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Home My WebLink AboutPSD-013-02 " CWJ!lgton REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, March 4, 2002 DJi 6'!fJ-/O;2 -O;;L Report#: PSD-013-02 File#: 18T-89055& By-Iaw#: DEV 89-067 (Revised) Subject: DRAFT PLAN OF SUBDIVISION AND REZONING APPLICATIONS APPLICANT: WILLIAM TONNO CONSTRUCTION LIMITED PART LOT 32, CONCESSION 3, FORMER TOWNSHIP OF DARLINGTON, COURTICE RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-013-02 be received; 2. THAT the revised draft plan of subdivision and rezoning applications, submitted by D.G. Biddle & Associates Limited on behalf of William Tonno Construction Limited, be referred back to staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; and 3. THAT all interested parties listed in this report and any delegation be advised of Council's decision. ()~~~ Reviewed by: Franklin Wu, Chief Administrative Officer Submitted by: Davi . Crome, MCIP, R.P.P. Director of Planning Services RH*DJC*sn February 21, 2002 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 F 905-623-0830 624 REPORT NO.: PSD-013-02 PAGE 2 1. 1.1 APPLICATION DETAILS Applicant: William Tonno Construction Limited 1.2 Agent: D.G. Biddle & Associates Limited 1.3 Draft Plan of Subdivision: To permit the development of (58) 12.0 metre single detached dwelling units, (21) 15.0 metre single detached dwelling units, (11) 18.0 metre semi-detached lots (22 dwelling units), (15) 7.0 metre townhouse dwelling units, a public elementary school block, a storm water management pond, and two open space blocks. 1.4 Rezoning: To rezone the portion of the property zoned "Agricultural (A) Zone" to implement the proposed draft plan of subdivision. 1.5 Site Area: 10.96 hectares (27.08 acres). 2. LOCATION 2.1 The property is located north of George Reynolds Drive between Tooley Road and Trulls Road in Courtice (See Attachment 1). The portion of the applicant's land holdings under consideration totals 10.96 hectares (27.08 acres). The property is located within Part Lot 32, Concession 3, in the former Township of Darlington. 3. BACKGROUND 3.1 On January 16, 2002, D.G. Biddle & Associates Limited, on behalf of William Tonno Construction Limited, submitted revised draft plan of subdivision and rezoning applications. These applications would permit a subdivision containing (58) 12.0 metre single detached dwelling units, (21) 15.0 metre single detached dwelling units, (11) 18.0 metre semi-detached lots (22 dwelling units), (15) 7.0 metre townhouse dwelling units, a public elementary school block, a storm water management pond and two open space blocks. The total dwelling unit yield is 116 units. 625 REPORT NO.: PSD-013.02 PAGE 3 3.2 The original application submitted in May of 1989 contained (36) 12.0 metre single detached dwelling units and (57) 15.0 metre single detached dwelling units, a park block, and two open space blocks. The total dwelling unit yield was 93 units. 4. SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The property is comprised of vacant and treed areas, with less than half of the property being treed. The majority of the property slopes northwest towards Farewell Creek, with the southeast corner of the property draining towards George Reynolds Drive. 4.2 Surrounding Uses: East: North: West: South: Vacant lands Vacant lands and Farewell Creek Vacant lands and Farewell Creek Urban residential 5. OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Region Official Plan. The application conforms to the policies. 5.2 The lands are designated "Urban Residential" and "Medium Density Residential" within the Clarington Official Plan. The lands also contain a portion of the "Public Elementary School" symbol and "Environmental Protection Area" associated with the Farewell Creek. The proposed draft plan of subdivision conforms to the policies. 5.3 The Natural Features and Land Characteristics map in the Clarington Official Plan indicates the presence of "Hazard Lands" associated with the Farewell Creek on the subject lands. In addition, the lands are located in the Lake Iroquois Beach landform. An Envjronmentallmpact Study will be required to determine development impacts. This study should be completed in conjunction with the draft plan of subdivision 18T-90003 submitted by Kin9sberry Properties to east of the subject lands. 626 REPORT NO.: PSD-013-02 PAGE 4 6. ZONING BY-LAW CONFORMITY 6.1 The lands subject to the application are currently zoned "Agricultural (A) Zone". In order to permit the proposed development, a rezoning application was submitted for consideration. 7. PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and two public meeting notice signs were installed on the lands. 7.2 As of the writing of this report, a few general inquiries have been received on this application. Area residents feel that the subject land supports an abundance of wildlife and plants and should be preserved. Based on the public notice that was mailed out and previous public meeting signage posted on the property, the people thought that the revised application would permit development on lands zoned "Environmental Protection (EP)". In each case, staff explained that this will not occur. Other concerns raised include increased traffic levels on George Reynolds Drive and providing sufficient levels of on-site and on-street parking. 7.3 A letter of objection has been received with the following reasons: . There are only two access points to the proposal. The increase in traffic levels on George Reynolds Drive from the proposal is unacceptable. . There are no parks in the area. A parkette should be provided for the area. 8. AGENCY COMMENTS 8.1 The Clarington Building Division and Rogers Cable have no objections to the proposal. 627 REPORT NO.: PSD-013-02 PAGE 5 8.2 The application has also been circulated to the following agencies for comment and is currently being reviewed: . Clarington Engineering Services Department . Clarington Operations Department · Clarington Emergency Services Department . Durham Region Planning Department . Durham Region Public Works Department . Central Lake Ontario Conservation · Kawartha Pine Ridge District School Board . Peterborough Victoria Northumberland Clarington Separate School Board · Conseil Scolaire de Dist. Catholique Centre-Sud . Conseil Scolaire de Dist. Centre-Sud Ouest . Hydro One Networks Inc. · Canada Post . Sell Canada · Enbridge Gas . City of Oshawa . Canada Mortgage and Housing Corporation . Local Architectural Conservation Advisory Committee 9. COMMENTS 9.1 In 1989, Council, by resolution, placed a freeze on the processing of subdivision applications in the vicinity of the Adelaide Avenue extension until the question of the need for an alignment of the Adelaide Avenue extension was determined. The Durham Region Official Plan, as adopted by Regional Council, recognized the need for Adelaide Avenue to extend to Courtice Road. The Province approved the Regional Official Plan in 1993. The Clarington Official Plan, as approved in 1996, incorporated the Adelaide Avenue extension. 9.2 In 1994, Ecological Services Group undertook an environmental impact study for the northern portion of the Courtice Urban Area for the Region of Durham. The report included an overview of the alignment options for Adelaide Avenue from an environmental perspective. It noted that alignment options are limited and recommended that "a comprehensive route selection process which should balance environmental, planning, engineering, and economic concerns be conducted before the alignment is finalized." 628 REPORT NO.: PSD-013-02 PAGE 6 9.3 The Durham Region Public Works Department has undertaken the Durham Mobility Study to identify future regional transportation needs. Clarington Planning Services requested the Region to review the implications of the Farewell/Black Creek wetland and the implications on the alignment of Adelaide Avenue in the context of this study. The draft report recommended that an environmental assessment should be initiated for the Adelaide Avenue extension from Townline Road to Trulls Road. Regional staff indicated that the Class Environmental Assessment for Adelaide Avenue is being incorporated into the 2002 budget. The Adelaide Avenue corridor should remain protected until the Environmental Assessment is completed. The applicant has submitted the revised draft plan of subdivision for consideration in the context of the resolution of the Adelaide Avenue extension issue. 9.4 An environmental impact assessment must be prepared to examine the potential impact of development on the Lake Iroquois Beach and the Farewell Creek. Specific impacts to be examined include impacts on the high water table and the forest to the north. 9.5 A separate storm water management facility is required to serve the area, which is proposed on the north side of Adelaide Avenue. A comprehensive storm water management plan including adjacent lands should be prepared by the area's landowners. 9.6 The Official Plan shows a road between Adelaide Avenue and George Reynolds Drive. Staff will review the appropriate location for this access to determine whether it should be located within this draft plan of subdivision or within the adjacent draft plan of subdivision (18T-90003) submitted by Kingsberry Properties. 10. CONCLUSIONS 10.1 As the purpose of this report is to satisfy the requirements for the Public Meeting under the Planning Act, and taking into consideration all of the comments received, it is respectfully requested that this report be referred back to staff for further processing and the preparation of a subsequent report. 629 REPORT NO,: PSD.()13.02 PAGE 7 Attachments: Attachment 1 - Proposed Draft Plan of Subdivision Interested parties to be advised of Council's decision: Mr. Scott Srown William Tonno Construction Limited 121 Marcia Avenue OSHAWA, Ontario L 1 G 3G9 Ms. Lorraine Barlow 36 Daiseyfield Drive COURTICE, Ontario L 1 E 3E8 Mr. Sob Annaert D.G. Siddle & Associates Limited 96 King Street East OSHAWA, Ontario L 1 H 1 B6 Ms. Doris Reid 110 George Reynolds Drive COURTICE, Ontario L 1 E 2E8 Mr. Rocco Berlino 16 Jura Court COURTICE, Ontario L 1 E 2E6 Mr. Mark Foley The Foley Group 319 College Avenue P.O. Box 11 OSHAWA, Ontario L 1 H 7K8 Ms. Linda Garret 103 George Reynolds Drive COURTICE, Ontario L 1 E 2E8 Mr. Ivan Kehoe 104 George Reynolds Drive COURTICE, Ontario L 1 E 3E8 Mr. Gary Zolumoff 106 George Reynolds Drive COURTICE, Ontario L 1 E 2E8 Ms. Doreen Hicks 94 George Reynolds Drive COURTICE, Ontario L 1 E 2E7 Mr. Michael Smith 9 Islay Court COURTICE, Ontario L 1 E 2E7 630 . ATTACHM ENT 1 / L - -~"~~ /" , ( . -I '-.~ - - !lEVE T , ~i - , - U - ~I , "9 LDT 32 I \ 0 ~I 1'- .=-K':' . CDNCESSION 3 I l OTHER LANDS OWNED BY APPLICANT \ ~~j) , !' :=.. .. " -- ~AVENIJE -;:::;- J V --" ,no , -~ ,~ - .., . - r _58 1/ .1 '" " I .3 .. I /' 01 '" II d . .. I I 7 II .. .. ......- I .. 23 I ~i .. I 1lJ(91 IlJ( .. - ..... .. ....- ~ I " .. I IlJ( .. IlJ( .. . , 61 I I I I I ~ I .. eo I II I I "- .. I I .., .. I I 39 eo I 21 . I . ~ I I / 63 I I .. .. I 38 I eo "I( 97 I .7 I . I . SCHlIIlL I I I .. .. I I >> eo I I 19 to I , . . I 3 1 I 36 .. I- I 18 11 I' ..-k . .. .7 I - I .. 30 I I 17 .. I .. 1 I . 7 I I . 3' 31 I I 16 13 I 1 53 S2 51 SO 49 .. i 1 .. I 33 .. I I '" I I. I I - - I I IT D PLAN I~ .. .. '7 \ i< - - - - ~ 87 .. .. .. ~ II .. II IlJ( 96J ........ 7. 74 70 76 77 78 .1 - - - - - - - - - 7& 71I80818283848!5 86 70 71 72 ~ ~ 11 GEl1IlGt Il(y...... DRIVE ~ f-.J I I I I I I ~r:--' .. .. Courtice Key Map i Dev 89-G67 and 18T -89055 Rezoning and Draft Plan of Subdivision (Revised) ~ William Tonno Construction Limited 631