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HomeMy WebLinkAboutInformation Report 13-21Information Report to Planning & Development Committee Report Number: 13-21 Date: September 13, 2021 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Official Plan Amendment Application OPA 21-001/P Zoning By-law Amendment Application A 05/21 (Regional Official Plan Amendment Application ROPA 021-002) Sunrise International Investments Inc. 3695 Sideline 4 1.Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Official Plan Amendment and Zoning By-law Amendment, submitted by SunriseInternational Investments Inc., to facilitate the redevelopment of an existing golf club. Thisreport contains general information on the applicable Official Plan and other related policiesand identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear publicdelegations on the applications, ask questions of clarification, and identify any planningissues. This report is for information and no decisions on these applications are beingmade at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2.Property Location and Description The subject lands are located on the east side of Sideline 4, north of Highway 7,municipally known as 3695 Sideline 4 (see Location Map, Attachment #1). The property has an area of approximately 29.3 hectares with approximately 544 metres of frontage along Sideline 4 and approximately 364 metres of frontage along Highway 7. The sitecurrently contains a 12-hole golf course, a maintenance structure, 3 stormwatermanagement ponds, a surface parking lot and golf cart routes. A tributary of the Carruther’sCreek traverses north-south through the property and a wetland feature is present along the easterly property line (see Air Photo Map, Attachment #2). The surrounding land uses include: North: Immediately to the north is a vacant property zoned Rural Agricultural. Furthernorth is Highway 407 and an associated stormwater management pond. East: Immediately to the east are agricultural lands. The lands municipally known as 3880 Kinsale Road are utilized for outdoor RV parking and storage. Further east is the Hamlet of Kinsale. Information Report No. 13-21 Page 2 South: Across Highway 7 is a large residential property containing a vacant detached dwelling, and further south is Barclay Field Stone Estates, which consists of 32 estate lots with detached dwellings. West: Lands to the west are agricultural lands leased for cash cropping. 3. Applicant’s Proposal The applicant has submitted applications to the City for an Official Plan Amendment and a Zoning By-law Amendment to facilitate the redevelopment of the existing golf course. Concurrently, the applicant has submitted an application for a Regional Official Plan Amendment (ROPA) 2021-002. The ROPA has been circulated to the City for comment. The applicant proposes a new year-round golf course facility that will include an outdoor 9-hole golf course with putting green, golf cart routes, and a 6,087 square metre indoor golf dome with a driving range, virtual golf simulators and amenity spaces (see Submitted Conceptual Site Plan, Attachment #3, and Conceptual Site Plan of Golf Dome, Attachment #4). In addition, the applicant is proposing a 1,295 square metre clubhouse with a lounge, banquet hall, and amenity space (see Conceptual Elevation of Clubhouse, Attachment #5). The applicant proposes to renovate and enlarge the existing 201 square metre maintenance structure by adding a 213 square metre addition for maintenance storage. To support the proposed mixture of uses, the applicant is proposing 235 surface parking spaces: 106 parking spaces serving the clubhouse; 74 parking spaces to support the golf dome; and 55 parking spaces located along the paved road towards the south end of the subject property. Vehicular access to the site will be from the existing entrance off Sideline 4. No vehicular access will be provided from Highway 7. The site is privately serviced and underground storage tanks are proposed for fire services. The applicant is proposing stormwater management features to support the proposed development. This includes the 3 existing stormwater management ponds, leaching beds for all proposed and existing structures, and a septic tile bed pretreatment system. The applicant is proposing to protect the natural features on this property (Carruther’s Creek tributary, wetland, woodlands, and Redside Dace habitat) by applying the required minimum vegetation buffer zones. The development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The Durham Regional Official Plan designates the subject lands as Prime Agricultural Areas, subject to Exception 9A.3.17. The Exception provides the permissions for the existing golf course and associated uses on the subject site. Section 9A.2.7 of the 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, thus requiring an amendment to the Regional Official Plan. The existing golf course was permitted as an exception due to the amount of fill on the property. Information Report No. 13-21 Page 3 ROPA 2021-003 proposes to redesignate the site to Major Open Space. The Regional Official Plan (ROP) permits new and expanding major recreational uses within Major Open Space Area by amendment to the ROP or to the local official plan, subject to the following policies: a. a hydrogeological study addressing the protection of water resources; b. a best management practices report addressing design, construction and operational consideration; and c. that new natural self-sustaining vegetation be located in areas to maximize the ecological value of the area. Additional ROP policies for the development of non-agricultural uses in Major Open Space Areas require: a. where possible, minimizing the use of prime agricultural lands, including Canada Land Inventory Classes 1, 2 and 3 soils; b. demonstrating that the use is appropriate for location in the Major Open Space Area; c. encouraging locations on existing parcels of land appropriately sized for the proposed use; d. incorporating an appropriate separation distance from farm operations in accordance with Provincial Minimum Distance Separation formulae; e. being compatible with sensitive land uses in compliance with Provincial Land Use Compatibility guidelines, particularly issues of noise and dust must be addressed; f. being located on an existing opened public road and shall not compromise the design and function of the road; g. being serviced with an individual private waste disposal system and an individual private drilled well which meet Provincial and Regional standards; h. being sensitive to the environment by ensuring there will be no negative impact on key natural heritage of hydrologic features; i. maintain or, where possible, enhancing the amount of natural self-sustaining vegetation on the site and the connectivity between adjacent key natural heritage or hydrologic features; j. being subject to local planning approvals including being zoned in a special category for the use; k. avoiding the use of outdoor lighting that causes light trespass, glare and uplight; l. where applicable, meeting the requirements of the Oak Ridges Moraine Conservation Plan and the Greenbelt Plan; and m. not adversely impacting the ability of surrounding agricultural operations to carry on normal farm practices. 4.2 Pickering Official Plan The subject lands are designated Open Space System – Active Recreational Areas within Pickering’s Official Plan. This designation permits conservation, environmental protection, restoration, education passive recreation and similar uses, subject to the provisions of the Regional Official Plan related to non-agricultural uses. Active recreational and other related uses, including an outdoor golf course, are also permitted uses on lands with this designation. Information Report No. 13-21 Page 4 A portion of the subject lands is part of the Natural Heritage System. A valleyland feature transverses the western portion of the site and a wetland is located at the northeast corner of the subject lands along the easterly property line. The Official Plan requires that proponents of a proposed development or site alteration within the minimum area of influence that relates to a key hydrological feature, outside the key hydrological features itself or the related minimum vegetation protection zone, complete an Environmental Study. The proposed development is within 120 metres of the valleyland feature and wetland. Therefore, the applicant has submitted an Environmental Impact Study. 4.3 Zoning By-law 3037 The subject property is zoned A/GC – Agricultural/Golf Course and OS-HL – Open Space – Hazardous Lands within Zoning By-law 3037, as amended by By-law 7076/10. Agricultural uses, including a detached dwelling, or a golf course are permitted on the subject property. The golf course can include any ancillary building or structure operated for the purpose of playing golf, an indoor golf simulator, snack bar, and lounge, operated in conjunction therewith but cannot include full restaurant and banquet uses, or similar large scale food service uses. The applicant is proposing to increase the scale of the golf course to include a restaurant, banquet use and a large indoor golf dome. Therefore, the property will be rezoned to an appropriate zone category. 5. Comments Received 5.1 Public comments on the proposal The notice of the Statutory Public Meeting regarding these applications was provided through a mailing of all properties within 150 metres of the subject lands. Also, 2 development notice signs were posted on the subject lands providing notice of this meeting to members of the public. To date, the City has not received formal comments from the public regarding this application. 5.2 Agency Comments 5.2.1 Region of Durham The Region held a Statutory Public Meeting on June 1, 2021, to present information on the proposed amendment. Comments were received from the landowners to the east, requesting a sufficient landscaped buffer to separate the parking area and road, from the abutting lands. Additionally, on April 13, 2021 and May 11, 2021, the Durham Agricultural Advisory Committee considered the associated ROPA application and voted to oppose to it. No further comments were received. 5.2.2 Toronto and Region Conservation Authority The Toronto and Region Conservation Authority (TRCA) has no objections to the approval of the Official Plan Amendment but requested that approval of the Zoning By-law Amendment be deferred until the comments below have been addressed: Information Report No. 13-21 Page 5 • revisions to the Environmental Impact Study to include applicable policies, natural heritage features and associated buffers, and ensuring the proposed road is outside any feature; • additional geotechnical information/analysis required for the eastern portion of the site; • additional details pertaining to the proposed site grading plan are required; and • additional information is required for the proposed leaching beds including, setbacks and water quality. 5.2.3 Ministry of Transportation At the time of writing, no comments have been received. 5.3 City Comments 5.3.1 Engineering Services Department Engineering Services has no objection to the proposed development, but requests the following information be provided: • a revised Functional Servicing Report with the current owner's contact information requested calculations, and revisions to the engineering plans; and • confirmation from the Ministry of Transportation that they have no concerns with the proposed works. 5.3.2 Fire Services Department Fire Services has no objection to the proposed development, but requests the following information be provided or the required revisions are made: • revised site plan to show the fire route(s) and the location of fire hydrants; • confirmation that the storage tanks are a sufficient size and protected from freezing; and • replace the existing bridge on the site to accommodate the heaviest fire apparatus. 6. Planning & Design Section Comments The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and others identified through the circulation and detailed review of the proposal, are required to be addressed by the applicant before a final recommendation report to Planning & Development Committee: • evaluate whether the proposal is consistent with the Provincial Policy Statement and conforms to A Place to Grow: A Growth Plan for the Greater Golden Horseshoe; • evaluate whether the Regional Official Plan Amendment application 2021-002, to redesignate the lands from Permanent Agricultural Reserve with an exception for a golf course, to Major Open Space System, is appropriate; • review whether permitting the large scale indoor uses, such as a golf dome, and a clubhouse with a banquet facility, is in keeping with the intent of the Open Space System – Active Recreational Areas land use designation, and appropriate development in the rural area; Information Report No. 13-21 Page 6 • review the Environmental Impact Study, in consultation with the TRCA. to ensure the appropriate vegetation buffer zones are provided to protect the tributary and associated valleylands; • evaluate the traffic generated by the proposal to determine if the existing network can accommodate the traffic or if upgrades are necessary; • ensure sufficient parking is provided on-site to support the proposed uses; • ensure trees within the Tree Protection By-law area are protected; and • confirm adequate capacity is available to service the proposed development (stormwater management system, on-site private water, and on-site sanitary services). Further issues may be identified following receipt and review of comments from the circulated departments, agencies and public. The City Development Department will conclude its position on the applications after it has received and assessed comments from the circulated departments, agencies, and the public. 7. Information Received Copies of the plans and studies listed below are available for viewing on the City’s website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: • Planning Justification Report, prepared by Johnston Litavski Ltd., dated February 2021; • Agricultural Assessment Report, prepared by Miller Golf Design Group, dated February 2021; • Arborist Report, prepared by Beacon Environmental Limited, dated February 2021; • Environmental Impact Study, prepared by Beacon Environmental Limited, dated February 2021; • Functional Servicing Report, prepared SCS Consulting Group Ltd., dated February 2021; • Geomorphic Assessment, prepared by Beacon Environmental Limited, dated February 2021; • Phase One Environmental Site Assessment, prepared by Golder Associates Ltd., dated June 2020; • Preliminary Geotechnical Investigation, prepared by Golder Associates Ltd., dated January 28, 2021; • Preliminary Hydrogeological Investigation, prepared by Golder Associates Ltd., dated January 28, 2021; • Structural Engineer Letter, prepared by Jablonsky, Ast and Partners, dated November 12, 2020; and • Transportation Study, prepared by WSP, dated February 9, 2021. 8. Procedural Information 8.1 General • in providing a recommendation on OPA 21-001/P and A 05/21 to Pickering Council, City staff will also be providing a recommendation to the Region of Durham on ROPA 2021-002; Information Report No. 13-21 Page 7 • written comments regarding this proposal should be directed to the City Development Department; • oral comments may be made at the Electronic Statutory Public Meeting; • all comments received will be noted and used as input to a Recommendation Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council; • any member of the public who wishes to reserve the option to appeal Council’s decision must provide comments to the City before Council adopts any by-law for this proposal; and • any member of the public who wishes to be notified of Council’s decision regarding this proposal must request such in writing to the City Clerk. 9. Owner/Applicant Information The owner of this property Sunrise International Investments Inc. represented by Johnston Litavski Ltd. Attachments 1. Location Map 2. Air Photo Map 3. Submitted Conceptual Site Plan 4. Conceptual Site Plan of Golf Dome 5. Conceptual Elevation of Clubhouse Prepared By: Original Signed By Felix Chau Planner II Original Signed By Nilesh Surti, MCIP, RPP Manager, Development Review & Urban Design Approved/Endorsed By: Original Signed By Catherine Rose, MCIP, RPP Chief Planner FC:ld Date of Report: August 26, 2021 Attachment #1 to Information Report 13-21 !!! !!!!! !!!!!Sideline 4Highway 7 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; City DevelopmentDepartment Location MapFile:Applicant:Property Description: OPA 21-001/P & A 05/21 THIS IS NOT A PLAN OF SURVEY. Date: Mar. 05, 2021 ¯ Sunrise International Investments Inc.Pt Lot 4, Con 6, Now Parts 1 & 2, 40R26399, and Kinsale Parts 1-12, 40R29183 (3695 Sideline 4) SubjectLands L:\PLANNING\01-MapFiles\OPA\2021\OPA 21-001, A005-21 - Sunrise International Investments\OPA 21-001P_LocationMap.mxd Attachment #2 to Information Report 13-21 Carruthers CreekCarruthersCreekSideline 4Highway 7 1:5,000 SCALE: © The Corporation of the City of Pickering Produced (in part) under license from: © Queens Printer, Ontario Ministry of Natural Resources. All rights reserved.;© Her Majesty the Queen in Right of Canada, Department of Natural Resources. All rights reserved.; © Teranet Enterprises Inc. and its suppliers all rights reserved.; © Municipal Property Assessment Corporation and its suppliers all rights reserved.; Air Photo MapFile:Applicant:Property Description: OPA 21-001/P & A 05/21Sunrise International Investments Inc.Pt Lot 4, Con 6, Now Parts 1 & 2, 40R26399, and THIS IS NOT A PLAN OF SURVEY. Date: Aug. 24, 2021 SubjectLands Parts 1-12, 40R29183 (3695 Sideline 4) L:\PLANNING\01-MapFiles\OPA\2021\OPA 21-001, A005-21 - Sunrise International Investments\OPA 21-001P_AirPhoto.mxd City DevelopmentDepartment Attachment #3 to Information Report 13-21 Submitted Conceptual Site Plan City Development Department July 09, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 21-001/P, A 05/21 Sunrise International Investments Inc.Applicant: Property Description: DATE: File No: P t Lot 4, Con 6, Now Parts 1 & 2, 40R26399, and Parts 1-12, 40R29183 (3695 Sideline 4) L:\Planning\01-MapFiles\OPA\2021 Proposed Clubhouse Proposed Golf Dome Site Entrance Highway 7Sideline 4Accessory Structures N Attachment #4 to Information Report 13-21 Conceptual Site Plan of Golf Dome City Development Department July 09, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 21-001/P, A 05/21 Sunrise International Investments Inc.Applicant: Property Description: DATE: File No: P t Lot 4, Con 6, Now Parts 1 & 2, 40R26399, and Parts 1-12, 40R29183 (3695 Sideline 4) L:\Planning\01-MapFiles\OPA\2021 N Attachment #5 to Information Report 13-21 Conceptual Elevation of Clubhouse City Development Department July 09, 2021FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING CITY DEVELOPMENT DEPARTMENT. OPA 21-001/P, A 05/21 Sunrise International Investments Inc.Applicant: Property Description: DATE: File No: P t Lot 4, Con 6, Now Parts 1 & 2, 40R26399, and Parts 1-12, 40R29183 (3695 Sideline 4) L:\Planning\01-MapFiles\OPA\2021