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HomeMy WebLinkAboutInformation Report 12-02City c(1 ± i 4 PICKERING INFORMATION REPORT NO. 12-02 FOR PUBLIC INFORMATION MEETING OF APRIL 18, 2002 IN ACCORDANCE WITH THE PUBLIC MEETING REQUIREMENTS OF THE PLANNING ACT, R.S.O. 1990, chapter P.13 SUBJECT: - Draft Plan of Subdivision Application 1ST-SS059 (Revision 2) Zoning By-law Amendment Application A 03 02 711053 Ontario Inc. S.: 562503 Ontario Limited Part of Lot 4. Concession 5, Part 2. Plan 4UR-4159 (East side of Sideline 4. south of Highway 7 ) City of Pickering 1.0 PROPERTY LOCATION AND DESCRIPTION the site is currently vacant and was previously used as a licenced gravel pit by Barclay Transport since 194S. the site is located on the east side of Balsam Road north of the Fifth Concession Road (the Town of Ajax border) and south of Highway (see Attachment #1 for the location map); this site has an area of approximately 33.34 hectares. and includes one existing building \with two sheds about mid -point in its Balsam Road frontage: the site is steeply sloped in the bowl of the former gravel pit with Carruthers Creek flowing though the middle of the site being joined on the site by two smaller tributaries; an existing house is situated immediately north of the site, on the east side of Balsam Road; the site is situated across from a further 12 hectare land holding owned by the applicant on the \vest side of Balsam Road. To the east of the site is located a number of rural residential properties. Somewhat south of the site is an abandoned railway right-of-way now used as a recreational trail. 2.0 APPLICANT'S PROPOSAL the applicant proposes to develop the subject site with detached dwellings on 35 lots with lot frontages between 32 and 66 metres: the proposed lots are to have lot depths between 90 and 1S I metres; 15 lots are proposed to front Balsam Road and 20 lots are proposed to front a new strect to be constructed to the east of Balsam Road as shown on the applicants submitted plan (see Attachment =2 ): the dwellings are proposed to he serviced by private water and sanitary sewer facilities; new homes are proposed on all of the proposed lou: the applicant proposes to restore the stream channels of Carruthers Creek and its tributaries that flow through the subject property to natural stream channel designs from the current altered' state which resulted from by the operations of the now - abandoned gravel pit on the subject lands:. - the applicant proposes that the stream channels and corridors remain in private ownership 09 10 Information Report No. 12-02 Page 2 3.0 OFFICIAL PLAN AND ZONING 3.1 Durham Regional Official Plan designates the site as "Rural Settlements — Country Residential Subdivision" which permits development of a maximum of 35 residential dwellings that must be serviced by private water and sanitary sewer facilities. The proposal complies with this designation; the Regional Plan requires a draft plan of subdivision to be accompanied by au updated settlement capacity study, a recent hydrogeological report, a lot servicing plan, a geological report and a grading plan; - conditions of draft approval must address the findings of such studies, phasing of development and monitoring of the impact of development on adjacent wells and groundwater conditions; 3.2 Pickering Official Plan - designates the subject lands "Rural Settlements — Counnv Residential" within "Settlement 8: Barclay Estates''; - this designation pen -nits residential uses and home occupations; - the estate residential land use proposed by the subject applications is in compliance with the Pickering Official Plan. Provided the following technical requirements can be satisfied, no amendment to the Official Plan will be required; the Barclay Estates Settlement policies provide that: • continued operation of the existing gravel pit operation is recognized and permitted until subdivision development commences; • realignment of the Carruthers Creek tributary within the settlement in an environmentally -responsible manner is pemiitted to the satisfaction of the City and the conservation authority despite the land use designations on Schedule IV -8; and, • endeavour to ensure the country residential environment of the settlement is maintained, once developed; - Schedule IV -8, the Barclay Estates Settlement land use schedule, designates the tableland for country residential uses and the Caruther's Creek corridor as Open Space System — Natural Areas; Schedule III — the Resource Management Schedule of the Pickering Official Plan, designates the lands around Carruthers Creek and its tributaries running through the subject lands as Shoreline and Stream Corridor and the Former Lake Iroquois Shoreline running through the subject lands; on lands designated Shoreline and Stream Corridor, not designated as Open Space — Natural Areas (ie: the subject lands), new development is permitted in accordance with respective land use designations and provisions, subject to the recommendations of an Environmental Report and alterations to a watercourse or stream corridor may be permitted only following the appropriate approvals of the relevant conservation authority and the Ministry of Natural Resources, if necessary; Section 15.9 of the Official Plan requires the submission and approval of an Environmental Report as part of the consideration of the subject development applications. Supporting hydrogeological, grading and drainage, stommwater management and lot servicing information will be required as part of the environmental report; Schedule II to the Pickering Official Plan, the Transportation System, designates Sideline 4 as a Local Road. Local Roads provide access to individual properties, other local roads and collector roads and generally have a right-of-way of 20 metres; the applicant has submitted a Draft Report on a proposed Carruthers Creek Natural Channel Design, Concept Plan, a Preliminary Storm Water Drainage Report, a Scoped Environmental Impact Study and a Hydrogeological Investigation in support of the subject applications; Information Report No. 12-02 Page 3 3.3 Zoning By-law 3037 the site is zoned "Q" — P0 and Quarry Zonc in By-law 3037: this zoning permits gravel pits. accessory uses and agricultural uses; amendment to Zoning By -lacy 3037 is required in order to permit this proposal. 4.0 RESULTS OF CIRCULATION (see Attachment = 3) 4.1 Resident Comments Dr. Theodore Malar, owner and resident o1 a 10 acre property east of the subject lands, provided written comments in which he noted a significant deterioration in the water supply to his property since 1993. He attributes the deterioration to water taking by nearby golf courses to the south and ski resorts to the north. He indicated that he built a two -acre fish pond stocked with rainbow trout, with the intent of operating a recreational fishing pond and recreational area to produce retirement income. However. since 1995. the water level has deteriorated so significantly that the pond can not sustain tish during the summer: Dr. Malar is concerned that the addition of the wells required to serve the proposed development will cause the water supply to his property to further deterioration (sce Attachment =3); 4.2 Agency Comments - no comments have been received from agencies to date. 4.3 Staff Comments in reviewing the application to date, the following matters have been identified by staff for further review and consideration: 4.3.1 Draft Plan of Subdivision consider implementation of appropriate measures 10 respect the unique natural heritage of the former Lake Iroquois Shoreline; consider suitable ownership, including by a public agency, of the Carruthers Creek stream corridor and its associated tributaries through the subject lands; review the proposed design for the creek channel. with the assistance and advice of TRCA and Region of Durham staff; review the proposed grading and drainage for the proposed residential lots to ensure that the proposed dwellings can be suitably drained and sited and that the stream corridor can be property protected from construction and post -construction sedimentation; review of proposed house siting to ensure safety for future residents on sites that may have steep topography and possible groundwater discharge; review safety and servicing considerations of the proposed grading for the proposed new public road; review the proposed lot servicing for water and sanitary sewage facilities on site, including a peer review of the hvdrogeological report. with the assistance of the Region of Durham Health Unit and the TRCA: 4.3.2 Zoning Matters ensure appropriate buffer zones to Carruthers Creek and its tributaries and to the steep slopes of the former gravel pit; ensure that gravel pit licence has been suspended. surrendered; 11 1 2 Information Report No. 12-02 Page 4 4.3.2 Technical Matters - review supporting technical submissions, including the hydrogeological, environmental impact study, concept plan for Carruthers Creek channel design, and stormwater report, grading and drainage and lot servicing information, to ensure that adequate information is provided and that technical requirements are niet; - review water supply, sewage disposal, stormwater quality and quantity management; require a tree preservation plan; require an architectural design statement to ensure that the character of the lots on Balsam Road and on the new proposed street are compatible, through means of similar design of streetlights, street tree plantings, house siting on the lots that respects the topography, grading and natural features; - demolition of the existing buildings and structures will be required. 5.0 PROCEDURAL INFORMATION 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 either the proposed plan of subdivision or 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 draft plan of subdivision does not make oral submissions at the public meeting or make written submissions to the City of Pickering before the application is considered, the Ontario Municipal Board may dismiss all or part of the appeal; if a person or public body that files a notice of appeal of a decision of the City of Pickering in respect of the zoning by-law amendment does not make oral submission at the public meeting, or make a written submission 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. - 6.0 OTHER INFORMATION 6.1 Appendix I lists the comments received on this proposal at the time that this Information Report was written; 6.2 Information Received The following documents are available for viewing at the offices of the City of Pickering Planning & Development Department: • Full-sized copy of Draft Plan of Subdivision IST -88059 (Revision 2); • Scoped Environmental Impact Study, Barclay Estates, Draft Report by Parish Geomorphic, January, 2002; • Carruthers Creek Natural Channel Design, Concept Plan, Barclay Estates, Draft Report by Parish Geomorphic, January, 2002; • Preliminary Storm Water Drainage Report, Barclay Fieldstone Estates by D.G. Biddle & Associates Limited, Consulting Engineers. February 2002; • Hvdrogeological Investigations, Barclay Residential Subdivision by Goffco Limited Groundwater Consulting Services, December 2001. lnfomlation Report No. 12-02 Page 5 1 3 6.3 Site Landowners the applicant is Fourteen Estates Limited and the landowners arc 711053 Ontario Inc. and 562503 Ontario Limited. The principal of Fourteen Estates Limited and the numbered companies is Mr. Richard Rondeau. 1 Steve Gaunt, MCIP, RPP Planner II SG/jf Copy: Director, Planning & Development Catherine Rose Manager, Policy 1 4 APPENDIX I TO INFORMATION REPORT NO. 12-02 COMMENTING RESIDENTS AND LANDOWNERS (1) Comments from Dr. Malar COMMENTING AGENCIES (1) No comments have been received from agencies to date. COMMENTING CITY DEPARTMENTS (1) Planning & Development ATTACHMENT #I- INFORMATION REPORT# '_' 15 HIGHWAY KINtSAL N CON frl mama • !LAMM= r • • ■ City of Pickering Planning & Development Department T (DATE APR. 10. 2002 16 INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN 18T-88059 HIGHWAY N0.7 ATTACHMENT# 2 TO INFORMATION REPORT# I - C 7,-36.1.0T 31101 0 0 ro —AR t`J 0 n b n b n n b n n BLOCK 36 IDS F RtAER WC, U`t 1 Ae 8. P45 Al, WAS )'480'JCED 6Y THE CITY OF PIC4E91. PIA5NWC & OEI4ELOPAIENT DT -PAPAW PTCORAUT/O,Y 9 SUPPORT 50945 APRIL ID 2 ATTACHMENT# 2) TO INFORMATION REPORT# 12- 02 Dr Theodore Malar 3510 Audley Road Pickering Ontario 1.1\ 2V9 Lear Sir: April 8. 2002 17 ECEWED CI t Y .— PiCKERING n s . DEVELOPMENT This letter is presented in order to establish nn complaints to the City of Pickering, the Durham Region, the Province of Ontario. Environment Canada. and any other authority responsible for the regulation_ the care and the maintenance or water. It is protnpted by two resent developments in my area. The first is the expansion of the golf course west side of Audley Road south of the Fifth concession, for which I received no prior notification, and the second is the submission for a zonine by-law amendment application A3/02 711053 to allow for the development of 35 estates on Balsam Road bordering to the west of my property. I have a grave concern as to the effects of these developments on the water quality on my property CON 5 N PT LOT 3 and in the surrounding area. The greatest problem affecting my property is the extreme fluctuation in the water table. These changes to the water table 1 believe to be caused by the high demand on water by the golf courses Deer Creek and Faun Brook just to the south of me between Taunton Road and Concession 5 and by the -ski resorts to the north Dagmar and Lakeridge When I bought the 9.87 acre property in1978, the property at this time was undeveloped siting in the middle of 100 acres. The front half of the property was open field rising up form Audley Road to the top of the hill. The hack hall, slopping down the hill, was wood lot until it met with Barclay's property. The hill crests in the middle of my property. The water conditions on the property at this time could he described as follows: - wet or even swampy bordering along Audley Road - solid ground going down hill on both east and west sides - extremely wet with sprouting steams at the lower hack of the wood lot, that is along Barclay's property When I first built and moved onto the property in 1983. the land was as described above. It took about three full loads of limestone at the foot of the hill at Audley Road before it stopped sinking so that a drive way could be made. Barclay delivered the limestone. The house 1 built myself was situated near the top of the hill on solid ground. I had a well and a ground feed pond put in at the bottom of the hill along Audley Road. The pond of approximately two acres 1 stocked with 2 inch rainbow trout fingerlings. Everything seemed to he developing just tine according to plan, until 1995 when the water level in the pond started to drop drastically. It dropped about 6 feet during the summer months. The sudden drop in water level causing the accompanying rise in water temperature killed approximately 4 000 of my rainbow trout which ranged between 10 and 16 inches. Since then the water level fluctuated by 5-6 feet each year and 19 ATTACHMENT# 3 TO INFORMATION REPORT# 12 - O2 the pond has never reached its full capacity, always falling 3-4 feet below its over flow level. The water conditions on the property have changed in the following manner: - the pond levels fluctuate by 5-6 feet during the year - the water sprouting during the spring time along the sides of the driveway do not occur - the springs that used to flow at the back of the wood lot no longer do during any season So far these changes have produced a very significant affect on the uses and enjoyment of my property as well as on the financial losses and loss of potential income, I had planned to use the pond as a fishing pond and park recreational area for supplemental income during my retirement as well as to rent for sport fishing. Now that I have retired, it is impossible to make an income from the pond since the pond cannot maintain fish during the summer months when the water level is low. Due to the low levels the pond has also lost much of its aesthetic appeal. When the level is low, the pond is not pleasing for paddle boat or swimming uses. l have tried to give the property an atmosphere of the northern environment. 1 have planted over 5 000 evergreen trees of various species. Pictures of the property have been use in brochures and even in motion pictures. So 1 am greatly distressed that further erosion of the water supply is taking place by housing development's storm sewers, golf course expansion, ski resort's snow making operations, and now 38 wells bordering my property. Yours truly //4/ t Dr Theodore Malar