HomeMy WebLinkAboutPD-110-00
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THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
PUBLIC MEETING
Meeting:
General Purpose and Administration Committee
File #u_7):):1 -()~
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Res. #(;rf}-'-ff)~o ()
Date:
Monday, December II, 2000
Report #:
PD-II0-00
FILE #: COPA 2000-009 By-law #
LD 325/2000 (X-REF,)
Subject:
CLARINGTON OFFICIAL PLAN AMENDMENT
APPLICANT: 902714 ONTARIO INC.
PART LOT 31, CONCESSION 2 AND PART LOT 31, CONCESSION 1,
FORMER TOWNSHIP OF CLARKE
1774 RUDELL ROAD
FILES: COPA 2000-009 AND LD 325/2000 (X-REF.)
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
I. THAT Report PD-ll 0-00 be received;
2. THAT the application to amend the Clarington Official Plan, as submitted by the
Peterborough-Victoria-Northumberland and Clarington Catholic School Board, on behalf
of 902714 Ontario Inc., be referred back to staff for further processing and the preparation
of a subsequent report; and
3. THAT all interested parties listed in this report and any delegation be forwarded a copy
of this report and be advised of Council's decision.
1. APPLICATION DETAILS
l.l
Applicant:
902714 Ontario Inc.
1.2
Agent:
Peterborough- Victoria-Northumberland and Clarington Catholic School
Board
610
REPORT NO.: PD-llO-OO
PAGE 2
1.3
1.4
2.
2.1
3.
3.1
Official Plan Amendment:
To relocate the Separate Elementary School symbol from the west side of
Rudell Road, north of Higbway No.2, Part Lot 31, Concession 2, former
Township of Clarington, to the west side of Rudell Road, south of
Highway No.2, part Lot 31, Concession I, former Township of Clarke,
1774 Rudell Road (Attachment 1).
Site Area:
2.63 hectares (6.5 ac)
LOCATION
The separate elementary symbol is currently located north of Highway No. 2 on an
agricultural property which has frontage on both Given and Rudell Roads. The new
location would be south of Highway No.2 on the west side of Rudell Road south of the
intersection of Edward Street West with Rudell Road.
BACKGROUND
Prior to submitting this application, the Peterborough-Victoria-Northumberland and
Clarington Catholic School Board attempted to purchase a portion of the property in the
location of the existing school site, The property owner was not interested in selling and
the Board did not want to pursue expropriation. The site, located at 1774 Rudell Road,
was considered to be the best alternative location as servicing was available and the
owner was willing to sell. The School Board has a conditional offer on the property
subject to the approval of this application and the related application for severance (LD
325/2000).
3.2 Extensive discussions have been held between Municipal staff, the applicant and the
School Board on how the school site could be made compatible with the future
community park and recreation complex to the north. Once all parties were satisfied, the
School Board submitted this official plan amendment application on October 30, 2000,
611
REPORT NO.: PD-llO-OO
PAGE 3
on behalf of 902714 Ontario Inc, to facilitate their requirements for providing a separate
elementary school for the residents of Newcastle Village and area,
4. SITE CHARACTERISTICS AND SURROUNDING USES
4.1 The entire property owned by 902714 Ontario Inc. covers 23 hectares (56.8 acres) and
contains an older frame residence which has been converted into two apartments. Wilmot
Creek runs north and south through the western portion of the lot leaving approximately
13.4 hectares (33 acres) of farmland. There are eight residential lots on the west side of
Rudell Road in the vicinity of Hart and Sunset Boulevards. The east side of Rudell Road
has been completely developed with plans of subdivisions from Highway No.2 south to
Highway 401 (Attachment 2).
4.2
Surrounding Uses:
North
South -
East
West -
Large lot residential
Highway 401
Urban residential
Wilmot Creek
5. OFFICIAL PLAN POLICIES
5.1 The lands are designated Living Area within the Durham Region Official Plan. Such
lands are predominantly for housing purposes. The Plan allows for public uses which are
considered compatible with their surroundings.
5,2 The lands are designated Urban Residential within the Clarington Official Plan. The
predominant use of these lands shall be for housing purposes. Other uses, such as
schools, may be permitted which by the nature of their activity, scale and design are
supportive of, compatible with and serve residential uses, School sites are designated
with a symbol on the Land Use Map. Schools are to conform with Section 18 of the
Official Plan, which states the following:
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REPORT NO.: PD-llO-OO
PAGE 4
. The minimum site area for future elementary schools on full municipal servIces
should be approximately 2.5 hectares;
. Elementary schools are generally to be located on collector roads;
. In order to minimize the need for school crossing guards, safe pedestrian and bicycle
routes are to be provided;
. A minimum of 25% ofthe site perimeter is to have street frontage, wherever possible.
5.3 The proposed school site is 2.63 hectares, which meets the 2.5 hectare minimum, Rudell
Road has been identified as a collector road from Highway No.2 south to Edward Street
West. The Public Works Department has requested a sidewalk along a portion of Rudell
Road in order to provide for safe pedestrian access to and from the site. Due to the
existence of residential lots on the west side of Rudell Road, and the need to
accommodate both indoor and outdoor recreation facilities on the balance of the lands
owned by the applicant, it was not possible to site the school property with 25%
perimeter frontage. Three hundred feet of road frontage is provided and it is considered
acceptable under the circumstances.
6. ZONING BY-LAW CONFORMITY
6.1 Within the former Town of Newcastle Comprehensive Zoning By-law 84-63, as
amended, the proposed school location is zoned predominantly "Agricultural Exception
(A-I)" with a small amount of "Environmental Protection (EP)" on the south west corner
of the site. The A-I zone does not list a school as a permitted use. However, Section
3.17 of by-law 84-63 states that "the provisions of this By-law shall not apply to prohibit
the use of any lot or the erection or use of any building or strncture for the purpose of
public services provided by. , , any school board. . ." Therefore, the application complies
with By-law 84-63 and a rezoning of the property is not required.
613
REPORT NO.: PD-llO-OO
PAGE 5
7. PUBLIC NOTICE AND SUBMISSION
7.1 Public notice was given by mail to each landowner within 120 metres of the subject site
and Public Meeting notices were installed on both the existing school site and proposed
relocation site.
7.2 As of the writing of this report, one telephone inquiry has been received from a resident
of Rudell Road noting a concern with the possibility of increased traffic along the road
should the application be approved. One written submission was made in support of the
application. The latter is included as Attachment 3 to this report.
8. AGENCY COMMENTS
8.1 Comments are outstanding from the following agencies and/or departments:
. Regional Plarming Department
. Regional Works Department
. Clarington Community Services Department
. Kawartha Pine Ridge District School Board
. Conseil Scolaire de District Catholique Centre-Su
. Durham Regional Police Services
. Bell Canada
8.2 The following agencies and/or departments have no objection to the application as filed:
. Le Conseil Scolaire de District du Centre-Sud-Quest
. Veridian Connections
. Regional Health Department
. Clarington Fire Department
. Clarington Building Division
8.3 The Clarington Public Works Department has no objection, in principle, to the proposed
Official Plan amendment. For the applicant's information, they have provided the
following comments which will be applicable at the time of site plan approval:
614
REPORT NO.: PD-IlO-OO
PAGE 6
. An internal traffic study will be required which demonstrates that the site has
adequate parking areas, bus lanes and passenger pick-up areas to accommodate the
anticipated volume of traffic generated by the site. In the event that the study
determines that there are traffic related improvements necessary on Rudell Road such
as right or left turn lanes, the applicant will be responsible for 100% of the cost to
constructed these works.
. A pedestrian sidewalk will be required on the west side of Rudell Road from Edward
Street to the southerly limit of the proposed school site in order to facilitate a local
service connection from the adjacent residential neigbhourhood to the school.
. A grading and drainage plan will be required which details the configuration of the
on-site storm sewer system (minor system) and the conveyance of the overland flow
(major system) from the site. The Plan must identify any storm water management
facilities, as well as any drainage works that are external to the subject property.
. A development agreement will be reqnired, as well as an application for property
access.
. The applicant will be responsible for any costs necessary to facilitate the construction
of an entrance from the subject property to Rudell Road which may include the
construction of any traffic related improvements such as right or left turn lanes, utility
relocation, culverts, entrance paving, ditching, curb cuts, restoration, etc.
. A performance guarantee estimate is required for any external works including
entrance construction, traffic related improvements, sidewalk construction, and
boulevard sod and restoration.
8.4 The Ganaraska Region Conservation Authority has no objection to the application but
notes that the property is partly within the fill line and floodplain as designated by the
GRCA for Wilmot Creek. Therefore, it is subject to the Conservation Authority's Fill,
Construction and Alteration to Waterways Regulation (Ont. Reg. 148/90 as amended).
Any concerns with development of the site have been discussed with all parties and the
GRCA is satisfied that all issues can be addressed through the site plan approval process.
615
REPORT NO.: PD-llO-OO
PAGE 7
9. STAFF COMMENTS
9.1 Map A-4 of the Official Plan identifies the general location of schools with a school
symbol. There is flexibility within the Plan to permit the actual location and type of
school to vary to some degree without an amendment. The existing school is on the west
side of Rudell Road, north of Highway No.2. As it is proposed to be relocated to south
of Higbway No.2, the change in location requires an amendment to the Official Plan. A
conceptual site plan has been prepared depicting how the school will be sited on the lot.
The proposal is included as Attachment 4 to this report.
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.
Respectfully submitted,
Reviewed by,
Da Id rorne, M.C.I.P., R.P.P.
Director of Planning & Development
IL*BN*DC*df
Franklin Wu, M.C.I.P., R.P.P,
Chief Administrative Officer.
I December 2000
Attachment I - Proposed Amendment
Attachment 2 - Key Map
Attachment 3 - Public Submission
Attachment 4 - Proposed Site Plan
616
REPORT NO.: PO-1I0-00
PAGE 8
Interested parties to be notified of Council and Committee's decision:
902714 Ontario Inc.
c/o Bruce Brown
56 Browview Road
RR#8
NEWCASTLE, Ontario
LIB lL9
Joel Sloggett
Peterborough- Victoria-Northumberland and
Clarington
Catholic District School Board
1355 Lansdowne Street West
PETERBOROUGH, Ontario
K9J 7M3
Edmond Vanhaverbeke
85 King Street West
Unit 2
NEWCASTLE, Ontario
LIB lL2
Jill McDonald
1687 Rudell Road
NEWCASTLE, Ontario
LIBIG8
Mary Rycroft
G.M. Sernas and Associates
Unit 41
110 Scotia Court
WHITBY, Ontario
LIN 8Y7
617
PURPOSE:
BASIS:
ACTUAL
AMENDMENT:
IMPLEMENTATION:
ATTACHMENT 1
AMENDMENT NO.
TO THE CLARINGTON OFFICIAL PLAN
To amend the Official Plan of the Municipality ofClarington by
relocating the "Separate Elementary School" designation.
The Amendment is based on an application submitted by the
Peterborough-Victoria-Northumberland and Clarington Catholic
District School Board - File No. COPA 2000-009.
The Clarington Official Plan is hereby amended by relocating the
Separate Elementary School symbol within the west part of the
Newcastle Village Urban Area on Land Use Map A-4 from the
north side of King Street, west of Rudell Road, to the south side of
King Street, West of Rudell Road as shown on Schedule "A"
attached. Schedule" A" attached hereto shall form part of this
Amendment.
The proVISIOns set forth in the Clarington Official Plan, as
amended, regarding the implementation of the Plan, shall apply in
regard to this Amendment.
618
EXHIBIT" "
AMENDMENT No. TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN,
MAP A4, LAND USE, NEWCASTLE VILLAGE URBAN AREA
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REMOVE "SEPARATE
ELEMENTARY SCHOOL"
DESIGNATION
RELOCATE "SEPARATE
ELEMENTARY SCHOOL"
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ATTACHMENT 2
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_ OTHER LANDS OWNED BY APPLICANT
LOT 32
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November 20, 2000
David Crome M.C.I.P., R.P.P.
Director of Plarming and Development
Municipality of Clarington
40 Temperance Street
Bowmanville, ON Ll C 3A6
Re: Planning File: COPA 2000-009
Clerk's File: D09.COPA.2000.009
Please be advised that I am the owner of the residence and land to the north of the
Brown property, and that I fully support the relocation of the school symbol as
indicated in the proposal in the southern portion of this property, Lot 31, Cone. I,
1774 Rudell Road, Newcastle.
Please see attached copy of map showing my residence.
If you have any questions please feel free to call me.
Yours truly,
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Edmond Vanhaverbeke
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85 King Street West, Unit 2, Newcastle, ON LIB IL2
Telephone: (905) 987-3211 - Fax: (905) 987-3083
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