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HomeMy WebLinkAbout06/05/2017Final ciffftwig Planning and Development Committee Agenda Date: June 5, 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(c)-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. 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Copies of Reports are available at www.clarington.net CIarifl#oII Planning and Development Committee Agenda Date: June 5, 2017 Time: 7:00 PM Place: Council Chambers 1 Call to Order 2 New Business — Introduction Members of Committee are encouraged to provide the Clerk's Department, in advance of the meeting, a copy of any motion the Member is intending to introduce, (preferably electronic) such that staff could have sufficient time to share the motion with all Members prior to the meeting. 3 Adopt the Agenda 4 Declaration of Interest 5 Announcements 6 Adoption of Minutes of Previous Meeting 6.1 May 15 Minutes of a Regular Meeting of May 15, 2017 Page 5 Minutes 7 Public Meetings 7.1 Modo Public Application for a Proposed Zoning By-law Amendment Page 19 Meeting Applicant: Modo Bowmanville Urban Towns Limited Report: PSD -037-17 7.2 1816451 Application for a Proposed Official Plan and Zoning Page 21 Ontario Ltd. Public Meeting By-law Amendments Applicant: 1816451 Ontario Limited Report: PSD -038-17 7.3 Tornat Public Application for a Proposed Official Plan and Zoning Page 23 Meeting By-law Amendments and Draft Plan of Subdivision Applicant: Tornat Newcastle Limited Report: PSD -039-17 Page 2 GarjU00II Planning and Development Committee Agenda Date: June 5, 2017 Time: 7:00 PM Place: Council Chambers 8 Delegations 8.1 Sally Hillis, Enniskillen Environmental Association, Regarding Report PSD -041-17, Clarington Transformer Station Peer Review, Update 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications— Direction There are no Communications for direction. 11 Presentations 11.1 Steve Usher, Senior Hydrogeologist, SLR Consulting, Regarding Report PSD -041-17, Clarington Transformer Station Peer Review, Update 12 Planning Services Department Reports 12.1 PSD -037-17 An Application by Modo Bowmanville Urban Towns Page 25 Limited (The Kaitlin Group) to Amend the Zoning By-law to Permit 167 Residential Units in a Development Block, Bowmanville Urban Centre 12.2 PSD -038-17 Applications by 1816451 Ontario Limited to Permit an Page 37 Auto Mall with a Minimum of the Three Motor Vehicle Dealerships Including Recreational Vehicles/Trailer Sales Establishments, Rundle Road, Courtice 12.3 PSD -039-17 Applications by Tornat Newcastle Limited for a Mixed-use Page 46 Development at King Avenue West and Rudell Road, Newcastle 12.4 PSD -040-17 An Application by Bowmanville Apartments Inc. for the Page 60 Removal of the Holding (H) Symbol for a 4 Storey Apartment Building (103 Units) at 290 Liberty Street North, Bowmanville 12.5 PSD -041-17 Clarington Transformer Station Peer Review, Update Page 66 Page 3 CIarifl#oII Planning and Development Committee Agenda Date: June 5, 2017 Time: 7:00 PM Place: Council Chambers 13 New Business — Consideration 14 Unfinished Business None 15 Confidential Reports No Reports 16 Adjournment Page 4 Clarington Planning and Development Committee Minutes May 15, 2017 Minutes of a meeting of the Planning and Development Committee held on Monday, May 15, 2017 at 7:00 PM in the Council Chambers. Present Were: Mayor A. Foster, Councillor S. Cooke, Councillor R. Hooper, Councillor J. Neal, Councillor W. Partner, Councillor C. Traill until 8:34 PM, Councillor W. Woo Staff Present: C. Clifford, D. Crome, K. Richardson, C. Pellarin, C. Salazar, F. Langmaid J. Gallagher, M. Chambers 1 Call to Order Councillor Woo called the meeting to order at 7:00 PM. 2 New Business — Introduction Councillor Partner added a new business item, regarding the Clarington Official Plan and Orono, to the New Business — Consideration section of the agenda. 3 Adopt the Agenda Resolution #PD -085-17 Moved by Councillor Cooke, seconded by Mayor Foster That the Agenda for the Planning and Development Committee meeting of May 15, 2017 be adopted as presented, with the addition of the following: • Correspondence Item 10. - Valentine Lovekin, Chair, Newcastle Downtown Business Improvement Association, Regarding Report PSD -031-17; • Correspondence Item 10.3 - Myno & Judy Van Dyke, Regarding Report PSD -031-17 • Alistair Shields, KLM Planning Partners Inc. - Regarding Report PSD -036-17; Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan • Clarington Official Plan and Orono 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- 5 Clarington Planning and Development Committee Minutes May 15, 2017 6 Adoption of Minutes of Previous Meeting Resolution #PD -086-17 Moved by Councillor Hooper, seconded by Councillor Partner That the minutes of the regular meeting of the Planning and Development Committee, held on April 24, 2017, be approved. Carried 7 Public Meetings 7.1 Application for a Proposed Zoning By-law Amendment Applicant: George Lysyk and Salvator Risorto Report: PSD -029-17 Mitch Morawetz, Planner, made a verbal and electronic presentation to the Committee regarding the application. Jim Piper, local resident, spoke in opposition to the application. He advised the Committee that his property backs onto the subject site. Mr. Piper explained that he plans to farm on his property in the future and is concerned that this development will prevent him from acquiring livestock and expanding his farm operation. He added that, if these homes are going to be built, then the entire area should be developed. Mr. Piper added that he does not support the proposed division of these properties. Emilio Zingone, spoke in support of the application. He advised the Committee that he was the realtor for the rural cluster development at Townline Road and Pebblestone Road. Mr. Zingone noted that most of this land is not being used for agricultural purposes. He continued by stating that a rural cluster is rare and people looking to purchase these types of lots are looking to develop a high quality home in a rural setting. Mr. Zingone concluded by advising that the division of these lots will create additional tax revenue for the municipality. George Lysyk and Salvator Risorto, applicants, spoke to the application. Mr. Lysyk explained to the Committee that Mr. Risorto purchased this property and built his home on the south side of this property. He noted that he has developed several similar properties in Oshawa and that these are key lots. Mr. Lysyk advised the Committee that this is a large parcel of land and any potential homeowners would own a snowplow for the long driveway. He explained that the zoning allows for housing and it would be beneficial to have three developments. Mr. Lysyk advised the Committee that, if this application is approved, the applicant will be requesting servicing for the properties from the Region of Durham. He added that this site is large enough for a well, septic, and a backup septic system. Mr. Lysyk offered to answer questions from the Committee. -2- A• Clarington Planning and Development Committee Minutes May 15, 2017 Mr. Risorto advised the Committee that he plans to build three new homes on the proposed lots for members of his family. He added that his property is getting difficult for him to maintain and if this is approved his children will live in the new homes. 7.2 Application for a Proposed Zoning By-law Amendment Applicant: Brookfield Residential Report: PSD -030-17 Bob Russell, Planner II, made a verbal and electronic presentation to the Committee regarding the application. No one spoke in opposition to the application. No one spoke in support of the application. Joanne Fung, applicant, spoke to the application. Ms. Fung advised the Committee she was available to answer any questions. 7.3 Application for a Proposed Official Plan and Zoning By-law Amendment Applicant: Gyaltsan Property Management Report: PSD -031-17 Paul Wirch, Planner II, made a verbal and electronic presentation to the Committee regarding the application. Laura Morgan, local resident, spoke in opposition to the application. She advised the Committee that she is happy with the relocation to Beaver Street. Ms. Morgan explained that she is concerned with the building being six storeys high and noted the highest building in Newcastle is only four storeys. She believes four storeys would fit in better with the design of the neighbourhood. Ms. Morgan noted the shadows from the building do not directly affect her home. She added that her neighbours to the north and south will be fully shadowed by the building at certain times of day. Ms. Morgan concluded by asking what type of retail will be in the bottom of the building. Linda Rammal, local resident, spoke in opposition to the application. She advised the Committee that she is concerned with increased traffic. Ms. Rammal continued by noting many drivers will use Beaver Street and Edward Street and that this is where many children from Newcastle Public School walk home. She is concerned with the height of the building, parking, and increase traffic in the area. Ms. Rammal suggested an additional parking lot be built in downtown Newcastle to assist with any parking issues. She explained the shadows from the building will not impact her home but will affect many homes on Harmer Drive. -3- 7 Clarington Planning and Development Committee Minutes May 15, 2017 Richard Jefferson, local resident, spoke in opposition to the application. He explained to the Committee he purchased a home in Newcastle for the small town feel. Mr. Jefferson noted that, when his home was built, he chose materials to fit in with design of Newcastle. He is concerned with the height of the building being two storeys higher than what is existing in Newcastle. Mr. Jefferson referred to the proposed Official Plan Amendment 111 to expand the urban boundaries and asked if this current application was necessary. He believes the building will obstruct the view of drivers turning on to Beaver Street. Mr. Jefferson concluded by asking why there continues to be new commercial development in Newcastle when there are existing vacancies in the downtown area. Mark Kartush, local resident, spoke in opposition to the application. He noted that he has appreciated Mr. Gyaltsan keeping the residents involved in the application process. Mr. Kartush advised the Committee he is happy the building is being moved closer to Beaver Street. He added he is concerned with the height as it is double the height of the Massey building and the proposed amendment is 20% larger than originally planned. Mr. Kartush asked if the proposed Official Plan Amendment 111 is a result of the Official Plan Amendment 107 not yet being approved by the Region of Durham. He asked what type of eating establishments and private clubs will be permitted. Mr. Kartush asked if any control measures or restrictions will be put in place for allowable uses. He added that he is concerned with the increased construction noise and the traffic of snow removal and delivery trucks. Mr. Kartush explained he still has issues with the shadow study and believes there are many times of year which are not included in the shadow study. He asked about deferrals for the site specific planning. Mr. Kartush concluded by asking Mr. Gyaltsan to continue communicating with the residents. No one spoke in support of the application. Nick Swerdfeger, Nick Swerdfeger Architects, spoke on behalf of the applicant. He made a verbal presentation to accompany an electronic presentation and a handout. Mr. Swerdfeger reviewed the background details of the application. He provided a comparison between the application approved in December 2015 and the current proposal. Mr. Swerdfeger reviewed the proposed zoning, required approvals and the planning justification. He highlighted the setbacks and buffers put in place for added privacy. Mr. Swerdfeger provided an overview of the shadow study including images from January to December. He referred to diagrams on pedestrian and vehicular traffic. Mr. Swerdfeger reviewed the building characteristics, landscape design, and parking plan. He concluded by offering to answer questions from the Committee. 93 Clarbgtoa Planning and Development Committee Minutes May 15, 2017 7.4 Application for a Proposed Zoning By-law Amendment Applicant: Fifty Five Clarington & Modo Bowmanville Towns Ltd. Report: PSD -032-17 Anne Taylor Scott, Senior Planner, made a verbal and electronic presentation to the Committee regarding the application. No one spoke in opposition to the application. No one spoke in support of the application. Enzo Bertucci, Director of Planning, Kaitlin Corporation, spoke to the application. He thanked Staff for the report and noted that the original application was very different from what is being presented today. Mr. Bertucci advised the Committee that he is available to answer any questions. Recess Resolution #PD -087-17 Moved by Councillor Partner, seconded by Mayor Foster That the Committee recess for 10 minutes. Carried The meeting reconvened at 9:18 PM with Councillor Woo in the Chair. 8 Delegations No Delegations 9 Communications - Receive for Information There are no Communications to be received for information. -5- E Clarbgtoa 10 Communications — Direction Resolution #PD -088-17 Planning and Development Committee Moved by Councillor Neal, seconded by Councillor Partner Minutes May 15, 2017 That the Communication for Direction Item, be approved on consent with the exception of Communication Item 10.4, as follows: 10.1 Bob Malone, President, Newcastle Bond Head Ratepayers Association — Regarding Report PSD -031-17, An Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle That the correspondence from the Newcastle Bond Head Ratepayers Association, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process. 10.2 Vincent Raso, Sobeys Inc. — Regarding Report PSD -031-17, An Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle That the correspondence from the Sobeys Inc., concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process. 10.3 Richard Aubry, Redwood Properties — Regarding Report PSD -034-17, Recommendations to Add Three Properties to the Municipal Register That the correspondence from Redwood Properties be referred to the consideration of Report PSD -034-17, Recommendations to Add Three Properties to the Municipal Register. 10 Clarbgtoa Planning and Development Committee Minutes May 15, 2017 10.5 Myno & Judy Van Dyke, Regarding Report PSD -031-17, an Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle That the correspondence from Myno & Judy Van Dyke, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process. 10.6 Alistair Shields, KLM Planning Partners Inc. - Regarding Report PSD -036-17, Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan That the correspondence from KLM Planning be referred to the consideration of Report PSD -036-17, Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan. Carried 10.4 Valentine Lovekin, Chair, Newcastle Downtown Business Improvement Association, Regarding Report PSD -031-17, an Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle Resolution #PD -089-17 Moved by Councillor Partner, seconded by Councillor Hooper That Correspondence Item 10-1 from Valentine Lovekin, Chair, Newcastle Downtown Business Improvement Association, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -031-17, be referred to the Director of Planning Services to be considered as part of the application review process. Carried 11 Presentation(s) No Presentations 11 7- Clarington Planning and Development Committee Minutes May 15, 2017 12 Planning Services Department Reports 12.1 PSD -029-17 An Application by George Lysyk and Salvator Risorto to Permit the Creation of Three Building Lots for Single Detached Dwellings at 849 Townline Road North, Township of Darlington Resolution #PD -090-17 Moved by Councillor Neal, seconded by Councillor Cooke That Report PSD -029-17 be received; That the proposed application for Rezoning ZBA 2017-0010 continue to be processed including the preparation of a subsequent report; That staff consider the public comments received in the further processing of the Zoning By-law Amendment; and That all interested parties listed in Report PSD -029-17 and any delegations be advised of Council's decision. Carried 12.2 PSD -030-17 An Application by Brookfield Residential to Amend the Zoning By-law to Facilitate a Temporary Homes Sales Pavilion, 995 Regional Road 17, Newcastle Resolution #PD -091-17 Moved by Councillor Partner, seconded by Mayor Foster That Report PSD -030-17 be received; That the proposed application for Rezoning ZBA2017-0004 by Brookfield Residential be approved and the By-law contained in Attachment 1 to Report PSD -030-17 be adopted; That a by-law to remove the (H) Holding Symbol be forwarded to Council once the Minimum Distance Separation has been confirmed to comply and all the requirements of the Clarington Official Plan are satisfied; That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -030-17 and Council's decision; and That all interested parties listed in Report PSD -030-17 and any delegations be advised of Council's decision. Carried -8- 12 Clarington Planning and Development Committee Minutes May 15, 2017 12.3 PSD -031-17 An Application by Gyaltsan Property Management Inc. to Relocate a Previously Approved, Mixed-use Building and Increase the Height from Five Storeys to Six Storeys, 109 King Avenue East, Newcastle Resolution #PD -092-17 Moved by Councillor Partner, seconded by Councillor Cooke That Report PSD -031-17 be received; That Amendment 111 to the Clarington Official Plan, including amendments to the Newcastle Village Centre Secondary Plan, be approved to permit the development of a six storey, mixed-use building, as contained in Attachment 1 to Report PSD -031-17; That the Zoning By-law Amendment application to permit the development of a six storey, mixed-use building, be approved and the By -Law as contained in Attachment 2 to Report PSD -031-17 be passed; That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -031-17 and Council's decision; and That all interested parties listed in Report PSD -031-17 and any delegations be advised of Council's decision. Carried 12.4 PSD -032-17 An Application by Fifty Five Clarington Ltd. & Modo Bowmanville Towns Ltd. (Kaitlin) to Rezone Lands to Permit Two 6 -Storey Apartment Buildings Containing 201 Dwelling Units at 51 & 55 Clarington Blvd. Bowmanville Resolution #PD -093-17 Moved by Councillor Hooper, seconded by Mayor Foster That Report PSD -032-17 be received; That the proposed application for Rezoning ZBA 2017-0003 continue to be processed including the preparation of a subsequent report; and That all interested parties listed in Report PSD -032-17 and any delegations be advised of Council's decision. Carried -9- 13 Clarington Planning and Development Committee Minutes May 15, 2017 12.5 PSD -033-17 Sidewalk Patios, Parklets and Streateries Resolution #PD -094-17 Moved by Councillor Cooke, seconded by Councillor Hooper Report PSD -033-17 be received; That should a restaurant in the downtown area of Bowmanville or Newcastle wish to implement a parklet or streatery pilot project in 2017, the application process developed by the Town of Newmarket and the Newcastle Village Centre Urban Design Guidelines be used; That Council approve setting aside $15,000 from the 2017 and prior year grants allocation for both Newcastle and Bowmanville to be used as incentive to assist a restaurant with implementing a parklet or streatery in a similar manner to the existing grants; That Planning Services develop Guidelines and Approval Procedures for the approval of privately -initiated sidewalk patios, parklets and streateries on municipal road allowances for the 2018 summer season; That Council provide direction on the use of either the Silver Street sideyard or the King Street bus -stop as a 2017 municipal project for a streetscape enhancement, provided that the Bowmanville BIA agrees to maintain any vegetation; That the funds for the Silver Street or King Street public domain pilot project be drawn from the 2017 Community Improvement Grants for Bowmanville; and Council authorize staff to take all necessary actions to assist with the implementation for the summer 2017 season. Motion Withdrawn Resolution #PD -095-17 Moved by Mayor Foster, seconded by Councillor Neal That Report PSD -033-17 be received; and That should a restaurant in the downtown area of Bowmanville or Newcastle wish to implement a parklet or streatery pilot project in 2017, the application process developed by the Town of Newmarket and the Newcastle Village Centre Urban Design Guidelines be used. Motion Withdrawn -10- 14 Clarington Planning and Development Committee Minutes May 15, 2017 Resolution #PD -096-17 Moved by Councillor Neal, seconded by Councillor Cooke That Report PSD -033-17, Sidewalk Patios, Parklets and Streateries, be referred to the Council meeting of May 23, 2017. Carried 12.6 PSD -034-17 Recommendation to Add Three Properties to the Municipal Register Resolution #PD -097-17 Moved by Councillor Neal, seconded by Councillor Hooper That Report PSD -034-17 be received; That 282 Liberty Street North be added to the Municipal Register; That 1598 Baseline Road be added to the Municipal Register; That 1738 Bloor Street be added to the Municipal Register; and That all interested parties listed in Report PSD -034-17 and any delegations be advised of Council's decision. Motion Withdrawn Resolution #PD -098-17 Moved by Mayor Foster, seconded by Councillor Partner That Report PSD -034-17 be received; That 282 Liberty Street North be added to the Municipal Register; That 1598 Baseline Road be added to the Municipal Register; That 1738 Bloor Street be added to the Municipal Register; and Clarington Planning and Development Committee Minutes May 15, 2017 That all interested parties listed in Report PSD -034-17 and any delegations be advised of Council's decision. Carried on the following recorded vote: Council Member Yes No Declaration of Absent Interest Councillor Cooke X Councillor Hooper X Councillor Neal X Councillor Partner X Councillor Traill X Councillor Woo X Mayor Foster X 12.7 PSD -035-17 An Application by Lanarose Homes Ltd. Removal of the Holding (H) Symbol for Two Medium Density Buildings Each Containing 61 Residential Units in the Port of Newcastle Resolution #PD -099-17 Moved by Councillor Partner, seconded by Mayor Foster That Report PSD -035-17 be received; That the application submitted by Lanarose Homes Ltd. to remove the Holding (H) symbol be approved and that the attached By-law (Attachment 1 to Report PSD -035-17) to remove the Holding (H) symbol be passed; That Council's decision and a copy of Report PSD -035-17 be forwarded to the Region of Durham and the Municipal Property Assessment Corporation; and That all interested parties listed in Report PSD -035-17 and any delegations be advised of Council's decision. Carried 12.8 PSD -036-17 Region of Durham Post Circulation Comments on Amendment No. 107 to the Clarington Plan Resolution #PD -100-17 Moved by Mayor Foster, seconded by Councillor Neal That Report PSD -036-17 be received for information. Carried -12- 16 Clarington 13 New Business — Consideration 13.1 Clarington Official Plan and Orono Resolution #PD -101-17 Planning and Development Committee Moved by Councillor Partner, seconded by Councillor Hooper Minutes May 15, 2017 Whereas the proposed modifications to the adopted Clarington Official Plan include policy 7.3.12 and 7.3.13 to support the economic development in Orono including the preparation of an economic development strategy; Whereas the Clarington Board of Trade has undertaken a Main Street Business Retention and Expansion (BR&E) and Planning Services is in the process of refreshing the Community Improvement Program (CIP) for downtowns in Clarington; Whereas the Orono Industrial lands will offer new opportunities for economic development in the community; Now therefore be it resolved that the Clarington Board of Trade, together with Municipality of Clarington Planning Department, the Region of Durham Planning and Economic Development Department, and the Orono BIA be requested to implement the Official Plan policies for Orono by undertaking an Economic Development Strategy and action plan for Orono and area subject to receiving 2017-2018 Provincial funding; and That the Clarington Board of Trade and/or the Municipal staff be authorized to apply for a grant under the July to September intake of the provincial Rural Economic Development (RED) program and/or any other government program to fund the Economic Development Strategy. Carried on the following recorded vote: Council Member Yes No Declaration of Absent Interest Councillor Cooke X Councillor Hooper X Councillor Neal X Councillor Partner X Councillor Traill X Councillor Woo X Mayor Foster X -13- 17 Clarington 14 Unfinished Business None 15 Confidential Reports Planning and Development Committee Minutes May 15, 2017 There were no Confidential Reports scheduled under this Section of the Agenda. 16 Adjournment Resolution #PD -102-17 Moved by Councillor Neal, seconded by Councillor Partner That the meeting adjourn at 10:28 PM. Chair Carried -14- W Deputy Clerk Clarington 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 Zoning By-law 84-63. 19 Applicant: Modo Bowmanville Urban Towns Limited Proposal: To amend the Zoning By-law to permit 167 residential units in a development block including 56 stacked townhouses, 49 rear lane townhouses and 62 back to back townhouses. This block is located in the Bowmanville West Town Centre Secondary Plan Area and is designated for low rise high density residential uses. The application is deemed complete. Location: South side of Brookhill Boulevard between Green Road and Boswell Drive, Bowmanville r L' ti � re°' Miner Cr . A 1 A . Subject Property - - c; s lo IIIStorm Water: � Management Pond • � J Brookhill Boulevard ` f I w =' I Walmart �� Clarington N ,• - Central m� ty ."�� �. -� T*. Canadian Tire , J r How to • -Informed The proposed applications together with any additional information and background studies submitted in support of the application are available for review at the Planning Services Department. Questions or Comments? Please contact or write to Mitch Morawetz, Planner 905-623-3379, extension 2411, or by email at mmorawetz(a)_clarington.net How to Provide Comments Public Information Centre: Statutory Public Meeting: The Applicant will be hosting a Public Information Centre on: Date: Monday, June 5, 2017 Time: 7:00 p.m. Date: Thursday, May 18, 2017 Place: 40 Temperance Street, Time: 6:30 p.m. to 8:30 p.m. Bowmanville, ON L1 C 3A6 Place: The Church of Jesus Christ of Municipal Administrative Centre Latter -Day Saints, 7 Pethick Council Chambers Street, Bowmanville, ON 19 File Number: ZBA2016-0031 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. per David J. Crome, MCIP, RPP Director of Planning Services IAADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0031 Brookhill Boulevard\Public Notice\ZBA 5 - Public Meeting Notice.docx 20 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 applications to amend the Official Plan and Zoning By-law. 1816451 Ontario Limited proposes an auto mall compromising of a minimum of 3 individual motor vehicle dealerships or other dealerships which may include recreation vehicles/trailer sales establishments and accessory motor vehicle services uses. The aaalications are complete. Address: 570 Rundle Road, Courtice West side of Rundle Road. south of the Canadian Pacific Railway. north of Hiahwav 401 The proposed amendments, additional information and background studies are available for review at the Planning Services Department and on our website at clarington.net/developmentproposals Questions? Please contact Cynthia Strike Principal Planner 905-623-3379, extension 2410, or by email at cstrike(a-)clarington.net Speak at the Public Meeting: Date: Monday, June 5, 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 to the attention of Cynthia Strike. File Number: COPA2017-0006 and ZBA2017-0011 21 Baseline RoadT-- Proposed Building - _: . Woodlot/Wetland - 0 Proposed Stormwater Management Pond T Proposed Metrolinx Layover Area Phase 1 - . i'4 a Subject Site Q Phase 2aad�a pa.if� ~ r - I� f ; Prop. . f Septic Septc Gravef Bed 2 Bed 9 Parking colt ASO - .ing Pa . - Private Raad . * N 1� gh►niay 40 r - - - — Zga 20-7-bai i The proposed amendments, additional information and background studies are available for review at the Planning Services Department and on our website at clarington.net/developmentproposals Questions? Please contact Cynthia Strike Principal Planner 905-623-3379, extension 2410, or by email at cstrike(a-)clarington.net Speak at the Public Meeting: Date: Monday, June 5, 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 to the attention of Cynthia Strike. File Number: COPA2017-0006 and ZBA2017-0011 21 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 Accessibility Coordinator at 905-623-3379 ext. 2131. 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. 417;t(t- David J. Crome, MCIP, RPP Director of Planning Services av*ah I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0011 570 Rundle Road - Owasco\Public Notice\PMNotice_1816451 Ontario Limited_10'05'2017.docx 22 Clarington 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 the Foster Northeast Neighbourhood Design Plan, the Clarington Official Plan, and Zoning By-law 84- 63, and for a proposed Draft Plan of Subdivision. Applicant: Tornat Newcastle Limited Proposal: Proposed Draft Plan of Subdivision and Rezoning to permit: ■ A 6 -Storey Apartment building containing 180 apartment units; ■ 10 Townhouse Units; ■ 2 Mixed -Use Buildings containing a total of 16 apartment units and 1,570 square metres of commercial floor space; and, ■ A park block (0.143 ha). The applicant also proposes an amendment to the Foster Northeast Neighbourhood Design Plan, and an amendment to the Clarington Official Plan to place lands in a Local Corridor, consistent with Council Adopted Official Plan Amendment 107. The applications are deemed complete. Location: Northeast corner of Ruddell Road and King Avenue West, Newcastle The proposed applications together with any additional information and background studies submitted in support of the application are available for review at the Planning Services Department. Questions or Comments? Please contact or write to Anne Taylor Scott, Senior Planner 905-623-3379, extension 2414, or by email at ataylorscott(a)_clarington.net Public Information Centre: The Applicant will be hosting a come and go style Public Information Centre on: Date: Tuesday, May 9, 2017 Time: 6:30 p.m. to 8:30 p.m. Place: Newcastle Public Library, 150 King Ave. East, Newcastle, ON Statutory Public Meeting: Date: Monday, June 5, 2017 Time: 7:00 p.m. Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre .. Council Chambers File Number: COPA2017-0007, S -C-2017-0006, ZBA2017-0009, PLN31.5.7 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. 417;t(t- David J. Crome, MCIP, RPP Director of Planning Services I:\^Department\LDO NEW FILING SYSTEMWpplication Files\SC-Subdivision\S-C-2017\S-C-2017-0006 Tornat\Public Meeting\Tornat Notice of PIC & Public Meeting.docx 24 Clarftwa PI nnin Services Planning Se ces 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: June 5, 2017 Report Number: PSD -037-17 Resolution Number: File Number: ZBA 2016-0031 By-law Number: Report Subject: An Application by Modo Bowmanville Urban Towns Limited (The Kaitlin Group) to amend the Zoning By-law to permit 167 residential units in a development block, Bowmanville Urban Centre Recommendations: That Report PSD -037-17 be received; 2. That the application to amend the Zoning By-law submitted by Modo Bowmanville Urban Towns Limited to permit 167 residential units in a development block continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -037-17 and any delegations be advised of Council's decision. 25 Municipality of Clarington Report PSD -037-17 Report Overview Page 2 This is a public meeting report to provide an overview of the applications by Modo Bowmanville Urban Towns Limited (Kaitlin Corporation). The rezoning application proposes to place these lands in appropriate zones to permit mixed style townhouse development. 1. Application Details 1.1. Owner/Applicant: Modo Bowmanville Urban Towns Limited (The Kaitlin Group) 1.2. Proposal: To amend the Zoning By-law to permit 167 units in a development block including 56 stacked townhouses, 49 rear lane townhouses and 62 back to back townhouses. 1.3. Area: 3.24 hectares. 1.4. Location: South side of Brookhill Boulevard between Green Road and Boswell Drive. 1.5. Roll Number: 181701002018432, 181701003002710 and 181701003002800 (owned by Lana Rose Daniell). 1.6. Within Built Boundary: No, with the exception of the property known as 2078 Green Road (owned by Lana Rose Daniell). 2. Background 2.1. On December 16, 2016, Modo Bowmanville Urban Towns Limited submitted an application to amend the Zoning By-law to permit 167 units in a development block including 56 stacked townhouses, 49 rear lane townhouses and 62 back to back townhouses. The proposal has a gross density of approximately 56 units per ha. Required supporting documents as identified in the preconsultation meeting were submitted subsequently and the application was deemed complete on March 29, 2017. 2.2 The site is located in the northwest corner of the Bowmanville West Town Centre. The lands are to the north of the existing commercial uses where Walmart and Canadian Tire are the major anchor stores (Figure 1). 26 Municipality of Clarington Report PSD -037-17 Page 3 2.3 A number of studies were submitted and circulated for comments. A summary of these reports is included in Section 7 of this report. • Phase I Environmental Site Assessment • Functional Servicing and Stormwater Management Reports • Traffic Impact Study • Noise Study • Energy Conservation and Sustainability Plan • Urban Design Brief Figure 1 — Subject lands showing initial site plan layout �^ .i I; ., .Q, T Storm Water Management . Pond L, Brookhill Boulevard c ro X, -Wafmart `= M � 40 Vill, •�, = 4 - Canadian TireP. , .` —` • a `sem +�•, �' Aft a Z3A2016-0031 I . 1G.- — Z• • ./-} _ _ .ate '� - +... 27 Municipality of Clarington Report PSD -037-17 Page 4 2.4 The distribution of the various unit types mentioned above are illustrated on Figure 2 below. Figure 2 — Unit type distribution BROOKHILL II SITE PLAN 3.5 STOREY 14' -9" DUAL FRONT TOWNHOUSES 3 STORY 21'-0" BACK TO BACK TOWNHOUSES 3:5 STOREY STACKED TOWNHOUSES 3 STOREY 14'-9" DUAL FRONT TO04NHOMES 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are relatively flat and predominantly vacant (Figure 3). No significant environmental features are present on the site, however it is identified as an Ecologically Significant Groundwater Recharge Area and an area of High Aquifer Vulnerability. Figure 3 — Vacant development site, looking east along Brookhill Boulevard Municipality of Clarington Report PSD -037-17 3.2 The surrounding uses are as follows: North - Brookhill Boulevard / rear lane townhouses and semi-detached dwellings South - Commercial area including Canadian Tire and Walmart stores East - Green Road / Clarington Secondary School West - Boswell Drive / Rekkers Garden Centre 4. Provincial Policy 4.1 Provincial Policy Statement Page 5 The Provincial Policy Statement identifies settlement areas as the focus of growth. New growth 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 including 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. The subject applications are consistent with the Provincial Policy Statement. 4.2 Provincial Growth Plan The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville Urban Area. Municipalities are encouraged to create complete communities that offer a mix of land uses, employment and housing options, high quality open space and access to stores and services. In particular: Growth is to be accommodated in transit -supportive communities to reduce dependence on the automobile through the development of mixed use, pedestrian - friendly environments. Growth shall also be directed to areas that offer municipal water and wastewater systems. Municipalities must accommodate residential development within the built up area. The proposal allows for the efficient use of land, infrastructure and public services and is consistent with the Provincial Policy Statement and the Growth Plan. The proposed development is part of an Urban Centre where various high and medium density housing types are to be accommodated as development progresses. Municipal water and sanitary sewers are available at the site, transit routes follow the perimeter of the property and municipal parks and Clarington Central High School are close by. 29 Municipality of Clarington Report PSD -037-17 4.3 Provincial Growth Plan 2017 Page 6 A new Provincial Growth Plan was released May 18, 2017. All Council decisions made after July 1, 2017 must conform to the new plan. The new Growth Plan continues to reinforce and provide stronger policies to guide growth in consideration of: • Making use of existing infrastructure; • Addressing traffic congestion in the GTA; • Avoiding the environmental impacts of continued urban sprawl, and impact to natural resources; • Avoiding low density and automobile dependent development; • Accommodating an aging population and providing more varied housing unit types and affordability; • Supporting the Province's commitment to its Climate Change Action Plan. With the next comprehensive review, the new target for existing Greenfield Areas will be 60 residents and jobs combined per net hectare in the Greenfield Area. New development in Greenfield Areas shall support the achievement of complete communities; support active transportation and encourage the integration and sustained availability of transit services. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the lands as a Regional Centre, which is to be developed as the main concentration of commercial, residential and cultural functions within the urban area in a well-designed and intensive land use form. A Regional Centre shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. Development in Regional Centres shall be based on the following principles: • Compact urban form which is transit -supportive; • Provides a mix of uses and opportunities for intensification; • Follows good urban design principles with focus on public spaces and pedestrian connections, with parking to the rear or within buildings; and • Enhances grid connections for pedestrians and cyclists. 5.2 Clarington Official Plan 1996 and Amendment 107 The Clarington Official Plan designates the lands as part of the Town Centre. On November 1, 2016, Council adopted Official Plan Amendment 107 to bring the Clarington Official Plan into conformity with the Regional Official Plan and provincial policies. Amendment 107 changes the name of the designation from Town Centre to Urban Centre. Both designations identify the Centre as a place to provide for a mix of uses with a focus on higher density to support the successful development of complete communities. Town/Urban Centres are to be developed with a pedestrian focus as 30 Municipality of Clarington Report PSD -037-17 Page 7 people -oriented places with a high quality pedestrian environment including civic squares, parks, walkways and building forms and styles that reflect the character of the community. Development within the Town/Urban Centre designation must comply with the urban design policies of the Official Plan. 5.3 Secondary Plan The Bowmanville West Town Centre Secondary Plan designates the lands as Low Rise High Density Residential. The policies of the Secondary Plan state that residential uses on such lands will be developed at higher densities than the adjacent residential neighbourhoods in order to expand the range of housing types available within the municipality and to take maximum advantage of existing and future public transit opportunities. The Plan requires a minimum of 50 and a maximum of 80 units per net hectare within this designation and permits a range of dwelling types including townhouses, stacked townhouses and low rise apartment buildings not exceeding six storeys in height. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required to implement the proposed site plan and to place the lands in appropriate residential zones. 7. Summary of Background Studies 7.1 Urban Design Brief The Urban Design Brief submitted with the application provides design direction for the subject lands and the adjacent future development lands fronting on Green Road. A revised Urban Design Brief is required to be submitted to capture the site design of the most recently submitted Site Plan application and the corresponding unit types and count. The background information in the brief is generally acceptable at this stage however additional content is required to demonstrate full compliance with the Urban Design Policies of Amendment 107 in addition to the Urban Design Policies of the 1996 Clarington Official Plan and the Bowmanville West Town Centre Secondary Plan. Urban Design details will continue to be reviewed through the site plan approval process and prior to a recommendation report being brought forward for the rezoning application. 7.2 Functional Servicing and Stormwater Management Reports The development will connect to existing services available on Brookhill Boulevard. Existing services were previously sized to accommodate the subject development, including the nearby stormwater management pond. The proposed road and lot grading scheme follows the Municipality's Engineering Design Standards and respects the perimeter grades of the surrounding properties. 31 Municipality of Clarington Report PSD -037-17 7.3 Traffic Impact Study Page 8 The Traffic Impact Study assessed current and future traffic conditions, and the anticipated impact on the surrounding road network as a result of the proposed residential development. The study concluded that there are no capacity or design issues to be addressed as a result of the proposed development. 7.4 Noise Study The Noise Study assesses both noise from road traffic and stationary sources in accordance with Ministry of Environment and Climate Change (MOECC) guidelines. To mitigate noise impacts from these sources, the study recommends that all units should be designed with central air conditioning systems and that appropriate warning clauses be included in the site plan agreement and offers of purchase and sale/future rental/lease agreements. 7.5 Energy Conservation and Sustainability Plan The Energy Conservation and Sustainability Plan submitted with the application provides a high level summary of sustainable development features of the development such as a compact built form and design for electric vehicle use. The plan is generally acceptable at this stage, and satisfies the policies of the Clarington Official Plan and Bowmanville West Town Centre Secondary Plan. Sustainable development measures will continue to be reviewed through the site plan approval process. 7.6 Phase One Environmental Site Assessment The Phase One Environmental Site Assessment (ESA) recommends completion of a Phase Two ESA. Potentially contaminating activities (PAC's) were identified to have been conducted on the site with additional PAC's identified in the broader study area. 8. Public Notice and Submissions 8.1 A combined notice of the Public Information Centre and Public Meeting was mailed on May 5, 2017 to landowners within 120 metres of the subject site and details of the application were also included on the Municipality's website and social media. A Public Notice sign was also installed on the property's frontages along Brookhill Boulevard, Boswell Drive and Green Road. 8.2 The Public Information Centre was held May 18, 2017 at The Church of Jesus Christ of Latter -Day Saints on Pethick Street in Bowmanville. Three neighbouring residents attended. Displays included several static panels depicting various components of the proposed development and other supporting materials. 32 Municipality of Clarington Report PSD -037-17 8.3 At the time of writing this report, concerns raised relate to: • Traffic; • Built form, height and design of units; • Impacts to properties north of Brookhill Boulevard; • Dust control during construction; and • Not wanting low income housing in the neighbourhood. 9. Agency Comments Page 9 9.1 Most agency comments, including Durham Region Planning and Works Departments and Central Lake Ontario Conservation Authority, have not been received as of the writing of this report. Once received, they will be included in a subsequent report. 9.2 Durham Region Transit Comments received include the need to maintain the existing bus stops on Boswell Drive and Brookhill Boulevard. Purchasers of units fronting onto these streets should be made aware of current transit operations and that levels of service and resulting infrastructure are subject to change in the future. It is recommended that a pedestrian connection into the centre of the commercial development to the south be incorporated in the site design to provide a more direct connection to transit services available on Highway 2. 9.3 Other Agencies Canada Post, Rogers and Enbridge have no objections to the application. 10. Departmental Comments 10.1 Engineering Services The Engineering Services Department has reviewed the proposal and agree with the approach and recommendations provided by the applicant's consultants in regards to Traffic, Grading, Noise and Servicing. Staff have no objection to the rezoning, however the site plan application requires additional review including revised calculations with respect to Stormwater Management. Additional revisions and requirements will be needed regarding the Erosion Control, Site Servicing and Grading drawings. 10.2 Building Division No objection to the proposed rezoning. 10.3 Emergency and Fire Services No objection to the proposed rezoning. 33 Municipality of Clarington Report PSD -037-17 10.4 Operations Department No objection to the proposed rezoning. 10.5 Clarington Accessibility Advisory Committee Page 10 It would be beneficial for a low rise apartment building to be incorporated into this site so that some accessible units are built. Having accessible housing options for people with disabilities is vital to the inclusion of people with disabilities in the community. Large developments such as this one, that do not offer accessible housing options, limit an individual's ability to age in place and be a part of the community. Therefore, the Committee supports any recommendation that will see accessible housing being provided. 11. Discussion 11.1 The development proposal, combined with the Modo development further south on Green Road, introduces new housing types to Clarington, specifically the back-to-back townhouses and the dual frontage stacked townhouses. These new unit types will require careful review to address the challenges they would create. The unit types are illustrated below: Back to back townhouses are typically three storeys in height where each unit fronts onto a private road. These units share a common rear wall as shown in Figure 4. Outdoor amenity space is provided in the form of second or third floor balconies. Figure 4 — Conceptual back to back townhouse block 34 Municipality of Clarington Report PSD -037-17 Page 11 Stacked townhouses are constructed with units divided horizontally and vertically. In the proposed design for this site the lower two units are stacked one of top of the other and may run the depth of the building while the upper two units, which are each two storeys in height, are back to back sharing a common rear wall (Figure 5). The lower unit is partially below grade. Private Road Figure 5 — Conceptual cross section of stacked townhouses Sidewalk Legend Q -Lkgtt ® -Unites U -Unit? 0 41nit4 ibllc Road 11.2 The development is proposed to integrate with existing and planned uses as provided for in the Bowmanville West Town Centre Secondary Plan. However, staff are of the opinion that the development proposes a large number of townhouse units albeit in three varying styles. Incorporating a small low-rise apartment building along the Boswell Drive and Green Road frontages would provide greater variety in unit types and allow for better accessibility. Townhouses are generally not accessible due to staircases both on the interior and exterior of units. Alternative housing forms should be added to the mix for the subject site as it must function as a transition between the commercial development to the south and existing medium density development on the north side of Brookhill Boulevard. As mentioned above, the Urban Design Brief must address the policies of Amendment 107 and reflect the most current site design proposed. 11.3 There would be a number of condominium corporations established for the development. This requires long term cooperation between the corporations for joint access and maintenance. 11.4 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. 35 Municipality of Clarington Report PSD -037-17 12. Conclusion Page 12 The purpose of this report is to provide background information on the proposed Zoning By-law amendment submitted by Modo Bowmanville Urban Towns Limited 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 and receipt of all outstanding agency comments. 13. Strategic Plan Application Not applicable. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Curry Clifford, MPA, CMO, Interim CAO Staff Contact: Mitch Morawetz, Planner, 905-623-3379 ext. 2411 or mmorawetz(a).clarington.net The following is a list of the interested parties to be notified of Council's decision: Catherine Verhoog Robert Walker Sue Carswell SmartREIT Attn: Nik Papapetrou Anna Boimistruck MM/CP/tg/df I:\"Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2016\ZBA2016-0031 Brookhill Boulevard\Staff Report\PSD-037- 17.docx 36 Clarington 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: June 5, 2017 Report Number: PSD -038-17 Resolution Number: File Number: COPA 2017-0006, ZBA 2017-0011 By-law Number: Report Subject: Applications by 1816451 Ontario Limited to permit an Auto Mall with a minimum of the three motor vehicle dealerships including recreational vehicles/trailer sales establishments, Rundle Road, Courtice Recommendations: That Report PSD -038-17 be received; 2. That the proposed application for Clarington Official Plan Amendment COPA 2017-0006 and Rezoning ZBA 2017-0011 submitted by 1816451 Ontario Limited continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -038-17 and any delegations be advised of Council's decision. 37 Municipality of Clarington Report PSD -038-17 Page 2 Report Overview The Municipality is seeking the public's input on applications for amendments to the Clarington Official Plan and Zoning By-law 84-63, submitted by 1816451 Ontario Limited to permit an auto mall with a minimum of the three motor vehicle dealerships including recreational vehicles/trailer sales establishments and accessory motor vehicle service uses at 570 Rundle Road in Courtice. 1. Application Details 1.1. Owner/Applicant: 1816451 Ontario Limited Owasco 1.2. Agent: Rodger Miller, Miller Planning Services 1.3. Proposal: To permit an "auto mall" with a minimum of the three motor vehicle dealerships including recreational vehicles/trailer sales establishments and accessory motor vehicle services uses. 1.4. Area: 16.4 hectares 1.5. Location: 570 Rundle Road, being on the west side of Rundle Road, south the Baseline Road, north of Highway 401 in Courtice, See Figure 1. 1.6. Roll Number: 18-17-010-020-15600 1.7. Within Built Boundary: No Municipality of Clarington Report PSD -038-17 Page 3 Proposed Building -� Proposed Stormwater Management Pore Pro -posed Metrolinx Layover Area Phase aj. x ubjecf Site Phase 2 mai111, � _ c -50 me re SufferGravio � Bed ! Parking I trerr Aa - Pr vOtO Roomy a � - Figure 1: Site Location showing 50 metre buffer from Natural Heritage Feature 2. Background 2.1. On March 29, 2017, 1816451 Ontario Limited submitted applications for an Official Plan Amendment and Zoning By -Law Amendment to permit an auto mall with a minimum of the three motor vehicle dealerships including recreational vehicles/trailer sales establishments and accessory motor vehicle services uses. The development will proceed in various phases. Phase 1 includes a dealership for recreational vehicles and trailer sales and service on private services. 39 Municipality of Clarington Report PSD -038-17 Page 4 2.2. Amendment 107 to the Clarington Official Plan is under review by the Region of Durham, the approval authority. Following recent Council support for the proposed modifications, the approval is expected in the coming weeks, but then it will be subject to the appeal period. The applicant submitted an Official Plan Amendment application as a precaution in the event approvals were delayed or there is an appeal effecting the policies pertinent to the applicant's proposal. 2.3. The official plan amendment and rezoning applications were deemed incomplete pending the submissions of the required studies. On May 12, 2017 the final study was received and the applications were deemed complete. An application for site plan approval was also submitted. 2.4 In January 2017, the General Governance Committee approved Report EGD -002-17 which recommended closure of two municipally -owned unopened road allowances which were created by a plan of subdivision in 1915 (Plan 97). The closure of one road allowance and the closure and conveyance of the other were required by the applicant to facilitate the proposed auto mall. 2.5 Studies Submitted The following studies were submitted and are currently under review: • Preliminary Hydrogeological Report • Preliminary Geotechnical Report • Phase One and Phase Two Environmental Site Assessments • Traffic Impact Study Phase 1, is in close proximity to a natural heritage feature (wetland) which triggers the need for an Environmental Impact Study. The EIS is currently underway however will not be completed until July. Staff, in consultation with the Conservation Authority agreed to allow the applications to proceed at this time provided that the site plan provides a minimum 50 metre buffer from the feature and Species at Risk Assessment is undertaken. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands front on Highway 401 and are accessed from Rundle Road. There is a wooded area at the north east corner of the subject site. The balance of the lands are relatively flat and were cultivated in the past (see Figure 2). Municipality of Clarington Report PSD -038-17 - . _ �... } AV Figure 2: Google Earth aerial view of subject property looking north. Page 5 3.2 The surrounding uses are as follows: North - one single detached dwelling, CP Railway and beyond, industrial lands South - Highway 401 and beyond Ontario Power Generation — Darlington Station East - Two single detached dwellings and cultivated fields West - Off ramp construction for the future 418 Interchange 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement encourage Planning authorities to promote economic development and competitiveness by providing for an appropriate mix and range of employment and institutional uses to meet long-term needs as well as providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses. Where municipal or private communal sewage services and municipal water services or private communal water services are not provided, individual on-site sewage services and individual on-site water services may be used provided that site conditions are suitable for the long-term provision of such services with no negative impacts. 41 Municipality of Clarington Report PSD -038-17 4.2 Provincial Growth Plan Page 6 The Provincial Growth Plan supports the Provincial Policy Statement with regard to economic development. It encourages municipalities to provide opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses which take into account the needs of existing and future business. Infrastructure shall be provided to support current and forecasted employment needs. A new Provincial Growth Plan was released May 18, 2017. As of July 1, 2017, all decisions made by Council shall conform to the new plan. Economic development and competitiveness will be promoted by making more efficient use of existing employment areas and vacant and underutilized employment lands and increasing employment densities. Sufficient lands shall be available for a variety of employment to accommodate forecasted employment growth horizon of the Growth Plan. Land use planning and economic development goals and strategies shall integrate and align together to retain and attract investment and employment. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the site as Employment Area. The Employment Area designation is for uses that by their nature may require access to highway, rail, and/or shipping facilities, and may require separation from sensitive uses. Permitted uses include manufacturing, assembly and processing of goods, service industries, warehousing, storage of goods and materials etc. The Region requires the lower -tier Municipalities to determine the specific land uses and implementing zoning by- laws to further define land uses. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject site as Light Industrial. Light Industrial Areas are located in places of high visibility along major arterial roads and freeways and maybe located adjacent to residential areas. An auto mall comprising a minimum of 3 individual motor vehicles dealership and accessory motor vehicles services uses may be permitted by site specific rezoning provided it is located on a Type "A" arterial road and a comprehensive streetscape, landscaping and signage plan is prepared to the satisfaction of the Municipality. 42 Municipality of Clarington Report PSD -038-17 5.3 Clarington Official Plan as Amended by Amendment 107 Page 7 On November 1, 2016, Council adopted the Official Plan Amendment 107 to bring the Clarington Official Plan into conformity with the Regional Official Plan and provincial policies. Amendment 107 designates the subject site Light Industrial Area and Environmental Protection Area. Auto malls were expanded to include recreational vehicles/trailer sales and permitted on lands with exposure to Highway 401. A wetland natural heritage feature is identified on the subject site. No development is permitted within the wetland area and 30 metre buffer is required. An Environmental Impact Study is required and is currently underway. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Light Industrial (M1), General Industrial (M2) and Agricultural (A) Zone. A rezoning is required to permit an auto mall. 7. Public Notice and Submissions The Public Notice of this meeting was given by mail to landowners within 120 metres of the subject site. Public Notice sign was installed on the property, frontage along Rundle Road. As of writing this report, no comments have been received from members of the public. Figure 3: Public Notice Sign 43 Municipality of Clarington Report PSD -038-17 8. Agency Comments Page 8 As of writing this report, comments are outstanding from the Regional Municipality of Durham, Central Lake Ontario Conservation Authority, Canadian Pacific Railway, Metrolinx, Ministry of Transportation, Hydro One, Enbridge Gas and Canada Post. 9. Departmental Comments Engineering Services The Engineering Services Department has reviewed the above -noted application and have no objection to the rezoning proposal as presented. The approach and recommendations provided by the applicant in regards to servicing, is acceptable. The proposed reconstruction of Rundle Road from Baseline Road to the south limit will need to be reviewed with further submissions. Truck turning details will be required for the bulb at the south limit of Rundle Road and internal to the site. The Traffic Impact Study and the detailed Servicing and Grading Plans for the development will be reviewed when submitted. Upgrades to the level crossing will need to be submitted with the Rundle Road Reconstruction Drawings, the upgrades will need to take into account the future requirements of the level crossing. 10. Discussion 10.1 The site has exposure on Highway 401 which is ideal for the proposed auto mall. At the present time, Phase 1 will be for the sales and service of recreational vehicles and trailers. Subsequent phases will include automobile dealerships. Access to the site is from Rundle Road and access to the balance of the dealerships will be from a private internal road system. Phase 1 will proceed on private well and septic system which will remain until municipal water and sanitary services are available. Stormwater will be contained on site with a stormwater management pond. An underground water reservoir is proposed on site for firefighting purposes 10.2 Metrolinx Layover Station The Environmental Assessment for the extension of Lakeshore East GO Rail Service identifies a portion of these lands as a layover station for rail maintenance. The site plan for Phase 1 shows the dealership, parking and private services outside of the area required for the ultimate build -out for the layover station. An update to the EA is commencing shortly. This proposal has been circulated to Metrolinx for comment. 10.3 Rundle Road Improvements Rundle Road is currently built to a rural cross section with critical deficiencies in base, drainage and surface. Should this development proceed, full reconstruction of the road from Baseline Road. to the south end, including the turnaround will be required at 100% cost to the applicant. Municipality of Clarington Report PSD -038-17 Page 9 A level rail crossing on Rundle Road only has warning signs, no safety arms or lights. Warning system upgrades may be required as per Transport Canada regulations and the Railway Safety Act at 100% cost to the applicant. 10.4 The applicant is anxious to proceed with development and is working towards building permits for Phase 1 in the fall 2017. Staff will continue to work with applicant to meet this timeframe. 12. Concurrence Not Applicable 13. Conclusion The purpose of this report is to provide background information on the auto mall submitted by 1816451 Ontario Limited 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. Z7 Submitted by: Reviewed by. David J. Crome, MCIP, RPP Director of Planning Services Curry Clifford, MPA, CMO, Interim CAO Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or cstrike clarington.net The following is a list of the interested parties to be notified of Council's decision: Rodger Miller, Miller Planning Services Bob Verwey, Owasco John Fledderus, Owasco CS/CP/tg/df I:\ADepartnnent\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0011 570 Rundle Road - Owasco\Staff Report\PSD-038-17.docx 45 Clarftwa PI nnin Services Planning Se ces 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: June 5, 2017 Report Number: PSD -039-17 Resolution Number: By-law Number: File Numbers: COPA 2017-0007, S -C-2017-0006, ZBA 2017-0009 and PLN 31.5.7 Report Subject: Applications by Tornat Newcastle Limited for a mixed-use development at King Avenue West and Rudell Road, Newcastle Recommendations: 1. That Report PSD -039-17 be received; 2. That the applications submitted by Tornat Newcastle Limited for a Clarington Official Plan Amendment (COPA 2017-0007), a Draft Plan of Subdivision (S -C-2017-0006), Rezoning (ZBA 2017-0009) and an amendment to the Foster Northeast Neighbourhood Design Plan (PLN 31.5.7) continue to be processed including the preparation of a subsequent report; and, 3. That all interested parties listed in Report PSD -039-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -039-17 Report Overview Page 2 This is a public meeting report to provide an overview of the applications by Tornat Newcastle Limited. The applications for a mixed use development proposes a total of 206 residential units and 1,570 square metres of commercial floor space, on the north side of King Avenue West east of Rudell Road, in Newcastle. 1. Application Details 1.1.Owner/Applicant: Tornat Newcastle Limited 1.2. Agent: D.G. Biddle & Associates Limited 1.3. Proposal: Official Plan / Neighbourhood Design Plan The applicant proposes an amendment to the Foster Northeast Neighbourhood Design Plan and an amendment to the Clarington Official Plan to place lands in a Local Corridor, consistent with Council Adopted Official Plan Amendment 107. Proposed Draft Plan of Subdivision to permit: • Creation of two development blocks and one park block (0.143 ha). • Realignment of Given Road to connect with McDonald Crescent (pending the closure and conveyance of portions of Given Road). Proposed Rezoning to permit: • An Apartment building containing 180 apartment units varying between four to six stories; • 10 Townhouse Units; • Two Mixed -Use Buildings containing a total of 16 apartment units and 1,570 square metres of commercial floor space; 1.4. Area: 2.229 hectares 1.5. Location: Part Lot 30, Concession 2, Former Township of Clarke North side of King Avenue West, east of Rudell Road, Newcastle (Figure 1) 1.6. Roll Numbers: 1817 030 130 15420, 1817 030 130 15400, 1817 030 130 15350, and 1817 030 130 15355 1.7. Within Built Boundary: No 47 Municipality of Clarington Report PSD -039-17 Page 3 Figure 1: Key Map ry 5 .r Legend -tib t ` ►; Future Single Detached Dwelling Lots Flood Avenue Part of road allowance to be melded with adjacent lands CO Tornat lands proposed for , t Limit of re-aligment of Given Road (Block 3) Tornat Lands " Parts of Given Road road allowance proposed to be part of development (subject to Council approval) o ��----- 4V Block�2 ; Gf e'en r O Road 2. Background 2.1 The subject applications were deemed complete on May 1, 2017 and circulated for comments. 2.2 The subject lands are on a triangular parcel of land generally between Rudell Road and Pedwell Street and north of King Avenue West. Through the review of the subject applications, the owner will also be required to apply for the closure and conveyance of parts of Given Road to support the proposed realignment and closure east of the east leg of McDonald Crescent. Such an application would be processed and reported on by the Engineering Services Department. 6 King Aven West - - .,�- Proposed Proposed Townhouse Units Mixed Use ' d y v Buildin s t Proposed 6 StoreyIn Apartment Building r inti t s ­ZBA:2017-0009'' 2. Background 2.1 The subject applications were deemed complete on May 1, 2017 and circulated for comments. 2.2 The subject lands are on a triangular parcel of land generally between Rudell Road and Pedwell Street and north of King Avenue West. Through the review of the subject applications, the owner will also be required to apply for the closure and conveyance of parts of Given Road to support the proposed realignment and closure east of the east leg of McDonald Crescent. Such an application would be processed and reported on by the Engineering Services Department. 6 Municipality of Clarington Report PSD -039-17 Page 4 2.3 The preliminary plan for the realignment of Given Road would result in Given Road connecting to the west leg of McDonald Crescent. Additional lands would be required from the Tornat parcel (Block 3) in order to create an 18 metre road allowance. The alignment of McDonald Crescent would be adjusted slightly in the southwest where the connection to a portion of Given Road, west of Pedwell Street, is proposed. Other parts of land within Given Road road allowance would be melded with partial blocks in the Lindvest plan of subdivision, resulting in three new lots for single detached dwellings. (Refer to Future Single Detached Dwelling Lots outlined in Figure 1) 2.4 The proposed Draft Plan of Subdivision (Figure 2) would have the effect of creating two blocks to accommodate the proposed phased development. Block 1 is the location of the two mixed use buildings, Block 2 would contain the apartment building and townhouse blocks. Block 3 is to accommodate the proposed realignment of Given Road. The plan also includes a park block east of Pedwell Street and a road widening along King Avenue 2.5 The proposal includes a mix of uses on the site, including an apartment building (Figure 3), two blocks of townhouses, and two mixed-use buildings with commercial at grade and residential units integrated into to the building (Figure 4). 2.6 The applicant submitted the following studies in support of the applications: • Planning Justification Report • Site Screening Questionnaire • Noise Study • Energy Conservation and Sustainability Plan • Shadow Study • Traffic Impact Study • Functional Servicing Report • Archaeological Assessment • Urban Design Plan 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are currently vacant. The existing Given Road right-of-way forms the north limit of the subject lands. The lands slope towards the south to King Avenue West, and towards the west to Ruddell Road. 3.2 The surrounding uses are as follows: North Existing vacant, draft approved, medium density block at Given Road and Rudell Road (zoned to permit townhouse units); existing single detached residential dwellings in Registered Plan of Subdivision 40M-2501 South Existing single detached dwellings in Registered Plan of Subdivision 10M-819 East Existing single detached residential dwellings; long term care facility West Existing dwellings along King Avenue West; a tributary of Wilmot Creek; and lands within approved Foster Northwest Neighbourhood Design Plan (Subdivision Application submitted but not deemed complete) Municipality of Clarington Report PSD -039-17 r -I UIU L. r1UPUJCU LJldll rICIII UI DULJUIVIbIUII J i �iAi 11 50 Page 5 Municipality of Clarington Report PSD -039-17 Page 6 Figure 3: Perspective drawing looking toward northeast from King Ave W and Rudell Rd Figure 4: Perspective drawing looking toward northwest from King Ave W and Pedwell St 4. Provincial Policy 4.1 Provincial Policy Statement 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. 51 Municipality of Clarington Report PSD -039-17 4.2 Provincial Growth Plan Page 7 The subject lands are within a Settlement Area. The lands are located in a Greenfield Area outside of the Built Boundary. The Growth Plan establishes the target of 50 jobs and residents combined per net hectare in the Greenfield Area. This target is measured across the Region of Durham. The Growth Plan encourages the creation of complete communities that are compact and transit -supportive, offering a diverse mix of land uses, a range and 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. 4.3 Provincial Growth Plan 2017 A new Provincial Growth Plan was released May 18, 2017. As of July 1, 2017, all decisions made by Council are to conform to the new plan. The new Growth Plan continues to reinforce and provide stronger policies to guide growth in consideration of: • Making use of existing infrastructure; • Addressing traffic congestion in the GTA; • Avoiding the environmental impacts of continued urban sprawl, and impact to natural resources; • Avoiding low density and automobile dependent development; • Accommodating an aging population and providing more varied housing unit types and affordability; • Supporting the Province's commitment to its Climate Change Action Plan. With the next comprehensive review, the new target for existing Greenfield Areas will be 60 residents and jobs combined per net hectare in the Greenfield Area. New development in Greenfield Areas shall support the achievement of complete communities; support active transportation and encourage the integration and sustained availability of transit services. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands Living Area. King Avenue West is an arterial road and is also designated as a Transit Spine. The Region has implemented existing Growth Plan targets and generally requires a Secondary Plan for development in Greenfield Areas, unless the development is less than 20 hectares in size. Development applications in Living Areas must consider having a compact built form, including providing intensive residential and mixed uses along arterial road and transit routes. Consideration must also be given to urban design, pedestrian connections, grid pattern of roads, and the availability of services and infrastructure. 52 Municipality of Clarington Report PSD -039-17 Page 8 The Region's Official Plan establishes a framework for Regional and Local Corridors. The Region's Official Plan identifies and maps Regional Corridors, and provides a policy direction to local municipalities for designating Local Corridors in local Official Plans. Local Corridors are mixed use areas, planned to support frequent transit service. Local Corridors make connections to Regional Centres (ie. Downtown Newcastle, Downtown Bowmanville, Bowmanville West Town Centre). Local Corridors support a long term density target of a minimum 30 units per gross hectare, and a Floor Space Index of 2.0. Corridors have the following characteristics: • Promote transit having a mix of uses with higher densities; • Have a sensitive urban design that orients development to the corridor and access points are consolidated; • Maintain and enhance historical main streets, and integrate new development with existing; • Preserve and enhance cultural heritage resources. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands Urban Residential with a Medium Density Symbol. The use of land in the Urban Residential designation is predominantly for single and semi-detached housing with a net density no greater than 30 units per net hectare. Medium Density development is generally between 31 and 60 units per net hectare in the form of townhouses and/or low-rise apartments (up to four storeys). No significant natural heritage features are identified on the subject lands. The lands are within the Foster Neighbourhood which has a targeted housing target of 2,000 units and a population of 5,700. Consistent with the Region's Official Plan, King Avenue West is an arterial road and is also designated as a Regional Transit Spine. 5.3 Clarington Official Plan as Amended by Amendment 107 On November 1, 2016, Council adopted Official Plan Amendment 107 to bring the Clarington Official Plan into conformity with the Regional Official Plan and provincial policies. Two of the objectives of the Official Plan are: to create walkable neighbourhoods and to provide a variety of uses within each neighbourhood. to provide for a variety of housing densities, tenure and types in neighbourhoods for all incomes, ages and lifestyles. 53 Municipality of Clarington Report PSD -039-17 Page 9 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. The subject lands are within a "Local Corridor". Mixed-use buildings, apartments and townhouse units are permitted (between two and six storeys) with a minimum net density of 40 units per net hectare. The mix between low-rise (two-four storeys) and mid -rise (five -six storeys) shall generally be split 80% and 20%, respectively. Local Corridors are considered one of the Priority Intensification Areas and one of the areas for higher densities in Greenfield Areas. Corridors shall be comprehensively developed to provide mixed uses and densities that support transit -oriented development, uses that are complementary to the function of the corridor and site design that is sensitive to the existing neighbourhoods. Corridors are approximately 100 metres deep on both sides of the road. Through a Regional modification to the non-residential floor area policies, cumulative floor space is intended to be limited to a maximum of 1,500 square metres per site in a Local Corridor, with individual commercial units having a maximum floor area of 300 square metres. Consistent with the Region's Official Plan, King Avenue West is an arterial road and is designated as a Regional Transit Spine. Higher densities and economic activity are to be directed along the Transit Spine, around Transportation Hubs and along Regional and Local Corridors. Both the current and new Clarington Official Plan include detailed site and urban design policies to be considered during the review of development applications. The intersection of King Avenue and Rudell Road is defined as a prominent intersection and special urban design policies apply. Urban design polices dealing with the relationship to the street, height and massing, open spaces and connections are applicable at the rezoning/subdivision stage, while other policies on detailed building design, architectural elements, landscaping and lighting are applicable at the site plan review stage. 5.4 Foster Northeast Neighbourhood Design Plan The proposed plan of subdivision is within the Foster Northeast Neighbourhood Design Plan. The Neighbourhood Design Plan was approved by the Directors of Planning Services and Engineering Services and provides a visual interpretation of the neighbourhood. The existing Neighbourhood Design Plan illustrates a medium density block at the intersection of King Avenue West and Rudell Road, together with the Lindvest block to the north of existing Given Road. Street `E' (McDonald Crescent) is proposed to loop south to King Avenue, as a window street. The plan shows Given Road being completely closed and a parkette block on the east side of Pedwell Street. Neighbourhood Design Plans are being replaced by Secondary Plans in new communities. 54 Municipality of Clarington Report PSD -039-17 6. Zoning By-law Page 10 Zoning By-law 84-63 zones the subject lands Holding — Urban Residential Type One ((H)R1) Zone. A rezoning is required to permit the requested uses. 7. Public Notice and Submissions 7.1 A combined notice of the Public Information Centre and Public Meeting was mailed on May 1, 2017. Public meeting signs are posted along the four frontages of the property (See Figure 5), and details of the application were included on the municipal website and social media. 7.2 The Public Information Centre was held May 9, 2017 at the Newcastle Public Library. Upwards of 100 people were in attendance. 7.3 In addition to the comments received at the Public Information Centre, staff have received several written comments. Principle concerns raised to date relate to: • Density and height • Built form and urban design • Green/amenity space • Tree planting and maintenance • Storm water management and environmental impacts • Impact to other commercial areas • Impact to the character of the village • Tenure (ie rental vs. ownership) • Traffic congestion, lack of transit and availability of parking • School overcrowding • Impact on local services and infrastructure • Impact to property values and taxes • Crime • Privacy (overlook, headlights) • Noise impacts • Recommend a new long term care facility • Water pressure and quality • Construction Impacts (dust, vibration) • Plans for adjacent parcels, partial development blocks • Format of Public Information Centre 55 Municipality of Clarington Attachment 1 to Report PSD -039-17 Figure 5: Photo of sign advising of Notice of Development proposal 8. Agency Comments 8.1 At the time of writing this report, comments from the Region of Durham have not been received. 8.2 Durham Region Transit Durham Region Transit has no objections to the application and has provided site plan related comments and suggests a public walkway, mid -block between Rudell Road and Pedwell Street should be provided. DRT also notes existing stops east of Rudell Road and Pedwell Street to be maintained during the development of the subject lands. 8.3 Ganaraska Region Conservation Authority The GRCA has provided technical comments to the applicant regarding the submitted stormwater management study. The GRCA will require further justification to ensure the stormwater management pond is sized appropriately. 8.4 Canada Post and Enbridge Gas have no objections. 56 Municipality of Clarington Report PSD -039-17 9. Departmental Comments 9.1 Engineering Services Engineering Services Department has no objection, in principle, to the proposed development. Page 12 Prior to final approval of the subject subdivision application and any future site plan approval the applicant will be required to satisfy the Engineering Services Department regarding the following concerns and conditions: • Legal Closure and Conveyance of Given Road • Traffic • Road and Infrastructure Improvements • Functional Servicing • Grading and Drainage • Noise Attenuation • Parkland Dedication 9.2 Emergency and Fire Services Emergency and Fire Services has no objections and has provided technical comments to be addressed at the site plan stage. 9.3 Building Division The Building Division has no concerns with the proposed applications. 9.4 Operations The Operations Department has no objections to the proposal in principle. However they have requested details on new public infrastructure proposed by this development. Additional comments relating to a future site plan application would be required to address snow storage, maintenance of clean roads during construction, and snow clearing of the public sidewalk. 10. Discussion 10.1 The subject site is located within a Local Corridor in the Council adopted Official Plan. The Local Corridor policies support mixed-use developments up to six storeys in height, provided the policies of the Official Plan can be satisfied. 10.2 The purpose of establishing Local Corridors in Clarington Official Plan Amendment 107 is to support the Growth Plan and Regional Official Plan population and housing targets. Encouraging higher densities in key areas further support transit initiatives and build a critical mass to support the expansion of transit services. Higher densities also alleviate consumption of agricultural land, support climate change initiatives, and provide a range of housing choices. 57 Municipality of Clarington Report PSD -039-17 Page 13 10.3 The subject applications are in the early stages of review. Staff will review the proposal and all supporting documents to determine conformity and compatibility in accordance with the applicable land use policies. A complex development application such as this may have multiple iterations and the development will likely undergo some revisions. 10.4 The applicant has clarified that the proposed apartment building would be condominium tenure. This does not preclude some units from being purchased as an investment and rented. 10.5 Many residents have raised the question of whether the units would be assisted housing or "geared to income" units in a rental building. The Planning Justification Report referenced that the proposed development improves housing accessibility by increasing the provision of "affordable" housing. The term "affordable" is used in a relative sense to compare a unit within the proposed condominium building versus a single detached dwelling in the general vicinity. These units are expected to be considered mid-range condominium units and affordable for moderate income families, including seniors. 10.6 School capacity is raised as a concern, as it often is during the development review process. It should be noted that apartment units yield considerably fewer students per dwelling than single detached homes. Municipalities have no jurisdiction over school capacity concerns or new school construction. New school sites are planned, together with the school boards, as part of Secondary Plan or Neighbourhood Design Plan exercise, based on projections for school aged children related to proposed growth in the area. However, provincial funding together with a declining school enrolment has seen designated and approved school sites in all three urban areas being relinquished. The school boards were all circulated on the proposed applications. Comments remain outstanding at this time. 10.7 While the proposal outlines additional single detached lots at the south end of McDonald Crescent and on Pedwell Street, the lands north of Given Road at Rudell Road are zoned R3 for future townhouses. No plans have been submitted for this site to date. 10.8 The major issues to be considered through the review of the subject applications are as follows: • Conformity to the existing and new Growth Plan, the Regional Official Plan, and the new Clarington Official Plan • Built form, density and site layout • Traffic, access, signalization and parking • Transitions between development and the adjacent residential neighbourhood • Urban Design elements, including private amenity spaces • Realignment of Given Road, and its closure and conveyance 10.9 In light of existing and emerging policies supporting higher densities along transit spines, corridors and in centres, Planning Staff will continue to review the numerous public concerns raised in an effort to mitigate potential impacts to the extent possible. Municipality of Clarington Report PSD -039-17 11. Concurrence Not applicable. 12. Conclusion Page 14 The purpose of this report is to provide background information on the mixed-use development proposed by Tornat Newcastle Limited. 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. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Curry Clifford, MPA, CMO, Interim CAO Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or ataylorscott(a)clarington.net Attachments: n/a List of interested parties to be notified of Council's decision is on file in the Planning Services Department. ATS/CP/tg -UWd­ I -I ­­ -VV FILING SYSTEMWpplicationFiles\SC-Subdivision\S-C-2017\S-C-2017-0006Tornat\Staff Report\PSD-039-17Tornat Public MeetingReport.docx 59 Clarftwn Planning Services 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: June 5, 2017 Report Number: PSD -040-17 Resolution: File Number: ZBA 2016-0015 By-law Number: Report Subject: An Application by Bowmanville Apartments Inc. for the Removal of the Holding (H) Symbol for a 4 storey apartment building (103 units) at 290 Liberty Street North, Bowmanville Recommendations: 1. That Report PSD -040-17 be received; 2. That the application submitted on by Bowmanville Apartments Inc. to remove the Holding (H) symbol be approved and that the attached By-law to remove the Holding (H) Symbol be passed; 3. That Council's decision and a copy of Report PSD -040-17 be forwarded to the Region of Durham and the Municipal Property Assessment Corporation; and 4. That all interested parties listed in Report PSD -040-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -040-17 Report Overview Page 2 Bowmanville Apartment Inc. has received site plan approval for a four storey apartment building containing 103 units at 290 Liberty Street North in Bowmanville. They have entered into a site plan agreement with the Municipality. This report recommends approval of an application to remove the Holding (H) symbol from the subject lands. 1. Application Details 1.1 Owner/Applicant: Bowmanville Apartments Inc. (Reid's Heritage Homes) 1.2 Proposal: Removal of Holding (H) Symbol from "Holding -General Commercial ((H)C1-38) Zone" 1.3 Area: 1.13 hectares 1.4 Location: 290 Liberty Street North, Bowmanville, Part Lot 11, Concession 2, former Township of Darlington (See Figure 1: Key Map) 1.5 Roll Number: 1817 020 050 03475 1.6 Within Build Boundary: No 2. Background 2.1 On August 3, 2016 an application was submitted requesting that the Holding (H) Symbol be removed from 290 Liberty Street North. At the time, a site plan application for a four storey apartment building was under review. 2.2 The site plan review process concluded earlier this year and a site plan agreement was executed and registered. The agreement addresses all requirements for site servicing, storm water management, access to the site, noise attenuation, building design, as well as securities and financial requirements. Staff are awaiting the submission of fees and securities in accordance with the agreement and the building permit application process is nearing completion. The applicant expects to begin construction in June 2017. 2.3 A sales trailer received site plan approval in April 2017 and sales are underway. 61 Report No: PSD -040-17 Page 3 Figure 1: Key Map 75�777-)- H11111hic 0 Z Proposed 4 Storey Apartment A r Building (103 Units) a a� J .`J �t dW _ A��:' Subject Site Shoppers `" Drugart — L ;'Plaza do AW �._.�.. 4 �. dOP O r /JN Longworthrn Avenue, d , .10 AM �I 7_BA 2016-bOd5 3. Staff Comments 3.1 The Holding (H) symbol is a provision enabled by the Official Plan to ensure that certain obligations have been considered prior to development and redevelopment of the lands. This includes: servicing, access, protection of natural areas, measures to mitigate the impact of development, submission of required studies, execution of agreements and any other requirements as may be deemed necessary by Council. 62 Report No: PSD -040-17 Page 4 3.2 The applicant has entered into a site plan agreement with the Municipality and there are no concerns with lifting the 'H' symbol. 3.3 All property taxes have been paid in full. 4. Concurrence Not applicable 5. Conclusion In consideration of the comments noted above, approval of the removal of the "Holding H)" symbol for 290 Liberty Street North, as shown on the attached By-law and schedule (Attachment 1) is recommended. 6. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Curry Cliff rd, M A�, CMO Interim CAO Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or ataylorscott(a-)-clarington.net Attachment: Attachment 1 - Zoning By-law Amendment to Remove `H' Symbol The following is a list of the interested parties to be notified of Council's decision: Bowmanville Apartments Inc. (c/o Matt Robson, Reid's Heritage Homes) ATS/CP/tg I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0015 Bowmanville Apartments RofH\Staff Report\PSD-040-17 Removal of Holding ZBA2016- 0015.docx 63 Attachment 1 to Municipality of Clarington Report PSD -040-17 The Corporation of the Municipality of Clarington By-law Number 2017 - being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington to permit the development of a four storey apartment building containing 103 residential units on the subject lands (ZBA 2016-0015); Now Therefore Be It Resolved That the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule "Y (Bowmanville)" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Holding — General Commercial Exception ((H) C1-38) Zone" to "General Commercial Exception (C1-38) Zone" as illustrated on the attached Schedule "A" hereto. 2. Schedule "A" attached hereto shall form part of the By-law. 3. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. By -Law passed in open session this day of , 2017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0015 Bowmanville Apartments RofH\Staff Report\PSD-040-17 Attachment 1.docx • Municipality of Clarington Attachment 1 to Report PSD -040-17 This is Schedule "A" to By-law 2017- , passed this day of , 2017 A.D. LL Z I— WLU Uj = ~ W tY O 1--mlict) U) z F_ z W �W w lY a U) U-1 LAPR SQU LONGWORTH ® Zoning Change From "(H)C1-38" To "C1-38" N Adrian Foster, Mayor Bowmanville . ZBA 2016-0015 • Schedule 3 C. Anne Greentree, Municipal Clerk 65 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: June 5, 2017 Report Number: PSD -041-17 Resolution: File Number: PLN 26.14.1 By-law Number: Report Subject: Clarington Transformer Station Peer Review, Update Recommendations: 1. That Report PSD -041-17 be received; and 2. That all interested parties listed in Report PSD -041-17 and any delegations be advised of Council's decision. . • Municipality of Clarington Report PSD -041-17 Report Overview e2 Council accepted funding from Hydro One to retain a hydrogeologist to peer review the Surface and Groundwater monitoring program imposed as part of the approval of the Environmental Assessment by the Minister of Environment and Climate Change. The Municipality's hydrogeologist is providing his update on the peer review. 1. Background 1.1 Clarington Council and staff have been involved with the Clarington Hydro Transformer since March of 2012. The Minister of Environment approved the project in January of 2014 despite the objections/comments of Clarington Council and residents. 1.2 In June 2014, to address ongoing concerns from community members and residents, Hydro One proposed to Clarington to fund a peer review of their Surface and Groundwater monitoring program. The peer review consultant, Mr. Steven Usher of SLR Consulting (Canada) Ltd. was retained and has been working with the residents, staff, Hydro One consultants and G360 group of scientists since late October, 2014. 1.3 In September 2014, Council approved a road use agreement contingent on the drilling of a deep monitoring well. The hydrogeologists agreed that the MW 5-14 site on Hydro One property was the most relevant location for this borehole and monitoring well. The MW5-14 site already has monitors at 4 metres, 7 metres and 40 metres; the deep borehole monitor at 112 metres and another monitor at 52 metres are the result of drilling the deep borehole. This provides multi-level monitoring (or a nested cluster of boreholes and monitors). This site will be the location of the rotosonic multi-level drilling and monitoring well. 1.4 In April 2015, Council approved funding as a contribution to the rotosonic drilling of up to $25,000, by resolution #C-136-15. 1.5 In February 2016, Council approved funding for tritium testing of up to $10,000 by resolution #C-030-16. To date an interim payment of $5,000 was provided to G360 for sampling and tritium analysis on private wells and the interim report received in July 2016. 1.6 In November, 2016 CLOCA entered into agreements with Hydro One which allows access to the site and deep well for ongoing monitoring under the conditions set out in the agreement. CLOCA has a Memorandum of Understanding with G360 for the rotosonic drilling and any scientific work by G360. CLOCA is host to the Oak Ridges Moraine Groundwater Program (Dr. Rick Gerber), they are the legal entity for the agreements. The Municipality is not party to the agreements. 1.7 In May 2017, Council approved the reallocation of funding for tritium testing to the 4 well cluster at MW5-14, provided Hydro One is willing to allow access via the CLOCA agreement. 67 Municipality of Clarington Report PSD -041-17 Page 3 2. Summary of the Peer Review Findings 2.1 The SLR report reviews the present state of the existing information and purposely does not address the process by which it was achieved. Their review includes information from all parties, being Hydro One, Stantec, G360 scientists, Enniskillen Environmental Association, the Conservation Authority, Clarington, the Ministry of Environment and Climate Change and the Oak Ridges Moraine Groundwater Program. SLR staff conducted four site visits, attended six public meetings, fielded two specific homeowner complaints, and reviewed both the 2015 and 2016 Annual Reports on Clarington's behalf. The results are outlined below, their more detailed report is Attachment 1. 2.2. Drilling of the deep borehole confirmed the absence of a shallow sand lens at location MW5-14 which to the east hosts local wells. It also showed that the dense aquitard soils extended down some 76 m to the Thorncliffe Aquifer where several local wells draw their water. An intermediate layer of sand was found in the aquitard at 52 m, and is consistent with the depths of a second grouping of local wells. A groundwater monitoring well was placed in this layer. The borehole was extended into bedrock, found (as predicted by Dr. Gerber) at about 129.5 m depth. 2.3. The Permit to Take Water process put in place a rigorous daily water monitoring program for water handling procedures, with weekly reporting mechanisms. SLR reviewed these results as they became available. Water quantities were much lower than anticipated, and very little ground water contribution was seen. SLR conducted several site visits and reported that water handling procedures were operating as anticipated with no obvious signs of vegetative distress or uncontrolled discharge. 2.4. The deep Thorncliffe aquifer, and the thin embedded sand layer in the Newmarket host many local wells. These aquifers appear to get their water from a greater distance to the north, probably the Oak Ridges Moraine. The deep wells are protected by the thick low permeable Newmarket Till, as anticipated by Hydro One, and are not at risk from the Transformer Station. This interpretation does not appear to have been accepted by Dr. Cherry and the residents. 2.5. The more shallow Mackinaw wells derive their water locally, and not from the moraine. This is based on their depth, and the now documented tritium levels in the two sampled wells from this layer. Based on the water well records, wells tapping this layer are present along Winchester Road, and along Langmaid road, but none exist south of the TS site. Further to this, cored boreholes drilled by Stantec show this layer is not present west and south of the site. The presence of a strong groundwater divide exists between the site and the closest Mackinaw wells in the Farewell tributary near Langmaid Road. SLR concludes those wells are not at risk, and has suggested further monitoring will confirm this. 2.6. The ground and surface water monitoring program is comprehensive and typical of other programs in similar settings. The addition of regular surface water flow rates would be of benefit in settling discussion on water depletion, but is not mandated by the MOECC. • . Municipality of Clarington Report PSD -041-17 e4 2.7. The latter half of 2016 was very dry with very little groundwater recharge. Many wells in the study area experienced water shortages and two homeowners asked SLR to review the Stantec well reports. These reports essentially reported results, and concluded that the dry year was the reason for the problems. They unfortunately did not provide evidence as to why the Clarington Transformer site was not the problem. SLR conducted their own analysis of the data, including an assessment of water levels in the direction of the site and found that soil moisture loss was sufficient to cause the problem. The more heavily affected wells were found to have the smallest recharge areas. Similar to Stantec, but having examined the issue in more detail, SLR concluded the site was not to blame for the well problems. 2.8. The G360 research group conducted some tritium sampling and analysis on local wells, using funds provided by Clarington for this purpose. They have found the presence of tritium (an indicator of age and not a contaminant) in the shallow wells as anticipated, and also in some of the deeper wells. SLR previously showed this could come from the moraine to the north by deep pathways. It could also come from the surface via insecure well casings. Some surficial contaminants like salt and bacteria are also present at depth. Dr. Cherry maintains that it could also be from a leaky aquitard, and has recommended further tritium testing in the aquitard, particularly on the site, as there are no private wells in the aquitard. SLR is of the opinion that the first two mechanisms (or a combination) are the most likely, and cites the high difference in water pressures across the aquitard as a demonstration that vertical leakage through fractures is not very likely. In summary, SLR maintains that the wells are not at risk from the Transformer Site. SLR supports further tritium/helium testing to help understand this. 3. Concurrence Not applicable. 4. Conclusion 4.1 The purpose of retaining a peer review consultant was to assist with understanding the technical information and to have an independent advisor monitor the practices and methodologies being employed during the construction of the Clarington Transformer Station. To date, the observations, recommendations and conclusions by Mr. Usher of SLR Consulting (Canada) Ltd have required additional work by Hydro One and their consultants to demonstrate that the conclusions of the Environmental Assessment and Permit to Take Water are reasonable and conservative. 4.2 Council and residents were concerned for the safety of private residential wells in the vicinity of the transformer construction and Farewell Creek. The transformer construction is not effecting or putting residential wells at risk. 4.3 Much has been learned about the hydrogeology of the site over the past few years providing additional scientific knowledge for the G360 researchers, and the Oak Ridges Moraine Groundwater Program. • Municipality of Clarington Report PSD -041-17 5. Strategic Plan Application Not applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services e5 Reviewed by: Curry Clifford, MPA, CMO Interim CAO Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 ext. 2407 or flangmaid(a-).clarington.net Attachments: Attachment 1 — Clarington Transformer Station Peer Review (to be circulated under separate cover) The following is a list of the interested parties to be notified of Council's decision: Brad Bowness, Hydro One Clint Cole, Enniskillen Environmental Association Drs. John Cherry and Beth Parker, G360, University of Guelph Dr. Rick Gerber, Oak Ridge Moraine Groundwater Program Chris Darling, CLOCA Steven Usher, SLR Consulting (Canada) Ltd DJC/FL/tg \^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 26 Ontario Hydro\PLN 26.14.1 Hydro One Sub -Station, Enfield\peer review\Staff Reports\PSD-041- 17.docx 70 Attachment 1 to Report PSD -041-17 SLV% R`' 31 May 2017 Ms. Faye Langmaid Municipality of Clarington 40 Temperance Street Bowmanville, Ontario L1 C 3A6 Project No.: 209.40261.00000 Dear Ms.Langmaid: RE: CLARINGTON TRANSFORMER STATION- PEER REVIEW UPDATE REPORT The purpose of this letter is to report on our activities on your behalf and at your direction in the above noted matter. In October 2015, we presented our first annual report after retainer in late October, 2014. In discussion with you we delayed the second report in 2016, as several issues were in transition and you asked that we delay. This report then covers the period of October 2015 to April 2017. In this period several issues have arisen and been resolved, and others are ongoing. We speak to each of these in the following paragraphs, and include: 1. Construction Dewatering 2. Annual Report Review (2015, 2016) 3. Deep Well Logistics 4. Trititium testing of private wells and proposed testing at MW14-5 5. Liason with residents and private well requests Over this reporting period, SLR Consulting (Canada) Ltd. (SLR) have attended Council on October 5, 2015 and February 8, 2016. We have attended two Community Liaison Committee meetings (November 25, 2015, March 7, 2017), plus the ecologic restoration meeting at Enniskillen Conservation Area on May 4, 2016. At least three site meetings were conducted at both our initiation and at request of Enniskillen Environmental Association (EEA). 1.0 CONSTRUCTION DEWATERING Hydro One began excavation of the east half of the site in the summer of 2015, and completed it in late 2015. There was no formal dewatering (that is, in terms of pumping wells), rather the soil (containing water) was moved to the west side of the site and recompacted there. The work had the effect of lowering the natural water table at the east side of the site. A granular drain with perforated collector pipes was installed across the transformer yard portion of the site, and made to outlet at the north side, discharging to the wetland there. This means that the majority of the ground water is now conveyed to where it was originally going before construction. We inspected the site twice during this process, once in the summer of 2015, Once during excavation on November 25, 2015, and again post construction on November 11, 2016. No sand lenses were found, and no discrete discharge of groundwater into the excavation either. SLR Consulting (Canada) Ltd. 200 - 300 Town Centre Boulevard, Markham, ON DR 5Z6 T: 905.415.7248 F: 905.415.1019 www.slrconsulting.com Municipality of Clarington Project No.: 209.40261.00000 Clarington TS — 2016 Update Report May 2017 During the construction period all accumulated water, which was mostly surface water from precipitation, was pumped to settlement tanks, and discharged to small basin through siltation controls. In our opinion this was done in a very professional way, and no egress of silty fines was reported. The worst case pumping rate of 800,000 L/day listed in the Permit To Take Water (PTTW) was never approached (highest was 112,640 L/day) and discharge was mostly runoff and not groundwater. The average discharge rate was very low: 5,250 L/day. In conclusion the dewatering was handled as it should have been and the amounts of water taken were not high, and were returned to the natural environment in an environmentally safe manner, with no exceedance of turbidity limits. 2.0 ANNUAL REPORT REVIEW In March 2016, SLR reviewed the 2015 Annual Monitoring Report on behalf of Clarington. It was found that the monitoring programs were being followed, with some small anaomalies, which were minor and are not discussed here. The monitoring results reflected our understanding of the site, in that water levels continued to track as before, and where affected by construction were as would be expected. During the autumn, one resident suggested that wells were drying up and that Hydro One construction was responsible for this. We provided responses to this by showing the degree of water level decline was normal for that time of year, and indeed similar to elsewhere. As expected, the wells recovered with the onset of wet weather in the late autumn of 2015. In February 2017, SLR reviewed the 2016 Annual Monitoring Report, with similar conclusions on compliance. The extreme dry period from August to December caused several well complaints (discussed in more detail in Section 5 below), and the 2016 Annual Monitoring Report addreseds them by focusing on the water budget, and thus was more comprehensive. (Water levels have subsequently recovered, as predicted by the report.) Water quality results continued to show similar results to previous years. This includes the presence of bacteria and nitrate in many shallow wells, and some deep ones. Several residents questioned why that was the case, and we explained that it is very common in a rural setting, and had provided information substantiating that earlier in the year. The performance of the site underdrain was questioned during the year by local residents. In a site meeting conducted on February 28, 2017 it was made clear by Hydro One that they were not required to measure outflow from the system, rather just monitor water quality. In the discussion it became apparent that recording of outflows would have been of benefit to demonstrate that there is not a large discharge of groundwater emanating from the system. It is recommended here that a request be made of Hydro One to add a regular monitoring of this discharge volume, beyond what is required of them. 3.0 DEEP WELL LOGISTICS In 2016, G360, Central Lake Ontario Conservation Authority (CLOCA) and Hydro One negotiated an agreement to drill an additional deep well (using rotosonic methods) for the purpose of installation of a multilevel well system. This system is to be used to study the aquitard, as a research opportunity. Clarington has previously committed funds to this project and therefore SLR were called upon to assist staff facilitate this negotiation by providing technical support. More recently the G360 group has asked to conduct tritium sampling in the on site Hydro One wells at this location, to help them plan the horizons the multi-level system will monitor. During this process we have participated in multiple technical teleconferences with all parties. As it stands now, the deep well agreement is signed by the parties, the planning for SLR 2 Municipality of Clarington Project No.: 209.40261.00000 Clarington TS — 2016 Update Report May 2017 the field work is proceeding, and the request for onsite tritium testing is being considered by Hydro One. 4.0 TRITIUM TESTING In October 2015, the initial tritium testing results were available and SLR provided an initial opinion on the meaning of the presence in the deep private well, and higher concentrations found in the more shallow wells. Tritium is a tracer used for age dating water, and not a contaminant at the low levels found. SLR indicated that the source of the water at depth was likely the Oak Ridges Moraine 6 km north of the site, and acknowledged that it could also come from downward leakage along the well bore. It is our recollection that outside reviewers, specifically Hydro One, Stantec and the Ministry of the Environment and Climate Change (MOECC) supported this conclusion. Dr. Gerber, indicated that leakage down well casings was a strong possibility that should bear investigation. Dr. Cherry in his role of support to the EEA, was of the opinion that it could also be due to leakage through the Newmarket Till aquitard. Clarington provided funding for further testing of private wells to help investigate the three possibilities. The work was then carried out by G360 with the support of Dr. Clark from the University of Ottawa and his laboratory. This testing more rigorously included helium isotopes to gauge how much tritium had decayed. The EEA released the new testing results in November of 2016, which staff had SLR review. The G360 work estimated the age of the water in the deep wells to be 5 to 23 years old, and their report concluded it was due to leakage through the aquitard. The brief G360 report did not address the other two possible mechanisms (transport from ORM to the north, nor the leakage down well casings) as requested. Nor did the preliminary report identify or discuss how the very strong hydraulic gradients measured across the aquitard are maintained when they are of the opinion that the aquitard is leaky. It is SLR's opinion that this very strong physical evidence of aquitard competence cannot be ignored. Please be aware these contradictions and apparent differences in opinion are as yet unresolved at this writing. We are aware that Ms. Kelly Whelan at the University of McMaster has been examining this question and will defend her thesis on the possibilities in early June, 2017. Should her conclusions identify that the aquitard is "leaky" it may be of interest to Clarington to have SLR and Dr. Gerber of the Oak Ridges Moraine Groundwater Program review that document in light of the implications on private wells in the area of the Clarington Transformer Station and more generally the Oak Ridges Moraine. More recently G360 has proposed to utilize remaining Clarington funds to conduct further tritium isotope testing in the aquitard soils, specifically in the MW14-5 cluster of wells. It is our understanding that Hydro One is considering this request. SLR supports this initiative as it will help to provide further evidence on the performance of the aquitard. 5.0 RESIDENT LIAISON Earlier in this reporting period SLR fielded a number of questions from residents on a variety of issues. These included the nature of groundwater divides, and why the one east of the site protects the residential wells to the east. Another included providing background information on bacteria in wells, including historic information showing the levels found in the wells around the site are typical of southern Ontario. Initial information on tritium as a tracer was also discussed. The role of sand lenses, their possible continuity and degree of connectedness was described many times. This issue was dealt with for the question of the tower foundations as well. There was a distinct drop in the number of resident's questions in about February 2016. SLR Municipality of Clarington Project No.: 209.40261.00000 Clarington TS — 2016 Update Report May 2017 The water table in the area (and indeed across southern Ontario) began to drop in August, 2016, in response to a lack of rainfall. Normally this condition begins to recover in about October and November, but in 2016 it did not. It is our understanding that several residents made a complaint to Hydro One about their wells, and we are aware of at least two shallow wells that went dry. Hydro One responded to these complaints according to the accepted protocol. As part of our review services there is a provision for the residents to give Clarington the information and have SLR review the response to see if it was reasonable. We did this on two occasions, on a confidential basis with the homeowners. We visited each property and confirmed that the water levels were indeed low, and reviewed the monitoring data and Stantec review letters. Upon release by the homeowner, Stantec provided their detailed monitoring information, and with the agreement of Hydro One they also provided site monitoring information. By way of summary, the Stantec letters concluded that it was the lack of precipitation (67% of normal for the period) that was the cause of the problem. They did not however present any analysis of their site information to see if the TS construction could have contributed in any way. The wells were quite remote, well over a kilometre upgradient of the site. SLR compared site water levels to the well levels. We also examined the amount of water that was likely emanating from the granular blanket. (Estimated to be 1 L/min during our site visit on November 11, 2016 in the dry period, and later to be 30 L/min on February 28, 2017 during some wet weather.) Water levels east of the site dropped considerably, as would be expected. Water levels to the north, and in the direction of the private wells in question had not dropped appreciably, likely due to the fact that the intervening wetland remains saturated, and continues to receive water from the drainage system. We also examined the meteorological data and found that not only was precipitation very low, but has been below average for two years. In addition, the soil moisture storage above the water table was heavily depleted, more so than we have seen before in our experience, and did not begin to recover until January. From a ground water perspective, the soil moisture is always replenished before the water table (and well levels) can begin to recover. In summary we have concluded that the wells were not affected by the TS site (there is no active pumping and the drainage was minor, and water levels between the wells and the site were not appreciably lower). Our more detailed examination of the available water shows that this was the cause of a lack of seasonal recovery of the wells. As part of this presentation we identified that the wells that had the biggest drawdown of water levels were those wells near the top of a hill that have very limited recharge areas. As of this writing the wells have all recovered. SLR staff held an informal meeting at one of the local resident's homes at their invitation on the evening of April 11, 2017. It was attended by the two homes in question and two other local residents, several observers, and Mr. Jim Sullivan from the EEA. The results of our work were explained in detail and compared with water levels provided by CLOCA to the homeowner. Mr. Sullivan discussed the observations of low flow in Farewell Creek reported by another EEA member, who claimed it had dried up. Our own observation on January 8, 2017 found it flowing along its length, but the flow was low. Both observations have to be taken at face value, and it underlines the need to perhaps formally monitor streamflow and stage of the Farewell and Harmony creeks at Winchester Road (and perhaps the Farewell where it crosses under Langmaid Road 1 km north of Winchester) to provide a basis for comparison. This monitoring could be done by Hydro One, or by CLOCA, with a request to Hydro One to fund it. The Farewell watershed is outside the influence of the Transformer Station. SLR Municipality of Clarington Project No.: 209.40261.00000 Clarington TS — 2016_Update Report May 2017 6.0 IN CONCLUSION We trust this report adequately covers the activities SLR has performed on Clarington's behalf. It is our opinion that there have been no adverse effects of the Transformer Station construction on private wells for the reasons cited above, and that the construction has been managed in a credible way. We recommend that regular monitoring of the drainage system outflow rate be conducted, as well as monthly monitoring of stream levels in Harmony and Farewell Creeks at Winchester Road and Langmaid Road. This is to provide comparative information against which to assess future enquiries. We would be pleased to review the Whelan thesis on your behalf should there be implications on the private wells near the transformer station. Thank you for allowing us to have been of service, please contact the undersigned should you or other reviewers have any questions. Yours sinc4nn"a'd, ; �, SLR Cons'��Ltd�. VStevenUs`' Project Manager, sJu/su SLR Handouts and Presentations Application By: Modo Bowmanville Urban Towns Ltd. Proposed Rezoning to permit Low Rise High Density development in the Bowmanville West Town Centre Public Meeting: June 5, 2017 ' a �► MW 7 , J. Subject Property 13 torm wate � ;' E I�Aanagemer -_� Fund -DL Ulf r a&j J -�roolkhlll BriOnvard Cla malmirt 4L 5 fel � ' • �# ' � Sec Canadian Tire # 4* VP 4Pm =tri �0115-0031 ' i 4 Public Comments • Traffic • Built form • Impacts on adjacent properties • Dust control • Low income housing i DEVELOPMENT PROPOSAL n k i , 19, WIV iff, -� Id"IF I MEME I r 11. NEW"' ' a �► MW 7 , J. Subject Property 13 torm wate � ;' E I�Aanagemer -_� Fund -DL Ulf r a&j J -�roolkhlll BriOnvard Cla malmirt 4L 5 fel � ' • �# ' � Sec Canadian Tire # 4* VP 4Pm =tri �0115-0031 ' i 4 Application By: 1816451 ONTARIO LIMITED 570 Rundle Road, Courtice Public Meeting: Monday June 5, 2017 n� TM�i 1 I ii��lflNdJ '� 1 - 1 �4R4��r�r4��Mll 1 U + .P n� TM�i 1 I ii��lflNdJ '� 1 - 1 �4R4��r�r4��Mll 1 U Comments • No issues have been raised from the public • Comments are outstanding ti from the majority of the i. agencies =' 4 • Environmental Impact Study is forthcoming • Upgrades to Rundle Road and the Canadian Pacific level crossing are required Application By: Tornat Newcastle Limited Proposed Mixed Use Development at Ruddell Road and King Avenue West in Newcastle Public Meeting: June 5, 2017 x .. a _ Legend V Future Stag€e Detached Dwelling Lots j - - Flood Aven-ue Part of road allowance to be rnel.ded �! with adjacent lands Tornat lands proposed for { Limit of re-aligment of Given Road (Block ) i - Tornat Lands ., Parts of Given Roast road allowance proposed to be part of development (subject to Council approval) 10 � - Psark��locf - y-;ta ding Aven lest - Proposed Proposed Townhouse knits Mixed Use i Buildings y f �► Tw i Proposed 6 Storer a Apartment Building' Nd r � ,- 4Vk - . AVI—Was_ BA 01=0 0 Local Corridor 0 Planning Context PRIORITY INTENSIFICATION AREAS CENTRE r = REGIONLALOORRIDOR LO -CAL CORRIDOR =1 1NATERFR0NT PLACE- 19 TRAN}SPORTATIDN HIJ9 Ai MAP B URBAN STRUCTURE BUILTUPAREA CLARINGTON URBAN AREAS GREENFIELD ADOPTED OFFICIAL PLAN BUILT BOU NDARY MUNIDIPALJTY OF DLARINGT N ri� URBAN 80UNCARY FJOVEM�Eft, 2015 Public Comments • Density and height • Built form and urban design • Green/amenity space • Tree planting and maintenance • Storm water management and environmental impacts • Impact to other commercial areas • Impact to the character of the village • Tenure (ie rental vs. ownership) • Traffic congestion, lack of transit and availability of parking • School overcrowding • Impact on local services and infrastructure • Impact to property values and taxes • Crime • Privacy (overlook, headlights) • Noise impacts • Recommend a new long term care facility • Water pressure and quality • Construction Impacts (dust, vibration) • Plans for adjacent parcels, partial development blocks • Format of Public Information Centre Staff and Agency Comments • Conformity to the existing and new Growth Plan, the Regional Official Plan, and the new Clarington Official Plan • Built form, density and site layout • Traffic, access, signalization and parking • Transitions between development and the adjacent residential neighbourhood • Urban Design elements, including private amenity spaces • • /1 Q` 40 04., ia 9W V x .. a _ Legend V Future Stag€e Detached Dwelling Lots j - - Flood Aven-ue Part of road allowance to be rnel.ded �! with adjacent lands Tornat lands proposed for { Limit of re-aligment of Given Road (Block ) i - Tornat Lands ., Parts of Given Roast road allowance proposed to be part of development (subject to Council approval) 10 � - Psark��locf - y-;ta ding Aven lest - Proposed Proposed Townhouse knits Mixed Use i Buildings y f �► Tw i Proposed 6 Storer a Apartment Building' Nd r � ,- 4Vk - . AVI—Was_ BA 01=0 0 February 23, 2011 Mr. Andreas Grammenz Environmental Assessment Project Leader 20 Bay Street, Suite 600 Toronto ON M512W3 SUBJECT: GO TRAIN SERVICE STATION EXPANSION Dear Mr. Grammenz: 04 METROLINX An agency of 0e Government or Ontario Andreas Grammenz Environment Assessment Project Leader Infrastructure Environmental Assessment Andreas-GrammenzQgotransit.com ,aw A Division or Mewli, C 416.869.3600 ext. 5524 G 416.522.9978 ® 20 Bay Street, Suite 600 Toronto, ON M5J 2VV3 My husband and I own the property at 531 Rundle Road in Bowmanville. We have several concerns regarding this project and would appreciate a response to our questions and concerns. They are as follows: 1. How much land will be expropriated and how close to our property will the layover facility be? 2. How many trees will be cut down to accommodate this facility? These trees protect our property from winds and noise pollution from the C.P Rail trains. 3. How will the wildlife, specifically the birds, be affected in our area? 4. We have concerns about our health with the start up and the idling of diesel engines of these trains. How will this impact our short and long term health? 5. How many trains will be stored there? 6. How and where will workers and employees be accessing the trains? 7. Will there be more tracks laid to accommodate the Go Trains or will existing tracks be utilized? • Our property has a lot of run-off water which flows down towards the tracks. If more tracks are laid we need assurance that the flow of water will not be affected. 8. We only have a one-way road access to our home via Rundle Road. Is there assurance that GO trains will not block our road access? • Rundle Road runs over the C.P. Rail tracks. Over the years, we have had a number of Incidents where C.P. trains have blocked our road access due to too many cars on the train. 9. We have concerns that with the potential for more trains blocking our road access, emergency services such as ambulance, fire and police will have trouble reaching us should they be needed. Can you address these concerns? 10. Will there be an increase in noise pollution from these GO Trains? • These tracks have become very busy over the years due to increased volume. Adding Go services will increase the volume even further. With this increase, comes an increase in noise and whistles at the rail crossing. Can you comment and provide feedback to these concerns? Mr. Andreas Grammenz Page 2 February 23, 2011 11. When is this project expected to begin construction? 12. How long will it take for this project to be completed and in operation? 'l „ao,-7 We have lived here foryears and have seen commercial facilities moving into the area. Over the years there has been a huge increase in C.P. train frequency, Highway 401 traffic has increased causing a lot of noise and fumes, Darlington Hydro has installed huge towers in the farmers field behind our property, Miller has put a compost facility on Hancock Road ensuring there would be no odors. When the wind blows in our direction, it smells of rotten garbage not allowing us to sit outside and enjoy our property or open our windows. In addition, a water purification facility is scheduled to be built on the Baseline Road as well as a new incinerator plant on the south side of highway 401. All of this will affect our property values dramatically when we decide to sell our home. It will be very difficult to sell our home for what our property is actually worth. So you see our dilemma. There must be other sites between Courtice Road and Bowmanville that would and could be more viable rather than in someone's backyard. We would appreciate you taking the time to address and alleviate our concerns. We greatly anticipate your reply. Sincerely, (14 A-z---r� .Genre o ✓a-e� --t;t-) ato �4Z Omio Ontario LEGISLATIVE ASSEMBLY JOHN R. O'TOOLE, M.P.P. Durham March 7. 2011 Rick and Barb Percy 531 Rundle Rd. Bowmanville ON L1C 3K3 Dear Mr. and Mrs. Percy: U Queen's Park Office: l Constituency Office: Rm. 445 75 King St. E. Main Bldg. Bowmanville, Ontario Toronto, Ontario UC 1N4 M7A 1A8 Tel, 1-800-661-2433 Tel. (416) 325-6745 (905) 697-1501 Fax (416) 325-6255 Fax (905) 697-1506 E-mail: john.otooleco@pc.ola.org This note is to follow up on your letter to the Environmental Assessment Project Leader regarding your concerns and objections associated with the building of a GO Train layover facility near your property at 531 Rundle Rd. I have written Ontario's Environment Minister to advise him that you also wanted this letter to be forwarded to his Ministry in order to register your objection to this facility. In my covering letter, which is enclosed, I briefly explained your situation and asked that the Minister reply. I have also enclosed, for the Minister's reference, a copy of your February 23, 2011, letter to Mr. Grammenz. We shall keep you informed on the reply that we receive from Minister Wilkinson. Again, thank you for bringing this to my attention. Please do not hesitate to contact me if there is further follow-up that I can provide. Yours truly, John 'Toole, MPP Durham Encl. Weekly e-mail updates on provincial issues are available through my newsletter, Staying in Touch. To join our e -subscribers, please provide your e-mail address by calling the Constituency Office at (905) 697-1501 11-800-661-2433 or send us an e-mail at john.otooleco(a)pc.ola.org. ..' Ontario LEGISLATIVE ASSEMBLY JOHN R. O'TOOLE, M.P.P. Durham March 7. 2011 The Hon. John Wilkinson Minister of the Environment 135 St. Clair Ave W, 15th Fir Toronto ON M4V 1 P5 Dear Minister: ❑ Queen's Park Office: L7 Lonsumency umce: Rm. 445 75 King St. E. Main Bldg. Bowmanville, Ontario Toronto, Ontario UC TN4 M7A TAB Tel. 1-800-661-2433 Tel. (416) 325-6745 (905) 697-1501 Fax (416) 325-6255 Fax (905) 697-1506 E-mail: john.otooleco@pc.ola.org Please find enclosed a copy of the letter my constituents, Rick and Barb Percy, have addressed to the Environmental Assessment Project Leader about the extension of GO Rail Services from Oshawa to Bowmanville. It is my understanding that they also wished to have their letter forwarded to the Ministry of the Environment to register their objection to the construction of a GO Train layover facility near their property at 531 Rundle Rd. Some of the issues raised in their letter include: property values, health, environmental and safety factors, as well as the need for further information about location of the facility and timetable for construction. I am advised that Mr. and Mrs. Percy have forwarded their concerns and comments to the Project Leader, Mr. Grammenz and that he has received this correspondence. However, their intention was to also lodge their objection with the Ministry of the Environment. I understand that they felt it was sufficient to write a single letter rather than respond twice — once to express concerns and once to object. Since the February 28 deadline for comments has passed, I am concerned that their letter of objection has not reached your Ministry and that this means they may not be entitled to receive further notice regarding the GO Rail eastward extension. Since this is merely an administrative matter, I trust that you can follow up to place their objection on file or advise of any other measures they can take to ensure your Ministry has taken note of their objection. Thank you for your consideration. I look forward to your reply and will ensure it is forwarded to Mr. and Mrs. Percy. Yours ruly, John 'Toole, MPP Durham Encl. c. Rick and Barb Percy Toby Barrett, MPP — Opposition Environment Critic N;r METROLINX An agency of the Government of Ontario March 18, 2011 Rick and Barb Percy 531 Rundle Road Bowmanville, ON LIC 3K3 A Division of Metrolinx 20 Bay Street, Suite 600 Toronto, ON M5J 2W3 m 20 rue Bay, bureau 600 Toronto, ON M5J 2W3 w .metrolinx.00m w .gotransit.00m Re: Response to the GO Rail Service Expansion Oshawa to Bowmanville and East Rail Maintenance Facility Dear Mr. and Ms. Percy This letter is in response to your letter dated February 23, 2011. Upon receipt this letter was forwarded to the Ministry of the Environment (MOE) for review as part of the Environmental Assessment (EA) process. The MOE has asked me to respond to you and address your concerns. I have attached a copy of the proposed Rundle Road layover site that was presented at the last Public Information Centre in the fall of 2010 for clearer understanding. • It is GO Transit (GO) intention to construct the layover facility on the west side of Rundle Road and within the Canadian Pacific Rail (CP) corridor. The facility is not anticipating needing any land east of Rundle and all the additional track will be in the CP right of way. • The removal of trees will only be in the footprint of the facility and in the rail corridor, if needed, to meet the track width requirements. • GO is aware of the potential of impact to wildlife such as birds. GO's consultant prior to construction will assess the birds at the site and will recommend precautions to be taken for minimal impact. • As part of the EA a human health study was conducted, on the request from the MOE. The study concluded that the project would have insignificant impact. • The maximum number of trains that can be stored at this location is eight with the potential addition of two a Progressive Maintenance bays were built. • As illustrated on the attached picture the entrance to the facility will be from Rundle Rd. • CP has indicated to GO, that for us to provide service to Bowmanville, GO will be required to build tracks to meet our needs. The CP will not allow us to interfere in their freight business. Any additional track infrastructure that GO may construct, will not exacerbate any water flow problems. • Unlike CP freight trains, GO trains are only a maximum of 12 cars long. So the crossing time of a road is drastically shorter. It is also anticipated that on opening day we will only have four AM and four PM peak hour trains that will be servicing Bowmanville. • Rundle Rd. will be same access to the GO facility as is to your house; we have the same concerns that emergency services can access the south side of the rail corridor by not having trains block the road. • The layover facility will have trains idling in the morning and possibly in the evening. However, in the construction of the facility we would be building sound barriers walls to ensure noise does not exceed acceptable levels. • There are two portions to this project; the first is the East Rail Maintenance Facility located in Whitby, and this portion of the project will begin construction as soon as possible. The second portion of the project is the Rail Expansion Oshawa to Bowmanville which includes the layover facility on Rundle Road. Presently, no funding has been identified for this portion of the project and the earliest start date would not be until the East Rail Maintenance Facility is underway. If funding were received, the design would take 1 to 2 years and the actual construction would take up to an additional 2 to 3 years. The physical length of GO trains requires a unique parcel of land that can facilitated a layover facility, which does not block roads and interfere with water ways. An exhaustive search was conducted to meet our requirements in determining this site. Additionally, GO trains will be operating on the south side of the rail corridor so as not to interfere with CP operation. Thus the final location of this layover facility needed to be adjacent to the south side of the rail corridor. The approved plan for the highway 407 connection highway and interchange with highway 401, complemented the location (which will be located in close proximity to this site, potential visual and sound barrier). The land was designated for employment lands, suggesting a good co -location of facilities along with the other industrial plans for this area. I hope this sufficiently answers your questions. If you have any questions please do not hesitate to call. At your convenience, I would like to meet to discuss this project, I can be reached at the following number or email. Sincerely Andreas e Environment& Assessment, Project Leader Ph: 416-869-3600 ext: 5524 Andreas.Grammenz@gotransit.com Cc: Laura Games, Project Coordinator, Ministry of the Environment Greg Ashbee, Manager EA, GO Transit John R. O'Toole, M.P.P. Durham PROPOSED LAYOVER AT RUNDLE ROAD (Clarington) of the Environment Mlnlatere de I'Envlronnement r�Ministry Environmental Assessment and Direction des evaluations at des �1 /// - Ontario Approvals Branch autorisations environnementales r 2 St. Clair Avenue West 2, avenue St. Clair Ouest Floor 12A stage 12A Toronto ON M4V 1 L5 Toronto ON M4V 1 L5 Tel.: 416 314-8001 Tel.: 416 314-8001 Fax: 416 314-8452 Te1ec.: 416 314-8452 April 13, 2011 Mr. Rick Percy and Ms. Barb Percy 531 Rundle Road Bowmanville ON LIC 3K3 Dear Mr. and Ms. Percy: Thank you for your interest in the GO Transit and Metrolinx (proponent) proposed Oshawa to Bowmanville GO Train Service Expansion transit project (Project), located in the Region of Durham. On March 7, 2011, Mr. John O'Toole, MPP -Durham, expressed concerns on your behalf, regarding the Oshawa to Bomanville GO Train Service Expansion transit project which is following the transit assessment process under Ontario Regulation 231/08 — Transit Projects and Greater Toronto Transportation Authority Undertakings (Transit Regulation). The Ministry of the Environment would like to take this opportunity to; nfonm you that the Minister has issued a notice to proceed (see attached) in accordance with the Environmental Project Report (EPR). Prior to issuing this notice, the Minister gave careful consideration to the project documentation, and to a similar objection to the concerns you raised relative to the provisions of the Transit Regulation. Under the Transit Regulation, the Minister is permitted to issue a notice allowing the project to proceed in accordance with the EPR subject to conditions or a notice requiring further consideration of the transit project. However, the Minister can only issue one of these two notices, if he is of the opinion that the transit project may have a negative impact on a matter of provincial importance that relates to the natural environment or has cultural or heritage value or interest, or a negative impact on a constitutionally protected Aboriginal or treaty right. Based on the Minister's review of the project documentation and a similar objection to the concerns you raised, the Minister does not hold that opinion. ® 100% Recycled - Made in Canada MINISTER'S NOTICE TO PROCEED WITH TRANSIT PROJECT Ontario Regulation 231/08 SUBSECTION 12(1)(a) RE: Proponent: GO Transit and Metrolinx Project Description: GO Transit and Metrolinx are proposing to expand GO rail services by twinning approximately 25 kilometres of the existing Canadian Pacific Railway line from the Town of Whitby to the Municipality of Clarington. The project will also include a maintenance facility yard in the Town of Whitby, four GO stations, one future potential GO station and a train layover facility within the Municipality of Clarington. In accordance with subsection 12(1)(a) of Ontario Regulation 231/08, 1 hereby give notice allowing GO Transit and Metrolinx to proceed with the Oshawa to Bowmanville GO Train Service Expansion transit project in accordance with the applicable environmental project report. GO Transit and Metrolinx are now permitted to issue a statement of completion of the transit project assessment process. A statement of completion is the final part of the transit project assessment process. The process must be completed prior to the start of the construction phase of the project. Dated the day of 0"�'4 , 2011 at TORONTO. X the tnvwronment sley Street West )r, Ferguson Block Ontario WY JOHN R. 0700LE Ontario Member of Provincial Parliament Durham April 13, 2011 Rick and Barb Percy 531 Rundle Road Bowmanville ON L1C 3K3 Dear Mr. and Mrs. Percy: As you will recall, I wrote Ontario's Environment Minister regarding the objections you wished to register concerning the extension of GO Rail transit services from Oshawa to Bowmanville. In particular, your concern is over the impact of the proposed layover area at Rundle Rd. have also received a copy of the March 18, 2011, letter sent to you from Andreas Grammenz, Environmental Assessment Project Leader. This letter included a map of the proposed layover site on the west side of Rundle Rd., and also some additional details about the proposed layover area. A copy of the response from Minister Wilkinson is enclosed for your reference. As always, if you have concerns or question about his reply, do not hesitate to call. I would be pleased to provide any additional follow-up you may need. Thank you again for keeping in touch. Yours t ly, John 'Toole, MPP Durham Encl. ❑ Queen's Park Office: Rm. 445 • Main Bldg. • Toronto • Ontario M7A 1 AB • Tel. (416) 325-6745 • Fax (416) 325-6255 Office: 75 King St. E. • Bowmanville • Ontario LIC 1 N4 • Tel. 1-800-661-2433 • (905) 697-1501 • Fax (905) 697-1506 E-mail: john.otooleco@pc.ola.org • www.johnotoolempp.com Ministry of the Environment Office of the Minister 77 Wellesley Street West 11' Floor, Ferguson Block Toronto ON M7A 2T5 Tel.: 416 314-6790 Fax: 416 314-6748 APR 0 6 2011 Ministere de I'Environnement Bureau du ministre 77, rue Wellesley Ouest 11a etage, edifice Ferguson Toronto ON M7A 2T5 Tel.: 416 314-6790 T616c.: 416 314-6748 Mr. John R. O'Toole, MPP Durham 75 King Street East Bowmanville ON L1C IN4 Dear Mr. O'Toole: ArK t 1 LV11 ENV 1283MC-2011-719 Thank you for your letter of March 7, 2011, on behalf of Mr. Rick and Ms. Barb Percy, regarding concerns about the Oshawa to Bowmanville GO Train Service Expansion proposed by GO Transit and Metrolinx (proponents). The proponents have been proceeding through the transit project assessment process set out in Ontario Regulation 231/08, Transit Projects and Greater Toronto Transportation Authority Undertakings (Transit Regulation). On January 28, 2011, the proponents published their Notice of Completion of its Environmental Project Report (EPR) and supporting technical studies. Following the issuing of the Notice of Completion, members of the public had a 30 -day opportunity, which ended on February 28, 2011, to submit an objection. As Minister, I can exercise the options of issuing a notice allowing the proponents to proceed with the project, issuing a notice requiring the proponents to further consider the project, or can attach conditions to the project if, in my opinion, the transit project may have a negative impact on a matter of provincial importance that relates to the natural environment or a cultural heritage value or interest. I may also consider matters that have a negative impact on a constitutionally protected Aboriginal or treaty right. I am able to exercise these options no later than 35 days after the end of the public review period of the EPR: My ministry received Mr. and Ms. Percy's letter of concern from your office on March 4; 2011. As you are aware, this letter of concern was submitted to the ministry after the February 28, 2011 date on which the public and government agency comment period ended. The concerns that you raised are similar to an objection raised during the formal objection period. Therefore, you can be assured that these concerns will be taken into consideration. 2 2042 (2009109) Polled on 100% recycled paper Mr. John O'Toole, MPP Page 2. The letter of concern from Mr. and Ms. Percy was also sent to the proponents, and the ministry has confirmed that Mr. Andreas Grammenz of GO Transit will be providing a response to them. Further, I will ensure that Mr. and Ms. Percy are notified of my decision once it has been made. Should your office have further questions, please contact, Ms. Laura Games, Project Officer, Environmental Assessment and Approvals Branch, at 416-314-3352 or by e-mail at laura.games ,ontario.ca: Thank you, again, for bringing these concerns to my attention. Sincerely,- _ h Jo Wilkinson Minister c: Mr. Andreas Grammenz, EA Project Leader GO Transit Mr. Toby Barrett, MPP, Haldimand-Norfolk PC Critic for the Environment C, �M 9w' METR®LINX An agency of the Government of Ontario March 18, 2011 Rick and Barb Percy, 531 Rundle Road Bowmanville, ON L1C 3K3 A Division of Metrolinx Toronto, ON MW 2W3 20 rue Bay, bureau 600 Toronto, ON MW 2W3 www.metrolinx.com www.gotransit.com Re: Response to the GO Rail Service Expansion Oshawa to Bowmanville and East Rail Maintenance Facility Dear Mr. and Ms. Percy This letter is in response to your letter dated February 23, 2011. Upon receipt this letter was forwarded to the Ministry of the Environment (MOE) for review as part of the Environmental Assessment (EA) process. The MOE has asked me to respond to you and address your concerns. I have attached a copy of the proposed Rundle Road layover site that was presented at the last Public Information Centre in the fall of 2010 for clearer understanding. • It is GO Transit (GO) intention to construct the layover facility on the west side of Rundle Road and within the Canadian Pacific Rail (CP) corridor. The facility is not anticipating needing any land east of Rundle and all the additional track will be in the CP right of way. • The removal of trees will only be in the footprint of the facility and in the rail corridor, if needed, to meet the track width requirements. • GO is aware of the potential of impact to wildlife such as birds. GO's consultant prior to construction will assess the birds at the site and will recommend precautions to be taken for minimal impact. • As part of the EA a human health study was conducted, on the request from the MOE. The study concluded that the project would have insignificant impact. • The maximum number of trains that can be stored at this location is eight with the potential addition of two a Progressive Maintenance bays were built. • As illustrated on the attached picture the entrance to the facility will be from Rundle Rd. • CP has indicated to GO, that for us to provide service to Bowmanville, GO will be required to build tracks to meet our needs. The CP will not allow us to interfere in their freight business. Any additional track infrastructure that GO may construct, will not exacerbate any water flow problems. • Unlike CP freight trains, GO trains are only a maximum of 12 cars long. So the crossing time of a road is drastically shorter. It is also anticipated that on opening day we will only have four AM and four PM peak hour trains that will be servicing Bowmanville. Rundle Rd. will be same access to the GO facility as is to your house; we have the same concerns that emergency services can access the south side of the rail corridor by not having trains block the road. The layover facility will have trains idling in the morning and possibly in the evening. However, in the construction of the facility we would be building sound barriers walls to ensure noise does not exceed acceptable levels. There are two portions to this project; the first is the East Rail Maintenance Facility located in Whitby, and this portion of the project will begin construction as soon as possible. The second portion of the project is the Rail Expansion Oshawa to Bowmanville which includes the layover facility on Rundle Road. Presently, no funding has been identified for this portion of the project and the earliest start date would not be until the East Rail Maintenance Facility is underway. If funding were received, the design would take 1 to 2 years and the actual construction would take up to an additional 2 to 3 years. The physical length of GO trains requires a unique parcel of land that can facilitated a layover facility, which does not block roads and interfere with water ways. An exhaustive search was conducted to meet our requirements in determining this site. Additionally, GO trains will be operating on the south side of the rail corridor so as not to interfere with CP operation. Thus the final location of this layover facility needed to be adjacent to the south side of the rail corridor. The approved plan for the highway 407 connection highway and interchange with highway 401, complemented the location (which will be located in close proximity to this site, potential visual and sound barrier). The land was designated for employment lands, suggesting a good co -location of facilities along with the other industrial plans for this area. I hope this sufficiently answers your questions. If you have any questions please do not hesitate to call. At your convenience, I would like to meet to discuss this project, I can be reached at the following number or email. Sincerely Andreas Grammenz Environmental Assessment, Project Leader Ph: 416-869-3600 ext: 5524 Andreas.Grammenz@gotransit.com Cc: Laura Games, Project Coordinator, Ministry of the Environment Greg Ashbee; Manager EA, GO Transit John R. O'Toole, M.P.P. Durham PROPOSED LAYOVER AT RUNDLE ROAD (Clarington) L O w Of C �L v a O 1. W J a Z 7 r a W `O r a J W U) O L O 19 CL O C Transit Project Assessment Process Environmental Assessment Study WELCOME Public Information Centre Please sign in, review the display materials, and fill out a comment form. GO Transit staff and the study consultants are available to discuss plans, answer questions, and receive your comments. Your input is appreciated. �Mf METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility ChAft /� Urvitim ofMmdin� To expand public transit in the Greater Golden Horseshoe recognizing the increased pressure on existing transportation infrastructure. To serve more people, stimulate the local economy, and provide a connection to downtown Toronto. To reduce road congestion, air pollution, and energy consumption. 1Ml METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility hAft A Urvisia� of Mendrvn TOWN OF WHITBY V cRY OF OSHAWA MUNICIPALITY OF CLARINGTON ..C_p N Ra. n y 0.C 2 gl p A A A e c u O a ! BOWMANVILLE m 'A A a n n a c A •••••, 11-12 0' N m •� Hwy 401 •• Proposed HlghvnY�—y . ..t ... . i • �� n n Crossing ,•'•CNq _ �'• •' Sae �•. �. Proposed Maintenance Facility Q` aY.. _ v `. CP paJ Proposed slnion i Jt......-• m p £ ti°S ..- Future votenewlStation ,. tP Eaisdng Osh GO D G i n `•. ........., ♦ Hwy 401 ♦ vropoxd Layover Yov •� _ Station 0 � Proposed Highway Cross,ngRrack Twinning N 9 a • �'•..... CN Rail •,. LAKE ONTARIO PROJECT LIMITS This study will take into consideration elements from these planning studies: PLACES TO GROW THE 2020 BETTER CHOICES BRIGHTER FUTURE. B i G G O MOVE MN;r ' METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility IkAh Proposed Expansion Scope Hwy. 401 railway crossing (CN to CP) Stations Train Layover Facility Rail Maintenance Facility I Track Improvements Train Service Levels ti t�t t --'i 7 M METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility ,NW mw^wwin. c��.,maww n um.aornoar• Transit Project Assessment Pr Completed Compl'eted IMF Preliminary SieIs if applicable $ Pre -consultation and We Are Here Next Steps unding approvals, Design, Conatmction, and In Service The environmental impact of this transit project will be assessed using the Transit Project Assessment Process (TPAP) as outlined in Ontario Regulation 231/08,Transit Projects and GreaterToronto Transportation Authority Undertakings. M ,METROIINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility EW nn age oya Na w.ommentoi Onwno A lJrimon of MvaWix Public Open Houses We held several Public Open Houses in 2009 to present all of the potential expansion options. The potential preferred expansion options being presented today have been selected based on public and agency input received from the Public Open Houses. 0r Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility SAM M.ga .yo nn pownmoni el Onwno nllmpm olMMolin Public Open House Feedback Many positive comments were received from the Public Open Houses, especially about the potential GO Train service expansion from Oshawa to Bowmanville. Other comments included: • Input on proposed future station locations • Future train technology and energy output • Station accessibility and pedestrian tunnels • Adequacy of parking • Noise and traffic concerns • GO Transit's environmental stewardship • Acknowledgment of an easier commute • Improved connectivity 1Mr METROLINX 3 ooh I,�" Ti Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility Gift n om�e�, ornma�. Existing GO Service & Stations CL :TL ?O! 0 LEGEND EXISTING RAIL SERVICE - FULL-DAY SERVICE FROM UNION STATION TO OSHAWA - FUTURE POTENTIAL RAIL SERVICE OSHAWA GOIVIA (Existing Station) 915 Bloor Street West, Oshawa A F S OA RD PFAClL11Y oo UOET' • DURHAM COLLEGE �S O ? N'L\.. 9:.. 9 -'A vr-. y -.Ah �- O !Z O N y F .A S F L 9$ F 9C 9 n •` O Oa,e `• G . 9 • e 19 EXISTING STATION ' --------- FUTURE POTENTIAL STATION S F AL O� OA RD PFAClL11Y k9yE �S `i. WCRST'-'. GONIA EXISTING STATION POTENTIAL STATION As part of this study, our future plans are to join the Canadian Pacific (CP) Railway line, just east of Whitby GO Station.To make this connection, we will travel to Whitby by way of the Canadian National (CN) Railway line and cross over Hwy.401.We will also look at building three new potential stations in Oshawa, which would help improve access to GO service within the city. 1M\ METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility SAM Bowmanville GO Station Darlington GO Station Grandview GO Station (future potential) Oshawa GO Station (New) Thornton's Corners GO Station Oshawa GO/VIA Station (Existing) 4Mf METROLINX n/a 1,600 2,400 n/a 2,300 3,500 tbd tbd tbd n/a 2,200 3,400 n/a 1,900 2,900 3,000 n/a n/a 4,000 4,500 5 *Note: P.M. peak -period passenger boardings to be similar. Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility /hAh EW 1 U-11.1111.4nt Site Design Concept C, PROPOSED CULVERT - 'N4 BUS LOOP PLATFORM% THORNTONS-` i BRIDGE OVER CORNERS GO STATION ROAD PARKING �i Va LCATUNNEL O. BELOW GM GM SPUR BRIDGE OVER TRACK ' ~ c- LINE _ 9y9 �l DURHAMCOTRENT UNIVERSITY y� Nr.: " SCALE A y� 1\ 4 LEGEND TRACK - ROAD PROPOSED CULVERT BRIDGE OVER ., HWY C07 C, PROPOSED CULVERT - 'N4 BUS LOOP PLATFORM% THORNTONS-` i BRIDGE OVER CORNERS GO STATION ROAD PARKING �i M hAft METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility ' LCATUNNEL O. BELOW GM GM SPUR BRIDGE OVER TRACK ' ~ c- LINE _ y� Nr.: " SCALE A y� . •°0c LEGEND TRACK - ROAD M hAft METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility ' Site Design Concepts - Potential Station I 4 'Q LEGEND Fl RE YEOESTRAN CONNEMON TRAIN 1y���GLG TRACK ROAD rE Q SCALE RE consuNENs saxrNro o- 7 a m xham DRrvs ENrRaucE�'" � x x M METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility '�� Site Design Concepts - _•• gMAwnw _ _ qI VEAVEIIJE! 1 Aa ewlb$IIM I ' GJSIW P MNNEL X NXNEL ------------------ —tea • _-^ Y MEpmApEeunnmpl _ PA,CNFO PoNnOH gPE�eXG - WILpING AHp FPGLE E r �.C_ _ .H 4 I PPAwNG •avP`�' r -u . FinuEMenu PMp S }£GFHp q�,. FVIIIRE FF➢61RNNCOxNEC+KKi I II - - - - ufmL in Nruul'N •-_—' •1"a° � a EN9 C£LMEFglNLL WYSERVIC The new Oshawa GO Station will be the end of the line for full-day service. Metrolinx has identified this station as an ideal location for a mobility hub that could potentially connect to a proposed future Rapid Transit system. M METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility 'IhAh magnnryo Ine 6ewmmentelOmn.m �.ii._ai....Wii. —],--,-SCALE smwv�swxewJxc � _ _ SCALE -_ — _� �..�, ..► savixm GXWAY �0'�...-.-g-..�Y--''3 � V L200 The new Oshawa GO Station will be the end of the line for full-day service. Metrolinx has identified this station as an ideal location for a mobility hub that could potentially connect to a proposed future Rapid Transit system. M METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility 'IhAh magnnryo Ine 6ewmmentelOmn.m �.ii._ai....Wii. Site Design Concepts - Future Potential Statio 4;r METROLINX Y` t }Q;l\ T•1 \r• Nurrwn Crbae• (ISSPNO FIDE 1' J •rrr �w�°;;e' �rr rrr �rl;r'•rr� ��rrriiry n ,`', 'rrr �iir 11 y �Yrrlii � ' I '''"r NNNNIIN Ir.r, r ' `IIINIIIIINN ' �N�`NNINIIIIINNNI ' LCGEND N � FOAL Q qp1 H}GH`t'�PY �1 SCALE 0 - ^10 Ar—A 1 IF11M u ' a 1 t 311300 Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility GAM /r Urviem a( M�adiv 1 �'^rq.isx ones tri' i Q! j F�AMQ.B=UILDI I ` Y` t }Q;l\ T•1 \r• Nurrwn Crbae• (ISSPNO FIDE 1' J •rrr �w�°;;e' �rr rrr �rl;r'•rr� ��rrriiry n ,`', 'rrr �iir 11 y �Yrrlii � ' I '''"r NNNNIIN Ir.r, r ' `IIINIIIIINN ' �N�`NNINIIIIINNNI ' LCGEND N � FOAL Q qp1 H}GH`t'�PY �1 SCALE 0 - ^10 Ar—A 1 IF11M u ' a 1 t 311300 Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility GAM /r Urviem a( M�adiv Site Design Concepts - Potential Station M METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility ,�� --- 1 II F"^"'�A�EGsro E0.5TM'FSTR PUIURE I''j •.. 1 I PEDE$ipLW CCNNECTOry I I - - _-IRR<RIIIiIiIR� CONNECfKM I • i --/ (IIIIAIf' I 1 PUIIIRE PMpNG PAFI N �uj IIIIIIDI� II III E%PµGI 1 OtPANGIDN 1 1IUU ill�l'IIIIm�III^ ' b&4 AYDD RWE OWE 1 �— -�-�a� I� I LEGEND �_ �—� BUSLWP I ENlURE PECFBINPN N CIXMECIION � _ SIPACN �N STDEFIAMW, _--- NNNEL PU ECENTRE PLAIFCRM ' _ o o v PNiFORM ••. IPALX _- SCALE So�m M, b m M RO Lf m Nexw M METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility ,�� Mf METROLINX —: � � � • Wgy� BlauraM �_ Y 8US LOOP c r : F • ��9s H FU CMNEOESTHIAN 1� `� _ • I` CCNNECNON .S. p r KIM ONO RIDE r 3? BIKE BNELIER !'IRATFORM ��_�:�� �-- KISSONORIDE VMKIHO CONNECTION — - )� vumlvG... POP-,pOIHHNHNHHO �� BfNHHHHIf� Off�fIIIIII!!ON' OiIIIlII1D �t A4a OR Yk R GM IN RIDHIGUT PLY :. J- F ,F N vEDEsrRLW CONNECRO N PN FUNRE K G�IGFNpl ROM y' � o � s m m Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility Site Design Concep :Qf METROLINX ,r 1 HggY wrwmxe �1 SCALE �m Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility Site Design Concept =�r SCALE As part of our ongoing commitment to environmental stewardship, we will be pursuing LEEDO (Leadership in Energy and Environmental Design) certification for this facility. 9;rMETROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility 'EW Myrnvyd Nr Gevemmd OMwA 1, IJrvbiaof M.4dine p =�r SCALE As part of our ongoing commitment to environmental stewardship, we will be pursuing LEEDO (Leadership in Energy and Environmental Design) certification for this facility. 9;rMETROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility 'EW Myrnvyd Nr Gevemmd OMwA 1, IJrvbiaof M.4dine Study Evaluation Criteria p i J ' e e - The four categories listed below have been used to evaluate the proposed site alternatives, including stations, train layover facilities, the rail maintenance facility, and track improvements. 1 Natural Environment • Designated site and species • Terrestrial habitat (flora and fauna) • Floodplains and watercourse crossings • Fisheries and aquatic habitat 2. Social/Cultural Environment • Land use compatibility • Heritage resources (archaeological features, built heritage, and cultural heritage landscape) • Noise, air quality, and vibration • Property acquisition requirements 3.Technical • Impact on existing rail operations (passenger and freight) • Ability to alter transit mode choice • Road and rail safety • Emergency services • Utilities • Construction staging • Station amenities and spacing 4. Financial • Capital costs • Operations and maintenance costs • Property acquisition costs The preferred option will be assessed based on a favourable evaluation under all four categories, and through Agency and Public input. M METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility 'EW Your input is valuable to the study process. All public and agency comments received from today's session and throughout the study will be reviewed and considered by the study team. An Environmental Project Report will be published for public review at the completion of the study. THANKYOU FORATTENDING Please provide your comments about the. information presented today to either of the contacts listed below, by Friday, October 29, 2010. Mr. Alan D. Macdougall Senior Railway Project Manager AECOM Canada Ltd. 5080 Commerce Boulevard Mississauga, ON L4W 4P2 Tel.: 905-238-0007 Fax: 905-238-0038 E-mail:Alan.MacdougalI@aecom.com Mr. Andreas Grammenz EA Project Leader GO Transit 20 Bay Street, Suite 600 Toronto, ON M5J 2W3 Tel.: 416-869-3600, ext. 5524 Fax:416-869-1563 E-mail: Andreas.Grammenz@gotransit.com For more information, please visit www.gotransit.com and click Expansion Projects. :Sr METROLINX Oshawa To Bowmanville Rail Service Expansion And Rail Maintenance Facility Newcastle Residents AGAINST High Density Presented to the Clarington Council Members, Planning Department and Tornat Corportation Agenda • Why my family chose Newcastle? • Developer Urban Design Plan Questions • Planning Justification Report • Other Documentation • Pre -Consultation meeting • Final thoughts! wcastle When my family was deciding where to move, we selected Newcastle for many reasons: 1) Beautiful subdivision 2) Small community feel 3) Medium density neighbourhood like the ones we grew up in Zoning l We decided to take the plunge and invest hundreds of thousands of dollars to purchase the perfect house in the beautiful Village of Newcastle. 6.0 TWI ver expected to get a le�teiithe -, - - in - mall, saying th,*- y11d 'be going in Tornat Constuction and Romanov Romanov Architects Urban Design Brief Contradictions Developer's Desl*grn Brl*e (Uses Excerpts from Clarington Official Plan) • ... creates a comfortable environment for residents and establishes a positive image for our community • 5.1 ... enhances the well-being of residents, both present and future • 5.2.3 ... create attractive safe communities with a sense of place • 5.2.6 ... design buildings that do not negatively impact adjacent buildings or detract from the specific identity or character of an area Privacy —qk.am 4.5 (h) provide for adequat4 10 n m r m t for the occupants of adjace n n m .. n i properties m fp! ` n m I will have 36 balco: III Q! )WIT n n _ facing my backyarc I /IyW L- ZC c. - Example of 7 -storey apartment with balconies fanning Justification Report Development does not meet many Policies in the Clarington Official Plan (including changes made in Amendment 107) CHANGES TO 'CONING Residents of Gracefields ask Council and the Region of Durham to keep Zoning By-law 84- 63 unchanged for our neighbourhood ka tela' changes: MW nicipality of Clarington A) Change land use Designation from Medium 10 Official Plan Density Residential to Local Corridor B) Modify Map A4 to identify Durham Highway 2 as a Local Corridor 44 'own of Newcastle Zoning A) Amend Zoning By-law to create new exception By-law 84-63 zones, • Urban Residential Type Three (R3 -XX) Zone ■ Urban Residential Type Four (R4 -YY) Zone • Mixed-use (MU -ZZ) Zone 8) Amend Zoning By-law Schedule 5C to cha zones category from Holding Residential T One [(H)RI ] to R3 -XX, R4 -YY and MU -ZZ M PALITY N OFFICIAL PLAN (1996) The Municipality of Clarington Plan 1 the subject land: Urban Residential with a fedium Residential clster located at sO westcorner f the site. The.Density nds designated Ur e for housing purposes. Table 9-1 of the Clarington OP sets out residential Density Standards for lands designated Urban Residential. The proposed subdivision development at 111.2 units per hectare exceeds the maximum density allowance of the High Deal Density Cadgthe of 60 to 100 units per net hectare range. The development proposal maximum density target of 60 units per hectare within the existing Mediu hsity Residential land use designation of the Clarington OP. the new Clarington ffi ial Plan at its meeting November 1, 20416 Council adopted J^M✓;^+o +� havP rPoards for the policies and direction conta�ne Clarington OP, nor Amendment 107 policies consider 111.2 units der hectare to be acceptable FW1in SAFETY Policy 1.4.3 (e) — establish development standards... which minimize the cost of housing... while maintaining appropriate levels of public health and safety Will there be security on site? Front desk? Will Clarington provide higher police presence? Will Clarington put an Ambulance station nearby? Section 2.2.2 Growth Plan for the Greater Golden Horseshoe • G) planning and investing... to reduce the need for long distance commuting and to increase the modal share for transit, walking and cycling Vertical development: A dense idea Tamsin McMahon http://wwwmacleans.ca/news/canada/a-dense-idea/ Researchers found increasing population density has not been successful at getting people out of their cars and. onto public transit. That's because population density has little to do with how people choose to get to work and almost no association with levels of public transit ridership. Scale 9.4.5 (b) — development is compatible with the surrounding neighbourhood in terms of scale, massing, height.. ................... . ......... .... . Q V.. ... . . ......... . .... M., awm� cow. = �.�. _ � - - = u !i9iFlvod'Avrnuc Z 1 2D 4L t - Gooa'.. ' ��� A 02617 Google Te .,endfeed6eck 2Am• He1Y['.85&,Or1WF1O T . Street View -Sep 2016 r _ ■ ■ 1 l afi■l- ■ ■ fiiij m ■■td!■fi■I �� ■©�■i}i ■ oil # . _ iii �i MI MIN ■� i■i'li� ilii■�a - -- o■11■ill a■■ r 'ii ■■ti■tili■im 1Ii__ N -II WOV11=01, Jll on off LO 50,117 iaip a Rw � , #■11#■1 �■i�a•i�� ■■11■.i' 1a- iiii■ii� its __�� •• iii__ it■It■■i fl — - w Documentation Tree Preservation Natural Environment and Resource Management 4.3.4 - ...enactment of a tree preservation by-law under the Municipal Act What is the plan for the mature trees on the site? More businesses not needed S. Newcastle Issues 8.9 Local Corridor Designation A number of submissions (WS -7, WS -8, VS -25) were received to allow cammer6al uses along Highway 2 on the west side of the Village Centre. A Commercial Market Analysis was conducted as part of this Official Plan Review. The analysis indicated that the demand for new commercial lands in Newcastle is still a few years away, beyond 2021. _ -4- Two of the many vacant commercial spaces for lease right now Mb_ Sewer system not quite ready! Intensification should not add additional funding- to funicipalities according to the Places to _ yF Ar ., ti Ab Grow Documen 2.3 Sanitary Sewage Conveyance Capacity Due to the increased density of the proposed development relative to that ❑riginallr proposed in the Foster Creek North Subdivision, the downstream sanitary sewers do not have the capacity to accommodate the increased population. A sanitary trunk sewer, referred to as Wilmot Creek trunk sanitary sewer, is currently being extended Orth on Toronto Street from the Newcastle WPCP. Development pressure from the Foster Creek West Neighbourhood will extend it to King Avenue. Once this sewer is installed, it will alleviate capacity in the Ruddell Road sewer which this property is tributary to. Until such time as the Wilmot Creek trunk sewer is extended, the Region advised there is limited capacity in the Ruddell Road Sewer for a total of 280 persons. As such, the residential development will be need to be phased. The limits of development phases will be addressed at the site plan stage. W Shadows on Future Lindvest Properties I SHADOW STUDY DECEMBER 21 st will raise heating for these residents especially Winter Newcastle is not a Priority for Intensification shalt be permuted unless approved as pan oT ine compreiienbivt review of the Official Plan. It is the Municipality's policy to seek additional development and intensification of the Bowmanville East and West Town Centres and the Courtice Main Street prior to C consideration of the expansion of existing Centres or Districts or designating new Centres or Districts. Notwithstanding the above, new Neighbourhood Centres may be designated through a neighbourhood planning process. Project Areas: Newcastle N3 is not even listed as a first, second or third priority feted First Priority Com BD,manviffe B2 Bowmanville B6 Newcastle N1 Bowmanville B7 Qr_� Courtice C1 Courtice C2 second Priority Third Priority Bowmanville B3 Bowmanville 131 ,Bowmanville B4 Newcastle N2 Bowmanville B5 Hampton Mitchell Corner's Newtonville" Places to Grow The Province does not list Clarington as a desired Urban Growth Centre 2, Urban growth c-entres will be planned to achieve, by 3031 or earlier, a minimum density target of: a) 400 residents and jobs combined per hectare for each of the Urban growt(r centres in the City of Toronto b) 200 residents and jobs combined per hectare for each of the Downtown Brampton, Downtown Burlington, Downtown Hamilton, Downtown Milton, Markham Centre, Downtown Mississauga, Newmarket Centre, Midtown Oakville, Downtown Oshawa, Downtown Pickering, Richmond Hill Centre/Langstaff Gateway, Vaughan Metropolitan Centre, Downtown Kitchener, and Uptown Waterloo urban growth centres; and c) 150 residents and jobs combined per hectare for each of the Downtown Barrie, Downtown Brantford, Downtown Cambridge, Downtown Guelph, Downtown Peterborough and Downtown St. Catharines urban gr -ow th-centr-es, *Two closest areas are Downtown Oshawa and Downtown Peterborough Pre- Consultation Concerns not addressed Originally Proposed as 4 -storey - Has changed from 4 to a 7 storey apartment Who is the demand coming from on the retail side? Proposed Apartanent buiiIdhig (150 units) and cominerclaI development (1,5'70 square metres), Including 10 townhouse units and a Farkette. The proposal refers to a 4 storey building }plus mezzanine, As the penthouse style 51h floor mezzanine vwould include living space, the building would be canstdered to be 5 storeys. Underground parking would be provided. The Proposed cornmercial uses include two pacts, with the potential For a major retaller. The applicant indicates the dern-,nd from the tenant side oFretail is high, with lots of interest in the location. The applicant provided an overview of the urban design that takes into account that this is the gateway into Plewcastle and is at a prominent corner/intersection. The building will front onto the corner with access off the main road and internal pal-hing. No more commercial needed Paul Wheli (Clarington Planning Department); Provided an overview of the Gorninerclal Policy Revfew that was completed as part ofthe Not needed before Official Plan Review, — The site is oat currently designated as commercial. Currently, all commercial designated )ands are located within the downtown core of Newcast]e which has skiMcient land to 2021 accontim0date cam inercial Iand area needs until 2021. Existing lots In the down town can be ani alga mated to create larger lots to accam niadate larger-forinat retail (as was done by Shoppers Drug Mart and No Frills), As the population grows and more commercial lands — Eventually needed in are required, the north end of Newcastle (near Gonccssiou Road 3) has bhcen targeted in the Clarington Official Plan Review as the rprst lobation to be opened up for corn inercial development, the North (near 1 7in uses at this ]vacation is deenned premature. No coMMercial 4ises will be supported. Concession 3) Height Restrictions Mine Taylor Scott (CI arhigtoim PLatili i rig Depart ire ti t); Lands ire witliiii tiie FosteP- Neigliboi L11100 d T Copies of the Ne1gliboLtrFh 00 (1 Design Plaili distri b r� ted N of i ii a Regi onal or Lr Dca I cni,ild or n o r pa it of a Co rn w err a7 Cc «kime iia r Ti o y7 Ceiitre 31- 01JPIi-Maxi11liLlIl ReiglltIs 4- WI'cy Developer did not modify height of the building to accommodate to Clarington's Official Plan What other rules and boundaries will they ignore during development? Noise? Dust? Waste? Did not take Planner suggestions . The proposa I significantly exceeds dens i ty d i iiuctives as cors to f n i in Table 9,1 of the Cla vi ngto it 0 ff I Ufa I R1 an - u t i I izi ng approxi mately ha I f of th a in edi ti m densi ty s i to (accord i ng to Fostev N eigltibm rliood D es ign p I aye) and ptoposi tag 16 0 res i d e n H a1 units o n 1,44 lie czar wh i c h exceed s th a ti ppeir l i m i t of the H igh [herr city to i�ge t c f 10 0 it tits p ur h ecta re. Th e p roposal s live I d be revised to be in c re i n kee p i ng with cu yr en t ars d p ro p nsud 0 fficial lila 11 p 0 i ir-i O.S. (Anne Taylor Scott) Builder is still proposing 111.2 units per hectare Final Thoughts Thank you very much for listening! y /f t �� Ami • �? ,, A .,_ TPN /!r• � , I �` 4 2� 1,?S`��1 � __.s F '•t _ I I� - I III i __ � Y ��� yy i y , 44 demo vusesln rmu P = I s V'1 s Ir r+4ltxanm I.w. � e 1� fiat uuam Im All s 1 03 -.1 I � i demo vusesln rmu P = I (N �1 •• i Ir r+4ltxanm I.w. r r fiat uuam Im _ r rat oaom ro. o • e F -t ` '�. m 7.Om STREET TONMI%ISE rmer aamr —. » ri.eoam o io ru 12.segLE r,crADHEo u1tt _1 1 PARK w toss wwewAs o i e n.aw xwm o -r r Imr}unalf fLEGEND demo vusesln rmu .at aoam ENVIRONMENTAL PROTECTION AREA J ` r+4ltxanm I.w. r r fiat uuam Im r rat oaom ro. o w ib -t ` '�. m 7.Om STREET TONMI%ISE rmer aamr —. » ri.eoam o io ru 12.segLE r,crADHEo u1tt 15.0. SNME MACHEO VHYT PARK w toss wwewAs o o e n.aw xwm o -r r Imr}unalf 0 e p •4+ 0 0 0 N4 0 0 0 : ATifERW. 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