HomeMy WebLinkAboutPD-025-01
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THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting:
General Purpose and Administration Committee
File # ])0 '( () r
Res. #r;!Il-/t/l() /
Date:
Monday, March 5, 2001
Report #:
PD-025-01 File #: 18T-99004
By-law #
Subject:
APPLICATION TO AMEND THE CITY OF OSHA W A OFFICIAL PLAN
(EASTDALE PART II PLAN) (8-3-99), CITY OF OSHA W A ZONING BY-
LAW NO. 60-94 (Z-lO/99) AND APPLICATION FOR PLAN OF
SUBDIVISION (18T-99004)
APPLICANT: BARRY GOLDMAN - DURHAM HOMES
FILE NO.: 18T-99004 (X-REF 8-3-99, Z-lO/99)
Recorrrrnendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PD-025-01 be received;
2. THAT Report PD-025-01 be adopted as the Municipality's comments with respect to the
application to amend the City of Oshawa Official Plan (Eastdale Part II Plan) (8-3-99),
City of Oshawa Zoning By-law No. 60-94 (Z-1O/99) and application for Plan of
Subdivision (18T-99004) submitted by Barry Goldman on behalf of Durham Homes to
the City of Os haw a;
3. THAT the City of Oshawa be requested to keep the Municipality of Clarington apprised
regarding the status of these applications, and that any revisions to these applications be
forwarded to the Municipality of Clarington for review and comment;
4. THAT it is the Municipality ofClarington's position that the proposed future location of
Rossland Road shall align with the current road allowance for Pebblestone Road;
5. THAT a copy of this report and Councils resolution is forwarded to the City of Os haw a's
Clerks and Planning Departments.
1. BACKGROUND AND APPLICATION DETAILS
1.1 On June 2, 1999 the Planning Department received a request from the City of Oshawa for
comments on applications for development located in Part Lot 1, Concession 2, City of
Oshawa. The subject lands (see Attachment 1) are located in Oshawa, north of Adelaide
Avenue abutting Regional Road 55 (Townline Road). The applications propose the
following:
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. Amend the Oshawa Official Plan (Eastdale Part II Plan) (8-3-99) to:
i) change the designation of Block C-l located in the southern portion of the
subject lands from "Community Use (Church)" to "Convenience
Commercial";
ii) designate the eastern portion of the block ofland north of Rossland Road East
that is shown as "Other lands which applicant has interest" from "Open
Space" and "Recreation" to "Community Use (Church)";
iii) introduce a new policy that permits land that is designated "Community Use
(Church)" to be used as low density residential if no church use occurs after
five years; and
iv) implement certain features of the draft plan of subdivision such as the road
pattern.
. Amend the City of Oshawa Zoning By-law No. 60-94 (Z-10/99) from "UR (Urban
Reserve)" to a zone appropriate to implement the official plan amendments and draft
plan of subdivision 18T-99004; and
. Approval ofa draft plan of subdivision (18T-99004) proposing to create a total of 448
residential units including 98 apartment units and 61 street townhouse units, a park
block and a 0.56 ha mixed use block containing convenience commercial,
professional office and residential uses (Attachment 1).
1.2 Subsequent to receipt ofthese applications, review was suspended due to issues regarding
the uncertainty of ownership. The ownership issues are now resolved and the
applications for development have been revised.
1.3 The revised application proposes phasing of the development with the first phase being
the southern portion (Phase 3a) of the subject lands (Attachment 2). Development of the
remaining land holdings (Phase 3b) are not being considered at this time. The revised
application includes the following:
. amendment to the Eastdale Part IT Plan to re-designate Block C-l from "Community
Use" (Church) to "Convenience Commercial".
. Proposed draft plan of subdivision having 152 single detached residential units, Block
C-I as convenience commercial use, and a block for park purposes. The proposed
lotting and road patterns mimic that which was contained within the original proposal
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. Zoning amendment from "Urban Reserve (UR)" to zones appropriate to implement
the official plan amendment and the proposed draft plan of subdivision.
2. COMMENTS
2.1 Clarington Official Plan Policies and Zoning
The lands located adjacent to the applications, but east of Regional Road 55 are
designated "Green Space" in the Clarington Official Plan and are zoned "Agricultural
(A)" in Comprehensive Zoning By-law 84-63 of the former Town of Newcastle. These
lands are not located within the Courtice Urban Area and are serviced by wells and septic
systems. Located approximately 200 metres east of Regional Road 55 is the Harmony
Creek, associated tableland woodlands and the locally significant Golf Course Wetland,
all situated upstream to the Provincially Significant Second Marsh. These natural
features have been identified in the Clarington Official Plan and are designated and zoned
in part "Environmental Protection (EP)". It is anticipated that the Conservation Authority
will provide comments on the impact of this development on these identified natural
features as it is their responsibility and mandate to do so.
2.2 Well Interference
A number of rural residences are located on the east side of Townline Road. The
Municipality of Clarington requests that the requirement for a hydrogeological
study be included in the conditions of draft plan approval to ensure that the wells of
residents located on the east side of Regional Road 55 are not negatively impacted
upon by this development.
2.3 Rossland Road and Other Road Improvements
After reviewing the application the Public Works Department requested that the
following information be provided to their satisfaction:
· That the proposed location of Rossland Road aligns with the current road
allowance for Pebblestone Road;
· That should the proposed development require the provision of street lighting or
sidewalks on Regional Road 55, the works including costs, shall be the
responsibility of the City of Oshawa;
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REPORT PD-02S-01
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. That the City of Oshawa advise the Municipality regarding any specific
construction plans for Rossland Road as improvements on Pehhlestone Road
may be considered in conjunction with the future construction of Rossland
Road; and
· That any improvements required to the Pebblestone Road and Regional Road 55
intersection are the responsibility of the City of Oshawa and/or the Region of
Durham.
2.4 Convenience Commercial
. Phase I - Block C-I "Community Use (Church)" to "Convenience Commercial".
When the Eastdale Part II Plan was approved in the early 1990's, Block CI was
designated "Community Use (Church)" reflecting the draft approved plan of subdivision
'in place at that time. Block C-I is 0.56 ha in size, which in today's standards is in itself,
too small to accommodate a church use. Block C-I is located at the northwest comer of
Margate Drive and Townline Road. At the expense of the loss of some residential lots,
Block C-I could be enlarged to accommodate a church use. Instead the applicant is
proposing to transfer the "Community Use (Church)" to lands located north of the
Rossland Road extension in order to establish a convenience commercial use on Block C-
1. This block would accommodate approximately 15,000 sq. ft. of commercial
development. Although recent approvals for larger commercial developments in
Oshawa have impacted Courtice, this development will serve primarily local
residents and will not have an impact on Clarington's broader commercial
structure. As such, staff have no objections.
3.0 CONCLUSION
The Municipality has no objection to the proposal to develop 152 residential units and to
develop a 0.56 ha convenience commercial block. Clarington's support of this portion of
the application in no way endorses any other phase of this development. The
Municipality reserves comment on the other phases of this development until the
environmental impact study has been completed and the alignment of Rossi and Road has
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been set. It is requested that the City of Oshawa keep the Municipality of Clarington
informed with respect to these applications and that any additional information or
revisions be forwarded to the Municipality's Planning Department for review and
comment.
It is requested that the City of Oshawa ensure that the Municipality of Clarington be
consulted in a timely fashion during the Rossland Road alignment study.
Respectfully submitted,
Reviewed by,
. rome, M.C.I.P., R.P.P.
of Planning & Development
FrQw~.~
Chief Administrative Officer
HB*BN*DJC*cc
February 27, 2001
Attachment 1 -
Attachment 2 -
Attachment 3 -
Original Development Plan
Revised Development Plan
Proposed Official Plan Amendment
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KINGSW A Y PHASE 3a
DRAFT PLA~ OF SUISDlVU$ION
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ATTACHMENT 3
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Memorandum
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Cop.""..,,1 01 Development end Planning Servle..
May 31,1999
File Nos. Z-10/911, 8-3-1011,181-99004
Re: Applications to Amend ashawa OffIcial Plan (Eastd.'e Part " Plan) and Zoning
By-law No. 60-94 and for Approval of Draft. Plan Of Subdivision 1BT.99004
West of Townllne Road North, Rossland Ro.d Ea.t Extended
Armstrong Harrison A.socl.t.. on behaU of Rain. Pal8ntcorp Inc., Cameo
Subsidiary Corporation and RaIna Umlted\
The purposes of. the applications are as fol1OW$.
1) The application to Amend Oshawa Official Plan (Eastdale Part to Plan) Is to:
a) change the designation on Block C.1 from Community Use (Church) to Convenience
Commercial; .'
b) designate the eastern portion of the block of land north of Rossland Road East that is
shown as "Other lands which applicant has interest" (this block of land is notlneluded in
the draft plan of subdivision or the rezoning applications) from Open Space and
Recreation to Community Use (Church);
c) introduce a new policy that permits land that are designated Community Use (ChUfch) to
be used as low densltyfesidentiallf no etlurch occurs after flve years; and
d) to implement certain features of the dfaft plan, such as the road pattern. .
2) The application to amend Zoning By-law No. 60-94 is to rezone the land that form part of
the draft plan from UR (Urban Reserve) to an appropriate zone in order to implement draft
plan of subdivision 18T-99004 (does not Include the lands north of Rossland Road East).
.3) The application for approval of draft plan of subdivision 18T-99004,
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