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Cl~-YJgton REPORT PLANNING SERVICES Meeting: PUBLIC MEETING GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday April 8, 2002 Report #: PSD-025-02 File#: VD?OP COPA 98-001, DEV 94-061 and ROPA 95-006 6fJ/1 - /b3-D:;Z By-law #:~ OOc7 -:)'~ SUbject: CROOKED CREEK GOLF COURSE OFFICIAL PLAN AMENDMENT AND REZONING APPLICATIONS RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1, THAT Report PSD-025-02 be received; 2, THAT the Regional Municipality of Durham be advised that the Municipality of Clarington recommends the approval of the Regional Official Plan Amendment application (ROPA 95-006), as submitted and revised by Tunney Planning on behalf of Crooked Creek Golf Course Inc, to permit the development of a 9 hole golf course, club house and maintenance buildings; 3, THAT Amendment No, 26 to the Clarington Official Plan detailed in Attachment 7 to this Report to permit the development of a 9 hole golf course be ADOPTED and the necessary By-law be passed and that Amendment No, 26 come into force and effect the date the Minister of Municipal Affairs and Housing approves the necessary amendment to the Durham Region Official Plan amendment in support of ROPA 95- 006; 4, THAT the application for rezoning (DEV 94-061) be referred back to staff until such time as the following conditions have been satisfied: 608 , REPORT NO.: PSO-025-02 PAGE 2 a) The general form and content of the Site Plan development agreement is agreed to and includes; ~ The conditions to implement the turf management report; ~ The conditions to implement the hydrogeological report; ~ The conditions to implement the EIS report as consolidated by Niblett and Associates; b) The applicanUowner agrees to conduct at least a 3 year post construction monitoring program; and c) Arrangements are made for the transfer of the provincially significant ANSI lands to CLOC as part of the Stephen's Gulch Conservation Area, 6, THAT Durham Region and Durham Region Planning Department be sent a copy of this report and all attachments, 7, THAT Durham Region Planning Department and all interested parties listed in this report and any delegations be advised of Council's decision, Submitted by: Day. , rome, MCIP, R,P,P, Director of Planning Services Reviewed by: 0 (f{:b~)- ~ Franklin Wu, Chief Administrative Officer HS*SN*DJC*df April 2, 2002 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 609 " REPORT NO.: PSD-025-02 PAGE 3 1.0 APPLICATION DETAILS 1,1 Applicant: Crooked Creek Golf Course Inc, 1,2 Agent: Tunney Planning 1,3 Official Plan Amendment: To redesignate a 41,9 ha parcel of land located Part of Lot 3, Concession 4, former Township of Darlington to permit a 9 hole golf course, club house and maintenance buildings (COPA 98-001), An amendment to the Durham Region Official Plan has also been received to redesignate the lands to permit this development (ROPA 95-006), 1.4 Rezoning: To rezone a 41,9 ha parcel of land to an appropriate zone permitting a 9 hole golf course, club house and maintenance buildings, 1,5 Site Area: The lands subject to the official plan amendment and rezoning application cover a total of 41,9 hectares (103,5 ac) (Attachment 2), 2.0 LOCATION The site is located in Part of Lot 3, Concession 4, former Township of Darlington (Attachment 2), The property's northern limits abut Taunton Road, 3,0 EXISTING AND SURROUNDING USES 3,1 Site Characteristics The lands are 41 ha in size, with almost half of the lands being environmentally sensitive, Three watercourses traverse the site as follows: 610 " REPORT NO.: PSD.025.02 PAGE 4 i) a deeply incised valley containing the Soper Creek crosses the northwest corner of the property; ii) the middle of the site is bisected by a tributary flowing into a man-made irrigation pond that drains into the Soper Creek; and iii) a wide valley area containing Crooked Creek consumes the south west portion of the site, The south end and the northwest edge of the site have been identified as a provincially significant Life Science ANSI (Attachment 3), Past study of this area commonly referred to as Soper Creek/Stephen's Gulch has found uncommon wildlife species and substantiates that this area provides a wide range of habitat opportunities for species such as mink, white tailed deer, broad-winged hawk and rutted grouse, In addition to the wildlife features and functions of this area, seepage springs occur throughout the valley slopes, providing contributions to the cold-water fisheries of the Soper Creek, Uncommon herbaceous species such as orchids have also been noted within these valley lands, The Soper Creek and the Crooked Creek tributary have been identified by the Ministry of Natural Resources as a provincially significant Life Science ANSI, recognizing the wildlife significance of this area on a provincial scale, The lands south of the Crooked Creek valley lands, and generally located on the lands south of the site, have been identified as a provincially significant Earth Science ANSI, recognizing the relatively undisturbed nature of the ancestral Lake Iroquois Beach formation at this location, The tableland portion of the lands have been actively farmed with the exception of the last year where the lands have been left to fallow, Along the Soper Creek Valley edge, the fields have been planted and harvested up to the edge of the top of bank, As a result of this agricultural activity, and the lack of an appropriate setback to the top of 611 REPORT NO.: PSD-025..Q2 PAGE 5 bank, excessive erosion of the valley back into the field and slumping of the valley slopes have occurred, 3,2 Surrounding Uses North - The lands to the north of the site are crossed by the forested Soper Creek Valley, and are used in part for agricultural purposes. An existing residence is located on the north side of Taunton Road across from these lands, West - The Soper Creek Valley runs through the lands to the west. These forested lands are owned by CLOC and are referred to as Stephen's Gulch Conservation Area, East - To the east, the lands have been farmed, South - South of the subject site is the provincially significant Stephen's Gulch Earth Science and Life Science ANSI. 4.0 PLANNING LEGISLATION The applications for this project were submitted under two different versions of the Planning Act resulting in differing processing requirements, The Regional Official Plan amendment application and the rezoning application were submitted under the Planning Act, RSO 1990, The application to amend the Clarington Official Plan was submitted after the revisions of Bill 20, The processing differences include notice period, timing of the public meeting, the approval authority, the process for notice of Council's decision and the means of appealing a decision, 5.0 BACKGROUND 5,1 The original application for rezoning and site plan approval (received on November 29, 1994) proposed an 18 hole golf course on 54 ha of land, In response to the inability to 612 REPORT NO.: PSO-D25-D2 PAGE 6 effectively mitigate the impacts of an 18 hole golf course, the application for development was substantially downsized to a 9 hole golf course on 41 ha of land and submitted in November 1999 (Attachment 1), The revised application buffers the development proposal from the most ecologically sensitive areas of the site, 5,2 In support of this application the fOllowing technical studies were submitted: . Environmental Impact Study, prepared by Bird and Hale and submitted in June, 1996, . Turf Management Report, prepared by Kortekaas Lally Holmes Golf Course Consultants and submitted in January 1997, . Hydrogeological Assessment Report, prepared by Geo-Logic Inc, and submitted in December 1997, These reports are briefly summarized in Section 8,0 of this report, 5,3 On January 22nd, 1999, an application to close and convey part of the road allowance between Lots 2 and 3 from Concession 4 to 5 was submitted to Clarington Engineering Services, The need for this application reflects initial comments from the Region of Durham identifying concerns with the location of the entrance, Due to the speed limit and the hill on Taunton Road, the Regional Works Department identified the only safe location for an entrance would be at the unopened municipal road allowance, The application to close and convey the road allowance was submitted by Crooked Creek Golf Course and Mr. and Mrs, Tax, Engineering Services determined that the subject road allowance will not be needed as part of the Municipality's future transportation system, and the road allowance was considered surplus, On July 19, 1999, By-law 99-120 was passed authorizing the stop- up and closure of the road allowance and conveyance to the adjacent property owners, 6.0 OFFICIAL PLAN 6,1 The Durham Region Official Plan designates the lands "Major Open Space" with an indication of "Environmentally Sensitive Area", The predominant use of lands within this designation shall be conservation, recreation, reforestation and agricultural uses, 613 REPORT NO.: PSD-025-02 PAGE 7 Section 14,3,2 of the Region's Official Plan requires an amendment to the Official Plan for the approval of a golf course, Section 12,3.4 of the Region's Official Plan identifies 6 criteria that must be satisfied in order to consider a golf course application, Also required is an Environmental Impact Study (EIS) that shall identify the natural features and functions, the sensitivity of the features and functions, and recommend mitigation methods that will protect the surrounding environment from the development. 6,2 The Clarington Official Plan designates the lands "Green Space" and "Environmental Protection Area", Golf courses may be permitted on lands designated "Green Space" by amendment to the Official Plan, Section 13,3.4 identifies criteria that must be satisfied by a golf course application and are similar to the criteria contained within the Durham Region Official Plan, 7.0 ZONING BY-LAW The Municipality of Clarington Zoning By-law 84-63 as amended zones, the subject lands "Agricultural (A)" and "Environmental Protection (EP)", Lands zoned "Agricultural" do not permit a golf course, however within the Environmental Protection zone, a golf course is permitted, 8.0 TECHNICAL STUDIES In accordance with the requirements of the Region of Durham Official Plan and the Clarington Official Plan, and to document and ensure that this application will not impact the sensitive natural features on and adjacent to the site, a number of technical studies were prepared, reviewed and accepted, An Environmental Impact Study (EIS), a Hydrogeological study and a Turf Management Report have been prepared in support of the application, An executive summary of each study is attached to this report, 8,1 Environmental Impact Study Due to the ecological sensitivity of this site, the environmental impact study (EIS) has been a critical component in the review of this application, The first EIS was prepared 614 REPORT NO.: PSD-025-02 PAGE 8 by Bird and Hale Limited and was submitted in June 1996, This original EIS determined that the impacts of the proposed 18 hole golf course could not be sufficiently mitigated to protect the natural features or functions of the provincially significant ANSI's, After a number of iterations to the proposed plan and subsequent impact assessments, it was apparent that the highly sensitive areas of the site had to be totally avoided and buffered from impact. In response, the 18 hole golf course on 54 ha of land was pared down to 9 holes on 41 ha, The revised plan no longer proposes fairways, tees or greens to be located within the most sensitive lands, including the provincially significant Life Science and Earth Science ANSI. An addendum to the EIS was prepared in response to the 9 hole golf course, In January 1999, Durham Region commissioned Niblett Environmental Associates (NEA) to conduct a peer review of the environmental impact studies that had been submitted in support of the application, NEA requested that a consolidation of all EIS recommendations applicable to the 9 hole golf course be prepared, This consolidation was not prepared and in order to move things along, the Region asked NEA to prepare a list of conditions that would permit this application to proceed through the planning process, A summary of this report is contained in Attachment 4 to this report. NEA has proposed a 3 step process: . identification and analysis of potential impacts of the development, mitigation measures, and net effects; . post construction monitoring and reporting requirements; and . monitoring of mitigation measures and remedial actions, The first step consolidates all recommendations made by the EIS consultant, modified where appropriate to reflect the changes in the number of holes and the layout of the golf course, This exercise describes the potential impacts of development of each hole on the natural features and functions, how best to mitigate or avoid the impacts, and an 615 REPORT NO.: PSD-025-02 PAGE 9 analysis of the net effects of development of each hole and implementation of mitigation measures (Attachment 4A), The second step provides a schedule of monitoring and reporting to be conducted after the golf course has been developed, It recommends monitoring the following components; surface water quality, groundwater quality and quantity, erosion, amphibians, survival of plantings and control of invasive species, For each component a description is provided identifying how and where monitoring should occur, who should conduct the monitoring, how often should the component be monitored and frequency of reporting the data (Attachment 48), Using these same components, the third step recommends monitoring of mitigation measures, If the mitigation has not been effective, remedial actions are proposed, It is incumbent upon the applicant, the Municipality, the Region and CLOC that the recommendations of this EIS are satisfied, 8,2 Hydrogeological Report This report was prepared by Geo-Logic Inc in December 1997 and describes the existing hydrogeologic conditions and determines the suitability of the development of an 18 hole golf course on 54 ha of land, Possible impacts this development may have on the shallow groundwater regime and down-gradient functions have been identified, A summary of this report has been provided in Attachment 5, The conclusions of this report state that irrigation shall be provided by an on-site well and that use of this well will have no impact on adjacent wells or the level of the existing pond, There exists a deeper confined aquifer that provides little or no contribution to localized baseflow, significantly reducing the potential of contaminants getting into the watercourses, There will be no reduction of baseflow due to irrigational practices. 616 REPORT NO.: PSD-02S-02 PAGE 10 This report recommends that additional vegetative buffers be planted around the tributaries and ponds to aid in absorbing excess nutrients and reduce soil erosion, It is also recommended that an annual water quality monitoring program be conducted ensuring good water quality is maintained, The collection of water level and consumption data on a regular basis is also suggested in order to evaluate the performance of the well and the long term impact on the aquifer. The report was peer reviewed by Gartner Lee, After receipt of additional information, the peer review concurred with the report's review of fertilizer impacts and the impacts on groundwater and surface water of this proposal. Gartner Lee was satisfied that the deep confined aquifer can sustain irrigation requirements for the proposed 9 hole golf course without causing adverse impacts on the creeks or existing wells, 8,3 Turf Management Report A Turf Management Report was prepared by Kortekaas Lally Holmes Golf Course Consultants and submitted in January 1997, A revised report was prepared later and is dated January, 1998, This report reviewed the site conditions and proposed best management practices for the care of the golf course, A summary of this report is contained in Attachment 6, Due to the site's sandy soils, it is recommended that a careful approach to fertilizer and pesticide application be implemented, Contained within this report are recommendations regarding the planting of vegetation species including grasses, fertilization requirements and application, stormwater management, irrigation and protection of existing watercourses, In order to eliminate erosion and sediment movement during construction, a detailed erosion control plan shall be developed prior to construction, The report also recommends the adoption of an integrated pest management plan in order to reduce the need for chemical control of pests, 617 REPORT NO.: PSD.025-02 PAGE 11 9.0 AGENCY COMMENTS The original application and the revised application were circulated to agencies for their review and comment. The following summarizes comments made by the agencies, 9,1 Clarington Emergency Services and the Building Division identified a number of requirements, These include: · a fire access route to the principal entrance of all buildings, This access route shall have a minimum 12 m centreline and a turning radius having a minimum 6 m width; · provision of turnaround facilities; . require approx 20,000 gallons or more of on-site water supply storage for fire fighting purposes, If on-site ponds are used as a water supply, the Ontario Fire Marshall suggests the design include a 24 inch minimum ice depth, Supply tube connections, location, size and signage is to conform to Clarington Fire Department guidelines, . all buildings that exceed 600 sq, m in building area will require a fire access route and water supply for fire fighting in accordance with the OBC, The above items will be required to be fulfilled to the satisfaction of the Municipality of Clarington prior to signing of the site plan agreement. 9,2 Clarington Engineering Services require that the applicant prepare a tree study and landscape plan, Fulfillment of these conditions will be required prior to entering into a site plan agreement. In addition, the applicant will be required to provide 2% cash-in- lieu of parkland, Comments also identified that the applicant shall satisfy all requirements of the Municipality of Clarington, financial and otherwise, 9,3 CLOC has reviewed the November 2001 peer review report prepared by NEA and concur with the consultant's conclusions, The Conservation Authority is satisfied that a 9 hole golf course can be developed on the lands and they have no objection to the official plan amendment applications to permit said golf course, CLOC notes that there are a number of requirements that must be fulfilled prior to completion of a site plan agreement including monitoring programs, CLOC will continue to be consulted during the review of the site plan agreement and the fulfillment of the recommendations of the technical studies, 618 REPORT NO.: PSD-02S-D2 PAGE 12 The applicant and CLOC have discussed the issue of dedication of the valleylands, The lands possessing provincially significant Life Science ANSI designation will be ultimately dedicated to the Conservation Authority, Dedication of these lands will occur at site plan approval stage, 9.4 The Durham Region Health Department has no objection to the application based on the hydrogeologic report prepared by Geo-Logic, They are satisfied that a private septic system can be accommodated on the site, 9,5 The Ministry of Citizenship, Culture and Recreation confirm that an archaeological site exists on the lands, A Stage 3 archaeological test was conducted and concluded that further archaeological assessment is not necessary, It is required that if any deeply buried cultural remains are discovered during construction activities, the Ministry must be notified immediately, 9,6 The Ministry of Agriculture and Food note that the soils are Class 3 with fertility and moisture holding capacity limitations, It was confirmed that the locational requirements of the agricultural code of practice have been met. This Ministry has no objection to the change in land use to permit a golf course, 9,7 The Ministry of Natural Resources notes that this site is "part of a very significant green space feature which runs along the Lake Iroquois shoreline, and up and down the Wilmot and Bowmanville Creek watersheds, This natural heritage system contains Core Natural Areas, and regional corridors and linkages, which form a key component of the overall Durham Region Natural Heritage System," The Ministry is satisfied that the land use change to permit a 9 hole golf course will not have an impact on the integrity of the natural heritage system, They note that where the holes cross the pond and tributary, some local impacts may occur, but the function of the regional system will not be impacted upon by these crossings, The Ministry is satisfied with the findings of the EIS and concurs with the recommendations for an environmental construction management 619 REPORT NO.: PSO-D2S..Q2 PAGE 13 plan and monitoring program, This Ministry has no objection to the official plan amendments, 10.0 PUBLIC COMMENTS A total of three public meetings have been held since this application was received, Some concerns regarding this development have been raised by residents, Originally, the adjacent landowner expressed concern about the amount of water a golf course will use and the impact these water takings would have on their well water and the availability of water for irrigation of their crops, At a subsequent public meeting, the neighbour expressed support of the development proposed, Concern was raised about removing agricultural land from productivity, and a couple of residents questioned the impact this development would have on the significant natural features in the area and were opposed to the development of the golf course on lands described as provincially significant. 11.0 STAFF COMMENTS 11,1 The applicant's original proposal of 18 holes on 54 ha of land has been revised having regard for the sensitivity of the natural heritage features and functions found on this site, The applicant's revised proposal for 9 holes respects the environmental significance of the site and adjacent lands, In the words of the EIS peer review consultant, "with the inclusion of a properly designed 30 metre buffer in what is presently corn field and by implementing an erosion control plan, we believe that impacts to adjacent watercourses and wildlife habitat can be reduced compared to existing conditions", The golf course design will include a 30 metre buffer from the limits of the provincially significant ANSls to the in-play areas and a 15 metre buffer from the limits of the man- made pond and tributary, These buffer areas are restricted areas and golf activities shall not occur within these areas, The Ministry of Natural Resources and CLOC are satisfied that this buffer distance is enough to ensure the integrity of the natural features and functions it is protecting, The applicant must provide additional information as required 620 REPORT NO.: PSD-025-02 PAGE 14 in the technical reports in order to satisfy the Ministry of Natural Resources, CLOC, the Region and the Municipality, that implementation and operation of the golf course will have no impact on natural features and functions, These additional requirements are documented within the technical studies and in the summary provided in Attachments 4- 6, 11,2 There will be two significant crossings of environmentally sensitive lands, These occur at Holes Nos, 5 and 9, Hole No, 5 is proposed within the wooded area and is adjacent to, but separated from the ANSI. The tee will be located on one side of the pond with the green located on the opposite side, Access from the tee to the green will follow the existing farm path which crosses the dam, Development of this Hole will proceed having full regard for the sensitivity of the adjacent lands and the woodland itself, Golfers will be discouraged from straying from the path, green or tee, The tee, fairway and green are located outside of the buffer area for Hole No, 9, The flyover connecting the tee to the green will cross the unnamed tributary that flows into the man-made pond, The cart path will follow the existing farm path along the old road allowance, Again, no access to the valley lands will be permitted, Some trees will require removal to accommodate the f1yover. Like Hole No, 5 removal of trees will be very specific and all groundcover and shrubs will remain as will the root mats of the trees, These provisions will reduce erosion or the intrusion of non-native species, Where trees are removed, the recommendation is that additional vegetation be planted in areas like the hedgerow along the old road allowance, Hole No, 4 crosses a very small treed swale, Only the cart path and the f1yover clearance will cross the swale, The remainder of this hole is on the tablelands, The EIS identifies that there are no species of concem in this small treed swale and that crossing 621 REPORT NO.: PSD-025-02 PAGE 15 this swale will not have a negative impact on the natural features and functions of the ANSI lands or the pond area, 11,3 The applicant has agreed to participate in the Audubon Cooperative Sanctuary System of Canada (Audubon), This is a certification process designed to recognize and support golf courses that have worked to ensure a high degree of environmental quality on the golf course, This program requires the full participation of the golf course owner as it is the owner who must prepare and implement an Environmental Plan that meets the requirements of the Audubon, Golf courses can receive certification in wildlife and habitat management, integrated pest management, water conservation, water quality management and outreach and education, In addition to approval of the Environmental Plan, if the golf course receives certification for these 5 categories, the golf course becomes a fully Certified Audubon Cooperative Sanctuary for Wildlife, 11.4 Given the environmentally sensitive features at this site, the process for monitoring is critical to ensuring that the impact of this development is minimized, In addition to the Audubon certification, the site plan agreement must incorporate mechanisms to ensure that monitoring is undertaken, Municipal and CLOC staff will be requiring that monitoring is undertaken for at least the first three years of the golf courses operation, Subsequently, the Audubon certification will be the primary mechanism for ensuring ongoing environmentally responsible practices on site, 11,5 The applicant has satisfied the requirements of the Provincial Policy Statements and that of the Clarington Official Plan and the Durham Region Official Plan, The commenting agencies are satisfied and are confident that the proposed 9 hole golf course will not have an impact on the significant natural features and functions, The commenting agencies do not object to the approval of the Official Plan Amendments for this application, The comments of the public have also been satisfied, The technical studies identify that there will be no impact on adjacent wells and that minimal removal of trees 622 REPORT NO.: PSD-025-02 PAGE 16 will occur, Any removal of trees will be compensated by replantings elsewhere on the site, 11,6 At this time, the applicant is pursuing approval of the official plan amendment. It is anticipated that the completion of some conditions identified in the technical studies including an environmental construction plan and golf course routing plan will be beneficial in establishing the limits of the active (in-play) area of the golf course, This information will contribute to the determination of the various zones on the site, As a result, it is recommended that the rezoning application be referred back to staff, 11,7 The proposed Amendment No, 26 to the Clarington Official Plan (Attachment 7) proposes both a site specific text amendment and an amendment to Map A of the Official Plan, The text amendment adds the Crooked Creek Golf Course to Table 18,1 in the Official Plan and identifies it as "G2", Map A is amended by adding "G2" to the map on the subject lands, Staff have no objection to this amendment and recommend that it be approved, 12.0 CONCLUSION It is recommended that Council adopt Amendment No, 26 to the Clarington Official Plan and recommend approval of an appropriate amendment to the Regional Official Plan, It is also recommended that Council at this time defer the zoning by-law amendment application, referring if back to staff for additional implementation studies to be completed in accordance with the recommendations of the EIS and other related studies, Prior to site plan approval and rezoning, the applicant will be required to agree to undertake monitoring and remediation program for the golf course, 623 REPORT NO.: PSD-025-02 PAGE 17 Attachments: Attachment 1 - Attachment 2 - Attachment 3 - Attachment 4 - Attachment 4A - Attachment 4B - Attachment 4C - Attachment 5 - Attachment 6 - Attachment 7 - Crooked Creek Golf Course Master Plan Key Map Limits of Provincially Significant ANSls Summary of EIS Analysis of Potential Golf Course Related Effects on Natural Heritage Features and Functions on Subject Lands and in Adjacent Areas Schedule of Monitoring and Reporting Requirements Monitoring and Remedial Actions Summary of Hydrogeological Assessment Summary of Turf Management Report Proposed Amendment No, 26 to the Clarington Official Plan 624 REPORT NO.: PSD-025-02 PAGE 18 Interested parties to be advised of Council's decision: Central Lake Ontario Conservation Libby Racansky Authority 3200 Hancock Road 100 Whiting Avenue COURTICE, Ontario OSHAWA, Ontario L 1 E 2M1 L 1 H 3T3 Johanna Tax Peter Tax 2220 Regional Road 42 BOWMANVILLE, Ontario L 1 C 3K5 Ministry of Natural Resources Tim Rance, Aurora District 40 Bloomington Road W" AURORA, Ontario L4G 3H8 Crooked Creek Golf Club Ltd, Kevin SewelllDoug Summers 837 Riverside Drive AJAX, Ontario L 1T 3R9 AI O'Donnell 563 Steerforth Street OSHAWA, Ontario K1K 2C3 Dave Fanthoam R.R, # 5 BOWMANVILLE, Ontario L 1C 3K6 Linda Gasser 7421 Best Road P,O, Box 394 ORONO, Ontario ZOB 1 MO Tunney Planning Inc, 340 Byron Street South Suite 200 WHITBY, Ontario L 1 N 4P8 Kerry Meydam 3828 Trulls Road COURTICE, Ontario L 1 E 2L3 Evelyn Stroud 89 Little Avenue BOWMANVILLE, Ontario L 1C 1J9 Durham Region Planning Department Barb Hodgins Box 623, Lang Tower West Building 1615 Dundas Street E, 4th Floor WHITBY, Ontario L1N6A3 Debbie Nixon R.R. # 4 BOWMANVILLE, Ontario L 1 C 3K5 625 626 ATTACHMENT 1 r- LEGEND , I CROOKED CREEK GOLF COURSE Reopon.e to the NEA INe P..~ R...-;.....afth.EIS, :;:y;; ~ "Ppro>om.tellm~ 01 "NSIMlPll'~~ <O~NRI 30mS,'~(Soper 1I.lIeyU'-ScI.nceANSQ ::;:::;l NlP'O>Im..-Umltc! HlghS8n.,tlllltv ES/lMapping(CLOCA) l~mSe\t>ack Higl1Senoib"ly ESAN8Fle~an~s W.I.rcou'.....Pond. ,~ 0- ;'.'rway Pr.ctlceG'~n "" I S"bieelPtoperty -+- . ~ i i Crooked Crook GOlf Course Masler I Plan propared by Kevin Holmes & I Associates TheMaslerPlanis conceptual; tee, green, ,lfIdfairway , siting and Sizing is to be confirmed thrctIQh lhe Srte Planning Process I --" CROOKJ:D CREEK GOLF COURSE I>tASTERPlA....... ShadowlanJ Inassocialionwith Ke'lTln Holmes & A"oc,ues ,od LGL Limited ''-------- (Projecl _Tmm FIGURE 1 1--' Augu,IHl9S1 Dale Re,,;.<<I1-__ ____,__ _~~mb@"gg~_ip'.Oa'll<lB\'CJA Scale ;Cnec.edBv-JRN 13,200 K.101 ATTACHMENT 2 LOT 4 LOT 3 LOT 2 LOT 1 ROAD 4 I I I I I I I I I I I II II II II II '" -g;l DO ",I !l~ ..9~ Cl <( Q: I.LJ Z ~ Z o ~ ~ "'D It -" ~O U " U'D " " DO ;l O'i <lI> o 'DU ~ u I z f2 " z ~ Q: C3 z o (/) (/) W () Z o U ........"......... ...,................"......",..... .................................... ...,.....,........................". ."...."......".................... .........."................."..... .................................... .................................... .................................... ,;::::::::t:::;::::::;:::::::;:::::;:::::{::t:}{::::} I ::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::J I ~CN<' ":':'::::::::::::;:::::::::::if:::l::::::':II::I,:::I:: v ~LL ,......':':'::::::: I I?O;l\D I.LJ ::.:: ROAD 4 I Dar1ington I Clarke Key Map TAU ~ ~~ ~ s;: ~ DEV.94-061 ROPA 95-006 and COPA 98-001 Crooked Creek Golf Club Ltd. t;; '" ~ ~ '" " :J CONCESS N R ~ Subject Site l::::::::?;::::t::::::::] Other Lands Owned By Applicant 627 ATIACHMENT 3 TAUNTON ROAD I -- Soper Creek -~ ~ EARTH SCIENCE ANSI ~ LIFE SCIENCE ANSI SUBJECT SITE 81't;:'plt, ~t\l8 J!(/;:;: " '<O-4D 628 ATTACHMENT" SUMMARY OF ENVIRONMENTAL IMPACT STUDY CROOKED CREEK GOLF COURSE The original report was prepared by Bird and Hale Limited and submitted in June 1996, This report and some of the subsequent addendums reviewed the impact of an 18 hole golf course on 54 ha of land, Purpose The purpose of the report is to investigate the biophysical resources of the site and surrounding lands and to assess whether any impacts of the proposed development would be had on the environment. How these impacts will be mitigated are also to be assessed, Reporting A great deal of information had been collected and provided by the applicant's consultant, and a number of addendums to the original EIS report had been submitted for review, In January 1999, the Region commissioned Niblett Environmental Associates (NEA) to conduct a peer review of the environmental impact studies that had be submitted in support of the application, NEA asked for a consolidation of the EIS work be provided in a synthesis report, The purpose of this synthesis report was to summarize all the EIS documents and to provide a list of the impacts and proposed mitigation for a 9 hole golf course, Eventually, the Region asked NEA to prepare a list of conditions based on the EIS reports, conditions that would permit this application to proceed through the planning process, This list of conditions consolidates all recommendations made by the EIS consultant, modified where appropriate to reflect the changes in the number of holes and the layout of the golf course, NEA has proposed other additional monitoring conditions that are required to ensure the conditions are imposed and implemented appropriately and are effective in achieving a reduced impact or an enhancement. Environmental Construction Management Plan An Environmental Construction Management Plan ECMP is required to be prepared prior to site plan approval. The ECMP must address and provide for the implementation of the following items,: . Erection of temporary barriers or fencing along outside edge of buffer zones, preventing construction equipment from entering the buffer and protected areas, . There will not be any disposal, storage of materials or disruption of vegetation within the buffer areas, . All construction activities shall be scheduled to avoid impacts to fisheries and wildlife in the pond or during bird nesting period, For vegetation, tree removal may occur only during off-season periods, . Bank erosion in the north west section of land requires stabilization, . Implement recommendations of Turf Management Plan for stormwater management. Summary of Environmental Impact Study Crooked Creek Golf Course 62~ Attachment 4: Page 1 , ' . Clearing for cart paths on holes 5 and 9 shall be minimized and restricted to trees only, Trees to be cut to ground level, leaving root mats untouched, Under story and groundcover plants will remain untouched, . Cart path for hole 9 to be located on the old road right of way, . Cart paths to be covered by porous materials in woodland areas, . No surfaces (parking lot, roads, etc) will be paved, Fisheries . Feasibility study that addresses potential impacts on fish habitat and productivity if pond on the unnamed tributary is used as a source of irrigation water. . Approval of CLOC and the DFO prior to any in water work to construct a bottom draw outlet for the pond, Buffer Creation and Rehabilitation . Reforestation of the tributary pond edge, embankment and top of bank areas that are currently unforested, . Native shrub species tolerant of modified habitat conditions resulting from the crossing of the unnamed tributary by holes 4, 5, and 9 will be planted to compensate for the removal of over story forest cover, . 30 m setback (buffer) will be created from all lands designated as ANSI, and the buffer will be revegetated with species that enhance foraging and shelter opportunities for wildlife, are non-invasive and compatible with existing native vegetation (applies to holes 1, 5 and 9), . a 15 m setback (buffer) will be created from all lands designated as ESA and this buffer will be revegetated with species which enhance foraging and shelter opportunities for wildlife, are non-invasive and compatible with existing native vegetation. This condition applies to holes 2,3,4,5,6,7,8 and 9, Veaetation . a tree preservation plan and edge management plan shall be prepared as conditions of site plan approval to address the removal and/or modification of affected areas for holes 5 and 9, These plans should include provisions for long term maintenance of these areas, . revegetation with trees and shrubs will be completed in the vicinity of the green for hole 6 and the tee area for hole 7 to compensate for the loss of vegetation in the hedgerow resulting from construction, . revegetation of the hedgerow between the 8th hole tee and the 7th hole tee will be undertaken with trees and shrubs to compensate for the loss of vegetation during construction of hole 8, Operational Reauirements . Signage to be displayed to inform players of the sensitivity of the area wildlife to noise at particular sites, most especially hole 5, . Signage and fencing will be used for holes 5 and 9 to inform golfers of prohibition of entering valley lands and restricting access to cart path only, Summary of Environmental Impact Study Crooked Creek Golf Course 6.30 Attachment 4: Page 2 " Monitoring Establish a monitoring program to ensure the mitigation and rehabilitation measures are effective in protecting the adjacent sensitive natural heritage features and functions. . Monitoring and reporting schedule as identified in Appendix 2 to the November 2001 report be implemented Establish contingency actions if the monitoring program results indicate the environmental objectives are not being met. . Monitoring and remedial actions schedule as identified in Appendix 3 to the November 2001 report be implemented. Summary of Environmental Impact Study Crooked Creek Golf Course 631 Attachment 4: Page 3 r r I I I I I I 1 , , , I ATTACHM ENT 4A Appendix 1 Analysis of Potential Golf Course Related Effects on Natural Heritage Features and Functions on Subject Lands and in Adjacent Areas A Summary table prepared by Shadowland and dated July 2000, 6.) 2 ,.. ill .,J r:Q ~ I I J t I I , , , ill ~ ~ ~ .,J ~ 12 ~ :2 o ~ (,) ~ lli fil .-; ct uj D: ill CI) !5 o (,) LL .,J o ~ .,J :s .-; :2 ~ o Q. LL o CI) - ~ .,J ~ ct CI) iti D: ct .... ~ (,) ~ Q ct a: Q :2 ct CI) Q :2 ct .,J .... (,) !!:: ~ CI) :2 o CI) :2 o j:: (,) ~ LL Q :2 ct ID !5 .... iti lL III elll .S! "0 ..C: U '" Jlq; CfJ 00 5 Ql.- ao .L: Ql QlUl c: . ,- CfJ C:,_ _ CfJ ro~ ,SO)....; co c: O.L: Ql E >. E E.o c: o cV.g u - > Ql 0 c: ~.L: Ql '" '" Ql -C:.L: ~o"'" __c: CfJ c: 0 oOJU) <nEt) a.a.Ql E.Q'l:: ,- Ql Ql ]!6;""ffi c"O~ Ql "0 c: 15m2 a.CfJO oa. 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ATTACHMENT 5 SUMMARY OF HYDROGEOLOGICAL ASSESSMENT CROOKED CREEK GOLF COURSE This report was prepared by Geo-Logic Inc in December 1997 Purpose and Methodoloav The report describes the existing hydrogeologic conditions and determines the suitability of the development of an 18 hole golf course on 54 ha of land, Possible impacts this development may have on the shallow groundwater regime and down-gradient functions shall be identified, The consultant conducted a review of existing background information and a well inventory survey, This included interviews with neighbours to confirm and supplement Ministry of Environment well water information. On site, 13 test pits were excavated to determine shallow overburden and groundwater conditions and Piezometers were installed to monitor hydraulic gradients and determine the hydraulic conditions of the subsoils, In addition, 4 test wells were drilled on-site to decipher availability of groundwater and to evaluate potential impacts of the proposed development on the local groundwater conditions, Analysis of this well water was also conducted, Site Conditions It was found that the site is comprised of sandy soils and has relatively good drainage, Surface water infiltrates into the shallow sandy soil and slowly recharges towards the adjacent creek, Infiltration does not appear to have access to the deeper aquifer due to a silt or clay layer, It was found that the shallow groundwater flow generally conforms to the ground surface topography generally flowing in a westerly direction towards Soper Creek, The hydrogeologic information revealed the existence of 3 principal aquifer systems being a shallow aquifer separated from the deeper aquifer by a silt or clay layer and lastly an aquifer appearing within fractures in the bedrock, The majority of private wells in immediate area are drilled wells (65%), No shallow wells are hydraulically downgradient of the site, AQuifer Performance Testina Pumping tests were conducted on one of the test wells and during pumping, 2 other test wells on site were monitored as well as the nearest off-site bored well and drilled well. During testing, 1,670,000 Iitres of water was removed in 24,5 hours, The consultant concluded that the test well, in conjunction with a properly designed and constructed water supply system, can provide the necessary quantities of potable water while preserving the long term water quality of the aquifer, Well monitoring during and after the pumping tests revealed that there was no impact on the neighbours well or on the man-made pond, No significant changes were noted in the on-site bored well and the well that supplies water to the existing adjacent house, The pumping test Summary of Hydrogeological Assessment Crooked Creek Golf Course 649 Attachment 5: Page 1 determined that "The water quality and quantity suggest that the aquifer has a minimal connection to the base flow of the creek or infiltration from the site", Nitrates The fertilization of the fairways and greens is anticipated to have a nitrate loading of 354 kg of nitrate fertilizer a year, Based on site infiltration, projected nitrate concentration at site boundary will be 1,7 mg/L, The receiving pond and tributaries are not anticipated to be adversely effected, Present nitrate levels in the pond is 1,Omg/L and Soper Creek is 1.6 mg/L. A negligible impact is anticipated on the watercourses from fertilization practices, Waste Disposal Site can facilitate a Class 4 or Class 10 type waste disposal system, The report provides 11 recommendations regarding the proposed waste disposal system including recommended setbacks between system, buildings and property line, For review of these recommendations, refer to the consultant's report, Conclusions and Recommendations The report concludes that: · Irrigation of the site can be facilitated by the on-site well. . Use of this well will have no impact on adjacent wells or on the level of the man-made pond, . A deeper on-site aquifer complex prevents migration of potential contaminants into groundwater. This aquifer is confined and it is expected that the aquifer provides little or no contribution to localized baseflow, . During summer months, as a result of irrigation, an increase in baseflow may occur, . It is expected that during irrigation a marginal flow increase in the discharge of the pond to the creek may occur, . No adverse effects on down-gradient watercourse due to irrigational practices are anticipated, . No adverse effects on down-gradient flow will be noted during the peak flow periods that occur during spring and fall months, . Use of fertilizers is not anticipated to impact water quality in Crooked Creek, . Cumulative impact of golf course on off-site groundwater baseflow is expected to have a positive affect. . Potable water is available on site, It is recommended that: . I rrigation be discharged in the areas of the tees, fairways and greens. . Irrigation be directed towards areas of low runoff and aided by installed underground drainage, . Recommend limit use of fertilizers around watercourses, . Recommend additional vegetative buffers and infiltration strips around tributaries and pond banks to aid in absorbing excess nutrients and reduce soil erosion, . Recommend to pump water from well at 100 igpm and any excess water is to be obtained from the pond when short term requirements are needed, . Maximum water taking is 655,000 L1day, Summary of Hydrogeological Assessment Crooked Creek Golf Course 650 Attachment 5: Page 2 . . Central water supply system incorporate use of existing drilled water well. . System may require use of a storage facility (pond) to lower the quantity of water used during peak demand periods, . Place flow control devices on equipment to avoid over pumping, . The area around the well be identified as a Zone 1 well head protection area, The installation of guard posts will ensure potential contamination including application of fertilizers, pesticides or herbicides in surrounding area will be avoided, . An annual water quality monitoring program be conducted to ensure maintenance of good water quality, . Collect on a regular basis, water level and consumption data to evaluate the performance of the well and the long term impact on the underlying aquifer, . Require a full-time water taking permit. Peer Review The report was peer reviewed by Gartner Lee and was received on February 8, 1999, More information about the aquifer was requested to assist in assessing the long term sustainability of the aquifer. This included identification of adjacent land uses, It was also suggested that other on-site wells and two off-site wells be included in the monitoring program and that the man-made pond be monitored if it is to be used for irrigation, Geo-Logic Inc provided the additional information and in April 1999, Gartner Lee was satisfied that the deep confined aquifer can sustain irrigation requirements for the proposed 9 hole golf course without causing adverse impacts on the creek or existing wells, Gartner Lee also concurred with the report's review of impacts from fertilizer and impacts on groundwater and surface water, and that the site is suitable for a subsurface septic disposal system, Summary of Hydrogeological Assessment Crooked Creek Golf Course 651 Attachment 5: Page 3 .' ATTACHMENT 6 SUMMARY OF TURF MANAGEMENT REPORT CROOKED CREEK GOLF COURSE This report was prepared by Kortekaas Lally Holmes Golf Course Consultants and was submitted in January 1997, A revised report is dated January, 1998, Purpose The purpose of the report is to review the site conditions and prepare a report that identifies best management practices for the care of the golf course, Included within the best management practices is the identification of grass species that would be hardy, and generally drought tolerant and recommendations regarding the application and amount of fertilization needed, Lastly, the report examines stormwater management, irrigation and the existing watercourses, Both reports were prepared in anticipation of a 18 hole golf course on 54 ha of land, Turf Fundamentals The consultant reviewed the design, construction, fertilizer needs and seed selection for the greens, tees, fairways, and roughs, Generally, using a grass species that is drought resistant and tolerant to disease is recommended, In order to lower the concentration of fertilizer and pesticides, underdrains in the greens will be installed to collect excess runoff and any fertilizer and pesticide contaminated leachate, Drains and leachate will go to water quality basins having a sand-peat filter, The amount of area allocated to fairways has been reduced and the first 100 yards from tee areas will not be actively maintained, Two types of rough are proposed, A Maintained Rough and Naturalized Out-of-Play Rough, The Maintained Rough will be seeded with drought resistant and pest/weed resistant strain of seed, There will be minimal harsh measures taken to control weeds within these areas, The Naturalized Out-of-Play Areas will be visually distinct from the fairways, in part due to the reduction of maintenance within these areas, and in part due to the species to be planted within these areas, It is intended that these areas will provide food and shelter for wildlife and provide wildlife corridors functions, Opportunity exists to create wildlife habitat structures in these areas, Water Fundamentals All greens, tees, and fairways will be setback a minimum of 30 m from the centerline of the watercourses or 15 m from the defined top of bank, These setback areas will be maintained in a natural state to permit the natural heritage features and functions associated with the watercourses to be maintained, The setback zones will consist of areas of unmaintained, native grasses, aquatic plants, shrubs and trees, Summary of Turf Management Crooked Creek Golf Course 652 Attachment 6: Page 1 " Changes to the site will "result in the establishment of a high quality turfgrass on well-drained tees, greens and fairways, This will result in a decrease in peak stormwater runoff flows and increased groundwater recharge across the site", All stormwater from parking areas and other highly maintained areas will be directed to stormwater storage facilities, All runoff from the golf course will be collected by swales and directed to water quality basins, ensuring that no stormwater runoff will be conveyed directly into the natural areas, Irrigation Irrigation water will be taken from the existing pond, The pond will be fed by an on-site well. An efficient irrigation system is proposed that will monitor existing conditions and irrigate only when necessary eliminating overwatering and reducing the potential of nutrient movement and leaching, Integrated Pest Management (IPM) Goal is to reduce need for chemical control of pests, Biological controls or agents which include fungi, bacteria, nematods and insects will be used wherever possible, If necessary, and pests persist, spot spraying of chemicals that are the least toxic and have shortest residual activity will be used, Recommendations Plantings . Specific recommendations for planting and fertilization are contained in the report. Setbacks and Buffers . All greens, tees, and fairways will be setback a minimum of 30 m from the centreline of the watercourses or 15m from defined top of bank, . All setback areas will be maintained or enhanced in a natural state, sufficient to ensure that the natural heritage features and functions within and associated with the watercourses will be maintained, . Naturalized setback zones or other erosion control measures will be maintained and created, protecting surface water resources and environmentally sensitive areas, . Habitat for wildlife species will be protected or created in out-of-play areas, Nutrients and Integrated Pest Management Plan . Recommends that a careful approach to fertilizer and pesticide application and control be implemented due to the sandy soils, . Use integrated pest management plan including non-chemical control measures, If these are ineffective, only then will chemical control strategies be utilized, . No chemical use permitted within 30 m of watercourse, . Store chemicals in a location that is safe for employees and environment. . Only nutrient products and practices that reduce potential for contamination of ground and surface water will be used, . Owners will maintain excellence in the continuing education of applicators including licensing, training and certification, . Signage will be erected indicating area of restricted chemical applications and to inform golfers and remind employees of environmentally sensitive buffer areas, Summary of Turf Management Crooked Creek Golf Course 653 Attachment 6: Page 2 ~. .~ Stormwater Management Ponds proposed to be built will serve as stormwater storage facilities. Drainage from golf course will be directed to these ponds wherever possible, Recommend appropriate buffer features and infiltration strips be installed wherever the golf course crosses or comes in contact with the watercourses, Erection of erosion control sediment fence between all locations of grading operations and environmentally sensitive areas, All fences to be erected at the top of bank and remain in place until the grass has established, . All greens will be constructed with underdrainage as per the USGA Green Construction specifications, These drainage tiles will be directed to a Water Quality Basin located near the green which will filter runoff and any possible nitrate leachates, . Swales will be provided along the boundary areas between the manicured portion of the golf course and the preserved natural areas, Runoff from the golf course will be collected in the swales and taken to water quality basins, ensuring that no stormwater runoff will be conveyed directly into the natural areas, Stormwater from the impervious parking lot and clubhouse will be directed to on-site ponds/stormwater storage facilities, . . . . Additional Information Required . A detailed erosion control plan based on the golf course routing plan must be development prior to construction, This plan shall identify areas requiring silt fencing and other erosion control methods, Implementation . Site specific mitigation measures will be developed at the golf course construction drawing phase, . Utilize integrated plant management incorporating integrated pest management and best management practices, . Use of qualified contractors with experience in special environmental requirements of golf course construction will be used during construction, . Qualified golf course superintendent will be hired early in design and construction process, . Grass clippings will be collected and com posted in an area that is not environmentally sensitive, . All mowing machinery must be properly maintained with suitable mufflers to reduce noise pollution, Conclusions Based on implementation of the above recommendations, the development of a 9 hole golf course on the subject lands can be achieved having little or no impact on the environment. Summary of Turf Management Crooked Creek Golf Course 654 Attachment 6: Page 3 ~ ~. ATTACHMEINT 7 AMENDMENT NO. 26 TO THE CLARINGTON OFFICIAL PLAN PURPOSE: To allow a 9 hole golf course, club house and necessary maintenance buildings on Part Lot 3, Concession 4, former Township of Darlington, Part 1 on 40R-14585 and Part 1 on 40R-19013 BASIS: An application to amend the Official Plan to permit a golf course on lands designated "Green Space" and "Environmental Protection Area" and further described as Part 1 on 40R-14585 and Part 1 on 40R-19013 in Part Lot 3, Concession 4, Former Township of Darlington was received, An amendment to the Clarington Official Plan is necessary to allow the proposed golf course, club house and necessary maintenance buildings, A number of studies including hydrogeological, turf management and environmental impact studies were prepared in support of this application, Reflecting the conclusions of these reports and agency concerns regarding the impact an 18 hole golf course would have on the site's natural heritage features, the application was revised substantially, reducing the number of holes from 18 to 9 and decreasing the land area from :1:54 ha to :1:41, The studies conclude that the proposed 9 hole golf course will have no significant impacts on the natural heritage features, ACTUAL AMENDMENT: The Clarington Official Plan is hereby amended by: a) by adding the flowing exception to Table 18,1 as follows: Table 18.1 Golf Courses Area Area Identified Name and Type of Golf Course Legal Description (ha) On Map A Crooked Creek Golf Course Part Lot 3, Concession 4, G2 (9 holes, club house, maintenance buildings) former Township of 41 +/.. Darlington IMPLEMENTATION: The prOVIsions set forth in the Clarington Official Plan, as amended, regarding the implementation of the Plan, shall apply in regard to this amendment. INTERPRETATION: The prOVIsions set forth in the Clarington Official Plan, as amended, regarding the interpretation of the Plan, shall apply in regard to this amendment. 655 1. ,.. SCHEDULE "A" AMENDMENT No. 26 TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN, MAP A1, LAND USE, DARLINGTON RURAL AREA ENNISKILLEN HYDRO ..... '" Add Symbol for "Golf Course" 656