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HomeMy WebLinkAbout01/30/2017Final claftwig Planning and Development Committee Agenda Date: January 30, 2017 Time: 7:00 PM Place: Council Chambers, 2nd Floor Municipal Administrative Centre 40 Temperance Street Bowmanville, Ontario Inquiries & Accommodations: For inquiries about this agenda, or to make arrangements for accessibility accommodations for persons attending, please contact: Michelle Chambers, Committee Coordinator, at 905-623-3379, ext. 2106 or by email at mchambers(o)-clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Audio Record: The Municipality of Clarington makes an audio record of General Government Committee meetings. If you make a delegation or presentation at a General Government Committee meeting, the Municipality will be audio recording you and will make the recording public by publishing the recording on the Municipality's website. Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non -audible mode during the meeting. Copies of Reports are available at Nww.clarington.net ClarjU00II Planning and Development Committee Agenda Date: January 30, 2017 Time: 7:00 PM Place: Council Chambers 1 Call to Order 2 New Business — Introduction 3 Adopt the Agenda 4 Declaration of Interest 5 Announcements 6 Adoption of Minutes of Previous Meeting 6.1 January 9 Minutes of a Regular Meeting of January 9, 2017 Minutes 7 Public Meetings Page 4 7.1 Nathan Application for a Proposed Zoning By-law Amendment Page 17 Thomas Public Meeting Applicant: Nathan Thomas Report: PSD -008-17 7.2 High Street Applications for Proposed Amendments to the Clarington Page 19 Courtice Public Official Plan, Courtice Main Street Secondary Plan and Meeting Zoning By-law Applicant: High Street Courtice Inc. Report: PSD -009-17 8 Delegations No Delegations 9 Communications - Receive for Information There are no Communications to be received for information. Page 2 Clarifl#OII Planning and Development Committee Agenda Date: January 30, 2017 Time: 7:00 PM Place: Council Chambers 10 Communications— Direction 10.1 Roman Zydownyk Roman Zydownyk — Regarding Report PSD -009-17, Applications by High Street Courtice Inc. to amend the Clarington Official Plan and Zoning By-law to permit a 442 unit residential development along Courtice Main Street (Motion to refer correspondence from Roman Zydownyk, concerning the Public Meeting (Agenda Item 7.2) regarding Report PSD -009-17, be referred to the Director of Planning Services to be considered as part of the application review process.) 11 Presentations No Presentations 12 Planning Services Department Reports 12.1 PSD -008-17 Application by Nathan Thomas application to amend the Page 21 Zoning By-law to facilitate the creation of two additional single detached lots at 6 Mann Street, Bowmanville 12.2 PSD -009-17 Applications by High Street Courtice Inc. to amend the Page 30 Clarington Official Plan and Zoning By-law to permit a 442 unit residential development along Courtice Main Street 12.3 PSD -011-17 Year End Planning Applications 13 New Business — Consideration 14 Unfinished Business None 15 Confidential Reports 15.1 PSD -010-17 Disposal of 72 1/2 Scugog Street, Bowmanville 16 Adjournment Page 47 Page 3 Clarftwn Planning and Development Committee Minutes January 9, 2017 Minutes of a meeting of the Planning and Development Committee held on Monday, January 9, 2017 at 7:00 PM in the Council Chambers. Present Were: Mayor A. Foster, Councillor S. Cooke, Councillor R. Hooper, Councillor J. Neal, Councillor C. Traill, Councillor W. Woo Regrets: Councillor W. Partner Staff Present: C. Clifford, D. Crome, L. Benson, F. Langmaid, C. Pellarin, J. Gallagher, M. Chambers 1 Call to Order Councillor Woo called the meeting to order at 7:01 PM. 2 New Business — Introduction Councillor Neal added a new business item, regarding holding symbols, to the New Business — Consideration section of the Agenda. 3 Adopt the Agenda Resolution #PD -001-17 Moved by Councillor Hooper, seconded by Mayor Foster That the Agenda for the Planning and Development Committee meeting of January 9, 2017 be adopted as presented with the addition of a New Business Item regarding holding symbols. Carried 4 Declarations of Interest There were no disclosures of interest stated at this meeting. 5 Announcements Members of Committee announced upcoming community events and matters of community interest. -1- 0 Clarftwn Planning and Development Committee Minutes January 9, 2017 6 Adoption of Minutes of Previous Meeting Resolution #PD -002-17 Moved by Councillor Cooke, seconded by Councillor Neal That the minutes of the regular meeting of the Planning and Development Committee, held on December 5, 2016, be approved, as amended as follows: Page 1, Section 4 Declarations of Interest Delete the word "pecuniary". Carried 7 Public Meetings Application for a Proposed Zoning By-law Amendment Applicant: 2084165 Ontario Limited and Akero Developments Inc. Report: PSD -001-17 Cynthia Strike, Principal Planner, made a verbal and electronic presentation to the Committee regarding the application. Karen Paplinskie, local resident, spoke to the application. Ms. Paplinskie questioned the definition of a medium density development. She asked if there will be any updates or improvements to Middle Road or the Concession Road to accommodate for the increased traffic in the area. Terri Cochrane and Mike Hogarth, local resident, spoke to the application. Ms. Cochrane stated that they have no issues with the development, however they are concerned with their well. She continued by explaining that, since the summer, they have spent a great deal of money on equipment and have discovered that they have lost water in their well. Ms. Cochrane added that they are concerned that the water table will be further affected with this development. She explained that the surrounding creeks and ponds have very low water levels or are completely dry. Ms. Cochrane added that their well is currently working and they are worried that any development will result in them losing more water and that they will incur additional costs to replenish the well. Mr. Hogarth added that a neighbour, who was also experiencing well problems, had approached them to ask if they have had any issues with their well. He concluded by stating that they were advised to contact the Ministry of the Environment and they have not had a response from them. Michael Fry, D.G. Biddle and Associates, spoke on behalf of the applicant. Mr. Fry requested that this application go directly to Council for final approval. He added that this a small parcel of land within a larger plan of subdivision and only two small amendments are required for this application. -2- 5 Clarftwn Planning and Development Committee Minutes January 9, 2017 8 Delegations 8.1 Brenda Metcalf, Chair, Agricultural Advisory Committee of Clarington, Regarding an Annual Update Brenda Metcalf, Chair, Agricultural Advisory Committee of Clarington (AAC) was present to provide an annual update of the AAC. She made a verbal presentation to accompany a handout. Ms. Metcalf thanked the Committee for the opportunity to provide an annual update of the ACC. She reviewed the accomplishments and highlight of the AAC for 2016, which included involvement in agricultural events. The Committee considered Brenda Metcalf's delegation following Mr. Tung's delegation. 8.2 Robert Clark, Clark Consulting Services, Regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke Robert Clark, Clark Consulting Services, was present on behalf of the applicant regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke. He made a verbal presentation to accompany an electronic presentation. Mr. Clark provided background information on the property and an overview of the proposal. He provided details on the application history and listed many of the studies that have been completed to date. Mr. Clark referred to a slide of the concept plan and reviewed the changes that have been made since the original application was submitted. He highlighted the planning related considerations including the fact that this is an active farming operation and that these proposed uses are secondary to the farm use. Mr. Clark continued by noting that there is a limited scale of proposed land uses and that the applicant will ensure compatibility with adjacent land uses. He concluded by explaining that site plan control will regulate the site design and that they will control the noise and traffic by limiting the size of events and hours of operation. Mr. Clark added that this application will allow an existing farm to diversify. 8.3 Billy Tung, Associate/Senior Planner, KLM Planning Partners, Regarding Report PSD 070-16, Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice Billy Tung, Associate/Senior Planner, KLM Planning Partners was present regarding Report PSD 070-16, Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice. He provided an update on the applications and noted that they are proposing to replace the two blocks of townhomes with nine single detached units. Mr. Tung concluded by asking that the report be referred back to Staff to allow them to revise -3- 6 Clarftwn Planning and Development Committee Minutes January 9, 2017 the applications and bring the report to the next Planning and Development Committee meeting. 8.1 Brenda Metcalf, Chair, Agricultural Advisory Committee of Clarington, Regarding an Annual Update - Continued Resolution #PD -003-17 Moved by Councillor Neal, seconded by Councillor Hooper That the delegation of Brenda Metcalf, Chair, Agricultural Advisory Committee of Clarington, regarding an annual update, be received with thanks. Carried 8.4 John Slemko Regarding Report PSD 070-16, Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice John Slemko was present regarding Report PSD 070-16, Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice. He noted that he is not opposed to this development and that it is adjacent to his property. Mr. Slemko stated that he is concerned with the increased traffic and parking issues. He asked for signage to be added to assist with reducing speed and provide notification of hidden driveways. Mr. Slemko concluded by asking for "no parking" signs to be added on both sides of Gord Vinson Avenue. Alter the Agenda Resolution #PD -004-17 Moved by Councillor Neal seconded by Councillor Hooper That the Agenda be altered to consider Report PSD -070-16, Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice. Carried Resolution #PD -005-17 Moved by Councillor Neal, seconded by Councillor Cooke That the matter of Report PSD -070-16, regarding Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice, be lifted from the table. Carried Clarftwn Planning and Development Committee Minutes January 9, 2017 Resolution #PD -006-17 Moved by Councillor Neal, seconded by Councillor Cooke That Report PSD -070-16 regarding Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice, be referred back to Staff to provide a report to the February 21, 2017, Planning and Development Committee meeting. Carried 8.5 Deborah Mathias Regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke Deborah Mathias was present regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke. She made a verbal presentation to accompany an electronic presentation. Ms. Mathias advised the Committee that she understands the concerns of the neighbours and noted that they have made efforts to mitigate these concerns. She added that they have been communicating with the neighbours and will continue to encourage open communication. Ms. Mathias continued by explaining that they have a need to diversify and become self- sustaining to generate more income. She reviewed the background of the application and summarized the workshops, planning applications, reports and studies they have completed to ensure best practices in farm management. Ms. Mathias referred to a series of photos of their property from 1990, 2004 and 2014 to illustrate the updates and improvements to the property. She stated that they are committed to using locally sourced goods and services. She continued by stating they have received letters of support from 110 local business, 107 local residents, and seven policy makers/organizations. During the meeting, Ms. Mathias provided the letters of support to the Deputy Clerk. She concluded by explaining that they hope to become a tourism stakeholder and highlighted potential educational and employment opportunities. 8.6 Scott Waterhouse, Candevcon Limited, Regarding Report PSD -006-17, An Application by 2265719 Ontario Inc. to permit 70 single detached dwellings — 3425 Regional Road 57, Bowmanville Scott Waterhouse, Candevcon Limited was present on behalf of the applicant regarding Report PSD -006-17, An Application by 2265719 Ontario Inc. to permit 70 single detached dwellings — 3425 Regional Road 57, Bowmanville. He provided an overview of the application and noted that this plan provides for a future extension of Kenneth Cole Drive. Mr. Waterhouse advised the Committee that they are generally in support of the recommendations in the report. He added that the only concern to be addressed is with Lot 70 having a proposed 16.3 metre frontage and the R2-55 zoning requires a 16.5 metre frontage. Mr. Waterhouse concluded by thanking staff and offering to answer any questions. -5- 0 Clarftwn Planning and Development Committee Minutes January 9, 2017 Recess Resolution #PD -007-17 Moved by Councillor Neal, seconded by Councillor Cooke That the Committee recess for five minutes. Carried The meeting reconvened at 8:57 PM with Councillor Woo in the Chair. 8.7 Annette Weykamp Regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke Annette Weykamp was present regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke. She explained that she lives adjacent to the subject property. Ms. Weykamp advised the Committee that she would like to address the 2% maximum for on-farm diversified uses. She noted the Provincial Policy Statement (PPS) states that the maximum is up to a 2% maximum to be considered a secondary use. Ms. Weykamp addressed the total footprint submitted for the parking area, quonset building, barn, portable kitchen and washrooms and stated that the total area exceeds the 2% maximum for permitted land use. She added that there are several items not considered in the total land use including parking for staff working at the events, landscape areas, photography sites, water storage, berms, signage and the septic system. Ms. Weykamp asked if a permanent washroom structure will be built for these events. She added that Report PSD -007-17 states that any future increase will be in contrary to the Regional Official Plan and that washrooms may be in the future plan for the property. Ms. Weykamp stated that Report PSD -007-17 states that the proposed land use is 2.2% and that Attachment 2 to the Report allows for a maximum of 2.5% of permitted land use. She stated that this is not consistent it OMAFRA or the PPS maximum of 2%. Ms. Weykamp advised the Committee that Section 11.3 of the Report states that measures will be put in place to protect the local farming practices. She questioned where the farming equipment and hay will be displaced from the quonset building during the events. Ms. Weykamp concluded by stating they are concerned with increased noise and traffic and they believe that this application goes against the PPS, Regional Planning Policy and the Agricultural Advisory Committee. 8.8 Ted Meszaros Regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke Ted Meszaros was present regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke. He made a verbal E Clarftwn Planning and Development Committee Minutes January 9, 2017 presentation to accompany a handout. Mr. Meszaros advised the Committee that the residents concerned with the application were not notified or given the opportunity to review the revised justification report noted in Report PSD -007-17. He stated that Report PSD -007-17 uses various units of measurement which is confusing to anyone trying to read the report. Mr. Meszaros asked for the report to be re -written in one consistent form of measurement. He added that there seems to be confusion whether the subject property is 16 or 16.2 hectares in size which determines the maximum land permitted for an on-farm diversified use. Mr. Meszaros added that the Official Plan Amendment 108 requests that the on-farm diversified use be no more than 2.5% which exceeds the 2% restriction as stated in Provincial Policy Statement (PPS). He continued by noting that, as per Figure 1 in Report PSD -007-17, the proposed area for the banquet facility exceeds the maximum of 0.324 hectares. Mr. Meszaros explained that the PPS states that large repeated events or permanent events and permitted on-farm diversified uses and should be directed to existing facilities. He added that there are many suitable locations in Clarington for these types of venues. Mr. Meszaros stated that the Agricultural Advisory Committee agrees that on-farm diversified uses need to be compatible with the area traffic. He explained that Morgans Road will not be able to sustain the additional traffic. Mr. Meszaros stated that this would adversely affect the surrounding farming practices and requested a security plan be presented before this amendment is approved. He requested that Council seek assistance on the requirements of raising of pasture fed beef and advice from local catering businesses on the possibility of hosting events of 233 guests at this location. Mr. Meszaros concluded by asking for this application with be delayed until these questions can be answered and for the interested parties to be given notice. 8.9 Rommel Mann Regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke Rommel Mann was present regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke. He explained to the Committee that he supports development and agri-tourism. Mr. Mann added that he supports the agricultural tours, farm festivals, employment opportunities, however he is concerned with the banquets and weddings. He advised the Committee that he is concerned with the noise that this type of operation should "Not be in anyone's backyard". Mr. Mann believes that the zoning amendment will result in conflict and he feels there is a more appropriate site for this type of venue. He added that the quonset structure will not adequately contain the noise and feels a concrete structure would be more appropriate. Mr. Mann asked who will be responsible for monitoring the noise levels, what is an appropriate decibel level, and how will repeat offenders be dealt with. He continued by asking if there is an 11:00 PM noise curfew and who will enforce this. Mr. Mann noted that this is supposed to be a secondary income and he feels that this will result in a sizeable income and if more of a primary business proposal. He addressed the communication and noted that, since he attended previously as a delegation, he no communication since that meeting. Mr. Mann concluded by stating that he feels this 7- 10 Clarftwn Planning and Development Committee Minutes January 9, 2017 business will continue to grow over time and will result in larger events, increased traffic and noise. 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications — Direction 10.1 John A. Roznik —Request to Extend the Use of Temporary Living Quarters at 1093 Gifford Road, Clarke Resolution #PD -008-17 Moved by Mayor Foster, seconded by Councillor Hooper That John Roznik's request for a six month extension for the use of temporary living quarters at 1093 Gifford Road, subject to signing a further letter of undertaking, be approved. Carried 10.2 Thomas G. Gettinby, CAO & Municipal Clerk, Township of Brock — Request for Support of Bill C-274: Transfer of Small Business, Family Farm of Fishing Operation Resolution #PD -009-17 Moved by Mayor Foster, seconded by Councillor Traill That Communication Item 10.2 from Thomas G. Gettinby, CAO & Municipal Clerk, Township of Brock regarding a request for support of Bill C-274: Transfer of Small Business, Family Farm of Fishing Operation, be referred to the Agricultural Advisory Committee. Carried 11 Clarftwn Planning and Development Committee Minutes January 9, 2017 10.3 Edward & Diane Swynar — Regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke Resolution #PD -010-17 Moved by Councillor Neal, seconded by Mayor Foster That Edward & Diane Swynar (Communication Item 10.3) regarding Report PSD -007-17, An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke, be advised of actions taken. Carried 10.4 Jacqueline Mann, Senior Planner, Clark Consulting Services — Regarding the Application by Deborah and Oswin Mathias, Containing Letters of Support From: Granville Anderson, MPP — Durham, BACD, Central Counties Tourism, Durham Farm Fresh Marketing Association, Ontario Farm Fresh Marketing Association, Ambrose Price, Kim Rudd, MP — Northumberland - Peterborough South, List of 110 Businesses and 107 local residents who have provide letters of support. Resolution #PD -011-17 Moved by Mayor Foster, seconded by Councillor Traill That Jacqueline Mann, Senior Planner, Clark Consulting Services (Communication Item 10.4), regarding the application by Deborah and Oswin Mathias, containing letters of support, be advised of actions taken. Carried 11 Presentations No Presentations M 12 Clarftwn Planning and Development Committee Minutes January 9, 2017 12 Planning Services Department Reports 12.1 PSD -001-17 An Application by 2084165 Ontario Limited and Akero Development Inc. to Permit a Total of 6 Single Detached Lots on One Parcel of Land and 3 Single Detached Lots and One Block for a Medium Density Block on a Second Parcel of Land 3222 and 3350 Middle Road, Bowmanville Resolution #PD -012-17 Moved by Councillor Hooper, seconded by Mayor Foster That Report PSD -001-17 be received; That the applications for a draft plan of subdivision and rezoning, submitted by 2084165 Ontario Limited and Akero Development Inc. to permit a total of six single detached lots on one parcel of land and three single detached lots and one block for a medium density block on a second parcel of land continue to be processed and that a subsequent report be prepared; and That all interested parties listed in Report PSD -001-17 and any delegations be advised of Council's decision. Carried Resolution #PD -013-17 Moved by Councillor Neal, seconded by Councillor Cooke That Reports, PSD -002-17, PSD -003-17, PSD -004-17 and PSD -005-17, be approved, on consent, as follows: 12.2 PSD -002-17 Environmental Stewardship, 2016 Annual Report That Report PSD -002-17 be received for information. 12.3 PSD -003-17 Heritage Incentive Grant, 2016 Annual Report That Report PSD -003-17 be received for information. 12.4 PSD -004-17 2016 Annual Report Community Improvement Annual Report for 2016 That Report PSD -004-17 be received; and That all interested parties listed in Report PSD -004-17 and any delegations be advised of this information report. -10- 13 Clarftwn Planning and Development Committee Minutes January 9, 2017 12.5 PSD -005-17 An Application by 1494339 Ontario Limited for Removal of (H) Holding Symbol, 3440 Trulls Road, Courtice That Report PSD -005-17 be received; That the application submitted to remove the Holding (H) symbol submitted by 1494339 Ontario Limited be approved as described in Attachment 1 to Report PSD -005-17 and that By-law attach to Report PSD -005-17 to remove the Holding (H) Symbol be passed; That Council's decision and a copy of Report PSD -005-17 be forwarded to the Region of Durham's Planning and Economic Development Department and the Municipal Property Assessment Corporation; and That all interested parties listed in Report PSD -005-17 and any delegations be advised of Council's decision. Carried 12.6 PSD -006-17 An Application by 2265719 Ontario Inc. to Permit 70 Single Detached Dwellings — 3425 Regional Road 57, Bowmanville Resolution #PD -014-17 Moved by Councillor Neal, seconded by Councillor Hooper That Report PSD -006-17 be received; That the application for Draft Plan of Subdivision submitted by 2265791 Ontario Inc. for 70 single detached residential units be supported subject to conditions as contained in Attachment 2 of Report PSD -006-17; That the Zoning By-law Amendment application submitted by 2265791 Ontario Inc. be approved as contained in Attachment 3 of Report PSD -006-17; That once all conditions contained in Zoning By-law with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -006-17 and Council's decision; and That all interested parties listed in Report PSD -006-17 and any delegations be advised of Council's decision. Carried Clarftwn Planning and Development Committee Minutes January 9, 2017 12.7 PSD -007-17 An Application by Deborah and Oswin Mathias to Permit Special Events, Farm Tours, Meat Processing and Sales on an Agricultural Property — 3582 Morgans Road, Clarke Resolution #PD -015-17 Moved by Councillor Neal, seconded by Councillor Traill That Report PSD -007-17 be received; That Official Plan Amendment 108 as contained in Attachment 1 to Report PSD -007-17 be adopted and that the necessary By-law be passed; That the Zoning By-law Amendment application submitted by Deborah and Oswin Mathias be approved as contained in Attachment 2 to Report PSD -007-17; That a Zoning By-law Amendment to remove the "Holding (H)" be forwarded to Council at such time as the applicants have entered into a development agreement for the agri- tourism use on the subject lands; That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -007-17 and Council's decision; and That all interested parties listed in Report PSD -007-17 and any delegations be advised of Council's decision. Carried 13 New Business — Consideration 13.1 Holding Symbols Resolution #PD -016-17 Moved by Councillor Neal, seconded by Councillor Traill That Staff provide a report to the Planning and Development Committee, on whether Holding Symbols, as a condition of planning approvals, should be discontinued. Carried -12- 15 Clarftwn Planning and Development Committee Minutes January 9, 2017 14 Unfinished Business 14.1 PSD -064-16 Durham York Energy Centre Air Monitoring — Options for Retaining an Air Quality Expert [Tabled from the November 14, 2016 Planning and Development Committee Meeting] Resolution #PD -017-17 Moved by Councillor Hooper, seconded by Mayor Foster That the matter of Report PSD -064-16, regarding Durham York Energy Centre Air Monitoring — Options for Retaining an Air Quality Expert, be lifted from the table. Motion Lost 14.2 PSD -070-16 Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice [Tabled from the December 5, 2016 Planning and Development Committee Meeting] Report PSD -070-16, Applications by 2399263 Ontario Limited (Matanda Homes) for a 21 -Unit Draft Plan of Subdivision on Gordon Vinson Avenue and Frank Wheeler Avenue in Courtice was considered earlier in the meeting during the delegation portion of the agenda. 15 Confidential Reports There were no Confidential Reports scheduled under this Section of the Agenda. 16 Adjournment Resolution #PD -018-17 Moved by Councillor Traill, seconded by Councillor Neal That the meeting adjourn at 10:17 PM. Chair Carried -13- 16 Deputy Clerk Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend Zoning By-law 84-63. Nathan Thomas proposes to rezone the lands to facilitate the creation of three lots for the construction of three single detached dwelling units. The application submission has been deemed complete. Address: 6 Mann Street, Bowmanville The property is on the east side of Mann Street a little north of Concession Street East. S i Proposed ' New Homes 4 1'X IV 4 ■ Subject Site Z tr z Q 7 t CONCESSION STREET EAST o ZBA 20'16-0027 How to be • • The proposed zoning by-law amendment together with any additional information and background studies submitted in support of the application are available for review at the Planning Services Department. Questions? Please contact Bob Russell Planner 905-623-3379, extension 2421, or by email at brussell .clarington. net How to Provide Comments Speak at the Public Meeting: Date: Monday, January 30, 2017 Time: 7:00 PM Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre Council Chambers Or write to the Planning Services Department tdLtl[7 attention of Bob Russell Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Clerk's Department at 905-623-3379, extension 2109. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. David J. Crome, MCIP, RPP Director of Planning Services IAADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA Zoning\2016\ZBA2016-0027 6 Mann Street\Public Notice\Public Meeting Notice_21'12'16.docx Clarbgton Notice of Public Information Centre Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend Clarington Official Plan, the Courtice Main Street Secondary Plan and Zoning By-law 84-63. Applicant: High Street Courtice Inc. Application to amend the Clarington Official Plan and Courtice Main Street Secondary Plan: ■ To permit townhouse development (up to 3 storeys) on lands designated Low Density Urban Residential; and, ■ To allow a reduction in the minimum height required by the Mid -Rise High Density Residential designation from 6 storeys to 2 storeys for the townhouse development. Application to Amend the Zoning By-law: To permit a multi -unit residential development containing a total of 442 dwelling units: ■ Building 1: 126 apartment units (10 storeys) ■ Building 2: 100 apartment units (9 storeys) ■ Building 3: 137 apartment units (8 storeys) ■ Townhouses: 75 units (up to 3 storeys) ■ Single Detached Dwellings: 4 units (up to 3 storeys) The application submission has been deemed complete. Address: 13 & 15 Darlington Boulevard & 1475-1495 Highway 2 w fie U Q -BIR ILL O Shopp Or r_ E r D ugmart 5 ICourtice P z DURHAM HIGHWAY IN G�a 2 t"a � ~� - Future gUi�dI S Proposed LCB U Commercial o Municipal, „ ❑ "' , ""'2' ;' Dole s Mill ';.'>J. ,'s3:; Park Lu "i (LJ` �JyN3 Area Of Development CR ace Lan dj5' Mill Lu Legend - - - _ _- ._ ;> »> ; » > w NP�� OSubject Lands Other Lands Owned By Applicant Municipality Of Clarington (MOC) Lands�— _ Proposed Apartment Buildings _ Proposed Townhouse units _ /V _ Proposed Single Detached Dwellings _ ®MOC Lands proposed to be acquired by High Street Courtice Inc. III EU ZBA 2016-0024- COPA 016-0024 COPA 2016-0004 The proposed zoning by-law amendment together with any additional information and background studies submitted in support of the application are available for review at the Planning Services Department. Questions? Please contact Anne Taylor -Scott, Planner 905-623-3379, extension 2414, or by email at ataylorscottCcDclarington.net Public Information Centre: The Applicant will be hosting a Public Information Centre on: Date: Wednesday, January 11, 2017 Time: 6:30 p.m. to 8:30 p.m. Place: Faith United Church 1778 Nash Road, Courtice, Ontario Statutory Public Meeting Date: Monday, January 30, 2017 Time: 7:00 p.m. Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre Council Chambers Or write to the Planning Services Department to the attention of Anne Taylor -Scott File Number: COPA 2016-0004 and ZBA 2016-0024 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Clerk's Department at 905-623-3379, extension 2109. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. David J. Crome, MCIP, RPP Director of Planning Services IAADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA Zoning\2016\ZBA2016-0024 High Street Courtice\Public Notice\High St Courtice Notice of PIC & Public Meeting_v2.docx 20 Clarftwa Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: January 30, 2017 Report Number: PSD -008-17 Resolution Number: File Number: ZBA2016-0027 By-law Number: Report Subject: Application by Nathan Thomas to amend the Zoning By-law to facilitate the creation of two additional single detached lots at 6 Mann Street, Bowmanville Recommendations: 1. That Report PSD -008-17 be received; 2. That the application for rezoning ZBA2016-0027 submitted by Nathan Thomas continue to be processed, including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -008-17 and any delegations be advised of Council's decision. 21 Municipality of Clarington Report PSD -008-17 Report Overview Page 2 Staff is seeking the public's input regarding a proposal by Nathan Thomas on behalf of William and Betty Irving to amend the Zoning By-law to rezone from "Agricultural (A)" to allow the creation of two additional single detached lots (plus one retained lot) fronting on Mann Street. 1. Application Details 1.1. Owner: William and Betty Irving 1.2. Applicant/Agent: Nathan Thomas 1.3. Proposal: Amend Zoning By-law 84-63 to rezone from "Agricultural (A)" to an appropriate zone to allow the division of one lot into three single detached lots (see Figure 1) 1.4. Area: 0.2011 hectares (0.497 acres) 1.5. Location: 6 Mann Street, on the east side of Mann Street, south of Apple Blossom Boulevard and north of Concession Street East, Bowmanville 1.6. Roll Number: 18-17-020-060-09200 1.7. Within Built Boundary: Yes 2. Background 2.1 The proposal is to rezone the property known as 6 Mann Street to allow the creation of three lots with frontages of 13.15 metres (43.14 feet) each. The existing dwelling (see Figure 2) and accessory buildings are to be demolished. 2.2 Reports submitted in support of the application are: Heritage Impact Assessment, Site Screening Questionnaire; Stage 1 & 2 Archaeological Assessment; and Tree Inventory & Preservation Plan Report. 22 Municipality of Clarington Report PSD -008-17 Page 3 31 29 N c 03 0 27 a Ili 26 25 24 23 O 32` 21 20 17 18 40 16 30 o 15 i J61 " 1312 22 - ti- 10� 1 - 31 Proposed New Homes - .6 ., s f 'w •� w s (f) Subject Site Z r IL 40 Q46 48'/ .� '2 CONCESSION F STREET EAST Figure 1: Air Photo, Site Plan and Draft Reference Plan for Future Land Divisions 23 Municipality of Clarington Report PSD -008-17 Page 4 ago OR V Figure 2: Existing Dwelling 3. Land Characteristics and Surrounding Uses 3.1 The subject property is flat, with an existing dwelling (see Figure 2) and accessory buildings. The surrounding uses (see Figure 1) are as follows: North - Link Dwellings South - Single Detached Dwellings and beyond, Concession Street East East - Single Detached Dwellings West - Single Detached Dwellings 24 Municipality of Clarington Report PSD -008-17 4. Provincial Policy 4.1 Provincial Policy Statement Page 5 The Provincial Policy Statement encourages the efficient use of service with cost- effective development patterns, a mix of residential dwellings and opportunities for intensification and redevelopment in accordance with provincial targets. It is also requires the conservation of "significant" built heritage resources and cultural heritage landscapes. 4.2 Provincial Growth Plan The proposed division of an existing property to allow three single detached lots fronting on Mann Street is intensification within a settlement area. It represents efficient use of land and existing services while maintaining neighbourhood character — small lot single detached housing. The proposal conforms to the Growth Plan. 5. Official Plans 5.1 Durham Region Official Plan The Durham Region Official Plan designates the subject block Living Area. The policies of the Plan generally promote infill and intensification. The proposal conforms to the Durham Regional Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject block Urban Residential — Low Density. The proposal conforms to the Clarington Official Plan. The heritage objectives guiding the policies encourage the conservation, protection and maintenance of cultural heritage resources including historic resources that are significant. The Clarington Official Plan states where a cultural heritage resource is recognized on the cultural heritage resources list the Municipality shall discourage the demolition or the inappropriate alteration of a cultural heritage resource. 5.3 Clarington Official Plan as amended by Amendment 107 The Clarington Official Plan, as amended by Official Plan Amendment 107 designates the subject block Urban Residential. It is a site interior to a neighbourhood appropriate for low density intensification. The property is identified as a Secondary Heritage Resource and a Heritage Impact Assessment of the property is required. The proposal conforms to the Clarington Official Plan as amended by Amendment 107. 25 Municipality of Clarington Report PSD -008-17 6. Zoning By-law Page 6 The subject property is zoned "Agricultural (A)". This zone does not permit lots with 13 metre frontages. The agricultural zone does not reflect the urban environment. Often the agricultural zone in urban environments is a remnant of the past and functions as a Holding zone. Therefore, a rezoning is required. 7. Summary of Background Studies 7.1 Assessment The Heritage Impact Assessment states the existing former farmhouse and accessory building —the carriage shed, have little heritage or architectural value. It recommends demolition to make way for modern houses more in keeping with the current neighbourhood. 7.2 Stage 1 & 2 Archaeological Assessment The Archaeologists Inc. prepared a Stage 1 and 2 Archaeological Assessment. Stage 1 is a background study and determined the subject property had potential for the recovery of archaeological resources of cultural heritage value. The Stage 2 assessment consisted of a systematic test pit survey. It did not result in the identification of archaeological resources. It recommended no further archaeological assessment of the property. 7.3 Tree Inventory & Preservation Plan Report The Tree Inventory and Preservation Plan indicated a total of 25 trees and one grouping of trees and hedge within six metres of the subject property. The removal of nine trees will be required to accommodate the proposed development or due to their deteriorated condition. The group of trees and hedge, together with 16 trees can be saved with appropriate tree protection measures. The measures include tree protection barriers and fencing, a tree protection zone and inspections at appropriate times by arborists or foresters. 7.4 Site Screening Questionnaire The Regional Site Screening Questionnaire was completed. The only concern "flagged" was that the existing buildings might have potentially hazardous materials such as asbestos or PCBs. Precautions will have to be taken during demolition. 8. Public Notice and Submissions 8.1 Public notice was mailed to each landowner within 120 metres of the subject property and a public meeting sign was installed on the Mann Street frontage. 26 Municipality of Clarington Report PSD -008-17 Page 7 8.2 Two Bowmanville residents have contacted staff with concerns regarding the demolition of the farmhouse dwelling. One resident suggested the house was over 150 years old, in usable condition, and if the farmhouse was preserved there would still be land for some new housing. The other claimed that the house was the farmhouse for the farm that preceded the neighbourhood and must be preserved, along with the accessory building, that is, the carriage shed. 9. Agency Comments and Departmental Comments 9.1 The Clarington Engineering Services Department had no objection to the rezoning. They identified a number of requirements to be satisfied prior to actual development on site, including the following: • These requirements will be addressed through the Land Division process and include a 20 metre x 3 metre road widening triangle be dedicated to the Municipality of Clarington. • The existing Mann Street road allowance boulevard retaining wall must be removed. • The applicant is responsible for 100% of the cost, financial and otherwise, of any required changes to the boulevard area on Mann Street which are deemed necessary by the Director of Engineering Services. • Submission of a Servicing Plan depicting existing and proposed water, sanitary and storm sewer services satisfactory to the Director of Engineering Services. 9.2 The Clarington Operations Department has no objection, however identified a concern the retaining wall remaining on the Mann Street frontage. Lot grading design efforts require that the existing retaining wall be eliminated or replaced with a new standard. The usual warnings about mud tracking off the site onto municipal streets during construction will apply. 9.3 The Regional Municipality of Durham Planning & Economic Development Department noted that the creation of new lots for future residential development within an existing urban area conforms to the policies of the Regional Official Plan. Similarly, infill residential development, intensifying a built-up area, conforms to the Province's Growth Plan. The conclusions of the Archaeological Assessment, its submission to the Province, and a clearance letter from the appropriate ministry, satisfy the Region regarding archaeological potential. Regional Works noted sanitary sewer and water supply are available from Mann Street. 9.4 Veridian Connections had no objection to the proposed development. 9.5 Enbridge Gas did not object, the Building Division had no comments, and Emergency and Fire Services had no fire safety concerns. 9.6 The Public School Board and the Separate School Board, have not provided any comments. The application was circulated on December 9, 2016. 27 Municipality of Clarington Report PSD -008-17 Page 8 10. Discussion 10.1 Should Council support the rezoning application, the Owner would submit applications for consent to the Region of Durham to divide the property into three lots. The majority of the lands north of Concession Street and west of Mann Street were developed by Registered Plan of Subdivision 10M-829, registered in 1989. Following development of the subdivision and construction of services on the portion of Mann Street existing at that time, the lots north of 6 Mann Street slowly redeveloped over time. The three proposed lots at 13 metre (43 feet) frontages are larger than most lots on Mann Street which are a little more than nine metres (32 feet). 10.2 This infill development utilizing existing municipal services is generally consistent with Provincial, Durham Regional and Clarington land use policies. The lots would be similar to the pattern in the surrounding neighbourhood. 10.3 The farmhouse at 6 Mann Street is a Secondary resource on the Heritage Properties List. A Heritage Impact Assessment determined the farmhouse, although having some historic and architectural character, has not retained its heritage value and can be demolished. The architect attended the Clarington Heritage Committee to explain the assessment and answer questions. Two Bowmanville residents (one a nearby neighbour) have stated that the farmhouse and perhaps the carriage shed are of heritage value and should be retained. 11. Conclusion The purpose of this report is to provide background information on the rezoning proposal submitted by Nathan Thomas for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 12. Strategic Plan Application Not applicable. WY --7 Municipality of Clarington Report PSD -008-17 *c - Submitted by: 24 Reviewed by: David J. Crome, MCIP, RPP Curry Clifford, MPA, CMO Director of Planning Services Interim CAO Page 9 Staff Contact: Bob Russell, Planner II, 905-623-3379 ext. 2421 or brussell ,clarington.net The following is a list of the interested parties to be notified of Council's decision: Nathan Thomas Melanie Seymour Alicia Irving BR/CP/df IAADepartmentlDO NEW FILING SYSTEMWpplication Files\ZBA Zoning\2016\ZBA2016-0027 6 Mann Street\Staff Reports\PSD-008-17.docx 29 Clarftwa PI nnin Services Planning Se ces Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: January 30, 2017 Report Number: PSD -009-17 Resolution Number: File Number: COPA2016-0004 & ZBA2016-0024 By-law Number: Report Subject: Applications by High Street Courtice Inc. to amend the Clarington Official Plan and Zoning By-law to permit a 442 unit residential development along Courtice Main Street Recommendations: 1. That Report PSD -009-17 be received; 2. That the applications submitted by High Street Courtice Inc. for a Clarington Official Plan Amendment (COPA2016-0004) and Rezoning (ZBA2016-0024) continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -009-17 and any delegations be advised of Council's decision. 30 Municipality of Clarington Report PSD -009-17 Report Overview Page 2 This is a public meeting report to provide an overview of the applications by High Street Courtice Inc. The proposed multi -unit residential development would introduce a total 442 units along the Courtice Main Street, south of Highway 2 and east of Darlington Boulevard. The proposal includes 363 apartment units in three buildings, 75 townhouse units and 4 single detached dwellings. 1. Application Details 1.1. Owner/Applicant: High Street Courtice Inc. 1.2. Agent: Weston Consulting 1.3. Proposal: Application to amend the Clarington Official Plan and Courtice Main Street Secondary Plan: To permit townhouse development (up to 3 storeys) on lands designated Low Density Urban Residential; and, To allow a reduction in the minimum height required by the Mid - Rise High Density Residential designation from 6 storeys to 2 storeys for the townhouse development. Application to Amend the Zoning By-law: To permit a multi -unit residential development containing a total of 442 dwelling units: Building 1: 126 apartment units (10 storeys) Building 2: 100 apartment units (9 storeys) Building 3: 137 apartment units (8 storeys) Townhouses: 75 units (up to 3 storeys) Single Detached Dwellings: 4 units (up to 3 storeys) 1.4. Area: 9.8 hectares 1.5. Location: Part of Lot 34, Concession 2, former Township of Darlington 13 and 15 Darlington Boulevard and 1475 - 1495 Highway 2 1.6. Roll Number: 1817 010 070 03690; 1817 010 070 04325; 1817 010 070 05300; and 1817 010 070 05200 1.7. Within Built Boundary: Yes 31 Municipality of Clarington Report PSD -009-17 Page 3 2. Background 2.1 The subject applications were deemed complete on November 28, 2016. The original submission proposed a total of 531 units (452 apartments, 75 townhouse units and 4 single detached dwellings). Shortly after receiving the initial submission, the applicant revised the application by reducing the number of apartment units by 82 units, resulting in a total unit yield of 442 units (363 apartments, 75 townhouse units and 4 single detached dwellings. The notice for the Public Information Centre and Public Meeting reflected the revised application. 2.2 A key map is included in this report as Figure 1 and a preliminary site plan is included as Figure 2. Figure 1: Area of Development ZdA 2016-0024' COPA 2016 N04 32 Municipality of Clarington Report PSD -009-17 Figure 2: Preliminary Site Plan 0 9e 107 i PART 5 PANT 6 p�tM $ y5_ed f 11 .n %%. Z ° o 33 3 Page 4 IN 33 3 Page 4 Municipality of Clarington Report PSD -009-17 Page 5 2.3 The current proposal includes the dedication of 0.19 hectares of developable tableland to the Municipality of Clarington to create additional parking for Tooley's Mill Park. 2.4 The subject development application also requests the transfer of 0.18 hectare of land owned by the Municipality of Clarington back to the developer. These were previously dedicated as lands for a stormwater management facility and open space. The stormwater management pond is no longer needed to service the subject lands. The location of the requested lands are shown on Figure 1. 2.5 The subject lands have been the subject of previous development approvals that did not proceed. These parcels are depicted on Figure 3. • Former "Residences of Farewell" lands In 2009, amendments to the Clarington Official Plan and Zoning By-law were approved for a proposed 177 unit apartment building and 6 townhouse blocks. A site plan application was never received and the development did not proceed. However, the Open Space lands and lands identified for a stormwater pond were dedicated to the Municipality of Clarington. • Former "Pointe of View" lands These lands were placed in the R4-7 zone in 1988 which permits up to four, 12 storey apartment buildings and up to 333 dwelling units. In 2007, a site plan application was processed for 184 apartment units in three 4 -storey buildings. The site plan application was never finalized and the development did not proceed. 2.6 An application for adjacent lands, referred to as the "Shoppes of Farewell" was zoned (H)C1-39 in 2005 to allow for 2,650 square metres of retail commercial and office uses. At the time, an LCBO was contemplated for the site, however development did not proceed. The design of this site will be reviewed for shared services and access at a conceptual level. The "Shoppes of Farewell" lands are shown on Figure 3. 2.7 Lands to the south on Darlington Boulevard, having a municipal address of 43 Darlington Boulevard, were once a contiguous parcel with the "Residence of Farewell" lands. With the dedication of the Open Space lands to Municipality of Clarington, these lands have become a separate parcel and are under separate ownership. Future development of 43 Darlington Boulevard would require assembly of additional lands from existing lots along Darlington Boulevard. The Official Plan designates these lands low density residential. Planning Act applications are required for any proposed development, including a separate public meeting. The lands referred to as 43 Darlington Boulevard are shown on Figure 3. 34 Municipality of Clarington Report PSD -009-17 Page 6 Figure 3: Context of Previous Development Approvals B ILL _ �• r 4 - �' r-YWAY2 - - ►gid "Shoppes of i Farewell" . Lands y x + � l 'F .4 i � ..fir } -.., y r•"�,. t: a p k!!t, CO Former "Pointe _.a Former oiView" Lands = f. "Residences - * z' r of Farewell" IRE CR Lands lip ■ ¢ i" ..� .7 r� CC 0 • .7G r SRT IMP ORDt]Gf1 n l _ g, % k r C) LANE 0 CO '7 •�. f. Future Low Density Residential x• R. (43 Darlington Boulevard) _- e -- mss.. - �I?r�.. � x �. i • ; .It, 2BA 2016.0424 — COP4r2016-0004 pR�v 35 Municipality of Clarington Report PSD -009-17 Page 7 2.8 The following studies were submitted in support of the applications and circulated for comments. A detailed analysis of the supporting documents will be provided in a future report: • Planning Justification Report; • Functional Servicing/Stormwater Management Report; • Environmental Impact Study; • Hydrogeological Report; • Soil Investigation; • Geotechnical/Slope Stability Reports; • Traffic Study; • Urban Design Report; • Stage 1 Archaeological Assessment; and • Phase 1 Environmental Site Assessment. 2.9 A Public Information Centre was held on January 11, 2017 at Faith United Church. Approximately 100 individuals attended the Public Information Centre. An overview is provided in Section 7.3 of this report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are currently vacant, except for 2 single detached dwellings located at 13 Darlington Boulevard and 15 Darlington Boulevard. These would be demolished to facilitate the development. The subject site has the Farewell Creek and valley system traversing the lands in a southwesterly direction, on the east side of the site. The site has regenerated over time. A Regional Easement (9 meters) wide and Sanitary Trunk Sewer crosses the site, while stormwater from Highway 2 currently crosses the site and must be accommodated in the development of the subject lands. (See Figure 1). 3.2 The surrounding uses (see Figure 3) are as follows: North: Single detached residential lots along Cherry Blossom Crescent; existing commercial and institutional uses along Highway 2 corridor South: Farewell Creek valleylands and single detached residential units along Darlington Boulevard East: Tooley's Mill Park and Farewell Creek valleylands; single detached residential lots along White Cliffe Drive and White Cliffe Court West: Single detached dwellings along Darlington Boulevard and Foxhunt Trail; existing commercial and retail uses along Highway 2 corridor 36 Municipality of Clarington Report PSD -009-17 4. Provincial Policy 4.1 Provincial Policy Statement Page 8 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. Opportunities for redevelopment and intensification must be promoted. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to the area residents. Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.2 Provincial Growth Plan The subject lands are within the defined Built Boundary. Population and employment growth will be accommodated by directing a significant portion of new growth to the built up areas through intensification and efficient use of existing services and infrastructure. The development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. New transit -supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. A minimum of 40 percent of all residential development occurring annually within each upper tier municipality will be within the built up area. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands as a Regional Corridor. Highway 2 is an arterial road and also functions as a transit spine. The Farewell Creek and valley system is identified as part of the Natural Heritage system. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads, and develop with particular consideration for supporting and providing access to public transit. Regional Corridors are targeted for higher densities and mixed uses, supporting higher order transit services and pedestrian oriented development. Regional Corridors support an overall, long-term density target of at least 60 residential units per gross hectare, and a floor -space index of 2.5. 37 Municipality of Clarington Report PSD -009-17 Page 9 By 2015, and each year thereafter, urban areas across the Region shall be planned to accommodate a minimum 40 percent of all residential development occurring annually through intensification within built-up areas. The Durham Regional Official Plan requires a minimum intensification target of 32%for lands within the built boundary in Clarington. Transit Spines facilitate inter -regional and inter -municipal transit services along arterial roads (GO Transit), and intersect with local transit services (Durham Regional Transit). Development along Transit Spines shall provide for complimentary higher densities and mixed uses in accordance with the Regional Corridor policies. Since the site is along Highway 2, noise impacts from the arterial road must be mitigated in accordance with Ministry of Environment guidelines. 5.2 Clarington Official Plan The lands, save and except for 13 Darlington Boulevard and 15 Darlington Boulevard, are designated Mid -Rise Residential and are located along a Corridor and within the Courtice Main Street Secondary Plan area. The Courtice Main Street has a housing unit target of 2000 intensification units and a population target of 4000 people. The lots fronting onto Darlington Boulevard are designated Low Density Urban Residential. Corridors are linkages between centres. Development must fulfill objectives for intensification, and pedestrian/transit supportive development. Corridors support higher densities. Density must be functional, balanced with compatibility and urban design and create a distinctive community image. The site must satisfy the Official Plan's comprehensive Urban Design policies that encourage a high quality public realm, and give priority to sustainable design, including environment -first principles, walkability, land efficiency, compact and connected communities and resource and energy efficiency. Attractive and safe communities are encouraged to create a sense of place and a diversity of built form. The built form should facilitate active transportation and public transit. Highway 2 is identified as an arterial road consistent with the Durham Regional Official Plan. 5.3 Clarington Official Plan as Amended by Amendment 107 The Clarington Official Plan, as amended by Official Plan Amendment 107 designates the lands predominantly the Regional Corridor. The lots fronting Darlington Boulevard are residential internal to the neighbourhood. The amended Clarington Official Plan establishes urban structure typologies and built form directives for Centres, Corridors, Transportation Hubs, Waterfront Places, Edge of Neighbourhoods, Along Arterial Roads and Internal to Neighbourhoods. Mixed use building and apartments are permitted with a height between 3 and 12 storeys, and minimum net density of 85 units per hectare. Proposals for multi -unit residential must consider appropriateness of the site, compatibility, provision of suitable access points, traffic and parking impacts, massing and urban design policies. Municipality of Clarington Report PSD -009-17 Page 10 Amendment 107 added a conceptual trails map which includes a trail along the Farewell Creek Valley. 5.4 Courtice Main Street Secondary Plan The lands within the Courtice Main Street Secondary Plan area are designated as Mid - Rise High Density requiring buildings to be a minimum of six storeys and a maximum of ten storeys. The Secondary Plan also identifies a trail system and a network of private lanes to be considered during the review of the applications. The Secondary Plan provides detailed urban design policies to ensure street oriented buildings and an attractive streetscape along the Courtice Main Street. Development must meet the needs of pedestrians, cyclists and transit users as well as automobiles. Views and connections to natural heritage features shall be preserved and enhanced. 6. Zoning By-law Zoning By-law 84-63 has several zones (see Attachment 1) applicable to the site as follows: • The R1 Zone permits single detached and semi-detached dwellings. • The R4-30 Zone permits 177 apartment units in an eight storey building and six townhouse units — See "Residences of Farewell" lands on Figure 2. • The R4-7 Zone permits up to 333 apartment units in four, 12 -storey apartment buildings. • A narrow strip of lands zoned C1-39 lies between the "Shoppes of Farewell" lands and the proposed townhouses. The Holding (H) Symbol remains in place on the majority of the subject lands as previous development approvals did not proceed. The rezoning application proposes to establish amended zones and regulations to reflect the revised development plan. 7. Public Notice and Submissions 7.1 A combined notice of the Public Information Centre and Public Meeting was mailed on December 22, 2016. Details of the application were also included in the Planning Services Department E -update. Details of the application, including copies of supporting material and drawings, were posted to the development application page on the Municipality of Clarington website. 7.2 The applicant hosted a Public Information Centre on January 11 at Faith United Church in Courtice, and approximately 100 people attended. 39 Municipality of Clarington Report PSD -009-17 Page 11 7.3 In addition to providing comments at the Open House, several individuals contacted staff seeking additional information, and many have submitted written comments. At the time of writing this report, concerns raised relate to: • Development is too dense; high density not wanted or needed • Insufficient parking provided • Traffic and access — existing concern regarding traffic using Darlington Boulevard, Foxhunt Trail as a shortcut to Oshawa and Highway 401 via Olive Street and Harmony Road; traffic from this development exiting Darlington Boulevard should be forced to travel north to the signalized intersection • Timing of light changes at signalized intersection; capacity of intersection • Condition of Darlington Boulevard; lack of sidewalks • Safety of pedestrians/children • Impacts to property values • Development will make area unattractive; ruin country feel • Building height should be reduced; six or seven storeys • Compatibility with existing development in area • Strain on health care, schools and other social/community services • Construction traffic • Timing of trail or walkway to creek • Development impacts to Farewell Creek and valley system • Increased noise impacts from rooftop mechanical systems • Vandalism, crime, privacy, and pollution. 7.4 Staff have also been contacted by individuals with an interest in purchasing or renting units within the development. 8. Agency Comments 8.1 At the time of writing this report comments from Regional Planning and the Central Lake Ontario Conservation Authority have not been received. 8.2 Kawartha Pine Ridge District School Board Kawartha Pine Ridge District School Board offered no objection to the proposal and advised students generated by this development would attend S.T. Worden Public School and Courtice Secondary School. School Board staff request consideration be given to sidewalk routes and pedestrian connections to allow safe access for students. 8.3 Other Agencies Enbridge, Rogers and Canada Post have no objections to the proposed applications. HE Municipality of Clarington Report PSD -009-17 9. Departmental Comments 9.1 Engineering Services Traffic and On -Site Parking Page 12 The applicant has submitted a Transportation Impact Study in support of this development. Staff note that the study does not adhere to the Municipality of Clarington nor the Durham Region Traffic Impact Study Guidelines. The analysis did not sufficiently address the volume of traffic that will be generated by the development of this site and potential traffic infiltration from the site to the adjacent residential neighbourhood southwest of the site. These items must be addressed in subsequent submission(s) of the Transportation Impact Study. The Transportation Impact Study includes an analysis of onsite parking. The first submission is deficient in onsite parking according to current Zoning By-law requirements. The consultant provides some rationale for decreasing the number of spaces required including reliance on "aggressive transportation demand management" ie. proximity to transit. Engineering Staff do not accept the recommendations of the parking study at this time. Staff will continue to work with the developer's traffic consultant to address all deficiencies and to finalize a study that is acceptable to both the Director of Engineering Services and the Region of Durham. Slope Stability Assessment and Environmental Impact Study The applicant has submitted a Slope Stability Assessment, EIS and related studies to determine the development limit. The development limit will be finalized once these are reviewed and finalized by municipal staff and the Conservation Authority. Functional Servicing Report The applicant has submitted a Functional Servicing Report which addresses site grading, servicing and stormwater management. The Report is generally satisfactory for the purpose of supporting the Official Plan Amendment and the Rezoning. Grading and servicing details will be further implemented through the review of the subject applications and site plan approval. Reconstruction of Darlington Boulevard Darlington Boulevard is currently built to a rural cross-section, and is serviced with water and streetlights. This development is premature until the Municipality has approved the expenditure of funds for the reconstruction of Darlington Boulevard to a full urban standard including curb and gutter, storm sewers, sidewalks and any other works deemed necessary by the Director of Engineering Services. The applicant will be required to co-ordinate the construction of the development with the Municipality's future capital project. 41 Municipality of Clarington Report PSD -009-17 Phasing Page 13 Phasing of the development including the construction of access points require further review. Consideration must be given to commencing development closest to Highway 2 initially with entrances via Highway 2 constructed with the first phase. The Municipality will require a concept plan for the remaining residential lands between the existing commercial site and the entrance via Darlington Boulevard. Lands adjacent to Darlington Boulevard may be frozen until the concept for future phases is finalized. Pedestrian Connectivity from Darlington Blvd. to the Farewell Creek Valley The applicant will be responsible to provide a public pedestrian connection from Darlington Boulevard to the Farewell Creek valley to the satisfaction of the Directors of Engineering Services and Planning Services. Further discussion with the applicant will be required. 9.2 Emergency and Fire Services Emergency and Fire Services have no objection in principle to the proposed development. However, they provided comments to be addressed through the Site Plan Approval. Fire routes having a minimum width of six metres must be provided throughout the development and signed "No Parking Fire Route". Private fire hydrants are to be painted red to be highly visible. If buildings are sprinklered, distance from fire department connection to fire hydrant shall not exceed 45 metres. 9.3 Operations Department Operations Department has no objection to the Official Plan Amendment and Zoning By- law Amendment and provided comments for consideration through the Site Plan Approval. Internal roadways and infrastructure will be maintained by the condominium corporation. The site plan must identify dedicated snow storage areas. Measures will be required to guard against any mud tracking from the site onto the area roadways for the full period of construction. 10. Discussion 10.1 The subject lands are located along the Courtice Main Street which has been identified as a priority area to accommodate growth. The lands have a lengthy history of development review and approvals and the development has the potential to significantly contribute to density and intensification targets along the principal transit spine in the community. A 3-D visualization of the proposed development is shown on Attachment 2. 10.2 The development proposes 442 units on a net area of approximately 4.2 hectares resulting in net density of 105 units per hectare which satisfies the Regional Official Plan and Clarington Official Plan minimum density targets for this location. However, with a Floor Space Index of approximately 1.2, it is well below the target Floor Space Index of 2.5. 42 Municipality of Clarington Report PSD -009-17 Page 14 10.3 The proposed development presents many complex issues to review and resolve prior to bringing forward a recommendation: • Traffic impacts • Connecting the neighbourhood along Darlington Blvd. to the Farewell Creek valley and trail system • Parkland dedication & transfer of municipally owned lands to developer • Developing appropriate zone regulations for the development • Integration with the Commercial block and adjacent residential neighbourhood redevelopment • Internal road standards and parking • Phasing • Stormwater Servicing • Establishing the development limit and mitigating impacts • Determining Community Improvement Plan Incentives. 10.4 The purpose of the public meeting is to provide an opportunity for further public input. These public comments will be compiled, discussed with the applicant and addressed in a subsequent staff report. 10.5 Once the principle of development can be supported, amendments to the Clarington Official Plan and Zoning By-law would be brought forward for Council's consideration. Following which, site plan approval would be required to finalize the details of the development. 11. Concurrence Not applicable 12. Conclusion The purpose of this report is to provide background information on the 442 multi -unit residential development submitted by High Street Courtice Inc. for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 13. Strategic Plan Application Not applicable. 43 Municipality of Clarington Report PSD -009-17 Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Page 15 Curry Clifford, MPA, CMO Interim CAO Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or ataylorscott anclarington.net Attachments: Attachment 1 - Zoning of Subject Lands Attachment 2 - 3-D Model of Proposed Development List of interested parties can be obtained through the Planning Services Department. ATS/CP/df I:\ADepartment\LDO NEW FILING SYSTEMWpplication FIIes\ZBA Zoning\2016\ZBA2016-0024 High Street Courtice\Staff Reports\PSD-009-17.docx Attachment 1 to Municipality of Clarington Report PSD -009-17 C7-55 oCHealth FWhiteffe UBR 4FIVLL C9-20 Shoppers a'ADrugmart �2 2 R2 C2-1 DUF?FjAM HfGyWgY2 C1-18 C1 ESSO C5-10 Gas Bar C7-5 Future R4-7r� LCB C5 Commercial CI -39 R4-7 i r)R4-.7 a o' w o ()R4-30 R1 0 fJ RE CR Z 0 Open Space Lands Q 0 (H) R-1 z EP x ?T o U- (H)R9 v a zOUGH W E D O m (H)R1 0 CD Z: J Q ZBA 2016; 0024 COPA 2016_0004 R1 45 R4-7 C2-7 Attachment 2 to Municipality of Clarington Report PSD -009-17 1 Clarftwn Planning Services Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: January 30, 2017 Report Number: PSD -011-17 Resolution Number: File Number: PLN 7.17 By-law Number: N/A Report Subject: Year End Planning Applications Recommendation: 1. That Report PSD -011-17 be received for information. 47 Municipality of Clarington Report PSD -011-17 Page 2 Report Overview In 2016, development application activity undertaken by the Planning Services Department, assisted by other Departments included the following: • 61 preconsultation meetings held with applicants on pending projects to develop application submission requirements • 3 new or revised draft plans of subdivision received proposing 373 housing units • 8 Draft approvals for draft plans of subdivision or revisions to draft plans comprising 1122 housing units • 4 Extensions to draft plan approval • 8 Plans of subdivision registered for an additional 691 new housing units • 1 new plan of condominium received for 66 units • 4 official plan amendment applications received; 3 approved • 24 zoning applications received; 30 approved • 34 site plan applications received; 20 approved • 75 minor variance applications received; 66 approved • 21 reports to the Durham Land Division Committee • 28 permanent sign permits approved • 164 temporary sign permits approved • 36 applications for in-house apartments received; 18 in-house apartments registered • 15 Statutory Public Meetings held on development applications, plus 2 additional for the Official Plan Review and Community Improvement Project for Courtice Main Street Summary 0 865 new housing units and lots approved 0 14,575 square footage of industrial space approved 0 28,642 square footage of commercial space approved Municipality of Clarington Report PSD -011-17 1. Purpose Page 3 This report summarizes planning application activity within the Municipality of Clarington for 2016. In addition, this report provides information from the previous two years for comparative purposes to assist in identifying emerging issues and possible trends over a three year period. 2. Plans of Subdivision and Part Lot Control The Director of Planning Services is the delegated approval authority for Plan of Subdivision applications. However, Staff reports to Council on applications for proposed Draft Plans of Subdivision at the public meeting stage and when approval is recommended for an application for proposed Draft Plan of Subdivision. Some subdivision applications can take a number of years to reach draft approval. There may be many revisions before a proposed plan is draft approved. The charts in this report do not include the applications that have been previously submitted in prior years and are awaiting revisions or working toward approvals. In 2016 three new applications for proposed Draft Plan of Subdivision were received. New and Revised Subdivision Applications Received By Unit Type Urban Area Single Detached Semi-detached Townhouse Apartment 2016 2015 2014 2016 2015 2014 2016 2015 2014 2016 2015 2014 Courtice 8 0 0 0 0 0 13 86 0 0 0 0 Bowmanville 9 183 165 0 6 0 343 26 10 0 0 0 Newcastle 0 0 137 0 0 0 0 0 0 0 0 0 Hamlets / Rural Area 0 0 0 0 0 0 0 0 0 0 0 0 Total 17 183 302 0 6 0 356 112 10 0 0 0 Bowmanville continues to be the primary residential growth area within the Municipality of Clarington. This coincides with the provisions of the Official Plan. In 2016, townhouse units were the dominant form of housing being applied for in subdivision applications. This is consistent with Provincial Policy that encourages intensification as part of creating complete communities. It is expected that townhouse and apartment units will continue to represent a larger percentage of units applied for in the coming years, although many of these will be on existing lots and not necessarily within plans of subdivision. This is expected as a result of both Provincial Policy, the cost of housing and a shift in demographics leading to an increase in demand for smaller units, including townhouses and apartment units. Municipality of Clarington Report PSD -011-17 Page 4 Draft Approved Plan and Issued Revisions to Draft Approval By Unit Type Urban Area Single Detached Semi-detached Townhouse Apartment 2016 2015 2014 2016 2015 2014 2016 2015 2014 2016 2015 2014 Courtice 0 74 101 28 0 0 77 0 0 0 80 0 Bowmanville 530 588 0 0 120 4 540 356 19 0 0 0 Newcastle 0 0 137 0 0 0 0 0 0 0 0 0 Hamlets / Rural Areas 24 19 24 0 0 0 0 0 0 0 0 0 Total 554 681 1 262 28 120 4 540 356 19 0 80 0 There were eight Draft Approvals issued for proposed Plan of Subdivision applications and four extensions issued to Draft Approved plans of subdivision. In 2016, the number of Draft Approved plans increased compared to 2015. However, the number of homes resulting from the 2016 draft approvals has decreased slightly compared to 2015. The draft approved subdivisions in 2016 will provide for 1122 more dwelling units throughout the Municipality once the applications are registered. The draft approved plans provide diverse types of development, including: single detached, semi-detached and townhouses. The Planning Act allows a Municipality to impose a date by which final approval must be achieved, after which draft approval expires. The Municipality of Clarington typically allows for a three year period from the date of draft approval to allow the applicant sufficient time to meet all conditions imposed. If the applicant is unable to fulfill all conditions within this timeframe, extensions may be granted. Final Approval By Unit Type Urban Area Single Detached Semi-detached Townhouse Apartment 2016 2015 2014 2016 2015 2014 2016 2015 2014 2016 2015 2014 Courtice 69 131 131 0 0 8 77 0 66 0 0 0 Bowmanville 389 0 174 3 0 14 62 0 123 0 0 0 Newcastle 99 138 0 1 0 0 0 0 0 0 0 0 Hamlets / Rural Area 0 0 0 0 0 0 0 0 0 0 0 0 Total 557 269 305 4 0 22 139 0 189 0 0 0 In 2016 there were eight Plans of Subdivision registered in the Municipality, totaling 548 new single -detached residential units. It is expected that the number of units registered will remain strong in the coming years as the number of draft approved subdivision units has increased compared to the previous years and market demand remains strong in Clarington. 50 Municipality of Clarington Report PSD -011-17 Page 5 Part Lot Control applications are processed by Staff and approval of these applications has been delegated to the Director of Planning Services. However, it is necessary to have a By-law adopted by Council to implement the decision. Applications for Part Lot Control allow lots and/or blocks within a registered Plan of Subdivision, constructed for semi-detached or townhouses to be split and individually sold. The individual lot is created after construction has commenced to ensure that the lot line is based on the location of footings and/or common walls. In 2016, a total of four applications for Part Lot Control were received and four applications were approved. 3. Plans of Condominium A condominium is the form of housing tenure that usually has individual ownership of a dwelling unit and joint ownership of common elements and facilities. Condominiums are most commonly used for townhouses and apartments. Condominium Application Activity Urban Area Applications Received Draft Approval Issued Final Plan Approval 2016 2015 2014 2016 2015 2014 2016 2015 2014 Courtice 1 0 0 0 0 0 0 0 0 Bowmanville 0 0 0 0 0 0 1 1 1 Newcastle 0 0 0 0 0 0 0 1 0 Hamlets / Rural Areas 0 0 0 0 0 0 0 0 0 Total 1 0 0 0 0 0 1 2 1 4. Official Plan Amendments Planning Services Staff review and processes applications to amend the Clarington Official Plan. Clarington Official Plan Amendment Activity 2016 2015 2014 Applications Received 4 5 3 Applications Approved 3 3 6 In 2016, four Official Plan Amendments were received and three amendments were approved. Among the approved amendments was an application to convert a former residential sales office into a veterinarian clinic in Bowmanville and the removal of an elementary school symbol to allow a proposed plan of subdivision in Courtice. The third approval was for Official Plan Amendment Number 107, the comprehensive amendment to the Clarington Official Plan. 51 Municipality of Clarington Report PSD -011-17 5. Zoning By -Law Amendments Page 6 Zoning By-law Amendments include by-laws for the removal of a Holding Symbol which is often used as a technique to ensure that municipal requirements related to an approval are implemented through development agreements. Zoning By -Law Amendment Activity Type of Zoning By -Law Amendment Applications Received Applications Approved Year Year 2016 2015 2014 2016 2015 2014 Removal of Holding 6 3 3 11 9 17 Rezoning 18 15 18 19 17 21 Total 24 18 21 30 26 38 A total of 30 applications were approved which represented a slight increase from 2015. Among the approved applications were 11 to remove a Holding Symbol. Pre -conditions to ensure the suitability for development were satisfied and removal of the "H" signifies development will proceed according to municipal requirements. 6. Site Plans The Clarington Site Plan Control By-law requires site plan approval prior to issuance of a building permit for the majority of Commercial, Industrial, Institutional and Multi - Residential developments. In addition, site plan is required for any development applications on the Oak Ridges Moraine. Site Plan Application By Type Land Use Type Applications Received Applications Approved Year Year 2016 2015 2014 2016 2015 2014 Major Residential+ 7 4 0 2 3 3 Minor Residential++ 12 3 6 6 3 5 Commercial 7 6 15 5 7 14 Mixed Use 3 1 1 1 0 0 Industrial 3 5 3 2 1 4 Government/Institutional 2 1 6 0 2 8 Telecommunication Towers 1 1 2 3 2 3 Agricultural 0 1 2 1 2 1 Total 35 22 35 20 20 38 + Major Residential uses are Residential units consisting of more than three units ++ Minor Residential uses are Residential units consisting of three or less units In 2016, the number of Site Plan applications received increased again. 52 Municipality of Clarington Report PSD -011-17 Page 7 All types of site plan applications increased from the previous year with the exception of industrial. The following chart summarizes the number of units or floor area for site plan applications received and approved in 2016. Site Plan Units and Floor space By T pe Land Use Type Applications Received Applications Approved Number of Units Floor Space m2 Number of Units Floor Space m2 Major Residential+ 450 - 157 - Minor Residential++ 6 - 2 - Mixed Use 260 8,236 14 825 Commercial - 6,232 - 2661 Industrial - 3,452 - 895 Government/Institutional - 420 - - A ricultural - - - - Total 716 18,340 173 4,381 + Major Residential uses are Residential units consisting of more than three units ++ Minor Residential uses are Residential units consisting of three or less units 7. Minor Variances The Committee of Adjustment is appointed by Council to make decisions on minor variances to the Municipality's Zoning By-law. Minor Variance Applications Application Decision 2016 2015 2014 Total number of Applications Approved 66 63 42 Total number of Applications Denied 0 2 0 Total number of Applications Withdrawn 3 0 2 Total number of Applications Tabled 6 - - Total number of Applications Received 75 65 46 Total number of Applications Appealed 0 1 0 There was a significant increase in the number of applications received in 2016 from each of the previous two years. A number of these were to deal with problems builders were encountering with models that did not comply with zoning. In 2016, ten applications were tabled to a future meeting in order to allow the applicants to further refine their proposals, six remain tabled and will be heard in 2017 by the Committee. Furthermore, the Committee applied conditions to 10 of the 66 approvals to ensure that each variance proceeds with diligence in respect of any distinctive site characteristics. There were no applications denied by the Committee. 53 Municipality of Clarington Report PSD -011-17 8. Land Divisions Page 8 The Planning Services Staff provide coordinated comments for all Clarington departments to the Durham Region Land Division Committee on consent applications. Comments to Land Division Committee B Type Land Use Type Proposed New Lots Boundary Adjustments Easements 2016 Year Year Year 2015 2016 2015 2014 2016 2015 2014 2016 2015 2014 Urban Residential 17 32 3 0 5 4 1 1 1 Rural Residential 4 2 2 0 3 2 0 0 1 Commercial 0 1 1 0 0 0 0 0 1 Mixed Use 0 0 1 1 0 0 0 0 0 Agricultural 0 1 0 2 1 1 0 0 0 Institutional 0 0 0 0 1 0 0 0 0 Industrial 0 0 0 0 0 0 0 0 2 Total 21 36 7 3 10 7 1 1 5 In 2016, there was a decrease in applications new residential lots and boundary adjustments compared to the previous year. 17 applications for consent to create new lots were approved in the urban residential areas of the Municipality of Clarington. 9. Sign Permit Applications Sign permit activity remains relatively consistent with the previous two years with majority of temporary and permanent signs being located in Bowmanville and Courtice. Sign Permit Activity By Geographic Area Urban Area Number of Applications Permanent Temporary 2016 2015 2014 2016 2015 2014 Courtice 4 7 8 73 61 57 Bowmanville 10 25 22 77 72 80 Newcastle 3 0 5 12 14 8 Orono 3 1 2 1 2 2 Darlington 4 1 1 1 6 14 Clarke 4 0 0 0 0 1 Total 28 34 38 164 155 162 54 Municipality of Clarington Report PSD -011-17 10. Apartment -In -House Page 9 An apartment -in-house application provides the Emergency Services Department and Building Services Division with the opportunity to ensure the unit complies with the Building Code and is on the Emergency Services data base. The apartment -in-house application ensures that apartment in -houses are located in the appropriate zones and that sufficient parking is provided on the lot. Apartment -In -House Activity By Geographic Area Urban Area Apartment -In -House Applications Received Apartment In -House Registered 2016 2015 2014 2016 2015 2014 Courtice 13 6 5 6 3 4 Bowmanville 21 12 14 11 5 7 Newcastle 1 0 0 1 0 0 Darlington 1 0 0 0 1 1 Total 36 18 19 18 8 12 In 2016, the number of apartment -in-house applications received and registered has significantly increased compared to the previous two years. Apartment -in-house applications received increased by 100%. Apartment -in -houses registrations in 2016 increased by 225°/x. With the need for affordable rental units, the cost of homes and aging population it is expected that the demand for apartment -in-house accommodation will continue to grow. 11. Pre -Consultation Meetings Pre -consultation meetings are required before most development applications submitted. They assist in ensuring applications being submitted have all required supporting documents and the proponent is aware of all required steps. The details of a pre - consultation meeting remain confidential until a formal application is submitted. The number of pre -consultation applications provides a good indication of future proposals within the Municipality of Clarington. Pre -Consultation Meetings By Type Land Use Year 2016 2015 2014 Major Residential+ 26 17 8 Minor Residential++ 8 4 9 Commercial 10 11 13 Mixed Use (Commercial and Residential) 4 1 1 Industrial 7 8 5 Government/Institutional 1 3 1 Agricultural 2 2 2 55 Municipality of Clarington Report PSD -011-17 Page 10 Pre -Consultation Meetings By Type Land Use Year 2016 2015 2014 Recreational 0 0 0 Telecommunication Towers 3 0 2 Total 61 46 41 + Major Residential uses are Residential units consisting of more than three units ++ Minor Residential uses are Residential units consisting of three or less units The overall number of pre -consultation meetings held in 2016 increased significantly from the levels of the previous years. In 2016, the number of Major residential pre - consultations increased. The majority of the major residential pre -consultations were for proposals in Bowmanville which is consistent with the Provincial policy direction, as well as the policies of the Official Plan which identify Bowmanville as the centre for growth. Minor residential pre -consultations increased from the number in 2015 largely due to an increased interest to construct dwellings on properties located on the Oak Ridges Moraine. Pre -consultations for mixed-use development increased significantly from the previous two years. Mixed-use proposals have started to emerge as Clarington continues to work towards implementing the Growth Plan for the Greater Golden Horseshoe. It is expected that mixed-use proposals will continue to grow in the coming years. Commercial and Industrial pre -consultations remained relatively consistent. 12. Concurrence Not Applicable 13. Conclusion Planning application activity in 2016 has increased in nearly all categories when compared with the two previous years. The number of new and approved applications has increased in 2016 from those received in 2015. The numbers of final approved new dwelling units in plans of subdivision, Site Plans, Minor Variances and Apartment -in - Houses have increased substantially in 2016 compared to the past two years. These numbers indicate a continued strong interest in growth and investment in Clarington. Additionally, as infrastructure projects to increase sanitary treatment capacity in Newcastle Village and extend sewers in Courtice are completed it is expected that interest in major residential development will continue to be high in the coming years. This expectation is supported by the consistency in the number of Draft Approved Plans of Subdivision that were approved or granted extensions in 2016. These factors, as well as the significant increase in pre -consultation activity in 2016, with a specific focus on major residential development, it is expected that there will be continued major residential building in Clarington in the years to come. 56 Municipality of Clarington Report PSD -011-17 Page 11 Detailed charts for each of the application type identifying applications received and approved can be obtained by contacting the Planning Services Department. 14. Strategic Plan Application Not applicable Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Curry Clifford, MPA, CMO, Interim CAO Staff Contact: Carlo Pellarin, Manager of Development Review, 905-623-3379 ext. 2408 or ccpellarin(o)-clarington.net No Attachments No interested parties to be notified of Council's decision. CP/AW/df 57 January 25, 2017 Anne Taylor -Scott Planning Services Department 40 Temperance St., Bowmanville, Ontario LIC 3A6 Re: Development Application by: High Street Courtice Inc., File COPA 2016-004 and ZBA 2016- 0024. Properties located at 13 & 15 Darlington Boulevard and 1475 —1.495 Highway 2. 1 am providing you with notification that I will be attending the Public Meeting regarding this application on Monday September 30, 2017 at 7:00 p.m. and I am providing the following points in opposition to aspects of this proposed Application and zoning by-law amendments. I wish to be notified of all subsequent meetings regarding this application and any discussions regarding Council's discussion of the proposed Development Application. While I am not objecting to development on this site, my objections to this proposal include the following: R Traffic & safety related issues that will arise on Darlington Blvd with access and egress to the aforementioned property and request this aspect of the development proposal be NOT approved; Limited access and egress points on Highway 2; I propose increased access points on Highway 2 with traffic lights; If the Darlington Blvd access/egress point is approved, I am raising my concerns regarding the traffic & safety related issues that will arise with access and egress to the aforementioned property via the traffic corridor comprised of Darlington Blvd, Foxhunt Trail, Edinborough Ln, and Kingswood Dr. through to the corner of Townline Rd and Olive Ave to Harmony Rd out to Highway 401. Every effort should be made to ensure this corridor DOES NOT become a thoroughfare for traffic heading to points west via Olive Ave. My concern that Council may decide to allow construction on any (or all) of the currently identified Environmentally Protected Areas located within the subject lands (either now or at some future point). Copy: clerksAclarington.net ata lorscottelarin ton.net sreinergstart.ca Handouts and Presentations Application By: Nathan Thomas An Application to amend the Zoning By-law to facilitate the creation of 2 Additional Single Detached Lots Public Meeting: January 30, 2017 4E h ,�_��- ern, •� 'l � , ,,�Y ' .- � � - i' 44 nom'• , � � _ � �� � '' •� w SL MAW r +. t _ ..:e•' - - .�.�,u -- -..� � _� �-�_�" R'M- 'may , :4i ` y\ �, t X71•- 1 " .. tag— IM n v..d. . IL. CONCESSION STREET EAST 6 Mann St. rezoning application to create 3 new lots to build Single Detached homes. h Zoning—Urban Residential LOT 1 O -:!.:L I 0 T 8 L o T 0 L AT 7 =T illy l�uvA�Aec�u:o':l L v Nle 7.L R I i N.H M 1 IµD IF pA1bG7oW L C i L O T a0* 6 L i 3 I I } } I i I i { mL O T 7 �� L 0 5 } e L o c N! ! 1 A } cR EO oKs ! PLW rpt W, MM -50077, i J L 0 T 7 L U T 5 Nan-SC077-10 w Rag } P I • e i q-- -..,66- i J i { I I �* PLM4m_ "wawnw LOIS 3 AW 7. MOCK A RERSFERED 2==0_,T=_ �IPY.E x'100 •xww ooLal ..,..K. ox,. Nmo wo woo { •%k14 S TR Ems^ l nal!0IR DOSEN SURVEYING Wo Ip ws la ply N1q w-oMe o - i =T illy l�uvA�Aec�u:o':l L v Nle 7.L R I i N.H M 1 IµD IF pA1bG7oW L C i L O T a0* 6 L i 3 I - ' 1 wovarws Of 1 L 0 T 7 L U T 5 Nan-SC077-10 w Rag } P I • e i q-- -..,66- J �* 1 ■ism. ? � yam- eoanAvll�r i/i P IP ae }JE` { VlADIASIR DZEN SURVEYING Zoning—Urban Residential �E'_2 (J) ■ N 0 O] Road XDaa$ a • Civic Addressing appears to be planned to accommodate 3 more lots on Mann St. due to the sequencing of the civic addresses on Mann St. • Proposed Addresses are: - 6 Mann St - 4 Mann St - 2 Mann St. •. it 1 g. - M j _"rayl I ° j Jw ` k �' Js T c � l jos`. I lift Mtn *� Ilk ra _ ' c_ 6 Mann 5l ;. mi `----'ter W 4� s R247 N W FRt2+ TUCKER RD++�] i R53 I C, ILL CR W..ra...aaa aa�nTfSi�LwT — r it 1 g. - M j _"rayl I ° j Jw ` k �' Js T c � l jos`. I lift Mtn *� Ilk ra _ ' c_ 6 Mann 5l ;. mi `----'ter W 4� s R247 N W FRt2+ TUCKER RD++�] i R53 I C, ILL CR W..ra...aaa aa�nTfSi�LwT — Archaeological — Reporting 4.0 ANALYSIS AND CONCLUSIONS (Section 7.8.3, Standards 1-2) Section 7.8.3, Standard 1 No archaeological sites were identified. Standard 2 is not addressed because no sites were identified. 5.0 RECOMMENDATIONS (Section 7.8.4, Standards 1-3) Section 7.8.4, Standard 1 This standard is not applicable as no sites were identified. Section 7.8.4, Standard 2 The report makes recommendations only regarding archaeological matters. Section 7.8.4, Standard 3 The Stage 2 survey did not identify any archaeological sites requiring further assessment or mitigation of impacts and it is recommended that no further archaeological assessment of the property be required. • Municipality of Clarington has mandated archaeological reporting to be completed. • Licensee: Keith Powers • Archaeological Consulting License: P052 • Report dated: October 25tH, 2016 4 THr- � KCHAP_OLOGIST5 ' • http://thearchaeologists.com Heritage Impact Assessment - Reporting Heritage Impact Assessment Municipality of Clarington has mandated Heritage G Mann Street, Impact Assessment reporting to be completed. Bowmanville, Ontario. • Author: Vincent J. Santamaura, • Membership: Alberta Association of Architects • Membership: Canadian Association of Heritage Professionals • Membership: Ontario Association of Architects, Registered 1988 • Member: Royal Architectural Institute of Canada • Report dated: January 13th, 2017 • http://www.srnarchitects.com Heritage Impact Assessment - Reporting 7 Mandatory Recommendations: 7.1 Mandatory Recommendation regarding the Impact on Heritage Listed Building and Accessory Building/Garage at 6 Mann Street: It is the recommendation of this report that: - the existing buildings at 6 Mann Street have not retained their heritage value; - the buildings can be removed from the Heritage Register; - the buildings can be demolished; - the new buildings proposed on the lot at 6 Mann Street will have no negative impact the Heritage Value of the existing buildings, as they have lost their heritage value and can be demolished. 8 Authorship Report Prepared By SRN ARCHITECTS INC. Date: Ymwoww 13 January 2017 Vincent J. Santamaura, B.Arch., OAA, AAA, MRAIC, CAHP (Intern) Architect Heritage Impact Assessment 6 Mann Street. Bon-mamille, Ontario Community Memberships: 2015 to — Member, Heritage Whitby/LACAC, Town of Whitby 2009 to 2412 involved in Local Architectural Conservation Advisory Committeetothe Town of Whitby 1993 to 1996 — Member/Chairman, Heritage Uxb ri dge/LACAC, Town of Uxbridge irrvolved in Local Architectural Conservation Advisory Comm ittee to the Town of Uxbridge 1993 to 2002 — Member, Friends of the Foster Memorial, Town of Uxbridge involved in the fund raising, preservation and designation effortsfor the Foster Memorial intheTown ofUxbridge 1994 to 2002 — Member, Yorkfaurham Heritage Rail" Association, Stouffvilie involved the running of the heritage raiWay between Stouffw lie and Uxbridge 1995 to 1998 — Member, Celebration of the Arts Committee, Town of Uxbridge involved in organizing the annual Cultural Celebration in the Town of Uxbridge Professional Activities and Selected Projects: Expert Witness — Heritage Matters: Expert Witness — Heritage Matters: Ontario Municipal Board - Reoagnieed as an Expert in Heritage Matters by the Ontario Municipal Board for Testimony during Dunbar Homes Appeal of the City of Mississauga Refusal to Enact By -Law no_ 4225-2007 Heritage Impact Statement — 4583, 4589 & 4601 Mississauga Road, City of Mississauga: Analyzed and authored a Heritage Impart Statement for the impact of a new cluster of homes on the Credit River Cultural Landscape (Heritage Registered Im+entory) and the Mississauga Road Scenic Route (Heritage Register I nvento ry) in the City of Mississauga. Reconstruction Cycles of 6 Mann St. [dA zot 6-0oZ1 •_ • It is estimated that the existing home was built in 1887. • The Main dwelling had one storey addition added to it in mid -20th Century • Major cosmetic renovation done in Approximately 2001. • Keeping the property will require further re -construction of a detached garage once Existing garage/barn shed would be demolished to permit 1 lot. Heritage Iinpact Assessment 6 Bann SuTet. Bowmamille, Oatario 3.1.5.2. - Accessory BirildinglGarage The Accessory Building/Garage is a largely 2 storey building with dimensions of approximately 5-06m (16'-8') wide x 16.82m (55'-0") deep with acme storey addition on the read of 6-79m (22'-3') wide x 7-38m (24'-3") deep. Its structure is typical farm construction - post and beam with T & G sheathing and (now) alunumun siding- The roof is pitched with asphalt shingles- Garage door types are overhead and hinged fabricated of metal, wood and vinyl. There is a man door on the right (south) side of the garage which leads into the ground level and to stairs leading to the second floor- The ground floor consists of a series of spaces currently used as garages and storage. The Accessory Building appears to have been built in the 1980's- 3.1 -5-2.A Curage - Existing West (.ront) Elevation 3.1-5-2. B - Garage - Existing Right (South) Elevation Heritage Impact Assessment 6 _Mann Street, Bau-mani- lle. Ontario 3-1.5 Existing Buildings & Structures The buildings on the property of 0 Maar Street consist of a one and a half storey single detached dv�rhmg x6th a cellar and hasement, and a one storey additiaq and a detached two storey accessory buildmg,'garage- It is estmiated that the home v. -as built in 1587_ The main dwelling had a one stoney addition added to it in the mid- 20111 century_ and it underwent a major cosmetic renovation in approximately 2001 _ H-imgg [inpwl A ..... .-1 3-1.5A- View from MarmStreet ,n•�m�•�.�.,,o 5.1$.11 -PT •Zip amu]pL� 3 1.5. t.[;-E.M.YWQ (k.V) Existing House Retention — Review mm 4 1. LOT I 1 0-:rzL OST e F r L 0 i 7 L { i J i 1 l ---------- L — =T -« L 5 M 7.9 R FdMSlual ffn OAF p PIE X00 a uMr owl Yeelq uli =66- s :at�saaaoQ >• ffisaasa� aoK1Mv6�r e 1. .w�c�cea cu�.n.R VlADIASIR DZEN SURVEYING Application Filing — Summary • Planning servicing allocation already rlannomes ed to accommodate 3 or 4 residential to be added to the Apple Blossom Subdivision. • Archaeological Consultant recommendations •Heritage Professional recommendations • Civic Address Mapping • Urban residential adjacent uses 6 Mann St. End of Report Applications By: High Street Courtice Inc. Applications to permit a 442 -unit multi - residential development along the Courtice Main Street Public Meeting: January 30,, 2017 East toward Bowmanville Darlington Boulevard GENERAL NOTES WrrrtL+aF+Me w.xEwAq. r . - . ,, - n�ewv0®sxw.mn,vnc,wrexwcr Miff v`\4 1 Vasa *' y PLANT LIST y� DECIDUOUS TREES a xapk a«r r.hNm - - - - �- wE o.. d ` _ - - ( o.!-.,tee ci— a me. rHa� oeh „ aace. harp v„ LmTm Gmier� !t le the resp bulty et the Contractor ..dA Diner to Mak .t dro,amga u. th 1@esl eWa one ore x�d to,GOxBhYCIOn- 1 1 ;. -. .. -. ns � - X p4ba ey Tree uoc Cp go dcu cto svy �c or x CGN tlFERWS TREES FA c;, -- PARTZ PLAN l6F-1554 LARGE DECIDUOUS'SHRUBS r c h `�'�+ 4 ca.eaiaa s SHRUBS r.ac.e.rr i��.rnp v.w �r�'pmnp STfl s$OStBAflRON KING ESS !ANDS ,i I V' p': ' V � + C l}�y r c i� E C o-o-� O Q '� 6 � ¢ u ni -- -- R 4 ae. awe naatate. SunspeleEuenynuv Fumynua IwlanN '5unspet Cdaen o-dret wus Llaualrum �P sorcoue C Orep o-elmrie pptenaa vaaPo,o pernri se Roev Poao'vugeso p ee aaln« cpprnan4ee ]yonsc em mTHE GARDENS OF FAREWELL GREEK DEVELOPMENT ,we.eswnv mortes ,uiereuff vnxemx """-'-- "' [ ti � - noha a M1yarengm HYJ'e�nBe3 aNw.ssae : %ohek Gwen uec.–deme p press taenrrea a ws Epirere home tle CWtlMema sd. pap —WCAPSMAEIER PL pi - r .. ! REGISTERED PLAN NO. 670 1'' t:. - ,w - � _ .. qS PERENNIALe. /ORNAMENTAL GRASSES ¢w paerae aeea cro .. eaa,.eare9eit . amnnna own rmnren ea» prnn�.wrem aiepearweh _ _ des w 1 B 4905 .. _ .....si . .. .....: DARLINGTON &TH .... ... ._ . _. _. to �.ae sa o0e sera a eN,'.rtea °ppom.e sp.rce pemnarere mminm;. r L1U6 J � H Legend Subject Lands Other Lands Owned By Applicant Municipality Of Clarington (MOC) Lands - Proposed Apartment Buildings - Proposed Townhouse units - Proposed Single Detached Dwellings ® MOC Lands proposed to be acquired by High Street Courtice Inc. Existing Sanitary Sewer --- Proposed Regional Storm Sewer ZBA 2016 0024 COPA 2016-0004 z U 9 DURHAM�— FIIGyyvjty 2 Future 1831 n 3 Commercial c 1 Mill Park Area Of Development Drj Courtice 2 H -Centre) quo r'�~ n !"ar -�, W Q � Iff>J LU L 0 O � M m O F o :E CR Z = C . J E L - T- J � H Legend Subject Lands Other Lands Owned By Applicant Municipality Of Clarington (MOC) Lands - Proposed Apartment Buildings - Proposed Townhouse units - Proposed Single Detached Dwellings ® MOC Lands proposed to be acquired by High Street Courtice Inc. Existing Sanitary Sewer --- Proposed Regional Storm Sewer ZBA 2016 0024 COPA 2016-0004 z U 9 DURHAM�— FIIGyyvjty 2 Future 1831 n 3 Commercial c 1 Mill Park Area Of Development q¢tv� quo W Q � Iff>J q¢tv� Policy Direction jjr -Commercial - Commercial Mixed Use Community Fadlity Environmental Protection Area ® Town Centre Commercial F « r WARM���■1 _ bL�■�`������r!!�� �.flr! Mid -Rise High Density Residential Low Rise High Density Residential Mediu m Densiq Residential Secondary Plan Boundary tttttiiiii Town Centre �F Greenway Feature Proposed Location Or Central Square Proposed Location of Public Library Pruian rt Intersection —__ Private Laneway MAP A === pri—testreet LAND USE ■E■ Public Street COLIRTICE MAIN STREET Trails SECONDARY PLAN OCTOBER. 2914 ma — m w--- a��. Public Comments • Traffic and Parking • Density and Building Height DEVELOPMENT PROPOSAL Applicant e• fin Sslrel [nunrce me Slit location t3 a 150.I.V.n W""d& la 75 1695 Nghu n 7 �� AJrgug Yitpp(]j6l' Quin}rtonl, la Sa51o2n Munwna ma �pnnal dmMpmpn! � u .� ictal Una [Dane aa] t`"'apn9� k amk:rgt 126 l.,m tumu 00srweyl a &-We 2: 100 ap}rtmcmr unm l9 slnpnl . Sumn63: l3} awrtnlent un,u Ifi staprsl kn.vwu>K 75 unea lua tp 3 uaMl � Sngk Delarlkw D�rpuirgs_a umb luo }o 3,tomrsl i VUS r.3� stn+01[rial Man a_,u n+lnm! N16IXN and :nnm9 Yla•Rnn+On�¢.r' ?016A1?d ® M • Compatibility • Ability for neighbourhood to accommodate the development , Staff and Agency Comments The subject applications present many issues to resolve prior to providing a recommendation: • Traffic impacts • Connecting the neighbourhood along Darlington Blvd. to the Farewell Creek valley and trail system • Parkland dedication & transfer of municipally owned lands to developer • Developing appropriate zone regulations for the development • Integration with the Commercial block and adjacent residential neighbourhood redevelopment • Internal road standards and parking • Phasing • Stormwater Servicing • Establishing the development limit and mitigating impacts GENERAL NOTES uKrrtL+aF+Me w.xEwAq. r r. - . ,, - nlewva®¢xw.�nrveurwrexver Miff / mffwc I SL- dr Acres PLANT LIST DECIDUOUS TREES !R Ie the reRpmn bLLdy mf the `T ✓ a>, �"� €� - -_ ( aw�o�¢A aa� nar¢ cmntrmmtm, m aA« D.n., km Mak the drmemga _ r.¢ LmTm Gmler� itb — th ItQeal eWalmn ore used cmratract mn. s 1 SiMEFTI(X6 � o � H Ob­ � on or xcp xomeeom 5 ba free u¢c URI. ae dcu oto e,ry. i¢ CGNIaFERWS TREES :7 a� PART 2 PLRN l6F-1554 ¢n. LARGE DECIDUOUS SHRUBS . ......_ ( SHRUBS .ma¢Pumr rj+ STflY$05 BAflRON KING r EL�ra. �,e `D� ,r - V' � e 1^ h ^ +,e c i� C O � -- -- &ur Tag Juniper .wn'pwu. ewumtaw lglmr Pun¢pel¢Euenyuuv Fumesnua IwlunN '5unspet s'"us surcoue LAXGS[AIF ARLXiI f[FU AF �, mTHE d r - V Q V' . C ¢ C - - Cdaen pdret LlUualrum —P Cua Orep o-elmr:e p¢tenMa vJxiPo ro Fernri apne an WRDENS OF FAREWELL LREEK DEVELOPMENT r 1 h - ra o elpaum Se rRJln - raewrff oFnxcmx -. - Q -� 4 a Q iL °e Men Pyre 9 G 6M me 5 rden e 5 p C tlMema ws SIAPSIER PLPN REGISTERED r r � „_ PLAN _ No. 610 i 1v ® -t. � y s o � PERENNIALS / ORNAMENTAL GRASSES Fuente aced Cv Aa Laenegrevtl¢ ¢ acutlaa¢ Uw Penn�¢.rum pi _ — o.� 1 B 4905 wcr - . ......... . .. ....:. - .... ... - - DARLINGTON BLVD SOUTH ._ a'o x e e awy,al"nlr+n BI N yetl Pueen Para e e ..rtna .Papone.e sp.rc. pam­v mmiPm;. w+n o,..w.. L106 Darlington Boulevard Two Main Concerns: Re -zoning & Vehicular Access High Street Courtice Inc.'s planned proposal to re -zone Darlington #13 and #15 for high density development High Street Courtice Inc.'s planned proposal for vehicular access to Darlington Boulevard 2 Municipality of Clarington Official Plan 5A.1 Goal To create a built environment that celebrates the history and character of Clarington, fosters a sense of place for neighbourhoods and communities, promotes a positive image of the Municipality, and enhances the well-being of residents. 5A.4 Built Form 5A.4.1 Existing Neighbourhoods New development and redevelopment in established neighbourhoods will be designed to: a) Respect and reinforce the physical character of the established neighbourhood having regard to the pattern of lots, streets and blocks, the size and configuration of lots, building types of nearby properties, the height and scale of buildings and the setback of buildings from the street, rear and side yards Municipality of Clarington Official Plan Chapter 5A — Page 1 ij Darlington Boulevard: dead end street looking north Statutory Public Meeting. Planning and Development Committee . January 30, 2017 4 11 tat 16 . � � • r i. LL' + ' `, N P fir, . � '� � � f" Via: k. •� .''S �i�� � �'' �r Statutory Public Meeting. Planning and Development Committee . January 30, 2017 Re -zoning Concern ©� r J Current: Darlington #13 -single unit Darlington #15 -single unit TOTAL = 2 UNITS Proposed: Darlington #13: 2 single detached units 5 unit townhome-2 storeys 5 unit townhome-3 storeys Darlington #15: 2 single detached units 5 unit townhome-2 storeys 5 unit townhome-3 storeys TOTAL UNITS = 24 UNITS Potential Impacts on Darlington Boulevard By approving the applicant's request, council sets the precedence to allow high density re -development on Darlington Boulevard 43 Darlington (empty lot) currently zoned (H)R1—property is owned by a developer High density does not conform to existing street ........ . 4 ■ ,App' ., Ito s•! Statutory Public Meeting. Planning and Development Committee . January 30, 2017 Jr Y-11 4-, III A.-Ak Statutory Public Meeting. Planning and Development Committee . January 30, 2017 9 Traffic Incidents and Concerns A high concentration of businesses utilize Darlington Boulevard which creates a current traffic congestion point for residents vehicle accidents and blocked driveways are common proposed entrance to development will increase these incidents n Darl-Ingto a1 Statutory Public Meeting. Planning and Development Committee . January 30, 2017 11 Traffic Growth Darlington/Hwy 2 and Town line/Kingswood provide access for 265 homes short cut to Hwy 401 for adjacent neighbourhoods proposed development adds 442 units Nearly 3x the number of units accessing these intersections k-tltv,. o _ 59 J� .vim 4 4 iti Townlin `0 . .. 1-1 -01 qt, F • i ! - New ..;,;. ht Centerfield �' r Darlington s ' 1 .' J int YA t�wt � •" j '� iii-• 4P ll:� ,de;-� �� � � h � . ; _R:"�.! _!•_ 1 �.• -�il�� �='s�ril4�lr Statutory Public Meeting. Planning and Development Committee . January 30, 2017 Darlington residents and its neighbours recommend that: Council not approve vehicular access off Darlington as a gateway to proposed development Council work with Region to pursue installation of traffic light on Hwy 2 Council not amend re -zoning to allow high density on Darlington #13 and #15 14 Statutory Public Meeting January 30th, 2017 7pm Municipal Administrative Centre 40 Temperance Street, Bowmanville ON Council Chambers Municipality of Clarington File No. COPA 2016.0004 & ZBA 2016-0024 1j] Soil Engineers Ltd CONSULTING ENGINEERS nex1rrans GEOTECHNICAL I ENVIRONMENTAL I HYDROGEOLOGICAL I BUILDING SCIENCE O.G. Biddle & Associates Limited car s�iti rig rGir-��- s c r-5 e;;] plg �r�- = NEANiblett Environmental Associates Inc. Biological Consultants Consulting A Division of NextEng Consulting Group Inc. 3 Terraprobe Inc. WESTON CONSULTING 2 0 1 7 planning + urban design /§///HA VA Engineering Ltd. ZR7INC. NAYLO R ARCHITECT THE UPLANDS,��--_,oC C 0 U R T I C E - COREPLAN Construction Inc. 11� � STRYBOS BARRON KING LANDSCAPE ARCHITECTURE Can zdl Lrd- T U R N E R F L E I S C H E R I I I Sound solus ons to acoustical chalknges Celebratine y"Us of Service Excellence MC -2C1 C Subject Lands r w r f• � PARK .� SCHOOL y• O L (INSTITUTIONAL) ENVIRONMENTAL p0 p0 s PROTECTION AREA 70 RESIDENTIAL. 90 s (EPA) PARK *_ _ RESIDENTIAL COMMERCIAL K1NG STREET EAST oraki a�01 �• L SUBJECT pa f SCHOOL LANDS OZL r {INSTITUTIONAL} y �• - RESIDENTIAL w o y SCHOOL ,.O • Pp m- STiTUTIONAL)0 101 UCUCUCUCUCUC C m PARK p y Z m 0 r y O PARK � RESIDENTYALf' x rn r ' M OL _. (IONAL) - - ENVIRONMENTAL PARK j _ PROTECTION AREA (EPA _ t SCHOOL 1 0 50 too 2DOm SCALE m.i'.. V('NG STAB EAST �pmp t SUBJECT - LANDS F �M �' O<4 k�NGgTON f'•Op`Q s 0 25 W 100m SCALE mw— -, U F s 0 25 W 100m SCALE mw— -, Context Plan ANO All .70 orne mercial The Mill Park err Node rNo od Site !J0 LO Oshawa A, own Centre. 4 m Surrounding Amenities . Np5 >� • � � t s.! • a to • SUBJECT LANDS O �a o •• ,,•,rV 0 50 100 200 300m rr IF• SCALE Metres I• Sources: 1. Google maps 2. Map A Land Use Courtice Main Street Secondary Plan, Oct 201' 3. Clarington Tranportation Master Plan, May 2014 Ilm"Operl"11 ZT4515TNI Me to, PEBBLESTONE RD 9 ��=06-1f! — • . E— . — Kl,NG STREET EAST ubject _ands N Not to s '� II I 0 40, 40 1 Regional Official Plan Urban Structure Urban Structure: Regional Corridor, Living Areas & e Major Open Space Areas Regional Corridor: • The Durham Regional Official Plan notes that Regional Corridors are to be developed using principles of intensification. Living Areas: • These areas are to be developed in a compact form through higher densities and intensification along arterial roads. Major Open Space Areas: F. These areas are to be used for conservation and recreational uses in addition to the primary purpose of a full range of agricultural and secondary uses. URSANSYSTEM . �RE.H�Re��EN�E RE��oN�Le�RRIEeR LiVlrve nRf�S �PE0.9 ELOPPB IXI POLLNhRTIK MONIOIPAL SER OE9 SEWER 6YSTEM6 HIGIrAL fHPLevMFNT ARE- IEIELIII L A6IE OIE—IL VIII EVIEPasu EYETENv RURALSYSTEM Ro���N��yL,uRw�RE�o �aNNTR.REE�eEN,��sNReNRE��N IEEE 1nELE E1 FOR OESORIPTIOp 4D"- o(Es-"ABLEE3 .HOREUNERESIe— eeRMI—NODE (SEESEOTIONEOFORDESORIPTION) OREENlANOS SYSTEM —R.— _. AROS �NaHEAREary TRANSPORTATION SYSTEM WNATINONS OGNELLECttVFLY. FOR EASE OFPREfAThlN �o9.a„eH Regional Corridor: • The Durham Regional Official Plan notes that Regional Corridors are to be developed using principles of intensification. Living Areas: • These areas are to be developed in a compact form through higher densities and intensification along arterial roads. Major Open Space Areas: F. These areas are to be used for conservation and recreational uses in addition to the primary purpose of a full range of agricultural and secondary uses. sY.lIIVA lamKIM111019• Existing Official Plan Designation Land Use Designations: Corridor, Urban Residential & Environmental Protection Area Corridor: • The Municipality of Clarington Official Plan (2014) notes that Corridors are to accommodate intensification in the form of compact development that is pedestrian and transit supportive. Urban Residential: • Lands designated as Urban Residential shall be predominately used for the purposes of housing. Environmental Protection Area: • Development in this designation is largely prohibited with exception to low -intensity recreation and uses related to the forest, fish and wildlife management or erosion control and stormwater management. 6181'[WRo■NF Courtice Main Street Secondary Plan: • The Courtice Main Street Secondary Plan was adopted by the Municipality of Clarington in February of 2014 and was approved by the Ontario Municipal Board (OMB) on November 28th, 2014. Mid -Rise High Density Residential • The High Density residential designation is to achieve desirable densities and require a minimum building height of six storeys. Environmental Protection Area • This designation permits limited passive recreational uses, in addition to uses related to stormwater management and erosion control provided it is supported. Sa G SUBJECT �- LANDS n� Source: Courtice Main Street Secondary Plan - Map A Land Use LEGEND Commercial MM -Rise High Density Residential Greenway Feature �— Private Laneway Commercial Mixed Use Low Rise High Density Residential Proposed Location Of Genital Square C Private Street Community Facility Q Medium Density Residential Proposed Location of Public Library 1111 Public Street 0 Environmental ProtecdonArea Secondary Plan Boundary Prominent intersection • • • • Trails NOT TO SCALE ��♦ ® Town Centre Commercial Town Centre X11 oahtv ot Clarinaton Zoning By-law 84-E Municipality of Clarington Zoning By-law 84-63 -Schedules '4F' &'4D' GJ F G�.1� H`GHW AY2 R O�Q,I, 'OO 9URNAriM1 Four - (H)R4-7 • Residential 0 G� _5 6139 R� Four - Rn� e R1 s� E (H)R4-30 o" Type One - (H)R1 • Residential Type y YN J R1 • Environmental Protection (EP) R Y��y lN1R COURT 0 ° 7 p v z d� R1 Ep o NIRS Not to scale C3Subject Lands Residential Industrial April, 2016 © Commercial EP ZONE BOUNDARY =Institutional =Agricultural ARTERIAL ROAD TYPE'A' ��-��� ARTERIAL ROAD TYPE'B' Existing Zones • Residential Type Four - (H)R4-7 • Residential Type Four - R4-7 • Residential Type Four - (H)R4-30 • Residential Type One - (H)R1 • Residential Type One - R1 • Environmental Protection (EP) Existina Permitted Uses • Apartment Buildings (R4) • Long Term Care Facility (R4) • Retirement Home (R4) • Single Detached Dwelling (R1) • Semi -Detached Dwelling (R1) • Duplex Dwelling (R1) • Home Occupation (R1) • Places of Worship (R1) L11 • High Density Residential Development. • Dwelling units of various tenure, size and type. • Vehicular access to Highway 2 and Darlington Boulevard. • Pedestrian access to Highway 2, Darlington Boulevard, and nearby trails and parks such as the Farewell Creek. • ±443 Parking Spaces provide above and below ground. Dwelling Type No. of Units Height. 9-10 Condominium 226 (2 buildings) Apartment 137 8 Townhouse 75 2-3 Single Detached 4 2 F E tiFT 9_ I _ _ I _ .. PL 4N 'lc _ f 7'� /JM luhMUAl M.CIf 1111 N1 [)P.vp.lnnmp. �_ O O O U D+D TIIF 4ARRENB K R�REWELL CREEK DEVELOPMENT yEpNv �'�P �� e.• SP1 X11 Applications Submitted Krona Amendment No.xx to theMunicipality of Clarington Official Plan Map A2 Land Use U 1-iVy pY 2 Lends Subject to This Amendment Residential VVV N ®Urban Urban Resitlential- XX A Environmental Protection Area Nottc.cale i.Orlvdds O Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 0 0 0 6111Am : Proposed Official Plan Amendments Amendment No.xx to the Courtice Main Street Secondary Plan Map A Land Use U �EPp�c4R • W Pv 2 g110.14AP'1 IGH �� y • a�Yx V o � Lands S.bJact to This Amendment N Mid -Rise High Density Residential -XX Environmental Protection Arco Not to scale 0 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk Official Plan Amendments have been submitted to adjust the Municipality of Clarington Official Plan and Courtice Main Street Secondary Plan to Mid -Rise High Density and Urban Residential with Site Specific policies and exceptions. The Courtice Main Street Secondary Plan is proposed to be amended to reduce the minimum building heights to two storeys, from a current minimum building height of six storeys. The Municipality of Clarington Official Plan is proposed to be amended to permit an increased maximum density and building height, and townhouse dwelling units of all forms. �Irnnnsed Zonina e This is Schedule "A" to By4aw 2016-, passed this day of 12016 A.D. OC RA .L� -HPµ ritG�A�2 G�.�1 r:H1GHW pY2 q Y d. -d d ntiSeY.A 3S R4 -XX R'1 � R1-7fX M1 R '' o.rgi 4n[ owl —� p LL P� LL I w MU4H0 0 v r� COURT Lands subject to this Amendment N ® Zening change from R4-7, (H)R4-7 and (H) R4„'0 to Rd a Zoning change from R1 to R1 -XX S Proposed Davelopment LmIt Not to scale P r a Adrlan FuSler, Mayor C. Anne Greentree. Munlclpal Clerk Lends subject to this Amendment N 40 This Is Schedule "Al" to 6y4aw 2016-, passed this day of 2016 A. HIGHWAY 2 z� 1 R4 -XX ,o a M1 R '' o.rgi 4n[ a.d ►s r EP 0 v r� � -af c ,a a S r a Lends subject to this Amendment N — — Proposed Top or Bank Proposed Development Llmlt� ® Proposed Building Envelope Not !u scale 9 Adrian Foster, Mayor C. Anne Greenlree, Munlclpal Clerk 0111tAn = Proposed Zoning By-law Amendments • Zoning By-law Amendments are to rezone the lands: • Urban Residential Type Four (R4) -XX • Urban Residential Type One (R1) -XX • The R4 -XX zone would permit townhouse dwelling units of all forms. • Various Site Specific exceptions 11 I pedestrian -Oriented Site Desic I opo SF RY605 MRRON KING ,tea.®saF�.r�e� n�torlV}1�II min - N1 :1[6Ifilw: i ■ or: 0 M _ m!ilk: frr-Q v " goi ? 1 1 4 9 UrikiC 1 ti. >7 , wl- Design Vision: Streetscape & Local Neighbourhood "3 -jaw- _ ��__ Design Vision: Streetscape & Local Neighbourhood s7 k �.*, _,, .��, rnx l� Design Vision: Streetscape & Local Neighbourhood 0 Landscape Design The following studies and reports were submitted in support of the application: • Environmental Impact Study; • Transportation Impact Study; • Geotechnical/Slope Stability Study; • Hydrogeological Report; • Phase One Environmental Site Assessment; • Stage I Archaeological Assessment; • Landscape Plan; • Grading/Servicing Plan; • Sediment/Erosion Control Plan; • Stormwater Management Plan; • Consolidated Constraints Plan; • Functional Servicing/Stormwater Management Report; • Preliminary Phasing Plan; • Urban Design Brief and WESTON CONSULTING nex1rrans planning + urban design Consulting TQrraprobe Inc. A Division of NextEng Consulting Group Inc. Soil Engineers Ltd. CONSULTING ENGINEERS GEOTECHNICAL I ENVIRONMENTAL I HYDROGEOLOGICAL I BUILDING SCIENCE G.G. Biddle & Associates Limited GAY C0MRANYLiMITE0 co—� i.,! -t1 - G �- c -D r r-5�- � c- r ri plp n " a r� NEANiblett Environmental Associates Inc Biological Consultants zo 1 1 � TURNER FLEISCHER NAYLOR ARCHITECT INC. • Planning Justification Report. COREPLAN Construction Inc. 1#111HA" Engineering Ltd. + i C,rlrtcxdu Lid. Sound solutions to acoustical challenges STRYHOS BARRON KING LANDSCAPE ARCHITECTURE Celebrating YEAUS of Service Excellence 1 14G -2C1 C X11 Questions? Ryan Guetter Weston Consulting 905-738-8080 ext. 241 rguetter@westonconsulting.com 1j]