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HomeMy WebLinkAbout03/24/1994 STATUTORY PUBLIC INFORMATION MEETING MINUTES A Statutory Public Information Meeting was held on Thursday, March 24, 1994 at 7:00 '-' p.m in the Council Chambers. CHAIRMAN: Councillor Wellman ALSO PRESENT: N. Carroll C. Rose L. Taylor V. Rodrigues A. Smith M. Jarvis - Director of Planning - Manager, Policy Division - Manager, Current Operations Division - Senior Planner - Planner I - Planning Technician 2 ~ (I) DURHAM REGIONAL OFFICIAL PLAN AMENDMENT APPLICATION 93-001/D LOCAL OFFICIAL PLAN AMENDMENT 93-004/P DRAFf PLAN OF SUBDWISION 1ST -93009 ZONING BY-LAW AMENDMENT APPLICATION A 19/93 CHERRY DOWNS DEVELOPMENT CORPORATION PART OF LOTS 13 TO 16. CONCESSION 7 I. An explanation of the application, as outlined in Information Report No 8/94, was given by Adrian Smith, Planner I. 2. Councillor Van Kempen declared an interest in the application because he is a member of the Cherry Downs Golf Club. 3. Jack Winberg, representing the applicant, stated that the Information Report summarizes the issues involved with this application with the exception that the term "townhouse" is not correct in that it implies a two story narrow unit. He prefers that the term "cluster" be used to describe the proposed development of linked, low rise, one story or front split homes that would be consistent with the existing landscape. He noted that the applicants consulting engineers were present to answer any questions and that several meetings and site walks with the area residents have taken place. All comments from agencies will be addressed on an on-going basis. ~ 4. Mike Shannon, 4826 Livingston Street, Claremont, stated that the proposal is flawed in that as far as he was concerned, no environmental assessment of the stream on the subject lands has been undertaken and he hopes that this has not been overlooked. The stream is a major environmental concern and is a coldwater fish habitat. It is important to protect the stream and its watershed because it is more important than Duffins Creek as a fish habitat. He noted that there are already a number of golf courses in the area that drain into creeks and that these creeks can only sustain a certain amount of development and it is for that reason that he is concerned with this proposal. "-" 5. Tom Newman, Paddock Road, stated that his property is downstream from this proposal and he is also concerned about how development will affect the stream He asked that the comments he made in his letter to the Town dated December 7, 1993 be considered and that the application should be approved in whole or refused but it should not be approved in part. ....., ~ ~ -- --2-- 6. Mike Newman stated that Council should be concerned that the developer is applying for much more than what is wanted so that the final decision made by Council appears to be welcome. He further stated that an approval of this proposal could set a precedent for similar development elsewhere in the Town. If this development is approved and the economy changes, the developer may seek approval for a different form of development as was done by Tridel when they requested approval to build the casita project in place of an apartment tower. The development of residential units on the subject lands will result in storm runoff damage to the stream and there will be other long range implication if this application is approved. 7. Fred Beer, representing the Pickering Rural Association, asked exactly how many residential units will be constructed and what will they look like. He further asked what uses are proposed for the commercial component and the existing clubhouse. He noted that there are no emergency access points from the proposed residential areas. The proposal will dominate the landscape and only the roof tops will be seen. The proposal, if approved, will result in a loss of agricultural land and the planting of grasses will not lessen the impact of development on the stream With respect to the Council-endorsed Rural Area Policies, the criteria to permit non- agricultural uses will have to be amended to permit this development to occur. Letters from the residents about this development speak for themselves; this development is not wanted. The Board of Education has commented that 120 to 210 students will be housed in this development and will have to be bussed to schools in the urban area. The Fire Department will not be able to service the site properly and Sideline 12 and Concession 8 Road will have to accommodate hundreds of cars. He noted that the rural community surrounds this proposal and that if it is approved, urban improvements will be required which will result in more development being approved. This proposal does not comply with any of the Regional Official Plan designations. The Official Plan requires that hamlets be the predominant areas for growth; however, this development will result in more houses than are found in Claremont. Mr. Beer noted that the fairways cross the streams 20 times which will have a negative effect on the streams. Stream crossing should be eliminated by using fairways that are parallel to the steam He asked for an explanation of the proposed rehabilitation techniques and stated that environmental impacts must be eliminated, not just minimized. Wells are the only source of water for the area residents and this proposal should not affect the rights of the area residents to an adequate water supply. Up to 200,000 cubic metres of water is being drawn from the stream for use on the existing golf course and no further water should be taken from the stream The consultants have suggested that there is adequate water to service the site, however, the Town should require a guarantee that there is enough water and not just accept a suggestion. He asked if it is good planning to locate a development of this nature within a triangle formed by Claremont, Brougham and Greenwood. 8. Gail Lawlor, 540 Rougemount Drive, stated that this application is damaging to the existing greenspace and she supports the request for an environmental assessment. The Durham Region Official Plan states that a development in the rural area is not to detract from the area; however, this development will dwarf the communities around it. She stated that she objects to the application. 9. lain McCully, Greenwood, stated that he is a Trustee of the Durham Board of Education and although he is not speaking on behalf of the Board, he is concerned about the bussing of students from this proposed development. 10. Charles Dolman, Past President of the Greenwood and Area Ratepayers Association, stated that he is opposed to the application. ~ 11. 12. ~ "-' 'W --3-- Steve Murray, 2235 Concession 8 Road, stated that he has been a resident of this area for 25 years and that it is an untouched area. This application will exploit the forest and farmland because these new golf course communities with high density residential development tend to destroy environmentally sensitive and rural areas. The impact of this development can only be minimized; it cannot be eliminated. This rural area is not demanding more houses or golf courses and the existing community would be required to forfeit its current way of life to the bedroom golf community. This proposal will jeopardize the stream and wildlife and open the area up to further urban development. Chris Whillans, 2165 Concession 8 Road, stated that he has already submitted a letting indicating his concerns about this application and stated that he is concerned about the well-being of the rural community. An effort has been made by the developer to make this proposal work but it doesn't. Sideline 14 is now used by the area residents for walking, horseback riding and for fishing but if this application is approved, this road will become private and access to it will be removed. The west end of Concession 8 Road is a dead end that is dirty and muddy but is part of rural living. New residents from the city will not like the condition of Concession 8 Road and will want the road urbanized and opened to the east for easy access. This development will destroy the existing community because the new residents will not share the current values. This development will not assist the tax base because it will have to be serviced by better roads, police and fire services. The developer cannot guarantee that the development will be suited for empty nesters or retired persons and there is a concern about bussing children from this development to area schools. There are adequate golf courses in the Highway #48 and #12 areas and there is not a need for more. Mr. Whillans stated that the developer purchased this land at a large price and cannot afford to use it as a regular golf course. It is now the responsibility of the Planners and Council to protect the existing community. 13. Gord Duncan, R.R. #5, Claremont, stated that he has been a resident of the area for 30 years and supports what has been stated by the previous speakers. In the Residential Area 3 of the proposed plan, deer tracks, trees and the conservation area can be seen from the top of the hill. This development will destroy the country area. The layout of the lots within the proposed residential areas has not been shown and he hoped that the houses would be oriented towards the road so that a line of backyards is not seen. This development is an imposition on the existing residents because they will provide the buffer zone to this development. 14. Adam Conyers, 5222 Brock Road, stated that there are already a number of plans for development in the area and they should be finalized first. There is a growing concern about the environment and there is no reason to contravene the Town's Rural Area Policies. The residents are currently fighting such matters as hydro, roads and landfill sites in order to avoid increased development. There is a need for green areas and there is a concern about the influence of people from the city of the rural area. 15. Gord Shirbon, 4735 Westney Road, asked if there is a larger issue involved in this application - is this development part of a package to become an urban Scarborough area? If this development is approved, it will provide a precedent for more urban development. The plans for this development are vague and have not been well thought out. 16. Jack McGinnis, 1709 Highway #7, stated that the proposed development is in the wrong place. If this development is so good, why are so many amendments required to permit it and why is there so much objection from the area residents. He asked why this application has been made; is it needed, is it being requested by the area residents, does it make sense? This application is only needed by the land owner because he bought the land and needs to make a return on his investment. ........, . '-' -- --4-- 17. Louis Greenbaum, representing the applicant, stated that this property was not just recently purchased. The subject lands have been a golf club since 1965 and has employed area residents. This application is a response to public demand for a life style community. He has been frustrated in his efforts in trying to communicate with the residents. On September 9, 1993, Cherry Downs sponsored an open house to present the plan to the public, receive input from the residents and attempt to satisfY are concerns, however, 300 residents were invited but only 60 attended the open house. Further meetings were held with the Pickering Rural Association, the Claremont and District Residents Association and the area residents on September 18, 1993, October 13, 1993 and November 11, 1993. On December 16, 1993, a site walk of the valley system was sponsored with Gartner Lee present. Further meetings were anticipated in the new year to discuss concerns, however, the lines of communication appear to have been cut off. The concerns of the residents can be dealt with through the Planning Act process. The residents have not given him an opportunity to explain what is being proposed and he wants to continue to dialogue with the residents and ensure that they understand what is being proposed and understand the technical issues. He has provided a proposal for the layout of the lots in Residential Area 1. This layout is not definitive; it is only a conceptual plan to indicate what the layout could be. He is prepared to work with the Town and the area residents on developing standards for the area. He noted that he is requesting a maximum of 300 dwelling units and will illustrate a typical streetscape if desired. He is willing to work with the community to agree on appropriate commercial uses for the subject lands. He has not ignored the cold water fish stock and has undertaken proper studies to protect it. . If agencies require more studies of the creek, he will have them completed because he intends to preserve the quality of Mitchell Creek and protect it. With respect to the loss of food land, the area is already fragmented by various ownerships and the majority of land is not suitable for agriculture. A traffic and agricultural study have been completed and address the issues raised by the residents. It is not his intent to link the open sections of Concession 8 Road. He is prepared to submit to phasing of the development and monitoring of the sewage treatment system in accordance with Ministry of the Environment criteria. The necessary safeguards are built into the system to alleviate the residents concerns and Gartner Lee is available to prove the development will conform to environmental safeguards and not just appear to conform Based on the topography of the subject lands and modeling of the houses, the development will not be seen from Mr. Duncan's house. Mr. Greenbaum stated that this development is not proposing to be a hamlet and the Durham Region Official Plan provides for rural settlements if an Official Plan Amendment is obtained. He can satisfY the criteria of the Durham Region Official Plan respecting rural settlement areas. 18. Tom McBroom, Thomas McBroom Associates Limited, representing the applicant, stated that he is the golf course architect for the Cherry Downs project. The nature and spirit of the project is for the golf course expansion and the environmental vision of the project is to ensure the design of the development works with both the golf course and the residential development. The existing golf course was laid out before environmental concerns were an issue and it has many faults based on todays standards. He subscribes to a modem environmental design for golf courses that does not provide for a completely groomed look but provides for a more natural appearance, buffered strips, wildlife corridors and containment strips. Substantial improvements are being proposed for the existing golf course such as a fifteen metre buffer strip adjacent to the existing creek, a re- establishment of the natural vegetation and a planting and regrading program The grading concept for this development is to intercept and filter drainage before it reaches the creek. The use of fertilizers, chemicals and pesticides is declining and in designing the golf course, more emphasis is put on this environmental issue and using such things as drought tolerant grass and less water. With respect to the existing golf course, some water is being drawn from the creek to a holding pond. --5-- ~ The new golf course would draw water from deep wells that would have no effect on the neighbours wells and tests have proven that the irrigation demand can be met without affecting the neighbours wells. Planting will be undertaken along the river bank and there will be no net loss of trees; for every tree lost, another will be planted. The fairways will be perpendicular to each other will results in less tree clearing. A highly technical irrigation system that uses less water than the current system will be used on the new golf course. This system is computer regulated and applies a mlnlmal amount of water that is required to sustain grass growth. 19. Catherine Rose, Manager, Policy Division, stated that Information Reports regarding this application are available for review. The existing Official Plan does not contemplate this type of residential development, however, the applicants are aware of this and that is why they have submitted an amendment to the Official Plan. A Recommendation Report will not be forwarded to Council until a new Rural Policy has been developed by staff and approved by Council. The Minister of the Environment is currently reviewing a request for an environmental assessment of this application, however, no decision has been made on this request. '-" (ll) DRAFT PLAN OF SUBDIVISION 18T -93020 ZONING BY-LAW AMENDMENT APPLICATION A 30/93 FINCBROSE DEVELOPMENT CORPORATION PART OF LOT 30. CONCESSION 1 1. An explanation of the application, as outlined in Information Report No. 3/94, was given by Mary Jarvis, Planning Technician n. 2. Helen Lepek, representing the applicant, stated that she was present to clarify any questions or concerns if required. (DI) DRAFT PLAN OF SUBDIVISION 18T -90005 (REVISED) '- ZONING BY-LAW AMENDMENT APPLICATION A 21193 GARTHWOOD HOMES LIMITED PART OF LOTS 38, 40-44, 58-64, PLAN 350, AND PART OF LOT 9-14. PLAN 395 1. An explanation of the application, as outlined in Information Report No. 9/94, was given by Valene Rodrigues, Senior Planner. (IV) OFFICIAL PLAN AMENDMENT APPLICATION 93-003/P ZONING BY-LAW AMENDMENT APPLICATION A 25/93 ROCKPORT HOLDINGS LIMITED BLOCKS E. F AND G. PLAN M-1024 1. An explanation of the application, as outlined in Information Report No. 10/94, was given by Valene Rodrigues, Senior Planner. '-" 2. Richard Ward stated that he is opposed to this application. -- -- '- .-... --6-- (V) OFFICIAL PLAN AMENDMENT APPLICATION 93-002/P ZONING BY-LAW AMENDMENT APPLICATION A 3/94 F. CAMPITELLI, TRUSTEE PART OF LOT 20. CONCESSION 1 1. An explanation of the application, as outlined in Information Report No. 6/94, was given by Valerie Rodrigues, Senior Planner. Richard Ward stated that he is opposed to this application for the reasons relating to the zoning given in 1990 or 1991 on the south side of the subject lands. He is concerned about the need to build in accordance with the current zoning by-law and not just keep applying for a rezoning. 2. (IV) ADJOURNMENT The meeting adjourned at the hour of9:50 p.m Dated rt A f. c If 30} /99'1 r Clerk