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Home My WebLink AboutPD-064-00 , , .c ......~ IJ!1.'i: 'Pj)~064c..oo ".. THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON ~ REPORT PUBLIC MEETING Meeting: General Purpose and Administration Committee File #])i '-I7J4/9o -{)O 7 Res. #sflf - 3cff -00 Date: Monday, July 3, 2000 Report #: PD-064-00 File #: DEV 90-007 & 18T-90003 By-law # (Revised) Subject: REZONING AND DRAFT PLAN OF SUBDIVISION APPLICATIONS APPLICANT: KINGSBERRY PROPERTIES PART LOT 31, CONC. 3, FORMER TOWNSHIP OF DARLINGTON FILES: DEV 90-007 & 18T-90003 (REVISED) Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PD-064-00 be received; 2. THAT the rezoning and draft plan of subdivision applications submitted by D.G. Biddle & Associates on behalf of Kingsbeny Properties be referred back to Staff for further processing and preparation of a subsequent report pending receipt of all outstanding comments; 3. THAT the Commissioner of Planning for the Region of Durham be advised Council's decision and forwarded a copy of Report PD-064-00. 4. THAT all interested parties listed in this report and any delegation be advised of Council's decision. 1. APPLICATION DETAILS 1.1 Applicant: Kingsbeny Properties 1.2 Agent: D.G. Biddle & Associates 1.3 Rezoning: To rezone the subject lands from "Agricultural (A) Zone" and "Holding - Urban Residential Type One ((H)Rl) Zone" to permit the development of a draft Plan of subdivision. 1.4 Draft Plan of Subdivision: To develop a draft plan of subdivision containing 8 single detached units, 36 semi-detached/link units, 32 townhouse units, and a public elementary school block. 613 . l.'!' .' . REPORT PD-064-00 PAGE 2 1.5 Site Area: 6.2 hectares (15 .3 acres) 2. LOCATION 2.1 The property is located on the west side of Trulls Road in north Courtice (See Attachment #1). The applicant's land holdings total 6.2 hectares (15.3 ac). The property is located within Part Lot 31, Concession 3, in the former Township of Darlington. 3. BACKGROUND 3.1 The original application submitted in 1990 proposed 14 single detached units and 102 metre semi-detached/link units for a total of 116 dwelling units. A Public Meeting was held on April 2, 1990 at which some concerns were raised by local residents about preserving environmentally sensitive lands in the area. 3.2 The applications have never been considered for approval because of the November 1989 Council resolution that froze lands north of Nash Road, subject to the recommendation of the Needs Study for Adelaide Avenue and associated environmental studies. 3.3 On May 3, 2000, D.G. Biddle & Associates, on behalf of Kingsberrry Properties, submitted revised rezoning and draft plan of subdivision applications to the Municipality of Clarington. A revised draft plan of subdivision application was also submitted to the Durham Region Planning Department for consideration. The subdivision would consist of 8 single detached units, 36 semi-detached/link units, 32 townhouse units, and a public elementary school block (see Attachment #2). 4. SITE CHARACTERISTICS AND SURROUNDING USES 4.1 The majority of the property is vacant and contains some low vegetation and young trees. An existing single detached dwelling is located at the northeast comer of the property along Trulls Road, 614 ,~ ,f ' ~ ' '- , REPORT PD-064-00 PAGE 3 4.2 Surrounding Uses: East: Vacant lands subject to plan of subdivision 18T-88057 North: Vacant lands and strip rural residential West: Vacant lands subject to plan of subdivision 18T-89055 South: Urban residential 5. OFFICIAL PLAN POLICIES 5.1 The lands are designated "Living Area" within the Durham Region Official Plan. Residential uses and schools are permitted within this designation. The application conforms to the policies. The plan also denotes the subject lands as part of an "Environmentally Sensitive Area". The Region must determine which, if any studies, are required to examine the impacts of the development on the surrounding environment. Within the Clarington Official Plan, the property contains "Urban Residential" and "Medium Density Residential" land use designations as well as a "Public Elementary School" symbol. Both the proposed residential uses and the school block are permitted within this designation. Section 4.3 of the Clarington Official Plan requires that all plans of subdivision located within the Lake Iroquois Beach be accompanied by an Environmental Impact Study. 6. ZONING BY-LAW CONFORMITY 6.1 The majority of the lands are zoned "Agricultural (A) Zone", which only permits agricultural uses. In order to permit a residential subdivision, a rezoning application was submitted for consideration. 6.2 The portion of land fronting along Trolls Road is zoned "Holding - Urban Residential Type One ((H)Rl) Zone", which recognized the existing development. In order to permit the proposal, the rezoning application also covers this area. 615 ,_ J" 'I, REPORT PD-064-00 PAGE 4 7. PUBLIC NOTICE AND SUBMISSION 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and three public meeting notice signs were installed on the lands. 7.2 As of the writing of this report, two general inquiries have been received. One area resident has questioned the proposed location of Adelaide Avenue. If this road were approved in its present alignment, the dwelling currently occupied by the resident would be demolished. As they wish to purchase the dwelling, they have raised this concern. This issue will be addressed in Section 9.2 of the report. 8. AGENCY COMMENTS 8. The Clarington Fire Department and Hydro One Networks Inc. have no objection to the proposal. 8.2 The Peterborough Victoria Northumberland and Clarington Catholic District School Board has no objection provided that sidewalks are constructed within the subdivision. 8.3 The Central Lake Ontario Conservation has objected to the proposal for the following reasons: . Determining the alignment of major roads such as Adelaide Avenue is best achieved through an environmental assessment, as opposed to establishment through draft approval for a plan of subdivision. . A separate stormwater management facility is required to serve the area. A comprehensive stormwater management plan including adjacent lands should be prepared by the area landowners. . The area was previously identified in the Authority's Environmental Sensitivity Mapping Project as having high environmental sensitivity and high water table. The subject lands presently appear to act as a buffer between existing development and the forest areas to the north. The proposed subdivision may also be located within 120 metres of the significant Courtice wetland. An environmental impact study is required to address the existing functions in the area and potential impacts arising from this development. 616 ,'. 'I.. REPORT PD-064-00 PAGE 5 8.4 Comments have not been received from the following agencies: . Clarington Public Works Department . Durham Region Planning Department . Durham Region Public Works Department . Kawartha Pine Ridge District School Board . Conseil Scolaire de District Catholique Centre-Sud 9. COMMENTS 9.1 In 1989, Council, by resolution, placed a freeze on the processing of applications until the question ofthe need for and alignment of Adelaide Avenue extension was determined. In 1991, the Durham Region Official Plan was adopted by Regional Council recognizing the need for Adelaide Avenue to extend to Courtice Road. The Regional Official Plan was approved by the Province in November 1993. The Clarington Official Plan incorporated Adelaide A venue extension and was approved in 1996. 9.2 In 1994, Ecological Services Group undertook an environmental impact study of the northern portion of the Courtice Urban Area for the Region of Durham. The report included an overview of the alignment options for Adelaide Avenue from an environmental perspective. It noted that alignment options are limited. The authors recommended that " a comprehensive route selection process which should balance environmental, planning, engineering and economic concerns be conducted before the alignment is finalized" . Funds for a route alignment study were not allocated until recently. Through the 1999 Development Charges Study, Public Works Department incorporated a route alignment study as required work. It was anticipated to proceed with this work in the next few years. 9.3 In June 1999, the Province expanded the Provincially Significant Wetland Complex to include lands within the Courtice Urban Area, specifically within Hancock and Glenview Neighbourhoods. Attachment #3 identifies the location of the wetland areas within Glenview Neighbourhood. The location of these wetlands pose a serious constraint on the future alignment of Adelaide Avenue, particularly as proposed by the applicant. 6il ',. '. REPORT PD-064-00 PAGE 6 9.4 The Region of Durham is commencing a review of their Official Plan. In addition, the Region is undertaking the Durham Mobility Study to develop a transportation plan for the Region. The Durham Mobility Study will be an important input into the Official Plan Review. Given the declaration of provincially significant wetlands in Glenview Neigbhourhood, it would be appropriate for the Durham Official Plan Review to address the need for Adelaide Avenue to connect to Courtice Road in consideration of growth, transportation and environmental issues. The outcome will impact the alignment through this plan of subdivision. 10. CONCLUSION 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. Resp Reviewed by, d~~~ Franklin Wu, M.C.I.P., R.P.P. Chief Administrative Officer David . rome, M.C.I.P., R.P.P. Director of Planning and Development RH*DJC*cd Attachment # 1 - Key Map Attachment #2 - Draft Plan of Subdivision Attachment #3 - Black-Farewell Wetland Complex Interested parties to be notified of Council and Committee's decision: Mr. Mark Foley Kingsbeny Properties 319 College Avenue P.O. Box II Oshawa, Ontario LlH 7K8 Ms. Darlene Smith 3452 Trulls Road North Courtice, Ontario LIE 2L2 Mr. Glenn Genge D.G, Biddle & Associates 96 King Street East Oshawa, Ontario LlH IB6 618 ". ", ATTACHMENT 11 _ SUBJECT SITE LOT 31 ------------- LOT 30 ---'\--~- \ \ l =---~ I ~. Dev. 90-007 18T-90003 (Revised) COURTICE KEY MAP 61~ 1'0 Z o en en w () z o () ! ~ ' .. '. >. i~ ~:: !~:~ ~ il!!, i ; !!I!'~I ' ~; ~ :=l.h! ; ~~ ~ i!'il~i ! h I ;!;'jl f I i~ ,j i! I;.l ~"~'!!~lllhl ~ d l~!li : ! illii: I ~ ,lIm'I' . ,j! !I II, . /T ""1' !illUl i ;.b. I I .. i_>< :_ t .. ATTACHMENT '2 :1 8 ~~~ : . a: !~~ ~ i II :e ~ ~;~ ~ ~ I 15 <Xl ~~i d ~ . 1_ "!~ li.....J i ,,,, Z -Ii 0: , t;: < :gl5)- ~ I! 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