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HomeMy WebLinkAboutPSD-035-02 r ! y ~.., . -~ -.. " C!NbJgton REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE t Monday, April 29. 2002 '])/'/ (;/17-/7 -0::4.... PSD-035-02 File #: PLN 31.5.6 By-law #: Date: Report #: Subject: WORDEN (EAST) NEIGHBOURHOOD DESIGN PLAN RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-035-02 be received for information. Submitted by: D i . Crome, MCIP, R.P.P, Director of Planning Services Reviewed by:6 t'-~_~ Franklin Wu. Chief Administrative Officer IL*BN*DJC*sh April 12, 2002 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 F 905-623-0830 642 v ."L , , REPORT NO.: PSD-035-02 PAGE 2 1.0 PURPOSE OF A NEIGHBOURHOOD DESIGN PLAN 1.1 The Clarington Official Plan allows for the preparation of a Neighbourhood Design Plan prior to consideration of any plan of subdivision. These plans do not require Council approval but are to be utilized by staff in reviewing subdivision applications for the specific neighbourhood. They also serve to illustrate to existing residents and prospective purchasers the intended land uses proposed in a neighbourhood. 1.2 The design plans are to detail the following: ~ Locations of schools, parks and open space blocks, including stormwater management blocks; ~ Lotting patterns and residential densities; ~ Road alignments within a neighbourhood, including right-of-way widths and required widenings; and ~ Walking or cycling trail systems, as well as future transit routes. 2.0 BACKGROUND 2.1 The Worden neighbourhood is located in the north western portion of the Courtice urban area. The larger area is bounded by Townline Road to the west, Farewell Creek to the east, Highway No.2 to the south, and the urban area boundary to the north. Most of the neighbourhood is developed but there remains infill opportunities on the east and west sides. The eastem portion of the neighbourhood covers the area west of Farewell Creek to Centerfield Drive, and extends from the north side of Nash Road northward to the urban area boundary (Attachment 1). 2.2 On November 8, 1996 this area of the Official Plan was referred to the Ontario Municipal Board (Referral 4) by Mr. Cliff Curtis, of 3280 Tooley Road, in regards to the designation of a separate elementary school site. In order to avoid an Ontario Municipal Board hearing the Municipality entered into negotiations with Mr. Curtis. A settlement was reached between the Municipality, the Peterborough Victoria Northumberland and Clarington Catholic District School Board, and Mr. Curtis in June of 1997. The Memorandum of Understanding stated that the Municipality would prepare a Neighbourhood Design Plan for the Worden (East) Neighbourhood based on a scoped terms of reference whereby, in addition to other items such as servicing and road 643 .'.t. , , REPORT NO.: PSD-035-02.doc PAGE 3 patterns, the school site would be determined. Upon signing the Memorandum, the Municipality, the School Board, and Mr. Curtis agreed to request that the Ontario Municipal Board dismiss the objection to the Clarington Official Plan. The requests were made and the Separate Elementary School designation was approved. Neighbourhood Design Plans are normally prepared by the developer(s) as a prerequisite to filing a draft plan of subdivision. In this case the Municipality has undertaken the exercise to fulfil the terms of the settlement with the School Board and Mr. Curtis. 2.3 The primary purpose of the Plan is to illustrate how a school site can be accommodated in the Tooley Road area while allowing for the balance of the neighbourhood to be serviced. The Neighbourhood Design Plan was initially prepared by D. G. Biddle and Associates at the Municipality's request due to their familiarity with the servicing issues in this area. Staff subsequently modified the Plan through the public participation process. 3.0 WORDEN (EAST) NEIGHBOURHOOD DESIGN DETAILS 3.1 Separate Elementary School Site Section 18.4.2 of the Clarington Official Plan requires a minimum of 2.5 hectares be allocated for future elementary schools on full municipal services. The Plan proposes to locate the school in the south end of the neighbourhood within access of available services on Nash Road. The neighbourhood is encumbered with fragmented ownership. The School Board indicated that, as they would have to assemble land in order to meet the 2.5 hectare minimum, they wished to deal with as few land owners as possible. The chosen site covers three properties, two of which are owned by the same developer. The School Board has been informed that all three properties are currently listed for sale. 3.2 Parks, Open Space Areas and Trails 3.2.1 This neighbourhood has several environmental features within its boundaries. The north west portion of the neighbourhood contains a Deciduous Swamp just north of Springfield Lane. Immediately east of the swamp is a Mixed Forest, which extends outwards towards Tooley Road and runs south to just north of Poppyfield Drive. There are two small strips of Cultural Woodland extending from Poppyfield Drive out to Tooley Road. 644 -t J, REPORT NO.: PSD-035-02.doc PAGE 4 The lands abutting Farewell Creek contain a Coniferous Forest, a Mixed Forest, and a Deciduous Forest. In the area where Farewell Creek crosses Nash Road the Creek is surrounded by a Cultural Meadow. 3.2.2 Map C 1 of the Clarington Official Plan identifies the majority of these Natural Features as it recognizes the Tableland Woodlot in the northwest portion of the neighbourhood and the Hazard Lands adjacent to the Creek. Both the Tablelands and the Hazard Lands are designated "Environmental Protection" on Map A2 of the Official Plan. 3.2.3 There is a 0.46 hectare parkette proposed within this neighbourhood immediately adjacent to the 2.50 hectare separate school site. It is the intent of the Municipality to provide a trail network along the Farewell Creek where topography and vegetation permit. All of the valley lands associated with the Creek are currently under private ownership. The Municipality's Land Acquisition Strategy has identified these valley lands for acquisition through a process of dedication or donation. 3.3 Population and Housing 3.3.1 Table 9.2 of the Clarington Official Plan identifies the housing target for the entire Worden Neighbourhood as follows: >- 1175 low density units >- 125 medium density units >- 100 intensification units 3.3.2 Approximately one third of the Worden Neighbourhood has been developed between Centerfield Drive and Varcoe Road. This Neighbourhood Design Plan, as approved by the Director of Engineering and the Director of Planning Services, has allocated 149 new residential units, all in the form of low density development. Fifty-six low density units are existing and 9 units of infill are proposed. There are nine 15 metre lots identified for the south side of the Cloverfield Road extension. Fourteen 12 metre lots are proposed for the Springfield Lane extension as it connects with Tooley Road. The balance of the new units are to be in the form of low density residential development on larger lots (Attachment 2). 645 " REPORT NO.: PSD-035-02.doc PAGE 5 3.4 Servicing 3.4.1 There is an existing watermain running along Nash Road. In 2001 a 300 mm extension of the watermain was installed along Tooley Road northward to McLean Road. Future development will be serviced by 150 mm connections to the existing watermains along Cloverfield Street, Poppyfield Drive and Springfield Lane. The provision of sanitary sewer will follow the same route as the watermains. 4.0 PUBLIC PARTICIPATION 4.1 A public information open house was held on June 7, 2001, to present the first version of the Neighbourhood Design Plan (Attachment 3) to the property owners and adjacent residents for comment. Seventy-one people attended the open house and 33 of these provided written comments. Objections were in regards to the location of a school in the neighbourhood and the provision for medium density units in the form of townhouses. Concerns were also raised for the protection of the existing stand of trees between the houses fronting on Centerfield Drive and Tooley Road. 4.2 All attendants of the open house were invited to participate in a neighbourhood workshop held on September 19, 2001. Thirty people attended. The majority of the participants were strongly opposed to locating a school in the neighbourhood, and providing for townhouses. The issue of lot size was also raised. Several people noted that Courtice appears to have more higher density housing than necessary in the form of townhouses and links. Environmental issues were also discussed as the property owners along Centerfield Drive did not want to see the trees backing onto their properties removed when the area develops. 4.3 In response to these concerns staff met with the Peterborough Victoria Northumberland and Clarington Catholic District School Board to determine the absolute need for providing a school in the neighbourhood. The Board indicated that the site was necessary and would not support removing it from the plan. 646 '-"; REPORT NO.: PSD-035-02.doc PAGE 6 4.4 As to the types of housing, staff ana lysed recent statistics on housing form in Clarington and agreed that prestige housing is lacking in newer developments. To this effect the townhouses and links were removed and replaced with 12 metre and 15 metre singles. Two different versions of the land use concept plan were prepared. Draft 2 indicated that the extension of Springfield Lane would have 15 metre lots with above average depths on both sides of its north/south extension. Draft 3 provided for three cul-de-sacs on the west side of Springfield Lane accommodating large residential lots. Additional large lots were on the northern extension of Springfield Lane and on both sides of Poppyfield Drive. 4.5 Both Drafts were presented at a workshop held on December 11, 2001. Sixteen people attended. The participants were requested to provide their likes and dislikes in regards to the two Drafts. A favourable response was received in regards to the removal of the townhouses and links on both Drafts. Objection to the school site was still apparent. Draft 3 was the preferred choice with the majority of the participants noting their preference for the prestige residential lots and the cul-de-sac form of development. 4.6 Draft 3 was further revised to indicate that the area north of Poppyfield Drive would be subject to an Environmental Impact Study at the time of development. The Study will serve to address the environmental issue of preserving as much of the good quality trees within the context of a residential development. The majority of these trees would be between the homes fronting on Centerfield Drive and Tooley Road. It will only be realistic to preserve primarily the higher quality deciduous trees with suitable grading and drainage controls which may deviate from standard engineering practise. 5.0 COMMENTS 5.1 A Neighbourhood Design Plan is a concept plan to address the main elements of street pattern and servicing requirements. It is not a statutory requirement and therefore not subject to appeal. The Plan does not replace the approval of a plan of subdivision or rezoning, nor will it remove any resident's rights to object to subsequent subdivision or 647 REPORT NO.: PSD-G35-02.doc PAGE 7 rezoning applications under the Planning Act. No applications for development have been filed in the neighbourhood, although the area has been both zoned and designated for residential use since the 1950's. Development has not been pursued to date due to the fragmented ownership pattem that requires land assembly. 5.2 Extensive public consultation was conducted in the preparation of the Plan. Revisions were made in light of the public comments received at the open house and workshops. All townhouses and links have been removed. Implementation of this plan will require the removal of a Medium Density Symbol, which will be done through the next Official Plan Review. The school site remains as the Clarington Official Plan requires that a separate elementary school be provided in the neighbourhood, and the school board is not willing to support its removal. 5.3 The Natural Environment section of the Clarington Official Plan requires that an Environmental Impact Study (EIS) be conducted for development applications located within or adjacent to any natural feature identified in the Plan. The area indicated as large lot residential north of Poppyfield Lane contains an identified tableland woodlot and therefore, will be subject to an EIS. Development of the balance of the neighbourhood will be subject to the standard procedures applied to all applications for subdivision development, which would include the preparation of tree preservation plans. Both measures will address the area residents concem to protect the existing trees. 6.0 CONCLUSION 6.1 Staff have prepared this report to inform Council that the Neighbourhood Design Plan has been completed in accordance with the settlement arrangement with Mr. Curtis and the Catholic District School Board, and that it has been approved by the Director of Planning Services and the Director of Engineering. Attachments: Attachment 1- Attachment 2- Attachment 3 - Key Map Land Use Concept Plan Open House Draft 648 ~.~ .' REPORT NO.: PSD-035-o2.doc PAGE 8 Interested parties to be notified of Council and Committee's decision: P. Levandoski 3310 Tooley Road Courtice, Ontario L 1 E 2K7 Michcal Zygocki 378 King Street Oshawa, Ontario L1J 2J9 Cora Tonno William Tonno Construction 121 Marica Avenue Oshawa, Ontario L 1 G 3G9 Lyle Taylor 107 Centerfield Drive Courtice, Ontario L1E 1L5 Delbert Grills 3054 Tooley Road Courtice, Ontario L 1 E 2K8 Scott Brown 7 Wade Square Courtice, Ontario Paul Gearing 3131 Tooley Road Courtice, Ontario L 1 E 2K8 Clifford and Flora Curtis 3280 Tooley Road Courtice, Ontario L 1 E 2K7 Greg & Janet Goodall 130 Centerfield Drive Courtice, Ontario L 1 E 1 L4 Michael Strahl 115 Centerfield Drive Courtice, Ontario L1 E 1 L6 Peter Nelles 7 Cloverfield Street Courtice, Ontario L1E 1K3 Ken Wickens 117 Centrefield Drive Courtice, Ontario L1E 1L6 Benson Hanewich 3164 Tooley Road Courtice, Ontario L 1 E 2K8 Rita Kling 44 Centerfield Drive Courtice, Ontario L1K 1K2 John Hanewich 3178 Tooley Road Courtice, Ontario L 1 E 2K8 Scott Clark 68 Centerfield Drive Courtice, Ontario L1E 1K7 Sharon Ferguson 77 Centerfield Drive Courtice, Ontario L1E 1K7 T. Harlos 97 Centerfield Drive Courtice, Ontario L1E 1K5 649 ~... " REPORT NO.: PSD-035-02.doc PAGE 9 Sue & Ed Dalmage 87 Centerfield Drive Courtice, Ontario L1E 1K7 Kim & Fraser Anderson 89 Centerfield Drive Courtice, Ontario L1E 1K7 Ernie Rainbow 99 Centrefield Drive Courtice, Ontario L 1E 1L5 Mr. Rowsell 3225 Tooley Road Courtice, Ontario L1 E 2K7 Mr. Mulligan 3 Cloverfield Street Courtice, Ontario L1E 1K3 Mr. Courtney 10 Cloverfield Street Courtice, Ontario L1 E 1 K3 Lou Horvath 49 Centerfield Drive Courtice, Ontario L1E 1K2 Mr. Nixon 3193 Tooley Road Courtice, Ontario L1 E 2K7 Tornine McMillan 5 Cloverfield St. Courtice, Ontario L1E 1K3 Peter Hanewich 4645 Commerce Nacos Dr. Commerce Tulp MI, USA 48382 Dave Tonkin Royal LePage 80 Athol Street E Oshawa, Ontario L1 H 887 650 ATIACHMEINT 1 Worden (East) Neighbourhood Courtice w o ~ <( > Cl ..J o I LOi 34 III LOT 33l ~ '7~/.0 ~_ ,-/ )0 "1.. ~ ~/h 'r~ / ~ . ~ ~ ~... ) ~ ~~.~/ ~ 'l~E ~-0 ,//0 ~) ~ ~ ~ 'I'/. ~ 'isdv l ~ CONroll ~ v.c% ~ / 1m ~v. // "" ffh- :;:>} /2 ~ ~ ~ ~ 'l/ ~ ~URACOUR t~ Cllr Y= == /' ~ 'l'//~ '/M ([~ iil 1'-0'-..= ~ ////7 '///fi/.Y~ \cJ 1--"- \ '-__ r-- --- ///////. 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'l7~ ~ _ NASH ROAD == I I - I 'I I ,,\ / I- =51 -~- //=i=1 ~- = -lE Ii, ~R!v~ ~,_ ~ v - ~ -=='1 ~~ - DEVOND \ \ J / McLE I~ Sj;. ~ / ~~ 651 , 0" A'ITACHMENT 2 ~ 7' LEGEND - D - - - - ~ ENVlRONMENTA.L PROTECTION AREA EXISTING RESIDENTIAL AREAS RESIDENTIAL DEVELOPMENT AREAS ",a,OMSNlUDEfN;H;D\HI +1S,cmSlHGl.[DEfJOlEDIHI cU.OI'oSNJl.EDEfl.cllEDlINII RESIDENTIAL INFILL OPPORTUNITlES M'UM!'.O$ DH1ltI:E<ST$lOCOF1OOlF:YRIWl .oJlESUEl.ECTTOfUIU'I€!mIIY SEPARATE ELE'-IENTARY SCHOOL PARK FUTURE STUDY AREA f\JTUREwo:JUSEDEfEllMllPDOfC. ADEi./IIXIIotMJEAllGIIlIOITS'TU1)'r ~ AREA SUBJECT TO , ". ENVIRONMENTAL IMPACT STUDY .. (Sl\IO'1' ...VAff'EeT "'lAO OJ<()UlTTINC PollTTUlli) ---- - EXISTING SIDEWALK PROPOSED SIDEWALK ~...........~ LOCAL ROAD ---COLLECTOR ROAD __ _ARTERiAl ROAD NElGH60URHOOD UNIT COUNT COW DENSITY EXI$T1NGUNITS 56 INFILL OPPORTUNmES 9 PROPOSED DEVELOPMENT 84 TOTAL 149 o UO(1.........EIIT&...-.OOO.............. 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