning and Engineering Staff, Central Lake Ontario Conservation Authority and Niblett Environmental Associates Ltd. to commence with the revisions to the Hancock NDP and the Clarington Official Plan amendment that would implement the revisions. REPORT NO.: PSD- 054 -12 PAGE 3 2.6 The original Official Plan Amendment No. 80 (OPA 80) proposed to amend the Environmental Protection Area limits to reflect the identified Provincially Significant Wetlands across the municipality. Since then, Official Plan Amendment No. 80 has been scoped to implement revisions to the Hancock NDP, and PSWs (outside of the Hancock neighbourhood) will be addressed through the Official Plan review. 2.7 A public information centre was held at the Courtice Community Complex on June 14, 2012 and was well attended. In response to wetland- specific comments, a second public information centre was held at Courtice Secondary School on October 10, 2012. Staff from the Ministry of Natural Resources and Central Lake Conservation Authority were also in attendance. This report presents the draft Hancock NDP dated November 2012 and a draft Official Plan Amendment for public consideration and comments through the statutory public meeting. 3. LAND CHARACTERISTICS AND SURROUNDING USES 3.1 An air photo of the neighbourhood is provided in Attachment 3. Lands within the Hancock Neighbourhood have varied characteristics, including: • Lands used for agricultural purposes; • Natural, forested /vegetated /wetland areas and tributaries; • Developed urban residential lots in plans of subdivision; • Undeveloped lands in a draft plan of subdivision; • Existing single detached dwellings on semi -rural lots with private servicing or municipal water /private septic; and • Other existing uses such as: a church, an auto wrecker and parkland. 3.2 The surrounding uses are as follows: North - Rural lands outside the Courtice Urban area and within the Protected Countryside area of the Greenbelt South - Commercial plaza, Rural Residences and Farm Land on the south side of Highway 2 corridor and future Hwy. 2/407 East Link interchange with transit way station East - Lands outside the Courtice Urban area and within the Protected Countryside area of the Greenbelt West - Urban residential uses 4. PROVINCIAL POLICY 4.1 Provincial Policy Statement (PPS) The PPS identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of lands uses that efficiently use land, resources and infrastructure. Energy efficiency and improved air quality is promoted by a compact urban form, a mix of uses and utilization of public transit. Natural features, surface water features and ground water features shall be protected. REPORT NO.: PSD- 054 -12 PAGE 4 4.2 Greenbelt Plan — not applicable 4.3 Growth Plan for the Greater Golden Horseshoe (Growth Plan) The subject lands are partially within the greenfield area and partially within the defined built boundary of the provincial Growth Plan. The Growth Plan establishes the target of 50 jobs and residents combined per net hectare in the greenfield area and a minimum of 40 percent of all new residential development, should be within the built boundary. Both targets are measured across the Region of Durham. The Growth Plan encourages the creation of complete communities that are compact and transit - supportive, offering a diverse mix of land uses, a range and mix of employment and housing types, high quality public open space and easy access to local stores and services. The Growth Plan supports the identification and protection of natural heritage features and areas that complement, link, or enhance natural systems. 5. OFFICIAL PLANS 5.1 Durham Regional Official Plan The Durham Regional Official Plan designates the lands as "Living Areas ". Key Natural Hydrologic and Heritage Features and High Aquifer vulnerability areas exist in the neighbourhood. Lands within this designation shall be used predominantly for housing purposes incorporating the widest possible variety of housing types, sizes, and tenure. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Key natural heritage and hydrologic features are to be protected. 5.2 Regional Official Plan Amendment No. 128 Consistent with the Growth Plan, Regional Official Plan Amendment No. 128 includes policies that require urban areas to achieve the following growth management objectives on a Region -wide basis: a) by 2015, and each year thereafter, accommodate a minimum 40% of all residential development through intensification within built -up areas; and b) develop greenfield areas in the Lake Ontario Shoreline municipalities at a minimum gross density of 50 persons and jobs combined per hectare. Typically, greenfield development will occur following the approval of a Secondary Plan. However, in the case of the Hancock Neighbourhood, the land is very fragmented and most parcels are less than 8 ha (20 acres). Development of greenfield Living Areas that are less than approximately 20 hectares may proceed in the absence of a secondary plan, if the area municipality is certain conditions are satisfied. 5.3 Clarington Official Plan Within the Clarington Official Plan, the subject lands are predominantly designated as Urban Residential and Environmental Protection Area. Other land use designations REPORT NO.: PSD- 054 -12 PAGE 5 include Neighbourhood Park, Neighbourhood Centre (commercial), and sites targeted for medium density residential development, as well one public elementary and one separate elementary school. The Hancock Neighbourhood has a current population allocation of 2900 and a housing unit target of 975. The existing Environmental Protection Area includes watercourses, significant woodlots and some of the wetlands as identified on Map C1, Natural Heritage System. The subject site is within the Lake Iroquois Beach. The wetlands are part of the Harmony - Farewell Iroquois Beach Wetland Complex, a Provincially Significant Wetland. The Transportation Map identifies Arterial Roads including Nash Road and Courtice Road which are designed to move significant volumes of traffic, and several collector roads including George Reynolds Drive, Moyse Drive and Hancock Road which are designed to move moderate volumes of traffic. Neighbourhood Design Plans are required under the Clarington Official Plan and provide a conceptual plan of the future development of an entire neighbourhood and include: • Road alignments and standards; • Sidewalks, trail systems and walkways; • Potential cycling and transit routes • Potential lotting; and • Siting of schools, parks, open space lands, stormwater management facilities and other community /utility uses. 6. SUMMARY OF NATURAL ENVIRONMENT BACKGROUND REPORT 6.1 A Natural Environment Background Report prepared by Niblett Environmental Associates Ltd. ( Niblett) was completed in support of the revised Hancock Neighbourhood Design Plan. Niblett's report had the following objectives: a) On a broad level, derive a constraints and opportunities plan, that would generally identify the location and extent of natural heritage features; b) Provide advice on suitable buffer widths; c) Provide environmental background information to assist with selecting appropriate servicing and transportation corridors which would avoid or minimize environmental impacts, to the extent possible; and d) Provide the appropriate environmental background information to assist with defining residential limits of development. Niblett's mapping is based on information from MNR and CLOCA, including the Black/Harmony /Farewell Creek Existing Conditions Report, relevant EIS reports completed for area developments, and the consultant's familiarity of the area. REPORT NO.: PSD -054 -12 PAGE 6 Niblett's work does not replace the requirement for detailed field work and study through Environmental Impact Study (EIS) associated with site specific development applications, should the lands be within 120 metres of an identified feature. Niblett's report summarized the following recommendations: • Utilize 30 metre buffer from the wetland boundary, with lots outside the buffer, and a 10 m setback from the dripline of the forest, whichever is greater (to be further defined through an EIS required at the time of development); • Utilize existing forest area as buffer; • Fencing of rear lots to minimize impacts on forest and wetland features to the satisfaction of the Municipality of Clarington and CLOCA; • Require submission of an edge management plan for the 30 m buffer; • Implement measures to reduce light and noise impacts on the protected natural areas; • Require developers /builders to prepare a homeowners guide /environmental awareness brochure to educate future homeowners about the environmentally - sensitive natural features in their neighbourhood; and • maintain surface water runoff toward the wetlands, outside of that captured by the stormwater system. 6.2 Niblett's report assessed the completion of George Reynolds Drive between Courtice Road and Harry Gay Drive. The location of the east -west collector road alignment is consistent with the 1998 NDP and would have the least environmental impact, however measures to mitigate environmental impacts are recommended including: Install culverts to maintain flows and accommodate wildlife movement (eco- passages); • Limit ditching or diversions to stormwater system; • Narrow right -of -way and /or pavement width; • Limit grading and slopes and retain tree cover; • Provide additional plantings to seal forest edge; • Install fencing to ensure use of eco- passage; • Post speed reductions and wildlife awareness signage; • Limit light penetration; and • Construct outside of breeding bird season (May 1St — July 31St). 6.3 Niblett's report also assessed the feasibility of allowing lands to be developed on the south side of George Reynolds Drive, just west of Hancock Road. Lands were identified for future development on the south side of George Reynolds Drive in the draft approved plan of subdivision. These were subsequently registered as `blocks' and can only be developed into lots when abutting lands to the south are acquired. The blocks have been pre - serviced in keeping with the 1998 Hancock NDP. These lands are impacted by the minimum 30 metre buffer to the PSW and only five (5) of the thirteen (13) potential future lots are now identified as being permitted to develop, pending the acquisition of other lands and Planning Act approvals. Maintaining the 30 metre buffer will assist in preserving the function of the wetland and upland forest and some of the vacant cleared lands could be restored to enhance the functional natural heritage system. REPORT NO.: PSD- 054 -12 7. BLACK /HARMONY /FAREWELL CREEK WATERSHED PLAN PAGE 7 7.1 The Hancock Neighbourhood falls within the Black Creek Watershed. Under the Oak Ridges Moraine Conservation Plan, watershed plans are to be completed for all watersheds within the Moraine. The headwaters of the Black Creek watershed originates from the Oak Ridges Moraine. 7.2 The final Black /Harmony /Farewell Creek Existing Conditions Report was adopted by CLOCA's Board of Directors at their April 2011 meeting. The first phase, the Existing Conditions Report, provides an assessment of the state of the watershed by examining the following components: human heritage; green space; land use and policy; impervious surfaces; air quality; climate; physical geography; water budget; water temperature; surface water quality; surface water quantity; stormwater management; fluvial geomorphology; hydrogeology; aquatic habitat and fisheries; terrestrial natural heritage; and wetlands. 7.3 Following this report, alternative management options were identified and discussed. A Public Information Centre was held to discuss the Draft Black/Harmony /Farewell Creek Watershed Plan on November 6, 2012, 7.4 The final phase will confirm the recommended management options and include an implementation and monitoring plan. The recommended management options, implementation and monitoring plan will be presented to the public and stakeholders and will complete the watershed plan for the Black /Harmony /Farewell Creeks. 7.5 While the watershed planning process assisted in identifying the existing natural heritage system and the targeted natural heritage system, the full implementation of the objectives and recommendations of the Watershed Plans will be part of the Official Plan review and ongoing implementation actions by the CLOCA. 8. PUBLIC NOTICE AND SUBMISSIONS 8.1 On June 14, 2012 a Public Information Centre (PIC) was held at the Courtice Community Complex. Public notice for the PIC was given by mail to each landowner within the neighbourhood and all interested parties. Notices were also placed on the municipal website and in the local newspaper. A summary of the comments received and responses are included in Attachment 8. 8.2 A second PIC was held October 10, 2012 at Courtice Secondary School. Public notice was given by mail to each landowner where PSWs or the 30 metre buffer areas have been identified on their land. Notices were also placed on the municipal website. A summary of the comments received and responses are included in Attachment 8. 8.3 Public notice for the Statutory Public Meeting scheduled for December 10, 2012 was given by mail to each landowner within the neighbourhood and all who have previously expressed an interest in the process. Notices were also placed in the local newspaper and on the municipal website. A summary of the comments received to date and responses are included in Attachment 8. REPORT NO.: PSD- 054 -12 9. AGENCY COMMENTS 9.1 Regional Planning PAGE 8 The proposed Clarington Official Plan Amendment would satisfy the intent of the Regional Official Plan to achieve a compact urban form, including intensive residential uses along arterial roads in conjunction with present and potential transit facilities. The proposed housing and population targets will approach the density targets as outlined in Regional Official Plan Amendment No. 128 to the Regional Official Plan. The Region highlights that future proponents of development will be required to satisfy their requirements with respect to: Site contamination — completion of the Site Screening Questionnaire or a suitable Environmental Site Assessment/Record of Site Condition; Noise — completion of a Noise Impact Study and implement noise control measures; and . Archaeological — completion of an archaeological assessment. Services are available to the Hancock Neighbourhood. Future road widening will be determined at the time of development. 9.2 Central Lake Ontario Conservation Authority ( CLOCA) CLOCA has provided comments on the Natural Environment. Background Report prepared by Niblett Environmental Associates Limited. CLOCA has worked closely with Clarington Planning and Engineering Staff through the review of the NDP and generally concurs with the natural heritage system mapping and the lands to be included in the Environmental Protection area. CLOCA has no objection to the creation of the special study area and related policies. CLOCA does not object to the extension of George Reynolds Drive provided mitigative measures as identified in the Natural Environment Background Report are implemented during the detailed design of the road. CLOCA will be involved in reviewing the detailed development applications and accompanying EIS once submitted. 9.3 Peterborough Victoria Northumberland Clarington District Catholic School Board Comments from PVNCDC School Board confirmed that the Hancock NDP should continue to plan for a separate elementary school in the neighbourhood. The 1998 Hancock NDP illustrated a school site interior to the neighbourhood south of Nash Road, proximate to the parkette, and adjacent to the Black Creek valley. Clarington Planning and Engineering Staff and PVNCDC School Board Staff discussed the merits of shifting the site north to allow for access via Nash Road, an arterial road, with additional access via roads to the south and east of the school block. This location REPORT NO.: PSD- 054 -12 PAGE 9 would be well- connected with road and pedestrian connections in an effort to mitigate future traffic concerns. Peterborough- Victoria - Northumberland and Clarington District School Board (PVNCDSB) supports the location of the separate elementary school block. 9.4 Other agencies Regional Health, Rogers Cable and Kawartha Pine Ridge District School Board have no objections to the draft NDP and draft Official Plan amendment. 10. DEPARTMENTAL COMMENTS 10.1 Engineering Service s The Engineering Services Department has provided comments and are summarized as follows: Extension of George Reynolds Drive George Reynolds Drive is identified as a collector road in the Clarington Official Plan. The alignment connects Hancock Road from the east, and extends west of Trulls Road, before it connects to Nash Road to the south. From a traffic planning perspective, constructing George Reynolds Drive between Courtice Road and Harry Gay Drive is necessary to complete the grid road network as originally planned. George Reynolds Drive is one of few east -west connections north of Highway 2 in Courtice. Completing this connection will better distribute traffic, reduce turning movements at isolated intersections, prevent further congestion along Nash Road and Highway 2. and is beneficial from emergency response and winter maintenance perspectives. In addition to providing improved route selection choices for drivers, cyclists and pedestrians, completing this road section as planned will assist the Municipality of Clarington and the Region of Durham in achieving their goals of improving future transit ridership as this link location is ideal for a future transit route. The completion of George Reynolds Drive will also complement the extension of Adelaide Avenue which will terminate at Trulls Road. Engineering is confident that mitigations identified in the Natural Environment Background Report can be instituted and in consultation with CLOCA during the detailed design of the road. East -West Collector Road (South of Nash Road) The Official Plan currently shows the extension of Moyse Drive, a collector street, easterly to Hancock Road. Subject to minor realignment, the draft NDP maintains this connection as it is an important part of developing the grid network for the neighbourhood and will improve traffic circulation. REPORT NO.: PSD- 054 -12 Location of Separate Elementary School Block PAGE 10 Previous drafts of the NDP located the separate elementary school block at the corner of Nash Road, an arterial road, and Hancock Road, a collector road. Engineering staff and public comments raised concerns about the location at the corner and the potential for traffic conflicts. The school block has been shifted west to address this comment. On -site traffic management will be addressed at the site plan stage. Stormwater Management A small stormwater management block has been added adjacent to the Moyse Parkette. This is to accommodate a small drainage area in the southeast corner of the neighbourhood that does not drain to the Macourtice Pond. Both stormwater quantity and quality controls will be assessed through future development applications and will require detailed review by Clarington Engineering Staff and CLOCA. Neighbourhood Park A portion of the 30 metre buffer surrounding the PSW is within the neighbourhood park block. Natural features and buffers to those features are not considered to be parkland, however, in the case of the Hancock Neighbourhood park block, the dedication was approved prior to the release of the wetland mapping for the area. This results in less developable land within the park block than what was originally contemplated as no site alteration or development can occur within the 30 metre buffer. The park is currently being constructed. Former Parkette Block The parkette block previously shown in the northwest part of the 1998 Hancock NDP is no longer required given its small size and location proximate to Harry Gay Park. Servicing Connections Certain lands have been pre- serviced based on the 1998 NDP along the south side of George Reynolds and along the east side of Harry Gay Drive. If the revised NDP results in the relocation or abandonment of service connections, the developer will be responsible for 100% of the cost to do so. 10.2 Emergency and Fire Services The extension of George Reynolds Drive is supported from an emergency response perspective. 10.3 Operations The Operations Department is opposed to any right -of -way that is less than 20 metres in width. REPORT NO.: PSD- 054 -12 PAGE 11 10.4 Building Division The Building Division has no objections to the proposed amendment. 11. DISCUSSION 11.1 The redesign of the Hancock NDP has involved municipal staff and CLOCA, with assistance from an environmental consultant. Development constraints, such as natural features and buffers, limit the possibilities for road and servicing connections. Further, much of the redesign has to complement existing development or existing approvals. 11.2 Niblett's Draft Natural Environment Background Report, November 2012, is supportive of the revised Hancock NDP, November 2012. Any comments received on the current draft will be considered and incorporated into the final report prior to approval. 11.3 A summary of public submissions and responses is included as Attachment 8. The subsequent recommendation report will continue to report on comments received and revisions to the NDP or draft OPA 80. 11.4 Densities, Population and Housing Growth The Hancock Neighbourhood has a current population allocation of 2900 and a housing unit target of 975. EXISTING' Urban Area Housing Units Neighbourhoods Low Medium High Intensification Total N6 Hancock 850 100 0 25 975 % of Total 87% 10% 00/0 3% 100% PROPOSED Urban Area Housing Units Nei hbourhoods Low Medium High Intensification Total N6 Hancock 725 475 0 25 1225 of Total 59% 3 %1 0% 2%1 100% The draft OPA 80 proposes to amend the housing targets by reducing the low density housing units by 125 and increasing the medium density housing units by 375. The draft Hancock NDP protects the interior, environmentally sensitive areas of the neighbourhood which were historically planned for additional single detached dwelling units, and increases density along Courtice Road, Nash Road and Hancock Road. Medium density development could account for 40% of the total units in the REPORT NO.: PSD- 054 -12 PAGE 12 neighbourhood versus 10% according to the 1998 Hancock NDP. Overall, the target population for the neighbourhood has increased from 2900 to 3400. Much of the land in the Hancock Neighbourhood is within the Built Boundary of the Growth Plan including existing single detached dwellings on large semi -rural lots along Hancock Road and Courtice Road. These can redevelop over time and will contribute to the Growth Plan requirement to accommodate a minimum 40% of all residential development through intensification within built -up areas. Overall, the draft Hancock NDP, once developed, would exceed the minimum gross density of 50 persons and jobs combined per hectare. The Growth Plan targets would be satisfied. 11.5 Removal of Neighbourhood Centre Svmbol The 1998 Hancock NDP included a neighbourhood commercial site at the northeast corner of Courtice Road and George Reynolds Drive. During the review of the NDP, the neighbourhood centre site was deleted from the current draft and an opportunity for a small convenience store use is permitted at that location. The neighbourhood centre site could accommodate retail and service commercial type uses up to a maximum gross leasable floor area of 5,000 square metres. Since the preparation of the original NDP, the commercial policies of the Clarington Official Plan have been revised. A convenience store use is now permitted in any low density residential designation to a maximum gross leasable floor area to 250 square metres. The draft neighbourhood plan shows a convenience store at this location. 11.6 Pre - Serviced Lands The revised NDP takes into account the protection of natural features and makes appropriate new road connections which results in changes to the original lotting pattern. At the time of construction of George Reynolds Drive and Harry Gay Drive following the approval of the draft plan of subdivision 18T- 92014, lands were pre - serviced in anticipation of the creation of lots in the future. This means that water and sanitary services exist to the edge of the road allowance for the future lots along the east side of Harry Gay Drive (14 lots along the elementary school block frontage) and along the south side of George Reynolds Drive (13 lots between the neighbourhood park and Hancock Road). REPORT NO.: PSD- 054 -12 PAGE 13 Planning and Engineering staff have reviewed the draft Hancock NDP design to ensure that the road and lotting pattern is logical based on information available today. The proposed Hancock NDP will result in relocation or abandonment of service connections that were installed to vacant lands, not lots, and the developer will responsible for 100% of the cost. 11.7 Special Study Area No. 7 (Hancock Neighbourhood) A tributary runs north -south through the neighbourhood just east of Courtice Road, and eventually drains to the stormwater management pond (southeast corner of Courtice and Nash Roads). The lands to the east of the tributary, and west of the new development on Harry Gay Drive is an isolated area that would be difficult and potentially cost - prohibitive to service and access. Special Study Area No. 7 (Attachment 7) provides some flexibility in how this area may develop. Subject to further study, it provides for the opportunity to realign the watercourse to the east to allow consolidation of the developable lands on the west side of the realigned water course. Niblett's report finds that there is potential for several environmental benefits, such as eliminating the need for crossing the tributary and opportunities for rehabilitation through additional plantings. The realignment would involve multiple property owners who would need to collaborate to complete the study at their expense. An Official Plan amendment would also be required in order to implement the findings of the report, remove the special study limits and to establish land uses. 11.8 Property Values & Compensation for Wetlands Property assessment is determined by the Municipal Property Assessment Corporation (MPAC). In addition to recent sales, MPAC looks at the key features of every property. Although as many as 200 different factors are considered when assessing the value of a residential property, there are five major factors that account for 85% of the value: • Age of the House; • Building Area; • Location; REPORT NO.: PSD- 054 -12 Lot Dimensions; and Quality of Construction. PAGE 14 Site features may also affect the value. Topography is a site feature that is assessed. One of the characteristics of topography is "low and wet" therefore individual properties may already be assessed based on this characteristic, regardless of whether or not lands are classified as PSW. At this time the only compensation program offered is the Conservation Land Tax Incentive Program (CLTIP) through the Ministry of Natural Resources. The CLTIP offers a reduction in property taxes to landowners who agree to protect the natural heritage feature(s) identified by MNR on their land. Activities that would degrade, destroy, or result in the loss of the natural values of the site are not allowed. Eligible lands include provincially significant wetlands and the current tax relief offered is 100 % tax exemption on that eligible portion of the property. The CLTIP is offered annually to owners of land where PSWs have been identified. 11.9 Impact of Revisiting PSW Mapping As shown on the Hancock Natural Heritage System map (Attachment 5), the PSWs form part of a broader Natural Heritage System, and is depicted as Open Space on the draft Hancock NDP and Environmental Protection Area in the draft Official Plan amendment. This Natural Heritage System is comprised of watercourses, valleylands, woodlands and other types of wetlands, in addition to PSWs. Generally, no development is to occur within the Environmental Protection Area, however, the mapping is open to some degree of interpretation. This is true of any designation within an Official Plan. Following the Public Information Centre held on October 10, 2012, Ministry of Natural Resources staff committed to revisiting properties on a site - specific basis where requested to confirm the limits of the PSWs. MNR staff expects that these site visits will occur sometime in June 2013. The PSW limits may increase or decrease in size, however, it is not expected that the PSWs will disappeared altogether. Any refinements may or may not cause changes to the broader, overall natural heritage system. Regardless of the limit of the PSWs in the Hancock Neighbourhood, any development application within 120 metres of the Natural Heritage System is required to complete an EIS. The EIS provides a specific development limit and is reflected in the development plan, whether it be a Clarington Official Plan Amendment, Draft Plan of Subdivision/ Condominium, Land Severance, Rezoning or Site Plan. At this time there are no specific proposals before the Municipality on properties where landowners are not satisfied with the limits of the PSWs. Depending on the outcome of MNR's site visits, and depending on the nature of the proposal, the proponents of development would have the ability to amend the Neighbourhood Design Plan, Official Plan and Zoning By -law on a site specific basis at any time in the future. Should Council REPORT NO.: PSD- 054 -12 PAGE 15 desire, a policy can be instituted to provide a two (2) year grace period, where the Municipality of Clarington will waive the fee for an Official Plan Amendment and /or Neighbourhood Design Plan Amendment, if either is required as a result of a re- evaluation, by MNR, of a PSW identified through proposed OPA 80. The Hancock Natural Heritage System mapping is based on best information available. It is recommended to proceed with the amendment now given other ongoing or imminent development applications. 12. CONCURRENCE - Not Applicable 13. CONCLUSION 13.1 The purpose of this report is to satisfy the Public Meeting requirements under the Planning Act for the draft Official Plan Amendment. Staff respectfully request that this report be received and that staff continue to process the amendment relating to the Hancock Neighbourhood Design Plan including the preparation of a subsequent report. CONFORMITY WITH STRATEGIC PLAN — Not Applicable Staff Contact: Anne Taylor Scott, Planner II Attachments: Attachment 1 - Key Map of Neighbourhood Attachment 2 - 1998 Hancock Neighbourhood Design Plan with PSW overlay Attachment 3 - Aerial Photograph of Neighbourhood Attachment 4 - Draft Hancock Neighbourhood Design Plan (November 2012) Attachment 5 - Draft Hancock Natural Heritage System (November 2012) Attachment 6 - Draft Hancock Transportation Plan (November 2012) Attachment 7 - Proposed Official Plan Amendment No. 80 Attachment 8 - Summary of Public Submissions and Responses List of interested parties to be advised of Council's decision: (will be provided by the Planning Department) SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction Several submissions have been See Section 11 of PSD-054-2012 and Property owners who wish to have received specific to Provincially Section 5 of PSD-015-2013 for discussion. MNR, and CLOCA staff revisit their. Significant Wetlands, including: land to reassess limits of PSW can • Disagreement over the limits make submissions to MNR for site of the PSW and/or whether the visits to be scheduled when mutually lands should be considered convenient in the spring of 2013. PSW • Out of date mapping A policy can be implemented to • Dissatisfied with the waive any fees associated with a notification process related to necessary Official Plan Amendment the PSW identification and/or Neighbourhood Design Plan • Private property rights Amendment within the Hancock • Compensation Neighbourhood as a result of further • Issue of fairness ie. some field investigation of Provincially development proceeds while Significant Wetlands conducted by others can not MNR and/or the CLOCA (relief can • At what point do land use be offered until December 31, 2014) designations "crystallize" • Delaying consideration of OPA 80 until MNR revisits sites. Several residents have submitted See Section 10.1 of PSD-054-2012 and Continue to identify George concerns about the completion Section 5.11 of PSD-015-2013 for Reynolds Drive as a Collector Road. of George Reynolds Drive discussion. No further action is required. between Courtice Road and Harry Gay Drive, citing the following specific concerns: • Environmental impacts • Cost • Notneeded Attachment 4-PSD-015-13-February 25,2013 Page 1 of 10 0 X (D 0 � > C/) v 00 . o � � 0 w � SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction • Disruptive to neighbourhood • Bus route would increase impacts Request to fill in ponds south of The ponds have been identified as part of CLOCA does not support filling in Draft Approved Plan 18T-94027; the functional (existing) natural heritage ponds at this time. Lands have been but are currently within the system through the Black/Harmony/Farewell added to Special Study Area 7 and proposed Environmental Creek Watershed planning exercise. Also, development would be subject to Protection designation in See Section 7.0 of PSD-054-2012 and further study. conjunction with watercourse Section 5.8 of PSD-015-2013 for discussion. Concerned about the ability to The subject property is zoned to permit a The revised Hancock NDP (2013) obtain a building permit on Lot building permit today. Also, See Section 7.0 and proposed OPA does not 20, Plan 634, fronting on to of PSD-054-2012 for discussion on the designate the entire parcel as Hancock Rd. Also, raised a Black/Harmony/Farewell Creek Watershed Environmental Protection Area,?' general concern about the planning exercise. frontage on Hancock Road allows natural heritage system taking up residential. No further action too much land. required. Obtaining a building permit will be possible. Lot 12 on Tabb Ave. is registered Lot 12 has been revised. Proposed lot lines No further action required. and built on -revise plan to are conceptual and minor deviations from reflect existing condition; the NDP can be considered at the time of Doesn't understand protecting development applications. the backyards of the lots fronting onto Nash; Need to allow Temporary cul-de-sacs can be considered temporary cul- de-sacs on a site by site basis. These comments have been relayed to the Engineering Services Department. A medium density residential Staff has reviewed the potential for medium No further action required. concept plan was submitted for density residential development on the the elementary school, with former public elementary school site. The single detached dwellings along school site is interior to the neighbourhood Harry Gay Drive to make use of and adjacent to a PSW. Medium density Attachment 4-PSD-015-13-February 25,2013 Page 2 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction existing service connections) development is better suited along arterial and collector roads. Further, the adjacent property owner is satisfied with the proposed draft NDP and has revised S-C- 2009-0001 on that basis. Also see Section 11 of the Public Meeting Report for discussion. Maintain 13 lots along George See Section 5.7 of PSD-015-2013 for The 2013 NDP has been revised to Reynolds Dr. with an 18 metre discussion. show lots along the south side of buffer(see submission by Plan B George Reynolds Drive. on behalf of owner) A neighbouring resident whose lands are also required to assemble the potential lots fronting on to George Reynolds Drive has requested that these lots be represented in the NDP Developer of 18T-94027 has These changes are as a result of ongoing The 2013 Hancock NDP reflects highlighted the following: engineering submissions as draft plan changes. As plans become final, • replace open space (overland conditions for 18T-94027 are fulfilled and minor deviations that implement the flow area) in 18T-94027 with the development proceeds to registration. plan may be considered at the time residential lots; of registration. • delete green space Staff and CLOCA are in agreement-with the designation from rear yards of suggested changes. 2 lots east of servicing corridor; • temporary access along Courtice Rd to be deleted; and Attachment 4-PSD-015-13-February 25,2013 Page 3 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction • delete-trail because of removal of overland flow route. • Minor revisions to lotting Concerned about safety; fencing Fencing between residential development No further action required. to east of PSW; higher densities and natural features is, and has been, a should be promoted along standard condition of draft plan approval. Courtice Rd to protect interior The municipality does not install fencing on wetlands;protect species; use private property. existing infrastructure to reduce taxes; do not extend George Also see Section 11 of the Public Meeting Reynolds; disagrees with Report for discussion on unit mix and land Hancock Park plan -should be uses. naturalized; respect buffers; keep Neighbourhood Commercial and See Section 10.1 of PSD-054-12 and move to central location; Section 5.11 of PSD-015-13 for discussion increased population impacts on the need for George Reynolds Drive and hydrology, the neighbourhood park. Impacts on hydrology would be a component of future EIS work. Commercial = identified in two locations in NDP. Wish to sever lot(s) 250'deep Until the alignment of the new n/s road is No further action is required. along Courtice Road, then shift determined through EIS, the road should not road to east to accommodate be shifted and lots cannot proceed on the 40x900 lots on both side of new east side of road given location of PSW and n/s road. Wants lots on the north buffer. Proposed lot lines are conceptual side of George Reynolds Drive and minor deviations from the NDP can be Attachment 4-PSD-015-13-February 25,2013 Page 4 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction between Harry Gay Dr and new considered at the time of development n/s road applications and support by EIS. Traffic lights needed at Regional Works has indicated that current No further action is required. intersection of Courtice and Nash traffic volumes do not warrant signalization Roads. at this time, however, this intersection continues to be monitored by the Region of Durham. Support protection of PSWs and Agreed. Protection of natural heritage No further action is required. green space areas. features and PSWs is an important part of land use planning and is supported by provincial, regional and local policies. Concern that Harry Gay Drive is Harry Gay Drive is designated as a No further action is required. too narrow, high traffic volume Collector Road in the Clarington Official and question the ability to Plan and has a right-of-way width of 26 accommodate bus traffic and on metres and a pavement width of 10 metres. street parking. Collector Roads are designed to collect and distribute moderate volumes of traffic between all types of roads. Harry Gay Drive has been designed to accommodate public transit vehicles The completion of George Reynolds Drive would assist in further distributing traffic. in the neighbourhood. The existing subdivisions provide for street parking. Request that the Courtice Urban Urban boundary expansions can only be No further action is required. Boundary(east of Hancock Road considered during the 5-year Official Plan and south of Nash Road) be Review process which is underway. expanded to include those However, the lands east of Hancock Road Attachment 4-PSD-015-13-February 25,2013 Page 5 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 properties up to the Highway 407 East Link as well water will be impacted with construction. These lands could be easily serviced with the reconstruction of Hancock Road and south of Nash Road are within the Protected Countryside of the Greenbelt. Expansion into the Greenbelt is not permitted. The landowners may wish to become involved in the 10-year review of the Greenbelt Plan which should begin in 2015. Highway 407 alignment details, The future alignment of Hancock Road, the No further action is required. timing and recommendations of East Link and the future transitway station noise study. are depicted on the proposed Neighbourhood Design Plan. More information about Highway 407 and the East Link can be obtained by visiting: hfti)://www.highwav4O7east.com/ From the "Noise Impact Assessment of the Recommended Design" specific to the East Link: No specific noise mitigation measures were identified as meeting the technical and/or economic feasibility requirements of the Environmental Guide for this section. Enhanced landscaping measures will be used in areas with a sound level change of greater than 10dB, where feasible. Construction noise mitigation in the form of a construction Code of Practice will be Attachment 4-PSD-015-13-February 25,2013 Page 6 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction written into the contract documentation for the contractor. Timing of future separate While school sites are shown on official plan No further action required. elementary school and whether it mapping, these sites.are generally acquired will be a French immersion some time after of subdivision development school. commences. Planning staff have no details of the timing of development of the school, other than the Separate School Board has indicated they continue to plan for this site. For specific questions on timing and programming please contact the Peterborough Victoria Northumberland Clarington District Catholic School Board directly. What is a transitway station? Transitway stations have been approved No further action required. through the Environmental Assessment for Highway 407 East. These stations are intended to integrate local and inter-regional bus transit stops with commuter parking, transit platforms, a kiss and ride etc. Specific station details will be determined through subsequent design studies. Concerned about air quality and Staff agree with important environmental No further action is required. health; forests and wetlands concerns raised. should be rehabilitated; fairness Property owners who wish to have should be based on science Previous approvals by OMB do have status, MNR and CLOCA staff revisit their serving all, not just developers; even now, with new information and land to reassess limits of PSW can requested wetland designation; mapping. make submissions to MNR for site See Section 7.0 of PSD-054-12 for Attachment 4-PSD-015-13-February 25,2013 Page 7 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction concerned about poor water discussion on the Black/Harmony/Farewell visits to be scheduled when mutually quality;protection against Creek Watershed planning exercise. convenient in Spring 2013. floods/drought, water ponding and noise; connectivity of Niblett's report makes recommendations to wetland and natural areas address concerns raised and will be part of through park. future EIS work. See discussion on the neighbourhood park in Section 10.1 of PSD-054-12. Future trail to the south of rear The future trail would be on lands owned by No further action is required. yards of lots fronting on to Living the Municipality. Trail connections are Court would impede upon necessary and important to connect open privacy and jeopardize safety of spaces and parks, and to provide neighborhood recreational opportunities in keeping with the goals and objections of the Official Plan. Concern over work being done in Engineering staff attended the site which No further action is required. the boulevard along Fewster was found to be in good condition. Works Street and concern that the street may have been related to asphalt/boulevard will be a bus route, sod replacement in Summer 2012. Fewster Street is not a designated bus route. Provide a commercial See discussion in Section 5.6 of PSD-015- The 2013 Hancock NDP includes a designation at 1750 Nash Road 2013 convenience store notation at the northeast corner of Nash Road and Courtice Road 1750 Nash Road Modifications suggested to The Ontario Municipal Board has approved No further action is required. design of Draft Approved Plan of the draft plan subject to the conditions. Subdivision 18T-94027 Planning and Engineering Staff have been working with the developer to explore Attachment 4-PSD-015-13-February 25,2013 Page 8 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction opportunities to address certain .environmental concerns to the extent possible. Resurface Hancock Road and The need for completing these projects is No further action is required. rebuild Hancock Road bride monitored by the Municipality of Clarin ton. Request MTO to divert future The Environmental Assessment for the No further action is required. plan for the placement of alignment of Highway 407 and the East Link Hancock Road from the midst of is complete. the Transfer Station along Highway 407. Divert new development flows to See Section 10.1 of PSD-054-2012 for No further action is required. the existing stormwater discussion. management pond rather that building a new one. Lighting proximate to PSWs and Environmental Impact Studies often include No further action is required. ANSIs and the disruption to recommendations specific to lighting. wildlife Through the Municipality's Lighting Guideline, all lighting is encouraged to be full-cut off and dark-sky friendly while maintaining adequate light levels for safety. Trails should not be located in It is not uncommon for trails to be located in No further action is required. floodplain a floodplain. The exact location of future trails would be subject to approval by CLOCA. Report lacks comments on A significant portion of the neighbourhood No further action is required. climate change will remain its natural state. Higher densities are promoted along arterial roads and will be well-served by transit. This contributes to a compact urban form. Sustainability plans will be required through future development applications, where appropriate. Attachment 4-PSD-015-13-February 25,2013 Page 9 of 10 SUMMARY OF PUBLIC SUBMISSIONS AND RESPONSES RE: CLARINGTON OFFICIAL PLAN AMENDMENT TO IMPLEMENT A REVISED HANCOCK NEIGHBOURHOOD DESIGN PLAN File#: COPA 2012-0002&PLN 31.5.2 Concern Response Recommended Direction Concern about the phasing of Comments submitted reflect documents No further action is required. development and development dating back to 1993. The OMB decision to charges approve 18T-94027 was satisfied the plan could proceed subject to conditions. The Development Charges By-law has been updated several times since 1993 and accounts for the development in the area. Transplanting rare species In certain instances, and subject to the No further action is required. recommendations of Environmental Impact Studies, rare species are transplanted from development areas to other natural areas in the community. This work is completed and monitored in conjunction with the Conservation Authority and the environmental consultant. Attachment 4-PSD-015-13-February 25,2013 Page 10 of 10 Attachment 5 To Report PSD- 015 -13 Existing and Future Transit Service Area - Courtice f T-1 ee1� Farewell Creek Pebblestone Road xLAI Serviced Area l Existing Routes Additional Serviced Area (400m Buffer) Potential Future Route Provided by Completion of Change (402 - King) George Reynolds Drive k { (400m Buffer) - �11 ®111 11 ■11 ■11 ca Za Geor yn{oldrive o, o l CO ! 0 7E '73 Nash-Road r Highway 2`F` o �® r o Future 407 East Durham 'o oo: Link Transitway Station 3 r0 UO a BloorStreet Future 407 East Durham Link oL Legend Existing DIRT Routes (Courtice) Existing Serviced Area 0. 0.35 0.7 1.4 2.1 2.8 -` 1 r' ������■ Potential Future Route Change Kilometers Additional Serviced Area l Attachment 6 -13 ��. dessesseseees ©© �j ; ©eeeee© iii �a�AA�A� e�eee�A�ee eeeee �/ �w�r•w�..w•n•ww.w • �. GEORGE REYNOLDS . - ,�.,�.•.�...�.,�•...,.A Jim ON 014val PAP N IPP /i " //. OoO iii WIN �/ �/ /per /���r, — I!�. j /j% / /.j . IIIIIIOOOOO�J'� WE- =�� �. NOR Area 7 11111 PI Study �` rr_-Sarsni�� IRISH, WNW% Napo Ism so. OVA WIN PAP .�.� RIVINIVINIP01 - / r o. Attachment 7 1"IMPI ,i�llllll 111�111��A 11111 C � � now Oil 00 j � ' = ��11111 IIi1111 � I j � .1111111111111 11111 � • / � •• .�11111111111� . o OEM 0 so Special Std Area 7 Green Space W Green Space Servicing Corridor (Pedestrian Trail) Attachment b To Report PSD- 015 -13 AI '�Hanry Gay Pa Green Space Green Space 11111 'illll!���������•�� Special Study � ..........iii Area 7 11111111111111111�� Faith United Church =�� I ■ � �_� ..���1111111 ° 1111111111111111111111►V� 1„111111 ® r of • Mow min. M. MOMMI Future Transitway Attachment 9 To Report PSD- 015 -13 AMENDMENT NO. 80 TO THE CLARINGTON OFFICIAL PLAN PURPOSE: The purpose of this amendment is to implement revisions to the Hancock Neighbourhood Design Plan. LOCATION: The subject lands are located within the Hancock Neighbourhood generally bound by Courtice Road (west limit), Hancock Road (east limit), Courtice Urban Area (north limit) and a branch of the Black Creek and Highway 2 (south limit). The lands are described as Part of Lots 27 and 28, Concession 2 and 3, former Township of Darlington. BASIS: This amendment is based on Council's consideration of an Official Plan Amendment (COPA 2012 -0002) initiated by the Municipality of Clarington. The Hancock Neighbourhood Design Plan received its original approval in 1998. ACTUAL AMENDMENT: The Clarington Official Plan is hereby amended as follows: a) By amending Map A2 "Land Use Courtice Urban Area" by: i. deleting the Public Elementary School symbol from the neighbourhood; ii. deleting a portion of the north -south collector road north of the mid -block collector road (George Reynolds Drive) and the east -west collector road abutting the urban boundary (former location of Adelaide Avenue extension); iii. redesignating lands from Urban Residential to Environmental Protection Area; iv. deleting the Neighbourhood Centre symbol; v. relocating the Separate Elementary School symbol; vi. revising a portion of the east -west collector road (Moyse Drive) south of Nash Road; vii. adding Medium Density Residential symbols; and viii. placing lands within Special Study Area No. 7 as illustrated in Exhibit "A ". b) By amending Map B2 "Transportation Courtice Urban Area" by: i. deleting a portion of the north -south collector road north of the mid -block collector road, George Reynolds Drive and the February 25, 2013 Page 1 of 3 east -west collector road abutting the urban boundary (former location of Adelaide Avenue extension; and ii. revising a portion of the east -west collector road (Moyse Drive) south of Nash Road as illustrated in Exhibit "B ". c) By amending Map H1 "Neighbourhood Planning Units - Courtice Urban Area" by changing the population of the Hancock Neighbourhood (6) from "2900" to "3400" as illustrated in Exhibit "C ". d) By amending Table 9 -2 "Housing Targets by Neighbourhood" as it applies to Courtice Neighbourhood "N6 Hancock" to reflect the following: i. Low Density Units from 850 to 725; ii. Medium Density Units from 100 to 475; iii. Total Units from 975 to 1225; and iv. Amending all corresponding totals. e) By amending Section 17 by adding the following new section: "17.7 Special Study Area No. 7 (Hancock Neighbourhood) 17.7.1 This special study area deals with the location of a tributary north of the Courtice Road & Nash Road stormwater management facility together with surrounding lands. This tributary is considered indirect fish habitat, lies adjacent to a part of the Provincially Significant Wetland and forms part of the hydrological function of the neighbourhood. Existing conditions have been studied through the Black/ Harmony /Farewell Creek Watershed Existing Conditions Report and Plan. 17.7.2 The exact alignment of this tributary may be the subject of further study at the developer's expense. The Terms of Reference for any study shall be approved by the Municipality of Clarington and the Central Lake Ontario Conservation Authority. The further study may determine that some of the lands identified as "Environmental Protection Area" within Special Study Area No. 7 may be developed for residential uses subject to a study defining feature limits and appropriate buffers. An official plan February 25, 2013 Page 2 of 3 amendment will not be required to implement such study findings. Until any study determines otherwise, the lands may only be zoned and used in accordance with the Environmental Protection Area policies of the Official Plan. The Special Study Area lands north of George Reynolds Drive may be studied independently of the lands south of George Reynolds Drive." IMPLEMENTATION: The provisions set forth in the Municipality of Clarington Official Plan, as amended, regarding the implementation of the Plan shall apply to this amendment. INTERPRETATION: The provisions set forth in the Municipality of Clarington Official Plan, as amended, regarding the interpretation of the Plan shall apply to this amendment. February 25, 2013 Page 3 of 3 O •M V L �a O ^� ♦� i ._ D CL (1) ■3 .r ti C V � m F— V MO = W m J O Z Q i CL E2 F C.. �" 0 M E1. Q � Q O W O J J O O u� O_ - U c++C ¢¢ QQ O O O O V V t0 UU�11 cn �+ a ¢ K z ¢ w a Ox cn cn } co co } � - 0 z z �+ Od ¢ �¢ F- :5 = dU) J J ¢a wz U z }} ¢ >- - }¢ O � O V U— Z w d o ¢ ¢_ �� n¢ 0} F a w� ¢ w¢ a ~ O m L C r- z Wz Uz E �C w Jrr co z� U) LL� z 0 0 �o z �Z oz J J z d t4 o °o z �a C La �� WU)i w �w w ww m Uz �z Uw qaw zZ ¢ Q ¢ 2 N x_ Y JO QO J3 Q� OZ U U m d in cn �O W Q d x� z j0 w i-w �?� co U aU mw aw U w w *�'" w �w O Ox 0o woN zOf Of ¢w O U wQ �w ww DJ wJ Iug a a 0 UU y p'Q 5? C7? O wa (D 0 U za CL (1) U) U) IL 0w U) IL U cn 0 I O • LU 0 OL c4 I • ;5trn °� m� ■ • � m >a G7 fAz e Z _ a U) D 1� 3oumnoo R M S" N 0 ■ate° TOM ■ U) ■ tl021 3N1 =NM01 ___. O �����r` ������•tiC � CYOU 31ONna 4 LS4�Nl�,, Z a O O � �a w V V z z0 A° Z Z Z� w aN f L W L N (' 0 Q. _ O c O ai O�� ° LL V T rM•� L 0 fA ■ LE V d • • L 75 y E G1 N Om . O E CO) > &! � m Q ..•M � : Q E d CO) a 00001 4% L z a 4, CO) . w O � a av, : dV a N '0 d a� t v ■y :3 % tssstssss;. y (D o a ■ . a a ul • O ■ nw. D 1� 3oumnoo R M S" N 0 ■ate° TOM ■ U) ■ tl021 3N1 =NM01 ___. O �����r` ������•tiC � CYOU 31ONna 4 LS4�Nl�,, Qom aUNO, J LL ❑ 0 CL QO oo a >W Z W U (D 0; J V LL a N a Oa oN U_ °W O 0 U Z a D 0 Za � �? C �a Z a O O � �a w V V z z0 a z Z Z Z� w aN EXHIBIT "B" AMENDMENT No. 80 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN MAP B2, TRANSPORTATION, COURTICE URBAN AREA J DELETE "COLLECTOR ROADS" 0 ..... . i I " DELETE o "COLLECTOR ROAD" U I z� ................. .. NASH ROAD _ i URBAN BOUNDARY FREEWAY I& I-Aw �� '3 61P �I ■ ■ : F O� MAP 132 TRANSPORTATION COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON AUGUST, 2010 REFER TO SECTION 19 TYPE A ARTERIAL HIGHWAY - - -- TYPE B ARTERIAL RELOCATE " " " " " "" TYPE C ARTERIAL "COLLECTOR ROAD" COLLECTOR ROAD - - - - - - - REGIONAL TRANSIT SPINE INTER - REGIONAL OQ ����������� TRANSIT LINE I U GO STATION "�• " "" ........ EXISTING FUTURE FREEWAY INTERCHANGE BLOOR STREET 0 :, : GRADE SEPARATION ' 4 o 0 200 400 600 800 m ■ 200 m : BASELINE ROAD ...................... . 401 .._._ _ .... ---------- .... .. ................��� LAKE ONTAR /O R I Exhibit "C ", Amendment No. 80 To The Municipality Of Clarington Official Plan, Map 1-11, Neighbourhood Planning Units, Courtice Urban Area 12 FAREWELL I HEIGHTS 3 4 WORDEN HIGHLAND (3900) (4100) 5 GLENVIEW — 1 10 N DARLINGTON LNTRE (2400) 6 EMILY STOWE (6100) 7 o AVONDALE 9 p (3600) PENFOLIND 2 & (3950) a o 0 4 BLOOR STREET 0 11 BAYVIEW o (4500) P HI_ GIIWAp 401 MAP H1 NEIGHBOURHOOD PLANNING UNITS COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON AUGUST, 2010 REFER TO SECTIONS 5 AND 9 THIS CONSOLIDATIONIS PROVIDED FOR CONVENIENCEONLY I AND REPRESENTS REQUESTED NIODIFICATIONS AND APPROVAL 6 HANCOCK N Change From "2900" To "3400" URBAN BOUNDARY Q NEIGHBOURHOOD BOUNDARY (1000) POPULATION (`) SEE SECTION 17.6 iQ BASELINE ROAD O tt 0 cNa I LAKE ONTARIO w i °z Attachment 10 To Report PSD- 015 -13 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY -LAW NO. 2013- being a By -law to adopt Amendment No. 80 to the Clarington Official Plan WHEREAS Section 17 (22) of the Planning Act R:S.O. 1990, as amended, authorizes the Municipality of Clarington to pass by -laws for the adoption or repeal of Official Plans and Amendments thereto; AND WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable to amend the Clarington Official Plan to revisions to the Hancock Neighbourhood Design Plan in Courtice; NOW THEREFORE, BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. That Amendment No. 80 to the Clarington Official Plan being the attached Explanatory Text is hereby adopted. 2. This By -law shall come into force and take effect on the date of the passing hereof. BY -LAW passed in open session this day of 2013. Adrian Foster, Mayor Patti L. Barrie, Municipal Clerk