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Home My WebLink AboutPD-70-95DN: Dsv95020.c THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON REPORT P U B L I C M E E T I N G Meeting: General Purpose and Administration Committee File # -PLI Date: Monday, July 10, 1995 Report #: PD-70-95 File #: DEV 95 -020 Res. # By -law # Subject: REZONING APPLICATION - CLARINGTON DEVELOPMENT CORPORATION 3200 COURTICE RD., NORTH OF JANE & WESTMORE STREETS, COURTICE FILE: DEV 95 -020, (X -REF 18T95029) Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD -70 -95 be received; 2. THAT application to amend the Comprehensive Zoning by -law 84- 63, as amended, of the former Town of Newcastle submitted by D.G. Biddle and Associates on behalf of Clarington Development Corporation be referred back to Staff for further processing and the 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: D. G. Biddle and Associates 1.2 Owner: Clarington Development Corporation 1.3 Rezoning: From Urban Residential Type One (R1), Holding - Urban Residential Type Four ((H)R4), Holding - Urban Residential Type Two Exception ((H)R2- 3), Agricultural (A) , Agricultural Exception (A -8), and Environmental Protection (EP) to various zones to permit the development of 72 single dwelling lots and 144 multiple attached units for a total of 216 units. 1.4 Area: 14.42 hectares 2. LOCATION 2.1 The subject lands are located in Part of lots 29 and 30, ....2 WSJ REPORT NO. PD -70 -95 PAGE 2 Concession 3, former Township of Darlington. The municipal address of the property is 3200 Courtice Road. The lands lie behind Jane and Westmore Streets in Courtice. They are east of a draft approved plan of subdivision (18T91006) and have two proposed access points onto Courtice Road. 3 BACKGROUND 3.1 On March 28, 1995 Staff received an application to amend the Municipality's Comprehensive Zoning By -law to permit this proposed development. On April 5, 1995 the Municipality received correspondence from the Region of Durham stating that a subdivision application had been made on the subject lands. 4 EXISTING AND SURROUNDING USES 4.1 Existing Uses: vacant forested area and bisected by a watercourse 4.2 Surrounding Uses: East - existing residential West - draft approved plan of subdivision (18T91006) and existing residential South - existing residential North - existing residential and forest 5 OFFICIAL PLAN POLICIES 5.1 According to the former Town of Newcastle Official Plan, the lands are designated Residential. Within the Courtice North Neighbourhood (3B) plan the lands are identified as Low Density Residential (Maximum 15 units per net residential ha) , High Density Residential (Maximum 80 units per net residential ha), Residential Special Policy Area - Medium Density Residential (Maximum 20 units per net residential ha), Minor Open Space with a Pedestrian /Bicycle pathway going along the Minor open Space. 5.2 Minor Open space areas are intended to preserve locally ....3 510 REPORT NO. PD -70 -95 PAGE 3 significant, unique, or important natural features and may include woodlots, hazard lands, and minor watercourses associated with stormwater management. 5.3 Residential Special Policy Areas are characterized by sand or till soils and shallow water table conditions. Studies such as hydrogeological studies will be required prior to the Municipality forwarding a recommendation report to Committee /Council. 5.4 The Municipality's Draft Official Plan designates the subject lands as Residential and Green Space. The Residential designation appears at the south end'of the subject lands and along Courtice Road. Lands so designated shall be used for residential purposes. The interior of the site is designated Green Space reflecting the Environmental Impact Study of the Courtice Major Urban Area (refer to Section 9). Lands designated Green Space shall remain undisturbed. Generally development on lands designated Green Space shall be discouraged. The draft policy states that where a development application is located within or adjacent to Green Space, an environmental impact study shall be conducted. 6 ZONING BY -LAW PROVISIONS 6.1 According to the Comprehensive Zoning By -law 84 -63 as amended, of the former Town of Newcastle, the subject lands are zoned Urban Residential Type One (R1), Holding - Urban Residential Type Four ((H)R4), Holding - Urban Residential Type Two Exception ((H)R2 -3), Agricultural (A) , Agricultural Exception (A -8), and Environmental Protection (EP) . Lands zoned R4 shall be for apartments, lands zoned R2 -3 will only allow single detached dwellings, lands zoned R1 will allow single and semi - detached residential units. Agriculturally zoned lands shall be used for farm and farm related purposes. The A- 8 zone allows a golf course in addition to agricultural operations. The Environmental Protection zone allows conservation and forestation. ....4 REPORT NO. PD -70 -95 PAGE 4 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 Three residents made enquiries regarding this application. One was concerned about the environmental impacts of this development, particulary the cutting of any trees. The other resident wanted to know if sidewalks will be installed on Fourth Street, and if services are extended could existing residents connect and at what cost? This resident would like only low density development to be located adjacent to existing development. This resident and the third resident were concerned about the increase in traffic that would be generated by medium density development particularly on the existing local roads which will provide access to this development. These residents do not want access to Jane or Fourth Streets as the condition of the streets cannot handle an increase in traffic. In addition, once the Courtice Recreational Complex is built, traffic movement on Nash Road will be increased with more turning movements occurring. Additional traffic from the subject site wanting to gain access to Nash Road from Fourth Street will make traffic movements even more congested. Access should only be allowed at Courtice Road and easterly through draft approved Plan of Subdivision 18T91006 (Cecil Found Cres.). 8 AGENCY COMMENTS 8.1 In accordance with departmental procedures, the application was circulated to obtain comments from other departments and agencies. 8.2 Comments have been received from the Municipality's Fire ....5 512 Department stating that they have no objection to the application but do have concerns with the ever increasing demand being placed on their part -time staff. 8.3 The Northumberland and Clarington Board of Education states that they do not have the capacity for the number of students that a development of this size requires. They state that they may be forced to rely on the following condition which is to be placed in the subdivision agreement. "The development of the subject lands shall be staged in accordance with availability of satisfactory school accommodation." The School Board also requires that sidewalks be constructed on all internal roads and on Courtice Road. 8.4 Comments remain outstanding from the following agencies: Municipality of Clarington Public works Department Municipality of Clarington Community Services Department Central Lake Ontario Conservation Authority Peterborough, Victoria Separate School Board Durham Region Planning Department Durham Region Works Department Ministry of Natural Resources Ontario Hydro 9 STAFF COMMENTS 9.1 Due to the growth which had occurred within North Courtice, it was determined that the Gartner Lee Study entitled "Environmental Sensitivity Mapping Project" 1978 was out of date and that the environmental features of North Courtice be reexamined. From this arose the "Environmental Impact Study of the Courtice Major Urban Area" submitted by Ecological Services for Planning Ltd. This study was completed in 1993 and describes environmental features and their sensitivity within North Courtice. This document also made recommendations with respect to the potential for development ....6 5 3 1 , REPORT NO. PD -70 -95 PAGE 6 and what mitigation measures should be taken if development were to proceed. This document recommends that a more thorough examination be conducted on a site by site basis prior to development approval thus providing a more comprehensive review of the natural features and their functions. A more thorough review also enables one to assess the type and amount of development which may proceed without impacting the environment and what mitigation measures should be provided. This report is a guide, providing a valuable reference for Staff, developers and residents as to the natural features within North Courtice and their functions within the Natural system. 9.2 The "Environmental Impact Study of the Courtice Major Urban Area" identifies the subject lands as the "Trulls Road Woods" which has a very high sensitivity due to the high water table, largely undisturbed mature woodlot, potential recharge area and intermittent stream. The portion of lands abutting Westmore and Jane streets and along Courtice Road have been identified as "Old Fields" which have a moderate sensitivity due to the high water table, potential recharge areas and the old fields. This report states that development should not be permitted with the exception of major arterial roads in the "Trulls Road Woods" area. Within the lands identified as "Old Fields ", the report suggests that the creation of core areas, buffers and corridors should be considered in the approval of development plans. This report states that further study be conducted on a site by site basis in conjunction with development applications. 9.3 The applicant /owner has proposed that immediate access to this site be limited to Jane and Fourth Streets. Future access to Trulls Road will be provided by Street A which purposes to connect westerly through draft approved plan of subdivision 18T -91006 (refer to report PD -77 -95 on this agenda) . A second future access is proposed to Courtice Road (Street B). ....7 b REPORT NO. PD -70 -95 PAGE 7 However, Street B is not utilizing the site's entire frontage onto Courtice Road. Staff require the applicant /owner to relocate Street B northerly, in line with Block 74 providing access to Courtice Road, relieving some of the traffic volume that would occur on Jane and Fourth Streets. 10 CONCLUSION 10.1 The purpose of this report is to facilitate the Public Meeting as required by the Planning Act, to provide Committee and Council with some background on the application submitted and for Staff to indicate issues or areas of concern regarding the subject application. It is recommended the application be referred back to Staff for further processing and subsequent report upon resolution of the above issues and receipt of all outstanding comments and required revisions. Respectfully submitted, Reviewed by, Franklin Wu, M.C.I.P. W. H. Stockwell Director of Planning Chief Administrative and Development Officer HB *FW *cc Attachment #1 - Key Map Attachment #2 - Proposed Plan of Subdivision June 26, 1995 Interested parties to be notified of Council and Committee's decision: Clarington Development Corporation 1748 Baseline Road Courtice, Ontario L1E 2T1 D.G. Biddle and Associates 96 King Street East Oshawa, Ontario L1H 1B6 Ray Shepherd 32 Jane Avenue Courtice, Ontario L1E 2H9 Robert D. McKenna 18 Fourth Street Courtice, Ontario L1E 2H7 ATThPUAfftm1.Tm .u, ADDITIONAL LANDS OWNED BY APPLICANT `LIMIT OF DRAF T PLAN — -- ----------------- ii-- --------- ------------------------- ----------- ------ --- ------ z. N 72.-33'00- E 179.097 5.563 55 I,,U 4 15A q 54 Y. -- -------- ---- -------------- -- 7 -------- ---------- f. L) !, BLOCK 75 R MEDIUW DENSITY LtJJ9!i.TO-J9F. 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