HomeMy WebLinkAboutPD-88-95 AddendumDN: PD -88 -95 .TAE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting: Special Council File #
Date: September 14th and 15th, 1995 Res. #�
ADDENDUM TO
Report #: PD -88 -95 File #: By -law #
Subject: RESPONSES TO PUBLIC SUBMISSIONS
ON THE CLARINGTON DRAFT OFFICIAL PLAN
Recommendations:
It is respectfully recommended to Council the following:
1. That the Addendum to Report PD 88 -95 be received;
2. That the revised recommendations to Public Consultation Report
No. 7 as contained in Addendum to Report PD -88 -95 be approved.
1. BACKGROUND:
Since the release of Public Consultation Report #7, there have
been numerous discussions with various people about the
contents of the report. This Addendum Report is prepared to
address further information, clarify staff's responses or
correct errors in the report.
2. RIDGE PINE PARK INC. (Submissions W65 and W127)
Ridge Pine Park Inc. submitted an official plan amendment for
a retirement/ nursing home and recreation complex on the north
side of the CNR rail line. Regional staff advised them that
these lands were outside the Urban Area boundary. The
policies of the Durham Regional Official Plan would only
permit an expansion to the urban area boundary through a
comprehensive review in the year 2001. The retirement home
proposal could, however, be pursued on lands south of the CNR
rail line.
...2
ADDENDUM TO REPORT PD PAGE 2
Both regional and municipal staff understood from
conversations in late 1994 that Ridge Pine Park Inc. no longer
intended to pursue this application. However, Ridge Pine Park
Inc. forwarded a letter to the Region on June 19,1995 to
indicate that they did not want to close their file at this
time. They intend to pursue their application for the
retirement home proposal north of the CNR rail line in the
future. Staff comments are revised for Submissions W65 and
W127 (see attachment).
3. WAYNE BOLAHOOD (Submission W163)
In his submission, Mr. Bolahood objected to the maximum height
limitation of 6 stories for high density residential
buildings, given his current zoning for four 12 storey
apartments for lands at 1475 King Street East in Courtice.
After reviewing concerns raised in Mr. Bolahood's letter dated
September 8, 1995, staff have clarified the response and
recommendation for item (c) of Submission W163 (see
attachment).
4. TONNO CONSTRUCTION LTD. (Submissions W118, W119, W134, W141,
W171, W189, V44, V54)
Since the writing of Public Consultation Report #7, there has
been progress on the resolution of the Deferral Area 6 in the
Durham Regional Official Plan. These lands are subject to a
referral request from Stan and Libby Racansky. Through
meetings convened by the Provincial Facilitator, there has
been a tentative resolution comprised of the following
components:
• the principle of urban development for Deferral Area 6
would be accepted provided it is followed by an watershed
study
• the watershed study would determine the nature and extent
of development
...3
ADDENDUM TO REPORT PD-88-95 PAGE 3_
The most recent meeting was convened by the Provincial
Facilitator on September 11, 1995. The facilitator previously
requested CLOCA staff to prepare a draft terms of reference
for a watershed study for discussion purposes at that meeting.
Attending were representatives of three provincial ministries,
the Region, the Municipality, Tonno Construction, Kingsberry
Properties, Halminen Homes, the Oshawa - Durham Homebuilders and
the Friends of the Farewell.
There was discussion on the scope of the study, the costs, the
appropriate mechanisms for public and agency input. It was
generally agreed that such a study should have an overview
component of the entire watershed but then take a more
strategic approach towards the areas requiring more detailed
assessment. There was a difference of opinion as to the scope
of work involved in this more detailed assessment.
At that meeting, representatives agreed to the following:
• A steering committee should oversee such a study
comprising representatives of all agencies, developers
and the public
• The study should be jointly administered by CLOCA and
the Municipality
• The study should proceed in two segments:
i) Phase 1 would gather existing information to gain a
preliminary understanding of the watershed. It
would determine information gaps and detail the
work required (terms of reference) for the balance
of the study. This would be a relatively
inexpensive phase of the study.
ii) Phases 2 to 5 would be undertaken subsequently
subject to consensus on the terms of reference and
funding.
• The Provincial Facilitator undertook to discuss the
matter of funding for Phase 1 with various parties,
including the Municipality.
...4
ADDENDUM TO REPORT PD-88-95 PAGE 4
It should be noted there is no firm commitment at this time by
any party to undertake or fund a watershed study. This
alternative dispute resolution process is attempting to avoid
costly OMB proceeding. Staff will be reporting in more detail
on this issue when the issues have been fully explored by the
working group.
This information is provided in support of staff
Recommendation 3 -2.
•
In addition to the above, a replacement Page 10 is attached to
clarify a matter discussed in the main report.
Respectfully submitted,
Reviewed by,
Franklin Wu, M.C.I.P., R.P.P., W. H. S ockwell
Director of Planning Chief Administrative
and Development Officer
DJC *FW *jip
PHASE 3 - DRAFT OFFICIAL PLAN
Written Submissions Related to the Municipality of Clarington
Official Plan Review Revised Sept. 13/95
No.
Submitter
Date of
Cross.
Summary of Submission
Staff Comments
Recommendation
Submission
Ref.
W65
Mr. Roger Howard
May 8194
W127
Retirement home north of tracks appropriate affiliated
Proposal does not conform with the
No change.
Rice Capital Group
W169
use to Wilmot Creek Community.
Durham Plan - outside urban
17 Dean Street
W178
boundaries
Brampton, Ontario.
L6W 1 M7
for RIDGE PINE PARK INC.
W66
Mr. Bernard J. Kamin, Q.C.
May 24194
W147
Objects to Section 14.5.2 which prohibits country
See Section 6.2 of Report (Oak Ridges
See Section 6.2 of Report (Oak
Barrister and Solicitor
residential development on the Moraine.
Moraine)
Ridges Moraine)
111 Eglinton Ave. E., Ste. 401
Toronto, Ontario. M4P 1 H4
for MOSPORT PARK LTD.
W67
Mr. Roy Dalzell, Mr. Lynn
May 30/94
-
Happy to see Highway 407 terminate in Courtice at the
See Section 7.2 of Report (Highway 407)
See Section 7.2 of Report (Highway
Helpard,
Highway 401 -407 connecting link.
407)
Mr. Jim Slyfield
R.R. #2
Orono, Ontario. LOB IMO
for COMMITTEE OF
CONCERNED CITIZENS
W68
Mr. W.G. Creamer
May 31/94
-
Population Total for Neighbourhood N2 (Graham)
Staff acknowledge mathematical error in
Correction will be made to
Project Manager
should be 4493.
Newcastle Village population chart
population total in final Official Plan.
D.G. Biddle & Associates
96 King Street East
Oshawa, Ontario
1-11-1 1136
for VICTORIA WOODS
(18T- 88061)
Written Submissions Related to the Municipality of Clarington
Official Plan Review Revised Sept. 13/95
No.
Submitter
Date of
Cross.
Summary of Submission
Staff Comments
Recommendation
Submission
Ref.
W127
Mr. Roger Howard
July 11/94
W65
a) Expand boundaries of urban area and Special
Proposal does not conform with the
No change.
17 Dean Street
W169
Study Area C to include lands north of CNR
Durham Plan - outside urban
Brampton, Ontario.
W178
line for proposed retirement home; proposal
boundaries.
L6W 1 M7
meets general intent of Official Plan policies;
for RIDGE PINE PARK INC.
requests Municipality to request amendment to
Regional Official Plan to include subject lands
in urban boundary.
b) Section 3.3.3e): How will residential growth be
This issue is addressed throughout the
No change..
tied to employment growth?
Plan, but most specifically in Sections
5.3.6 and 5.3.7, and all of Section 7.
C) Section 3.23e): What guidelines will be put in
There is no intention to distinguish
No change.
place to differentiate retirement growth from
retirement growth from other residential
standard residential growth?
growth in the Official Plan.
d) Section 524: The Official Plan should
Disagree. Although private services are
No change.
recognize that the economic profile of the
provided on -site, Wilmot Creek residents
Wilmot Creek Community is similar to
also use services and facilities provided
industrial (e. private services and amenities)
within the larger community (eg. roads,
libraries).
e) Sections 5.3.6 and 5.3.7: Concerned that the
The Wilmot Creek Retirement Community
No change.
phasing and prematurity policies of the Plan
is a residential neighbourhood and is
will prevent the orderly development of the
considered the same as other residential
Wilmot Creek Retirement Community.
neighbourhoods in the Municipality.
f) Section 6.4.1: Wants to ensure that the
Staff do not consider the homes in Wilmot
No change.
preclusion of mobile homes does not prohibit
Creek as mobile homes.
the continued build out of the Wilmot Creek
Community.
g) Appendix (Population Tables): Current zoning
The population figure has been rounded
Adjust 850 to 867 units.
of 7 uph allows 867 units, not 850 as shown.
off. See Section 5.3 of Report (Existing
Residential Communities)
26
Written Submissions Related to the Municipality of Clarington
Official Plan Review Revised Sept. 13/95
No.
Submitter
Date of
Cross.
Summary of Submission
Staff Comments
Recommendation
Submission
Ref.
W162
Continued.
c) Landowners affected by Waterfront Greenway
Public Notice has been provided
No change.
designation not consulted.
throughout Official Plan Review process.
d) How will public areas in Waterfront Greenway
Section 4.6.5 of draft Plan discusses public
No change.
be acquired?
acquisition of Waterfront lands, including
sources of funding. Also see Section 5.2
of Report (Shoreline Hazard Zone and
Public Acquisition)
e) Would private park be permitted in Waterfront
Recreational uses are permitted within the
No change.
Greenway?
Waterfront Greenway depending on the
speck nature of the proposal.
f) Waterfront Greenway designation reduces
These lands have never been designated
No change.
market value of land. Need more flexible and
for development; therefore, Waterfront
less restrictive policies for agricultural lands.
Greenway designation should not affect
value of land.
g) Government should compensate landowners
The Planning Act permits municipalities to
No change.
for Waterfront Greenway designation.
regulate how land may be used.
W163A
Mr. Wayne J. Bolahood
Nov. 8/94
-
a) Table attached to Map E indicates 300 units;
Numbers in the Plan were rounded.
Revise figures to 330.
W163B
10 Mary Street, #201
Dec. 16194
333 units were approved.
W1 63C
Oshawa, Ontario
May 24/95
Li H 8M3
b) Section 24.13: Concerned with the ability of
See Section 8.1 of Report (Transitional
See Section 8.1 of Report
for property at
Council to void approved Official Plan
Policies)
(Transitional Policies)
1475 Highway No. 2, Courtice
Amendments after 5 years.
C) Objects to 6 storeys as maximum height for
Disagree. Higher density development
No change.
residential buildings; his project zoned for
can be accommodated in lower building
maximum 12 storey building.
forms. However, until the zoning by -law
Is updated to reflect the new Official
Plan, existing zoning regulations would
apply to any site plan application.
79
IC OL _ 1
viii) Rural Growth
In addition to the assumptions questions by the submissions, provincial policy and the
Durham Regional Official Plan require consideration of rural population growth. Upon
reviewing recent trends in rural lot creation, the stricter policy environment and the key
objectives of the Plan, staff are proposing a moderate rate of rural growth, totalling 900
additional units between 1994 and 2016. On the basis of an average lot size of 0.6 ha (1.5
acres), rural residential development would consume approximately 550 ha (1,350 acres).
ix) Intensification
Provincial policy and the Durham Regional Official Plan also require consideration of
intensification potential. Although submissions did not question the intensification target,
the Region raised a number of questions, including the fulfilment of the Regional Plan's
intensification target and the impact of Bill 120. Staff have reviewed this matter further
including the potential for apartments -in- houses, garden suites and conversion of non-
residential lands which had previously not been considered in the land budget analysis. The
various forms of intensification include:
• committed redevelopment
• potential redevelopment
• apartments in houses
• mixed use development
• garden suites
• redesignation of non - residential land
0 infilling
A summary of the intensification analysis is shown in Figure 1 below. It should be noted that
the Regional Planning Department uses a broader definition of intensification which increases the
intensification target to approximately 5000.
FIGURE 1
DWELLING UNITS INTENSIFICATION SUMMARY
DESIGNATION
COURTICE
BOWMANVILLE
NEWCASTLE
ORONO
TOTAL
Central Areas
280
290
30
0
600
Residential Areas
1200
1240
420
30
2890
Total
1480 1
1530
450
30
3490
In consideration of the issues raised in the submissions, comments received from agencies,
and provincial and regional policy requirements, staff have reviewed the assumptions
contained in the land budget analysis which formed the basis for the determination of the
interim urban area boundary. The net result of the analysis is the need for additional urban
residential lands. The key changes in the assumptions are the more optimistic growth target,
the extension of the Plan's timeframe to 2016, and the anticipation of a declining household
size.
10