HomeMy WebLinkAboutPD-5-95THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
X A ( 11 XX
DN: CROOKED.GPA
REPORT
Meeting: General Purpose and Administration Committee
Date: Monday, January 23, 1995
Report #: PD -5 -95 File #: DEV 94 -061
File # V3)A- 0 'A'
Res.#
By -Law #
Subject: REZONING APPLICATION - CROOKED CREEK GOLF CLUB
PART LOT 31 CONCESSION 41 FORMER TOWNSHIP OF DARLINGTON
FILE: DEV 94 -061
Recommendations:
It is respectfully recommended that the General Purpose and
Administration Committee recommend to Council the following:
1. THAT Report PD -5 -95 be received;
2. THAT application to amend the Comprehensive Zoning By -law 84-
63 of the former Town of Newcastle, as amended, submitted by
Doug Summers and Kevin Sewell on behalf of Crooked Creek Golf
Club be referred back to Staff for further processing and
preparation of a subsequent report upon receipt of all
outstanding comments; and
3. THAT the Durham Region Planning Department, and all interested
parties listed in this report and any delegation be advised of
Council's decision.
1. APPLICATION DETAILS
1.1 Applicant: Crooked Creek Golf Club Ltd.
1.2 Owner: Crooked Creek Golf Club Ltd. and Kevin Sewell
1.3 Rezoning: from Agricultural (A) and Environmental Protection
(EP) to a zone appropriate to permit the creation
of a 18 hole golf course and club house.
1.4 OPA: from Major Open Space to a designation appropriate
to permit an 18 hole golf course and club house.
1.5 Area: 56 ha
2. LOCATION
2.1 The subject property is located in Part of Lot 3 Concession 4
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09
PA-R° ECY'C«
THI5 G PRINTED ON RECYCLED PAPER
REPORT NO. PD -5 -95 PAGE 2
former Township of Darlington. The municipal address is 3033
Regional Road 4. The property is bounded to the north by Taunton
Road and to the south by Stephens Mill Road. A portion of the
lands are actively farmed (cash crop), the south portion has a
coniferous plantation on it. The property is transected by two
streams with abutting forests. The streams converge at the western
limits of the property, just south of a existing pond.
3 BACKGROUND
3.1 On November 29, 1994 the Planning Department received this
application proposing to amend the Comprehensive Zoning By -law, 84-
63, of the former Town of Newcastle, as amended, to permit the
development of an 18 hole golf course and a club house.
4 EXISTING AND SURROUNDING USES
4.1 Existing Uses: Agricultural lands and forested areas
including two streams, a pond and a coniferous
plantation.
4.2 Surrounding Uses:
East - Rural residential and agricultural
West - Central Lake Ontario Conservation Authority Lands
which are forested and support an "Area of Natural
and Scientific Interest (ANSI)"
South - Agricultural lands and forested areas
North - Forested areas and Agricultural lands.
5 OFFICIAL PLAN POLICIES
5.1 As this parcel is located within the rural area of Clarington, our
Official Plan is currently not applicable. Within the 1991 Durham
Region Official Plan the subject lands are designated "Major Open
Space ". Lands so designated shall be used predominantly for
conservation, recreation, reforestation, agriculture and farm -
related uses. This Plan specifically states that golf courses
require an amendment to this Plan and are subject to the provisions
of Section 12.3.4, subsections c) to Yi) of the Regional Official
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REPORT NO. PD -5 -95 PAGE 3
Plan. These subsections require the submission of a report
addressing the following: conformity with the Agricultural Code of
Practice, satisfy that surrounding agricultural operations are not
impacted upon, impact on water courses, wetlands, groundwater
resources or other environmentally sensitive features are
minimized, use of ground or surface water for irrigation purposes
does not exceed the standards of the Ministry of the Environment
and Energy, Ministry of Natural Resources and the Central Lake
Ontario Conservation Authority, before passage of a zoning by -law.
6 ZONING BY -LAW PROVISIONS
6.1 According to the Comprehensive Zoning By -law 84 -63 of the former
Town of Newcastle, the lands are zoned Agricultural (A) and
Environmental Protection (EP). Lands zoned Agricultural shall be
used for agriculture and farm related uses. The Environmental
Protection Zone permits conservation, reforestation and it does
allow golf courses exclusive of any structures.
7 PUBLIC MEETING AND SUBMISSION
7.1 Pursuant to Council's Resolution of July 26, 1982 and the
requirements of the Planning Act the appropriate signage
acknowledging the application was installed on the subject lands.
in addition, the appropriate notice was mailed to each landowner
within the prescribed distance.
7.2 As of the time of writing this report, there have been no comments
made with respect to this application from residents.
8 AGENCY COMMENTS
8.1 In accordance with departmental procedures, the application was
circulated to obtain comments from other departments and agencies.
The following departments /agencies in providing comments, offered
no objection to the application as filed:
Municipality of Clarington Fire Department
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511
REPORT NO. PD -5 -95 PAGE 4
8.2 The Municipality of Clarington Community Services Department had no
objection to the application provided that 2 % cash -in -lieu of
parkland will be provided to the Park Reserve Account.
8.3 The Durham Region Health Department stated that they require more
information before providing detailed comments. They require a lot
servicing plan showing the proposed location of structures, drilled
wells and subsurface sewage disposal systems with 100% replacement
area, a hydrogeological report for the sewage disposal system,
three sets of kitchen floor plans, and they note that proposed
sewage disposal flows are subject to the Ministry of environment
sand Energy Reasonable Use Guidelines if it exceeds 1000 gallons
per day.
8.4 The Municipality's Public Works Department have requested a 7.62
metre road widening and a 0.3 metre reserve along Stephens Mill
Road to be provided free and clear of all encumbrances. No access
will be permitted from the eastern road allowance and this road
allowance may not be used without written permission from the
Public Works Department. They also require that a development
agreement be entered into which addresses the engineering and
construction of all internal and external works and services
related to development of this site. Lastly, the Works Department
requires written permission to be obtained from the Central Lake
Ontario Conservation Authority and the Ministry of Natural
Resources prior to final approval of this site plan.
9 STAFF COMMENTS
9.1 As golf courses are permitted on lands zoned Environmental
Protection, this application proposes to revise the current zoning
by -law to allow a golf course to be established on agricultural
lands. It is incumbent upon Staff to assess the impact of the
proposed development on the lands in their entirety and to assess
what impact, if any would be had on the surrounding lands. We must
also assess whether the application conforms to Municipal and
Provincial documents. .... 5
9.2 Attachment #3 shows the location of the Areas of Natural The
Scientific Interest in relationship to the app lication
Stephens Gulch Earth Science ANSI is a single spit formed by Lake
Iroquois (8,100 to 11, 840 years ago).
As this is one of the best
res of Lake Iroquois, it is considered
developed depositional featu
to be of provincial significance.
The Soper Valley Life Science ANSI is also classified as
provincially significant. The Soper Valley
is one of the least
disturbed stream valley systems in the Municipality. This ANSI is
dominated by a network of stream - carved valley s
watercourses. The streams are cold -water streams and the valleys
are relatively steep and narrow. The valleys are e the twater
vegetation stabilizing the valley walls and regulating
temperature. The area of the ANSI located north of Taunton t Road
possesses a sizeable tableland forest and a range
conditions thus possessing a greater biological significance than
the rest of the ANSI. The forest and the associated streams and
es to other foraging or habitat
valleylands provide habitat linkag as
areas. Although some of the subject lands haverbly identified
preclude
an ANSI, this in itself does not necessa y p
establishment of a golf course provided certain conditions are met
and the Conservation Authority and the Ministry of Natural
Resources are satisfied.
9.3 The agent has advised Planning Staff that they are awaiting the
completion of the required background reports prior to submitting
an Official Plan Amendment application to the Region of Durham.
Once these documents are prepared they will submit the above noted
application requesting a change in the land use designation to
allow for a golf course.
10 CONCLUSION
10.1 The purpose of this report is to facilitate the eua dl Council wit]
required by the Planning Act, to provide Committee
some on the application submitted and for Staff to
s background regarding
the subject
indicate issues or areas of concern
be referred back to
Staff for further processing
application. It is recommend a d subsequent report upon resolution
of
the above issues and receipt of all outstanding comments and
required revisions.
Respectfully submitted,
Franklin Wu, M.C.I.P.
Director of Planning.
and Development
Reviewed by,
W. H. Sto kwell
Chief Administrative
Officer
HB *FW *cc
Attachment # 1 - Key Map
Attachment # 2 - Site Plan
Attachment # 3 - Location of ANSI
January 16, 1995
ted arties to be notified of Council and Committee's decision:
Interes P
Crooked Creek Golf Club
837 Riverside Dr.
Ajax, Ontario LIT 3R9
Tunney Planning Inc.
340 Byron Street South,
Suite 200
Whitby, Ontario LIN 4P8
Norman and Debbie Nixson
R.R. #4
Bowmanville, Ontario L1C 3K5
ATTACHMtNT #1
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