HomeMy WebLinkAboutInformation Report 12-0801
INFORMATION REPORT NO. 12-08
FOR PUBLIC INFORMATION MEETING OF
July 7, 2008
IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS
OF THE PLANNING ACT, R.S.O. 1990, chapter P.13
SUBJECT: Official Plan Amendment Application OPA 05-04/P
Zoning By-law Amendment Application A 33/05
Kinsale Properties Ltd.
(Part of Lot 4, Concession 6)
City of Pickering
1.0 PROPERTY LOCATION AND DESCRIPTION
- the subject site is located west of the Hamlet of Kinsale, generally at the north-east
corner of the intersection of Highway 7 and Balsam Road (Sideline 4), a property
location map is provided for reference (see Attachment #1);
- the eastern portion of the subject land is covered by a large mound of fill that
was the result of extensive filling by the property owner; the filling operation
ceased in 2002;
- an intermittent stream, which is an unnamed tributary of Carruther's Creek
traverses the site from north to south;
- a small portion (approximately 1.2 ha) of the site was used for commercial
purposes, most recently a marine service operation/truck maintenance facility,
one structure from this operation remains on the site, and the remainder of
the site is vacant;
- the surrounding land uses are:
north - agricultural land, hydro corridor and the recommended route
alignment for Highway 407;
south - Highway 7, a vacant residential dwelling, and agricultural land;
west - residential dwelling, a property maintenance company, active
agricultural land and a hydro corridor;
east - agricultural land (orchard), a vacant parcel and the Hamlet of
Kinsale.
N . 0
Information Report No. 12-08
2.0 APPLICANT'S PROPOSAL
Page 2
- the applicant has submitted an application to amend the City of Pickering
Official Plan and zoning by-law in order to implement the proposed golf
facility/course;
- the applicant has also submitted an application, to amend the Region of
Durham Official Plan in order to redisignate the property from Prime
Agricultural Area to Major Open Space Area in order to permit the golf course;
- the applicant is proposing to develop a 12 -hole golf course with maintenance
buildings, a clubhouse with limited food services, and a separate building with
an indoor golf simulator;
- the design of the golf course utilizes the existing fill mound with a number of
golf holes, two ponds and the clubhouse proposed to be on top of the mound;
- the site design incorporates a buffer strip of 30.0 metres on either side of the
stream;
- a new entrance to the site is proposed to be established from Balsam Road,
the existing driveway from Highway 7 is proposed to be altered and not used
for the day-to-day operations but rather used for emergency vehicles only;
- proposed buildings include a clubhouse, maintenance buildings and an indoor golf
building for a golf simulator (see Attachment #2 — Applicants Submitted Plan);
2.1 Development Detail
The following are the proposed development details for this application
Official Existing —
Agricultural Areas, Open Space Systems — Natural
Plan
Areas for the area in proximity to the stream and a
portion of the site has an exception to permit a
farm implement dealership and vehicle repair and
service establishment;
Proposed —
Active Recreational Area and delete the exception;
Zoning Existing —
"A" — Agricultural and "A(FID)" - Agricultural -Farm
Implement Dealership in Zoning By-law 3037 as
amended by By-law 1751/83;
Proposed —
"A/GC" in order to permit proposed golf course and
accessory uses and "QS -HL" that recognizes the
stream corridor;
Uses Existing —
former agriculture land that have been filled and is
currently vacant land;
Proposed —
12 hole golf course;
Gross site area
— 29.9 hectares
Frontage on Balsam Road
— 548 metres
Frontage on Highway 7
— 363 metres
Commercial gross floor area
— 321 square metres
Clubhouse parking spaces
— 100
Golf simulator building parking
spaces — 28
Total parking spaces
— 128
Information Report No. 12-08 Page 3
03
3.0 OFFICIAL PLAN AND ZONING
3.1 Durham Regional Official Plan
- the Durham Regional Official Plan designates the subject lands as Prime
Agricultural Area, where prime agricultural lands are predominate, they also
include areas of lesser agricultural significance (Canada Land Inventory
Classes 4 to 7 soils) and additional areas where there is a local concentration
of farms which exhibit characteristics of ongoing agriculture;
- the Durham Regional Official Plan states that new and expanding major
recreational uses, shall not be permitted in Prime Agricultural Areas, the
definition of major recreational uses includes golf courses, therefore the
proposed use is not permitted in the current land use designation;
- the application proposes to redesignate the site to Major Open Space Area,
this designation includes key natural heritage features or hydrologic features,
prime agricultural lands as well as lands of lesser agricultural significance;
- the Durham Regional Official Plan states that "new and expanding major
recreational uses and accessory facilities may be permitted in the Major Open
Space Areas by amendment to the Regional Official Plan, or an area
municipal official plan";
- The Region of Durham is currently evaluating the proposed official plan
amendment and hosted a public meeting on June 3, 2008;
3.2 Pickering Official Plan
- the Pickering Official Plan designates the majority of the subject lands as
Agricultural Areas, for the area in proximity to the stream the lands are
designated Open Space Systems — Natural Areas and a small portion of the
site along Highway 7 has an exception to permit a farm implement dealership
and vehicle repair and service establishment;
- permissible uses within the Agricultural Areas designation include, amongst
others, primary agricultural uses, farm related agricultural dwellings, and
complementary and sup portive,agricultural uses;
- permissible uses within the Open Space System — Natural Areas designation
includes conservation passive recreation and agricultural uses outside of the
valley and stream corridors;
- for the lands covered by the exception a farm implement dealership and road
vehicle repair and service establishment is permitted along with the uses
permitted by the underlying Agricultural Areas uses;
- the applicant has submitted an application to amend the Official Plan to change
the designation to Open Space System — Active Recreational Areas in order to
permit the proposed golf course (see Attachment #3 — applicants proposed
amendment);
- the application will be assessed against the policies and provisions of the
Pickering Official Plan during the further processing of the application;
Information Report No. 12-08
3.3 Zoning By-law 3037
Page 4
- the subject lands are currently zoned "A" — Agricultural Zone and "A(FID)" -
Agricultural -Farm Implement Dealership in Zoning By-law 3037 as amended by
By-law 1751/83;
- the "A" — Agricultural Zone zoning permits, amongst other things, agricultural
uses, a detached dwelling and agricultural related business;
- the "A(FID)" - Agricultural -Farm Implement Dealership zoning permits a farm
implement dealership and an automobile repair shop;
- an amendment to the zoning by-law is required to implement the applicant's
proposed development;
- the owner has requested an "A/GC" — Agricultural/Golf Course zone for the
lands to be used for the golf course and an "OS -HL" — Open Space Hazard
Land zone for the stream corridor and buffer strip.
4.0 RESULTS OF CIRCULATION
4.1 Resident Comments
- no resident comments have been received to date;
4.2 Agency Comments
- no agency comments have been received to date;
4.3 Staff Comments
- in reviewing the applications to date, the following matters have been
identified by staff for further review and consideration:
• ensuring that the proposed development is compatible with, and sensitive
to, existing surrounding development including traffic, noise, level of
activity, scale and intensity of the uses;
• reviewing the application in terms of its level of sustainable development
components;
• reviewing the application in terms of the land use to determine if a golf
course is needed or whether the lands should remain for agricultural uses;
• reviewing the application in terms of the constraints and benefits the
application will have on both the subject property and on the surrounding
community, given the function of the surrounding community;
• need to consider the environmental impacts on the tributary of Carruther's
Creek from the proposed development;
• reviewing that adequate information has been provided, that technical
requirements are met and that the proposed development is appropriate at
this location;
Information Report No. 12-08
Page 5
05
- the Planning & Development Department will conclude its position on the
applications after it has received and assessed comments from the circulated
departments, agencies and public.
5.0 PROCEDURAL INFORMATION
5.1 Official Plan Amendment Approval Authority
the Region of Durham is the approval authority for local official plan
amendments when there is a Regional Official Plan amendment required;
5.2 General
- written comments regarding this proposal should be directed to the
Planning & Development Department;
- oral comments may be made at the Public Information Meeting;
- all comments received will be noted and used as input in a Planning Report
prepared by the Planning & Development Department for a subsequent
meeting of Council or a Committee of Council;
- if you wish to be notified of Council's decision regarding the zoning by-law
amendment application, you must request such in writing to the City Clerk;
- if a person or public body that files an appeal of a decision of the City of
Pickering in respect of the proposed zoning by-law amendment, does not
make oral submissions at the public meeting or make written submissions to
the City of Pickering before the zoning by-law is passed, the Ontario
Municipal Board may dismiss all or part of the appeal;
- if you wish to reserve the option to appeal Council's decision of the proposed
zoning by-law amendment application, you must provide comments to the
City before Council adopts any by-law for this proposal;
- if you wish to be notified of Council's adoption of any official plan amendment,
you must request such in writing to the City Clerk;
- if you wish to be notified of the decision of the Region of Durham with respect
to the proposed amendment to the official plan, you must make a written
request to the Commissioner of Planning, Region of Durham Planning
Department.
6.0 OTHER INFORMATION
6.1 Appendix No. I
list of neighbourhood residents, community associations, agencies and City
Departments that have commented on the application at the time of writing
the report;
Information Report No. 12-08
6.2 Information Received
Page 6
full scale copies of the applicant's submitted plan are available for viewing at
the offices of the City of Pickering Planning & Development Department;
the following reports were submitted in support of the application:
• Planning Report (MHBC Planning, April 2008);
• Agricultural Justification Report (Miller Golf Design Group, April 2008);
• Golf Course Design and Management Plan (Miller Goff Design Group, July 2007);
• Golf Market Study (Miller Golf Design Group, March 2008);
• Traffic Impact Study (C.C. Tatham & Associates Ltd., July 2007);
• Environmental Impact Study (Gartner Lee Limited, July 2007);
• Phase 2 Environmental Site Assessment (Green -Tech Environmental
Engineering Ltd., October 2002);
• Environmental Site Inspection (Green -Tech Environmental Engineering
Ltd., March 2008);
• Hydrogeological Assessment (Golder Associates, May 2006);
• Well Construction and Testing Report (Golder Associates, July 2007);
• Sustainability Report (Miller Golf Design Group, February 2008); and
• Stage 1 and 2 Archaeological Assessment (October 2007);
the need for additional information and/or technical reports will be determined
through the review and circulation of the applicant's current proposal;
6.3 Owner / Applicant Information
the owner of the subject lands Kinsale Properties Ltd.;
James Sabiston is the principal of Kinsale Properties Ltd.;
Pierre Chauvin of MHBC Planning is the agent for the application.
Ross Pym MCIP, RP
Principal Planner - Development Review
RP:Id
Attachments
Copy: Director, Planning & Development
Lynda Taylor, CIP, RPP
Manager, De elopment Review
APPENDIX NO. I TO
INFORMATION REPORT NO. 12-08
COMMENTING RESIDENTS AND LANDOWNERS
(1) none received to date
COMMENTING AGENCIES
(1) none received to date
COMMENTING CITY DEPARTMENTS
(1) none received to date
ATTACHMENT#-L_TO
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City of Pickering
Planning & Development Department
PROPERTY DESCRIPTION PART LOT 4, CONCESSION 6
OWNER KINSALE PROPERTIES
DATE MAY 29, 2008
DRAWN BY JB
FILE No. OPA 05-04/P & A 33/05
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ATTACHMENT#ATO
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I U AMENDMENT XX TO PICKERING OFFICIAL PLAN
PURPOSE: The purpose of this amendment is to permit a golf course and related
indoor facilities through a change in designation of the subject lands to
'Active Recreational Areas'.
LOCATION: The subject lands are approximately 30 hectares in area and located on
the north side of Highway 7, immediately east of Balsam Road (Sideline
4). The subject lands are municipally known as 3160 Highway No. 7 and
more specifically include Part of Lot 4, Concession 6 and Part 1 of 40R-
6439.
BASIS: That Council of the City of Pickering is satisfied that this Amendment to
the Pickering Official Plan to permit a golf course through redesignation of
the subject lands to 'Active Recreational Areas' is an appropriate land use,
complies with the general intent of the Official Plan and is consistent with
Provincial policies.
ACTUAL
AMENDMENT: The Pickering Official Plan is hereby amended by:
Revising Schedule 1 (Land Use Structure) Sheet 3 of 3 to redesignate
the lands identified on the attached Schedule A from 'Agricultural
Areas', 'Natural Areas' and Exception E1 to 'Active Recreational
Areas'.
2. Removing Exception 3.20(a) text that reads, "on lands identified by the
symbol "E1 " on Schedule 1, a farm implement dealership and road
vehicle repair and service establishment in accordance with the
Durham Regional Official Plan".
IMPLEMENTATION: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the implementation of the Plan shall apply in regard to this
Amendment.
INTERPRETATION: The provisions set forth in the City of Pickering Official Plan, as amended,
regarding the interpretation of the Plan shall apply in regard to this
Amendment.
City of Pickering, Proposed Official
Plan Amendment
Subject Lands
Lands to be Redesignated
from Agricultural Areas, Natural
Areas and Exception (E1 -3.20.a)
to Active Recreational Areas
Schedule A
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June 2, 2008
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