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Home My WebLink About06/20/2017Final clffftwn Special Planning and Development Committee Agenda Date: June 20, 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(a)_clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Audio Record: The Municipality of Clarington makes an audio record of General Government Committee meetings. If you make a delegation or presentation at a General Government Committee meeting, the Municipality will be audio recording you and will make the recording public by publishing the recording on the Municipality's website. Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non -audible mode during the meeting. Copies of Reports are available at www.clarington.net CIarington Special Planning and Development Committee Agenda Date: June 20, 2017 Time: 7:00 PM Place: Council Chambers 1 Call to Order 2 Adopt the Agenda 3 Declaration of Interest 4 Public Meetings 4.1 Kaitlin Homes Application for a Proposed Zoning By-law Amendment Page 4 Limited Public Meeting Applicant: Kaitlin Homes Limited Report: PSD -042-17 4.2 Simon Gill & Applications for a Proposed Official Plan and Zoning Page 6 Janet Gill By-law Amendment Public Meeting Applicants: Simon Gill & Janet Taylor Gill Report: PSD -043-17 4.3 Marina Villas Application for a Proposed Zoning By-law Amendment Page 8 Ltd. (Kaitlin) Public Meeting Applicant: Marina Villas Ltd. (Kaitlin) Report: PSD -044-17 4.4 Worden East Applications for a Neighbourhood Design Plan & Three Page 9 Public Meeting Proposed Plans of Subdivsion Applicants: Schleiss Development Company, Clifford Curtis, Michael Zygocki and Baseline Properties Limited Report: PSD -045-17 Page 2 ClaClllgtioll Special Planning and Development Committee Agenda Date: June 20, 2017 Time: 7:00 PM Place: Council Chambers 5 Delegations No Delegations 6 Planning Services Department Reports 6.1 PSD -042-17 An Application by Kaitlin Homes Limited to Amend the Page 11 Zoning By-law to Permit the Extension of a Temporary Use Zoning By-law to Facilitate a Temporary Homes Sales Pavilion at 3 Martin Road, Bowmanville 6.2 PSD -043-17 An Application by Simon Gill and Janet Taylor Gill to Page 20 Permit Agri -Tourism Uses on their Farm Property Including Special Events and a Nano-Cidery 6.3 PSD -044-17 An Application by Newcastle Marina Villa Ltd. (Kaitlin Page 31 Corporation) To Permit 27 Townhouse Condominium Units in the Port of Newcastle 6.4 PSD -045-17 An Application by a Group of Land Owners to Amend the Page 38 Worden East Neighbourhood Design Plan and Three Applications to Subdivide a Portion of those Lands in Courtice 6.5 PSD -046-17 Process Enhancement Project Progress Update Page 55 7 Adjournment Page 3 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend the Zoning By-law. VZOISIS Kaitlin Homes Limited has submitted an application to amend the Zoning By-law to permit the extension of a Temporary Use for a home sales pavilion having 335 square metres in total floor space with an associated parking lot. ' • • - 3 Martin Road, Bowmanville South-west corner of Regional Highway 2 and Regional Road 57, North of the Canadian Pacific Railway Tracks. Hi hway,2- ,. Durham 9,* 00 Subject Site CIFO c� 4 •S ��, ��, r4 y G zsa 20 ii 7-00 How to be Informed The proposed amendment, and additional information are available for review at the Planning Services Department. Questions? Please contact Amanda Watson 905-623-3379, extension 2420, or by email at awatson(a)_clarington.net rovide How . PComments Speak at the Public Meeting: Date: Tuesday June 20, 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 Amanda Watson. File Number: ZBA2017-0013 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. David J. Crome, MCIP, RPP Director of Planning Services 5 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend the Official Plan and Zoning By-law for an agri-tourism proposal. ' • • • Simon Gill and Janet Taylor Gill are proposing to use an existing barn, outdoor gardens and a temporary accessory tent to host a maximum of 13 special events per year for up to 140 guests per event on their farm property. Included in the proposal is to use apples grown on the farm for a small cidery to serve event guests. The application submission has been deemed complete. 4704 Pollard Road, Former Township of Clarke The property is located south of Concession Road 5 on the west side of Pollard Road. Concession Road_5 - - 0 T1. _. law t - ti. s Cz 0 j T' Subject Site .= CMU , �.y r,F� 1/11ehe In Tl e HHayfield_ Lawn -Parking Now Daylily Gardens' Area Maximum -- N& ,; Apple Lawn &Gardens: Capacity: 204 �='� , Orchard Outdoor E ent Area & /�/ Ternporary Tent Area Event and Commercial Entrance. (Existingi) Ant Structure Psi ate Residential & fisting) Ancillary Strucfures z7.0012 (E COPA2017•-0008 How to • - Informed The proposed Official Plan and Zoning By-law amendments together with any 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 Planner David Addington at 905-623-3379, extension 2419, or by email at daddington clarington.net rovide How . PComments Speak at the Public Meeting: Date: Tuesday, June, 20, 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 David Addington. File Number: COPA2017-0008 & ZBA2017-0012 A• 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. David J. Crome, MCIP, RPP Director of Planning Services I:\^Department\LDO NEW FILING SYS ication Files\ZBA-Zoning\2017\ZBA2017-0012 4704 Pollard Road\Public Meeting\PM Notice 4704 Pollard Road May 17-16.docx 7 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend the Zoning By-law. ••• Marina Villas Ltd. (Kaitlin) proposes to develop 27 three storey townhouse units in condominium tenure. 65 Shipway Avenue, being west of Shipway Avenue and north of Lakebreeze Drive in the Port of Newcastle. r L . SH�pW i How to be Informed The proposed zoning by-law amendment, 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@clarington. net How to Provide Comments Speak at the Public Meeting: Date: Tuesday, June 20, 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 No: ZBA 2017-0005, cross reference SPA 2017-0017 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. David J. Crome, MCIP, RPP Director of Planning Services iies\ZBA-Zoning\2017\ZBA2017-00051&a Villa\Public Notice\PM ZBA2017-0005- Public Meeting Notice_May 18, 2017.docx Clarbgton Nonce of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on applications to amend the Worden East Neighbourhood Design Plan and for three proposed Plans of Subdivision. The Municipality of Clarington has received an application from a group of land owners including Schleiss Development Company Limited, Clifford Curtis, Michael Zygocki and Baseline Properties Limited to amend the Worden East Neighbourhood Design Plan (NDP). Approval of an amendment to the NDP is required prior to subdivision approval. Subdivision applications have also been submitted by three of the above land owners containing a total of 29 single detached dwelling lots plus future development blocks. Each lot within the proposed plan will have a minimum 15 metres lot frontage in compliance with the Urban Residential Type One (R1) zone. Open space blocks are proposed along the west and north sides. West side of Tooley Road, Courtice N � � �Y SC 2017-0003 Neighbourhood Design Plan D QRl� �p LADE Amendment Area SC� -0004 = � F a E w SG -000 o O CIRCLE CT'. ��SG 02� LEIT CT x2017-00� EL POP YFILU W o o w _ __ ® w LLJ .8 O :Z Z LLJ V !� - I . ;; BIRCHFIELDmDR 0 SC 2017 - 0002 & 0003 & 0004 Q The proposed Neighbourhood Design Plan amendment, draft plans of subdivision, 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 Mitch Morawetz, 905-623-3379, extension 2411 or mmorawetz( clarington.net or Cynthia Strike, 905- 623-3379, extension 2410 or cstrike clarington.net Speak at the Public Meeting: Date: Tuesday, June 20, 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 Mitch Morawetz or Cynthia Strike. Note: A Public Information Centre will be scheduled for a later date and notice will be given File Numbers: PLN 31.5.6 — Worden East Neighbourhood Design Plan Amendment S -C-2017-0002 — Michael Zygocki S -C-2017-0003 — Schleiss Development Company Limited S -C-2017-0004 — Clifford Curtis 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. David J. Crome, MCIP, RPP Director of Planning Services IAADepartment\LDO NEW FILING SYSTEMWpplication Files\SC-Subdivision\S-C-2017\S-C-2017-0002 Zygocki\Public Notice\PM_SC2017-0002-Public Meeting Notice_May'19'2017.docx 10 ciffbooff 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 20, 2017 Report Number: PSD -042-17 Resolution Number: File Number: ZBA2017-0013 By-law Number: Report Subject: An Application by Kaitlin Homes Limited to Amend the Zoning By-law to permit the extension of a Temporary Use Zoning By-law to facilitate a temporary homes sales pavilion at 3 Martin Road, Bowmanville. Recommendations: Provided there are no significant concerns raised at the Public Meeting: 1. That Report PSD -042-17 be received; 2. That the proposed application for Rezoning ZBA2017-0013 by Kaitlin Homes Limited be approved and the By-law contained in Attachment 1 to Report PSD -042-17, be adopted; 3. That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -042-17 and Council's decision; and 4. That all interested parties listed in Report PSD -042-17 and any delegations be advised of Council's decision. 11 Municipality of Clarington Report PSD -042-17 Page 2 Report Overview This report recommends the approval of an application by Kaitlin Limited to amend the Zoning By-law to permit an extension of a Temporary Use Zoning By-law for an existing sales pavilion located at 3 Martin Road in Bowmanville. 1. Application Details 1.1. Owner: 668390 Ontario Limited (Kaitlin Homes Limited) 1.2. Applicant: Enzo Bertucci 1.3. Proposal: Amend Zoning By-law 84-63 to permit the extension of a Temporary Use Zoning By-law for an existing sales pavilion. 1.4. Area: 0.5 hectares 1.5. Location: 3 Martin Road, Bowmanville 1.6. Roll Number: 18-17-010-020-16005 1.7. Within Built Boundary: Yes 2. Background On September 15, 2008, Council originally approved a Temporary use By-law to permit a new home sales pavilion for Kaitlin's various projects in Clarington. In January 2013, Council approved zoning by-law amendment to permit the extension of a Temporary Use By-law for the existing home sales pavilion. The use includes the sales office building and an associated parking lot. The site is located immediately north of the Canadian Pacific Railway and west of Martin Road in Bowmanville. The applicant has now reapplied to extend the existing use for an additional three year period. 3. Land Characteristics and Surrounding Uses 3.1 Kaitlin's current sales pavilion, along with the associated parking lot has been located on the site since 2013. The property has frontage on Martin Road (Durham Regional Road 57) and abuts the north limits of the Canadian Pacific Rail Line. The property is generally flat, gently sloping from east to west (See Figure 1). 3.2 The surrounding uses are as follows: North - Road Allowance for the Future Expansion of Prince William Boulevard and vacant land South - Canadian Pacific Railway, land owned by Metrolinx for future GO Station East - Existing Residential Subdivision south of the railway and vacant lands north of the railway West - Vacant lands, Go Commuter lot and Bus Station, and Commercial uses 12 Municipality of Clarington Report PSD -042-17 Page 3 Figure 1: Site Location Map 4. Provincial Policy 4.1 Provincial Policy Statement and Provincial Growth Plan The Provincial Policy Statement and the Growth Plan for the Greater Golden Horseshoe address the need to maintain and direct land use to achieve efficient development and land use patterns. Land use must be carefully managed to accommodate appropriate development to meet the full range of current and future needs, while achieving efficient development patterns. The application conforms. 13 Municipality of Clarington Report PSD -042-17 5. Official Plans 5.1 Durham Regional Official Plan Page 4 The Durham Region Official Plan designated the subject property as a Regional Centre. Regional Centres shall be planned and developed as the main concentrations of urban activities within area municipalities, providing a fully integrated array of community, office, service and shopping, recreational and residential uses. The proposed temporary use conforms with the Regional Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the lands as Town Centre. The lands are also within the Bowmanville West Town Centre Secondary Plan area. Within the Bowmanville West Town Centre Secondary Plan, the land is designated "Mid -rise High Density Residential". The Official Plan allows Council to pass Temporary Use By-laws subject to conditions. The Official Plan policies relating to Temporary Use By-laws state that Temporary Use By-laws may be passed to permit the use of lands, buildings or structures, on a temporary basis, for any purpose provided that: a) The proposed use is temporary in nature; b) The proposed use is compatible with the adjacent existing land uses, there is minimal impact on the natural features and hazard lands, or satisfactory measures to mitigate any adverse impact will be applied; c) There will be no adverse impacts on traffic or transportation facilities or services in the area; d) Adequate access and parking are provided; e) The use can be removed and the site can be restored to its original condition; f) Adequate sewage disposal and water services are available in compliance with provincial and regional standards; and g) It does not jeopardize the long term implementation of the plan. The sales pavilion is a commercial use and is consistent with the policies of the `Town Centre' designation. The use is consistent with the Temporary Use policies; it will have no impact on natural features; generally has no adverse impact on traffic or transportation facilities; and will not have an impact on the long term implementation of the Plan. The proposed temporary use conforms with the Clarington Official Plan. 5.3 Clarington Official Plan as amended by Amendment 107 On November 1, 2016, Council adopted Official Plan Amendment 107 (OPA 107) to bring the Clarington Official Plan into conformity with the Regional Official Plan and the Provincial policies. The subject lands are identified as an Urban Centre. 14 Municipality of Clarington Report PSD -042-17 Page 5 The sales pavilion is a commercial use and is consistent with the policies of the `Urban Centre designation. Section 23.4.4 of the Official Plan, which allows temporary rezoning has remained and is unchanged in any significant way. The proposal conforms with the policies of the OPA 107 as adopted by Council. 6. Zoning By-law As the previous Temporary Use By-law has expired, the property is currently zoned "Agricultural (A)". The expired "Agricultural Exception (A-82) Zone" permitted a Temporary Sales office with a maximum of 3 sales trailers or a temporary building used exclusively by a realtor, builder, developer or contractor on a temporary bases for the sale, display and marketing of residential lots, or dwelling units within a Draft Approved Subdivision of Condominium Plan. The applicant wishes to continue the use as a temporary Sales Office, requiring the further rezoning. 7. Public Notice and Submissions DEVELOPMENT PROPOSAL. Figure 2: Notice of Development Proposal 7.1 Public Notice was mailed to each landowner within 120 metres of the subject property and a public meeting sign was installed on the Martin Road frontage 30 days prior to the Public Meeting. 7.2 As of writing this report, no inquiries have been received. 15 Municipality of Clarington Report PSD -042-17 8. Agency Comments 8.1 Canadian Pacific Railway and Metrolinx Page 6 The application was circulated to the Canadian Pacific Railway and Metrolinx, both of whom have advised they have no concerns with rezoning. 8.2 Durham Region Departments The application was circulated to the Durham Planning and Works Departments. The Durham Region Works Department has no objection to the rezoning application. As of the writing of this report, no comments had been received from the Durham Planning Department. 9. Departmental Comments 9.1 Engineering Services has no objection to the proposal. 9.2 Emergency and Fire Services has no fire safety concerns. 9.3 The Building Division has no concerns with the proposal. 10. Discussion 10.1 This proposal conforms to the Clarington Official Plan with respect to temporary uses. 10.2 The proposed rezoning application provides for a temporary use of otherwise undeveloped land until future development occurs. The proposed trailers exist on the site on a temporary basis will be removed once the by-law expires or the site is ready for redevelopment. As such the site will be relatively unaltered thereby maintaining a good opportunity for redevelopment of the site in the future. 10.3 The site has operated for over three years with no major issues. A few times, the site has been very busy with a new residential subdivision or new phase release. Parking has overflowed onto Regional Road 57. Part of this was the recent sales frenzy. We cannot base site requirements on these extraordinary events. The site meets the zoning By-law requirements for parking. However, recognizing that this is an arterial road with limited opportunities for side street parking and that there may continue to be a few extraordinary days in the future, staff have requested an amendment to the site plan to better address the overflow parking on the site. 10.4 There are no objections to the approval of this application from the circulated departments and agencies. 11. Concurrence Not applicable 16 Municipality of Clarington Report PSD -042-17 12. Conclusion Page 7 Given the minor and temporary scale of this proposal and that no public inquiries have been made, it is recommended that the application be approved, provided there are no concerns raised at the public meeting. 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: Amanda Watson, Planner I, 905-623-3379 ext. 2420 or awatson(a_clarington.net Attachments: Attachment 1: Proposed Zoning By-law Amendment The following is a list of the interested parties to be notified of Council's decision. Enzo Bertucci, Brookfield Residential AW/CP/df 17 Attachment 1 to Municipality of Clarington Report PSD -042-17 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 for ZBA2017-0013; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: Section 6.4 "Special Exceptions - Agricultural (A) Zone" is hereby amended by introducing a new subsection 6.4.82 as follows: "6.4.82 SPECIAL EXCEPTIONS — AGRICULTURAL (A-82) ZONE Notwithstanding Section 3.12, 3.26, 6.1, 6.2 and 6.3 c) iii), d), those lands zoned A-82 as shown on Schedule "A" attached to this By-law shall only be used for a Temporary Sales Office with a maximum of 3 sales trailers or a temporary building, subject to the following zone regulations: a) Yard Requirements i) Interior Side yard (minimum) 2 metres b) Lot Coverage (maximum) 10% c) Loading Spaces (minimum) 0 Pursuant to the requirements of Section 39 of the Planning Act, 1990, as amended, this use may be permitted for a period of three years, ending on June 20, 2020." 2. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural (A) Zone" to " Agricultural Exception (A-82) Zone" as illustrated on the attached Schedule `A' hereto. 3. Schedule `A' attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34, 36 and 39 of the Planning Act. By -Law passed in open session this day of , 2017 Adrian Foster, Mayor 18C. Anne Greentree, Municipal Clerk This is Schedule "A" to 6y-law 2017- , passed this day of 2017 A.D. Durham Highway 2 a r 4a �rdC� �r Zoning Change From "A" To "A-82" /V Bowmanville • ZBA 2017-0013 • Schedule 3 Adnan Faster, Mayor C. Anne Greentree. Municipal cierk 19 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 20, 2017 Report Number: PSD -043-17 Resolution Number: File Number: COPA2017-0008 and ZBA2017-0012 By-law Number: Report Subject: An Application by Simon Gill and Janet Taylor Gill to permit agri- tourism uses on their farm property including special events and a nano-cidery Recommendations: That Report PSD -043-17 be received; 2. That staff consider the public comments received in the further processing of the Clarington Official Plan and Zoning By-law Amendment applications submitted by Simon Gill and Janet Taylor Gill to permit agri-tourism uses on their farm property; and 3. That all interested parties listed in Report PSD -043-17 and any delegations be advised of Council's decision. 20 Municipality of Clarington Report PSD -043-17 Report Overview Page 2 Simon Gill and Janet Taylor Gill have submitted applications to amend the Clarington Official Plan and Zoning By-law to permit farm -related agri-tourism uses on their farm property including special events for up to 140 patrons over the summer season and a small cidery for serving event guests. The applicants intend on using an existing 266 square metre barn, outdoor daylily gardens and a temporary accessory tent for the events. No new permanent buildings are proposed. 1. Application Details 1.1. Owner/ Applicant: Simon Gill and Janet Taylor Gill 1.2. Proposal: The applicant is proposing to establish farm -related agri-tourism uses as follows: A maximum of 13 special events per summer season including weddings and other private and charitable events accommodating up to 140 guests per event Utilize apples grown on-site for use in a small `4 -barrel' cidery within the existing farm building to serve to event guests 1.3. Area: 4.45 hectares (11 acres) 1.4. Location: Part Lot 33, Concession 4, Former Township of Clarke 1.5. Roll Number: 181703005006504 1.6. Within Built Boundary: No 2. Background 2.1 On April 21, 2017, the applicant submitted the above referenced rezoning for an existing agricultural property in the former Township of Clarke. On May 1, 2017, the applicant revised the application to include a Clarington Official Plan Amendment application. This second application was submitted as a precaution should approval of Official Plan Amendment 107 be delayed. 2.2 The subject property is actively farmed with daylily flowers and apples being grown. For the past 28 years, daylilies have been cultivated and sold from the farm which is known as "We're in the Hayfield Now Daylily Gardens". There has been a yearly summer daylily festival held at the property since the mid -1980's which has consisted of many visitors, vendors, catering and entertainment. Furthermore, there have been five weddings of family members and friends since 2002 at the property. 21 Municipality of Clarington Report PSD -043-17 Page 3 2.3 The applicants, Simon Gill and Janet Taylor Gill, purchased the property and the existing daylily business in June 2015 and have continued operating the annual daylily festival. The apple orchard component of the farm is currently being rented out to a tenant farmer while the applicants are cultivating the daylilies. The existing orchard lease will end by the time that a future site plan application related to this proposal is expected to be finalized, at which point the applicants are intending to take a greater role in farming the orchard. Apples from the orchard are intended for use for the proposed cidery. LO A � O e, Subject SiteAgo', 06. �"` ► '` a - -H 0WOOF W'�erree 1n The Hayfield Now Day'IiLy Gardens',, Lawn Parking 1 Area Maximum _ Apple Lawn &Gardens: Capacity: 204 Orchard Outdoor Event Area & �� P Y� .� Te porary Tent Area` 4 Event and 6ornmercial • Entrance (Existing:) - _... Barn -I X_ Structure . Private Residential & (E is ingi :jTP. Ancillary Struetwres $"1W 76 r ZBA 2017-0012 t Figure 1: Site Location and layout 22 Municipality of Clarington Report PSD -043-17 Page 4 2.4 A Planning Justification Report, Conceptual Site Plan and Barn Building Floor Plan were submitted in support of the applications. The Planning Justification Report is summarized in Section 7 of the report. 2.5 A Site Plan Approval application has not yet been submitted but will be required should the subject applications be approved. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are 4.45 hectares in area (11 acres) with approximately 0.5 hectares (1.2 acres) in daylily cultivation and 1.9 hectares (4.7 acres) in cultivation as an apple orchard. There is a lawn and garden area in the middle of the property that is bordered by mature vegetation on each side and a large, open grassed area at the front of the property that is approximately 0.6 hectares in area (1.6 acres). The built structures consist of a residential dwelling, a barn, three detached accessory buildings and a pool all clustered in the south east corner of the property. There is a small stream running along the front on the property. Figure 2: Existing barn proposed for events 23 Municipality of Clarington Report PSD -043-17 Page 5 Figure 3: Existing entrance proposed for event guests Figure 4: Lawn and gardens area 24 Municipality of Clarington Report PSD -043-17 Page 6 Figure 5: Lawn area proposed for guest parking 3.2 The surrounding uses are as follows: North - Rural residential dwelling and agricultural field South - Rural residential dwelling and orchard East - Open agricultural field West - Farm buildings and open agricultural field 4. Provincial Policy 4.1 Provincial Policy Statement The subject lands are located in a Prime Agricultural Area. Uses permitted in Prime Agricultural Areas include agricultural uses, agriculture -related uses and on-farm diversified uses. On-farm diversified uses shall be compatible with and shall not hinder surrounding agricultural operations. Criteria for these uses are based on guidelines developed by the Province or municipal approaches, as set out in municipal planning documents, which achieve the same objectives. "On-farm diversified uses" are defined as uses that are secondary to the principal agricultural use of the property, and limited in area. On-farm diversified uses include, but are not limited to, home occupations, home industries, agri-tourism uses, and uses that produce value-added agricultural products. 25 Municipality of Clarington Report PSD -043-17 Page 7 "Agri -tourism" means those farm -related tourism uses, including limited accommodation such as bed and breakfast, that promote the enjoyment, education or activities related to the farm operation. 4.2 Greenbelt Plan The subject property is within a location of the rural area that is not covered by the Greenbelt Plan. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands as Prime Agricultural Areas. Small-scale uses that are secondary to the agricultural use that produce value- added agricultural products, such as cottage wineries and agri-tourism uses, such as bed and breakfast establishments, farm vacation homes and farm tours are permitted as secondary agricultural uses, provided such uses are directly related to, or exclusively devoted to the existing farm operation. 5.2 Clarington Official Plan Current Official Plan (1996) The Clarington Official Plan designates the subject lands as Prime Agricultural Areas. Prime Agricultural Areas shall be used only for farm and farm -related uses including the growing of crops and nurseries. Seasonal farm produce stands may be permitted provided the produce is grown locally. The sale of the daylilies grown on the property is permitted however, the special event venue and cidery is not identified as a permitted use and therefore an amendment to the Prime Agricultural Area policies is required. Clarington Official Plan (OPA 107) as amended by Amendment 107 On November 1, 2016, Council adopted Official Plan Amendment 107 (OPA 107) which brought the Clarington Official Plan into conformity with the Regional Official Plan and Provincial Policies. The Official Plan, as amended designates the subject property as Prime Agricultural and Environmental Protection Area. The existing barn that is proposed to be used as the event venue is located within the area of the property designated Prime Agricultural Areas. The amended Policies permit on-farm diversified uses including agri- tourism uses in Prime Agricultural Areas. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands "Agricultural (A)" which permits agricultural uses including the sale of agricultural products produced on the farm as well as a residential dwelling. The proposed special events use and cidery is not a permitted use. 26 Municipality of Clarington Report PSD -043-17 7. Summary of Background Studies 7.1 Planning Justification Report, Clark Consulting Services, March 2017 Page 8 The report provides an overview of the subject property and the special events and cidery proposal. The following details were included in the report: • Special events are to be secondary to the existing agricultural use and will consist of catered weddings and private and charitable events for up to 140 guests (plus wedding off iciants and wedding party) in an existing barn and outdoor gardens. • The events will relate directly to the daylily farm products and orchard by using the daylilies for event themes and as a photography setting, garden tours of the daylily garden and orchard during events and using apples as event menu items and for the cidery which will serve event guests. • There will be no land removed from agricultural production, no site development or soil disturbance including no grading for the parking area or any new buildings. • A temporary accessory tent will be used within the garden area as necessary. • The barn is not insulated so events will be held only during the summer and will not exceed 13 events per year. • Portable, self-contained washroom facilities are intended to be used during events • The proposed cidery will use a `4 barrel system' size or smaller (approximately 8 times larger than what can be brewed on a residential stove) and will be located within the existing ancillary farming structure. • Parking can be accommodated on-site within the front lawn area which will become a shared use space with hay to be planted and harvested in the fall and spring • A site plan application will be submitted after the current applications are completed. • The event venue meets all Minimum Distance Separation (MDS) requirements. The Planning consultant provides an analysis of applicable policies from the Provincial Policy Statement and finds that the proposed use is consistent with the Rural and Prime Agricultural policies that permit on- farm diversified uses, including agri-tourism uses. The proposal was reviewed for compliance with the Durham Regional Official Plan and was found to conform to the policies that permit small-scale uses that are secondary to the agricultural use of the property including agri-tourism uses. The consultant notes that policies for on-farm diversified uses, including agri-tourism are included in the Clarington Official Plan (OPA 107). The consultant notes that a Zoning By- law Amendment is required to add site specific policies to permit the special events and cidery on the property. 27 Municipality of Clarington Report PSD -043-17 8. Public Notice and Submissions Page 9 8.1 Public notice was given by mail to each landowner within 300 metres of the subject lands. The public notices for these applications were mailed on May 17, 2017 and the appropriate signage outlining the applications was installed on the subject lands along Pollard Road. 8.2 At the time of writing, staff have received no submissions regarding the proposal. 9. Agency Comments 9.1 Regional Municipality of Durham To date comments have not been received from the Durham Regional Planning Department or the Durham Region Health Department. 10. Departmental Comments 10.1 Engineering Services Engineering Services has reviewed the application and have no objection to the Official Plan amendment and the proposed zoning change. The following comments will apply to the future site plan application should the Official Plan Amendment and the Zoning By- law Amendment be approved: • The applicant must provide adequate on-site parking for the proposed use. On -street parking will not be permitted for the proposed use. The applicant will be responsible for the illumination of the commercial entrance. Provision for appropriate on-site illumination must be provided on the site plan. Engineering Services also provided a number of additional comments and conditions related to Site Plan Approval including typical comments regarding site alteration, boulevard works including entrance construction and securities. 10.2 Building Division The Building Division has reviewed the applications and although they have identified no objection in principle to the proposal, they have identified a number of issues that will need to be addressed at the Site Plan Application stage should the Official Plan Amendment and the Zoning By-law Amendment be approved. These issues include the need for the proposed event building to be modified for assembly use occupancy, have water supply for firefighting and have an identified fire route. 10.3 Emergency and Fire Services The Emergency and Fire Services Department have reviewed the applications and have stated that a Change of Use Building Permit is required and on-site water supply for firefighting may be required. Municipality of Clarington Report PSD -043-17 11. Discussion Page 10 11.1 The applicant is proposing to amend the Clarington Official Plan and Zoning By-law to add site specific policies and regulations to permit agri-tourism uses on an existing 4.45 hectare agricultural property. The applicant intends on submitting a subsequent Site Plan Approval application to address details of site development should the current proposed applications be approved. 11.2 Both Provincial and Regional land use policies promote opportunities to support a diversified rural economy and have evolved to permit on-farm diversified uses (which includes agri-tourism uses) in both prime agricultural areas and rural areas, provided that the uses are secondary to the principal agricultural use, are limited in area and are compatible with the surrounding agricultural area. The Regional Official Plan allows for secondary uses to an agricultural operation but leaves the criteria for defining them to the local municipal Official Plan. OPA 107 contains policies permitting agri-tourism uses, which these applications will be reviewed against. As of the writing of this report, OPA 107 has not been approved by the Region and the 1996 Official Plan does not include policies by which to assess these types of land uses. 11.3 The proposed special events use and cidery will be assessed in accordance with the framework included in the Countryside Discussion Paper (2013), OMAFRA's Guidelines on Permitted Uses in Ontario's Prime Agricultural Areas, and all agency comments. All such criteria provide similar measures that seek to ensure that agri-tourism proposals remain secondary to agricultural uses, protect normal farm practices, are limited in size and are compatible with the rural area. 11.4 The conversion of the site from strictly an agricultural operation to an agri-tourism use will require the modification of the existing agricultural barn for human occupancy including the requirement for water supply for firefighting. The provision of sanitary services will be required for the special events use to the satisfaction of the Durham Health Department. 11.5 The applicant intends to utilize the existing north entrance into the site to accommodate event guests. The entrance has sufficient visibility, however, it will need to be upgraded to a commercial entrance standard to the satisfaction of Clarington Engineering Services. 11.6 The applicant is intending to share existing spaces between agricultural uses and the proposed agri-tourism uses thus limiting the total space permanently removed from agricultural use. An existing 266 square metre barn is intended to be used to host events while no new permanent structures are to be built. The barn will share 154 square metres of floor area for both the agri-tourism uses and agricultural use as the proposed events are planned to take place only during the summer months, leaving the space available for agricultural uses during the rest of the year. 55 square metres of the barn will be dedicated entirely for the agri-tourism use including the proposed cidery and 58 square metres will be maintained for agricultural storage only. The 0.6 hectare front lawn area is also intended to be shared as a parking area for event guests and being planted and harvested with hay during the seasons when events are not taking place. This space is currently sodded and is not being farmed. 29 Municipality of Clarington Report PSD -043-17 Page 11 11.7 Comments provided by departments, agencies and the public will continue to be reviewed and addressed by the applicant and their consultants as they are received. 12. Concurrence Not applicable 13. Conclusion The purpose of this report is to provide background information on the applications and provide opportunity for the public to address Committee with comments related to the applications. Staff will continue processing the application including the preparation of a subsequent report. 14. Strategic Plan Application Not applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Curry Clifford, MPA, CMO, Interim CAO Staff Contact: David Addington, Planner I, 905-623-3379 ext. 2419 or daddington clarington.net The following is a list of interested parties to be notified of Council's decision: Simon Gill and Janet Taylor Gill Judy and Charles Pell Anne Wilson DA/CP/df 30 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 20, 2017 Report Number: PSD -044-17 Resolution Number: File Numbers: ZBA 2017-0005 & SPA 2017-0009 By-law Number: Report Subject: An Application by Newcastle Marina Villa Ltd. (Kaitlin Corporation) To permit 27 townhouse condominium units in the Port of Newcastle Recommendations: 1. That Report PSD -044-17 be received; 2. That staff consider the public comments received in the further processing of the proposed application for rezoning ZBA 2017-0005 submitted by Newcastle Marina Villa Ltd; and 3. That all interested parties listed in Report PSD -044-17 and any delegations be advised of Council's decision. 31 Municipality of Clarington Report PSD -044-17 Page 2 Report Overview The Municipality is seeking the public's input on application to amend Zoning By-law 84-63 submitted by Newcastle Marina Villa Ltd. to permit 27 three storey townhouse condominium units at 65 Shipway Avenue in the Port of Newcastle. 1. Application Details 1.1. Owner: Newcastle Marina Villa Ltd. (Kaitlin Corporation) 1.2. Applicant: Enzo Bertucci 1.3. Proposal: 27 three storey townhouse units in condominium tenure 1.4. Area: 1.721 hectares 1.5. Location: 65 Shipway Avenue, Port of Newcastle. See Figure 1. 1.6. Roll Number: 18-17-030-120-2250 1.7. Within Built Boundary: Yes Figure 1: Subject site 32 Municipality of Clarington Report PSD -044-17 2. Background Page 3 2.1. On February 17 2017, the applicant submitted applications for rezoning and site plan approval to permit 27 three storey townhouse condominium units. The applications were deemed incomplete as various fees and supporting documentation were not provided. On May 2nd, 2017 the final report was provided and the applications were deemed complete. 2.2 Site plan approval was previously issued in June 2007 for a four storey, 63 unit apartment building with underground parking. The applicant did not proceed with the approved apartment building and the lands have remained vacant. 3. Land Characteristics and Surrounding Uses The subject lands have frontage on Shipway Avenue and on a shared access internal to the site. The lands are relatively flat and are unmaintained. Figure 2: Subject site — looking south from Shipway Avenue 3.1 The surrounding uses are as follows: North - Single detached dwellings and stormwater management pond South - Two three storey apartment buildings East - Admiral's Walk Clubhouse and beyond marina West - The Port Reserve townhouse development 33 Municipality of Clarington Report PSD -044-17 4. Provincial Policy 4.1 Provincial Policy Statement Page 4 The Provincial Policy Statement encourages planning authorities to create healthy livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs. Some relevant policies are: • New development shall occur adjacent to built-up areas, and shall have a compact form, a mix of uses and densities that allow for the efficient use of land, infrastructure and public services. • New housing is to be directed to locations where infrastructure and public services are or will be available. • A full range and mix of housing types and densities shall be provided to meet projected requirements of current and future residents of the regional market area. • Infrastructure and public services facilities shall be provided in a coordinated, efficient and cost effective manner. 4.2 Provincial Growth Plan The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Port of Newcastle. 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 should establish an urban open space system within the built up areas. • Municipalities must accommodate residential development within the built up area. 4.3 The development 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 will allow for various housing types in the Port of Newcastle. Municipal water and sanitary sewers are available to the site. Transit is available on Lakebreeze Drive and Shipway Avenue. 34 Municipality of Clarington Report PSD -044-17 Official Plans 5.1 Durham Regional Official Plan Page 5 The Durham Region Official Plan designates the subject lands as Living Area. Lands designated as Living Area permit the development of communities with defined boundaries, incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. The proposed development is permitted within the Living Area designation. Port of Newcastle is identified as a "Waterfront Place" that shall be developed as having a mix of uses integrated with the Greenlands system. Waterfront Places shall have a long term density target or at least 60 units per gross hectare and a floor space index of 2.0. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands "Urban Residential". The Medium Density designation allows for density of 31 to 60 units per hectare while the predominant form of housing are for medium density townhouses is to be, quadraplexes, triplexes or low rise apartments. 5.3 Clarington Official Plan as Amended by Amendment 107 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. The subject site is identified as a Waterfront Place and remains designated Urban Residential. Waterfront Place shall have a minimum density of 40 units per gross hectare and floor space index of 2.0 and building heights up to 12 floors. A variety of building forms is permitted. OPA 107 provides site development criteria for medium and high density development. The proposal is consistent with the criteria with one exception. It is not consistent with the criteria that each condominium corporation block shall have direct street frontage and direct vehicular access to a public street without reliance on easements through another condominium corporation block. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands "Holding -Residential Exception ((H) R4-19)", which permits an apartment building at a maximum density of 80 units per hectare and a maximum height of 12 metres. A rezoning is required to permit the proposed townhouses. 7. Public Notice and Submissions for Public Meeting Report 7.1 The Public Notice of this meeting was given by mail to landowners within 120 metres of the subject site. Public Notice sign was also installed on each property's frontage along Shipway Avenue and one on the internal shared access easement. 35 Municipality of Clarington Report PSD -044-17 Page 6 The concerns of one resident representing the condominium board from the two buildings to the south are summarized below. • No construction traffic or crews should be permitted to use the current access road, as it will be damaged and unmaintained by Kaitlin. • The existing entrance is not sufficient for current users and the proposed development. A new entrance on the north side of Shipway Avenue should be required for all construction traffic, garbage and utility trucks. • A cost sharing agreement is required with the new development in the event that no new entrance is created for maintenance purposes. • Kaitlin has frozen the purchase of parking spaces to the existing condos. They have not contributed financially to the upkeep and have no intention of doing so. • Poor site lines at the north east entrance on Shipway Avenue. • The design of the existing development and the new townhouses will make snowplowing very difficult. 7.2 One resident had concerns with the unsightly state of the site. 7.3 Two other inquiries were received regarding the process. 8. Agency Comments Canada Post and Enbridge Gas has offered no objections. 9. Departmental Comments 9.1 Engineering Services The applicant proposes a multi -unit residential development. Engineering Services have reviewed the above -noted application and have no objection to this proposal. Engineering Services agrees with the approach taken in regards to servicing and grading. Minor revisions are required on the drawings for erosion control, grading and servicing. Detailed comments will be provided on the site plan. 10. Discussion 10.1 The proposal includes three dual frontage townhouse blocks fronting onto Shipway Avenue, and two blocks internal to the site. The townhouse units are three storey in height, with parking in the rear. The private amenity space for each unit would be located above the garage. 36 Municipality of Clarington Report PSD -044-17 Page 7 10.2 The applicant had approvals for an apartment building containing 63 units, however did not proceed with the construction of the building. The access for the apartment building was also from a shared access route which also services the two buildings to the south. The access route was established by a consent application by Kaitlin and approved several years ago. The burden of maintaining the access route has fallen on the condominium corporation to the south. The condo board is requesting that another access be provided to the service the proposed townhouse development, failing that, that a cost sharing arrangement required between the existing condo board, and the new condo board for maintenance and upkeep of the shared access. 11. Conclusion This report provides background information on the proposal for 27 unit townhouse project submitted by Newcastle Marina Villa Ltd. for the Public Meeting. Staff will consider the public comments received and further process the application. A subsequent recommendation report will be prepared upon receipt of outstanding comments from departments and agencies and resolution of the identified issues. mi r Reviewed Sub Submitted by pe by i David J. Crome, MCIP, RPP Curry Cliffo&d, M , CMO, Director of Planning Services 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: Sharon Osborne John Pierrepont Peter J.W. Beecroft Yvonne and Sam Fairley Christina Plourde CS/CP/tg I:\ADepartnnent\LDO NEW FILING SYSTEMApplication Files\ZBA-Zoning\2017\ZBA2017-0005 Marina Villa\Staff Report\PSD-044-17.docx 37 Clarftwa Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 20, 2017 Report Number: PSD -045-17 Resolution: File Number: PLN 31.5.6, S -C-2017-0002, S -C-2017-0003 and S -C-2017-0004 By-law Number: Report Subject: An application by a group of land owners to amend the Worden East Neighbourhood Design Plan and three applications to subdivide a Dortion of those lands in Courtice Recommendations: That Report PSD -045-17 be received; 2. That staff consider the public comments received in the further processing of the applications submitted by the group of lands owners to amend the Worden East Neighbourhood Design Plan and for the development of three plans of subdivision S -C-2017-0002, S -C-2017-0003 and S -C-2017-0004; and 3. That all interested parties listed in Report PSD -045-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -045-17 Report Overview Page 2 The Municipality is seeking public comments on an application by a group of land owners to amend the Worden East Neighbourhood Design Plan. Three subdivision applications containing a total of 29 single detached dwelling lots plus future development blocks have also been submitted. 1. Application Details 1.1 Owners / Applicants: Schleiss Development Company Limited, 6490101 Ontario Limited, Clifford Curtis, Michael Zygocki Limited (Finefield Homes), Boothia Developments Limited (Finefield Homes), and Baseline Properties Limited 1.2 Agent: D.G. Biddle and Associates Limited 1.3 Proposal: Worden East Neighbourhood Design Plan Amendment To amend the Worden East Neighbourhood Design Plan to redesignate land from Environmental Study Area to Single Detached Residential and Environmental Protection. Plans of Subdivision Three draft plan subdivision applications containing a total of 29 single detached dwelling lots plus future development blocks along the extension of Springfield Lane. Each lot within the proposed plans of subdivision will have a minimum 15 metres lot frontage in compliance with the Urban Residential Type One (R1) zone. Open space blocks are proposed along the west and north sides of the Design Plan area. 1.4 Location: 1.5 Roll Numbers 1.6 Within Built Boundary: West side of Tooley Road, north of the Towns of Tooley Mills development in Courtice. 181701010007300, 181701010007810, 181701010008200, 181701010008600 Yes 39 181701010007505,181701010007610, 181701010007950,181701010008100, 181701010008400 and Municipality of Clarington Report PSD -045-17 2. Background Applications Page 3 2.1 On February 10, 2017, Schleiss Development Company Limited, 6490101 Ontario Limited, Clifford Curtis, Michael Zygocki Limited and Boothia Developments Limited submitted applications for three plans of subdivision. On March 17, 2017, these applicants plus Baseline Properties Limited submitted an application to amend the Worden East Neighbourhood Design Plan. 2.2 A number of studies were submitted and circulated for comments. A summary of these reports is included in Section 7 of this report. • Phase One Environmental Site Assessment Report • Preliminary Stormwater Drainage and Functional Servicing Report • Traffic Impact Study • Hydrogeological Assessment Report • Sustainability Report • Environmental Impact Study • Planning Report • Archaeological Study 2.3 Figure 1 shows the limits of the three proposed subdivision applications and the lands within the Neighbourhood Design Plan (NDP) subject to amendment. S -C-2017-0002 was filed by Michael Zygocki Limited and Boothia Developments, S -C-2017-0003 was filed by Schleiss Development Company Limited and 6490101 Ontario Limited and S -C-2017- 0004 was filed by Clifford Curtis. HE Municipality of Clarington Report PSD -045-17 Figure 1: Three subdivision applications within the Worden East Neighbourhood v -- �i - f E SC 2017-0003` Neighbourhood Design Plan �p p LANE, Amendment Area SC� -040 a E� SC 2�7�-0ao w 0 CIRCLE CT 2017- 0i7-PCP LEI CT LU PCPYFIEL p A 0 0 �� LU ' S O Z L) BIRCHFIELD DR SC 2017 - 0002 8. 0003 1 0004 d Q Page 4 Neighbourhood Design Plan 2.4.1 Under the current Clarington Official Plan, Neighbourhood Design Plans are required prior to consideration of a plan of subdivision. A Neighbourhood Design Plan details the following: • Environmentally sensitive lands; • Locations of schools, parks and open space blocks, including stormwater management blocks; • Generalized lotting patterns and residential densities; • Road alignments within a neighbourhood, including right of way widths and required road widenings; and • Walking or cycling trail systems and future transit routes. 41 Municipality of Clarington Report PSD -045-17 Page 5 2.4.2 The Worden Neighbourhood is within the Courtice Urban Area and is bounded by Townline Road to the west, Farewell Creek to the east, Durham Highway 2 to the south, and the Courtice urban area boundary to the north. Most of the neighbourhood is developed but there remains infill opportunities on Tooley Road. To coordinate this redevelopment, a Neighbourhood Design Plan was prepared for the eastern portion of the neighbourhood referred to as Worden East Neighbourhood. It covers the area that is east of Centrefield Drive to Farewell Creek and north of Nash Road to the urban area boundary. 2.4.3 The Worden East Neighbourhood Design Plan was approved in 2002. It was the result of a negotiated Memorandum of Understanding with Clifford Curtis of Tooley Road, to provide an alternative location for a separate elementary school as well as determine servicing and road patterns. Update to the Worden East Neighbourhood Design Plan (2016) 2.4.4 In December, 2014, H & H Properties Inc. (Halminen Homes) submitted development applications for lands on the west side of Tooley Road including an application to amend the Worden East Neighbourhood Design Plan. This was required to delete the separate elementary school site and facilitate the Towns of Tooley Mills development that is currently underway immediately south of the subject lands. 2.4.5 On June 25, 2015 and November 10, 2015, staff held workshops with residents and landowners to develop principles and preliminary options for the area. Prior to finalizing a proposed Plan and making a recommendation on the H & H application, staff met with CLOCA and landowners throughout the review process, including a "kitchen -table" type meeting January 19th, 2016 with nine residents from Tooley Road who had made submissions on the proposed neighbourhood design plan amendment. At the Council meeting of February 8, 2016, Clarington Council approved a resolution that supported the revised Worden East Neighbourhood Design Plan, shown in Figure 2. 2.4.6 The main changes that were made in 2016 to the original Neighbourhood Design Plan included: • Elimination of the separate elementary school and parkette; • Termination of Cloverfield street as a public street; • addition of Multi -unit Low Density area (Towns of Tooley Mill); • Extension of Poppyfield Drive from Centrefield to Tooley Road; • Recognition of infill opportunities within existing residential; • Expansion of the Environmental Study Area and removal of the underlying lotting and road pattern; • Addition of Medium Density Residential at the south west corner of Tooley Road and future Adelaide Avenue; • Future Trails; • Identification of Stormwater Management Ponds to facilitate development. 42 Municipality of Clarington Report PSD -045-17 Page 6 Figure 2: 2016 Worden East Neighbourhood Design Plan FUTUREAD"IDEAVENUE f LL_ � LANE _ d 1 -J.. N x LEGEND Environmental Prolection Existing Residential And Infill Opportunity Single Detached Residential Multi -unit Low Density Rasidaatial Multi -unit Medium Density Residential Enwronmental SWdy Area {Netu Herft q features require fu h Ey tletarmtm de I p M A, reads and po b{ep hon. mogat on n Fe 4on meesu�es.) Church - Location Cf Stormwater Management Pond (Local on of future stormwa[cr nagmaM poMtsj to Faelhale tleve3opmeMwq be tleh=,nn ned aroigh �valepmam pplicatrons} --- Possible Future Trail (Alig m tmad�mrmm.d) + P _ +I I V LIRHCOl1RT r� POPPYFIELO DRIVE I - L — f _ L o— -.— y- w--- w �� + - --� DAVID CRID.E FEB 71120115 LL TONY CANNELLA FEB 1112015 -- �IT\ WORDEN EAST NEIGHBOURHOOD PLAN 11 J LAVH 5E cnNCEPT PLAN NASH ROAD �. 43 Municipality of Clarington Report PSD -045-17 2.4.7 The amendment to the Worden East Neighbourhood Design Plan proposed by the applicants would replace the Environmental Study Area with: Page 7 • a 30 metre wide Open Space area behind the lots on Centrefield between Springfield and Poppyfield; • Provide an open space block at the north end of Springfield Lane extension; • Extend Springfield Lane from its current terminus in a north/south alignment; • Provide for 15 m wide residential lots on all new roads; • Terminate Poppyfield Drive at the proposed extension of Springfield Drive, rather than extending all the way from Centerfield Drive to Tooley Road. • Provide a stormwater management facility on the east side of Tooley Road. Figure 3: Proposed Neighbourhood Design Plan amendment MI Municipality of Clarington Report PSD -045-17 3. Land Characteristics and Surrounding Uses 3.1 The surrounding uses are as follows: Page 8 North Limited residential fronting on Tooley Road and natural areas including various vegetation communities South Towns of Tooley Mills with singles fronting on Tooley Road and townhouse development East Existing residential properties West Residential subdivision (Centerfield Drive and Springfield Lane) 3.2 The lands subject of the subdivision applications in most cases are made of lands that have been severed from the rear of the lots fronting the west side of Tooley Road. All three subdivision applications are covered in varying degrees with a woodlot that extends southerly to Poppyfield Drive. Lands to the north of Springfield Lane, including the west limits of S -C-2017-0003 are identified as a wetland. 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement encourages planning authorities to create healthy liveable and safe communities by accommodating an appropriate range and mix of residential, employment, recreation, park and open space, and other uses to meet long term needs. Some relevant policies are: • New development shall occur adjacent to built-up areas and shall have compact form, a mix of uses and densities that allow for the efficient use of land, infrastructure and public services; • New housing is to be directed to locations where infrastructure and public services are or will be available; • Municipalities are to identify appropriate locations for intensification and redevelopment; • Infrastructure and public service facilities shall be provided in a coordinated, efficient and cost effective manner; and • Promote development patterns that conserve biodiversity and consider the impacts of a changing climate. 45 Municipality of Clarington Report PSD -045-17 4.2 Provincial Growth Plan Page 9 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Courtice 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; • 40% of growth after 2015 is to be located within the Built Boundary on a regional basis; • Growth shall also be directed to areas that offer municipal water and wastewater systems; • Municipalities should establish an urban open space system within built up areas; and • Identify natural heritage features and areas that complement, link or enhance natural systems. 4.3 Provincial Growth Plan 2017 The updated Provincial Growth Plan released May 18, 2017 comes into effect on July 1, 2017. The new Growth Plan continues to reinforce and provide stronger policies to guide growth. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the lands as Living Areas. Lands within the Living Areas designation shall be used predominantly for housing purposes incorporating the widest possible variety of housing types, sizes, and tenure. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. The Durham Regional Official Plan requires a minimum intensification target of 32% for lands within the built boundary in Clarington. The goal of the urban system is protect key natural heritage or hydrologic features and functions from the impacts of urbanization. . e Municipality of Clarington Report PSD -045-17 5.2 Clarington Official Plan Page 10 The Clarington Official Plan designates the majority of the subject lands Urban Residential. A small portion of the subject lands on the property known as 3362 Tooley Road are designated Environmental Protection Area. Map C — Natural Features identifies some of the lands as being within the Lake Iroquois Beach and identifies a wetland on the lands north of Springfield Lane. Clarington Official Plan as amended by Official Plan Amendment 107 On November 1, 2016, Council adopted Clarington Official Plan Amendment 107. OPA 107 expands the Environmental Protection Area designation in the rear of the houses fronting on the west side of Tooley Road between Poppyfield Drive and Springfield Lane, based on the identified natural heritage system found on Map D (see Figure 4). In addition the transportation system has been modified with Poppyfield Drive designated as a collector road from Centrefield to Tooley Road. The other significant difference is that the policies of OPA 107 require a minimum vegetation protection zone from a significant woodlot or watercourse of 15 metres within the urban area, as determined through an Environmental Impact Study. Figure 4: Land use designation in Clarington Official Plan Amendment 107 0 VE CIRCLE BIRCHFIELD DR :�= Ei� w ❑ w ':SC2097=0003 sc: z0� 47 LANDUSE - OPA 107 CIEnvironmental Protection F-1 Urban Residential 1 CT, SC 2017 - 0002 & 0003 & 0004 Municipality of Clarington Report PSD -045-17 6. Zoning By-law Page 11 Zoning By-law 84-63 zones the majority of the subject lands "Holding Urban Residential Type One ((H)R1)". A portion of the property known as 3146 Tooley Road is zoned Urban Residential Type One (R1) and a portion of the property known as 3362 Tooley Road is zoned Environmental Protection (EP). 7. Summary of Background Studies 7.1 Planning Report The Planning Report describes the sites proposed for development and their surroundings, how the proposed pieces of the development fit together and fit in with the existing residential development. The report also reviews how the proposed development conforms with Provincial, Regional and local land use policies. 7.2 Traffic Impact Study The study examined the traffic levels along Tooley Road and Nash Road as well as the Centerfield Drive and Nash Road intersection. For the purposes of the study, the Towns of Tooley Mills development is included in the background traffic volumes. Under anticipated future conditions after buildout of the proposed development, the study projects that intersections in the area of the development will maintain good levels of service during peak traffic conditions. No mitigating measures are recommended by the study to address the minor increase in traffic flow in the area. 7.3 Environmental Impact Study The study examines natural features in an area including the property known as 3362 Tooley Road south to approximately 35 metres north of Poppyfield Drive and from the rear lot lines of the residential properties fronting on Centerfield Drive to the rear lot lines of the residential properties fronting on Tooley Road. The study concludes that development of the subject properties including the construction of single detached dwellings will not have a significant impact on the functional natural heritage system or the Harmony -Farewell Iroquois Beach provincially significant wetland provided that the mitigation measures and recommendations of the study are implemented. 7.4 Hydrogeological Assessment Report A Hydrogeological Assessment was conducted for an area including the property known as 3362 Tooley Road south to Poppyfield Drive and from the rear lot lines of the residential properties fronting on Centerfield Drive to the rear lot lines of the residential properties fronting on Tooley Road. It is expected that some groundwater will be encountered during construction, however water can be handled using appropriate engineering techniques. The report states that there is minimal potential for groundwater impact as a result of the proposed development and that the site has a minor role in the overall baseflow of the Farewell Creek. Good construction and mitigation techniques would minimize the potential for any impact. Low Impact Development (LID) strategies Municipality of Clarington Report PSD -045-17 Page 12 should be used where possible to infiltrate rain water into the ground. The report concludes that the proposed development is suitable from a hydrogeological perspective and there should not be any significant constraints for this development due to groundwater. 7.5 Archaeological Study A study was undertaken for each of the three draft plan of subdivision areas. The lands adjacent to the draft plan areas were not studied. Each of the three studies concluded that no material of cultural significance or otherwise was discovered and therefore no additional archaeological work is required at this time. If any archaeological resources are discovered during construction of the development, all excavation must stop and an archaeologist contacted. 7.6 Sustainability Report The Environmental Sustainability Plan submitted with the application provides a high level summary of sustainable development principles and practices, which will be implemented through the proposed subdivision developments. The plan is generally acceptable at this stage, and satisfies the policies of the Clarington Official Plan. Sustainable development measures will continue to be reviewed through the subdivision process. 7.7 Phase One Environmental Site Assessment Report A Phase One Environmental Site Assessment was conducted for an area including the property known as 3362 Tooley Road south to Poppyfield Drive and from the rear lot lines of the residential properties fronting on Centerfield Drive to the rear lot lines of the residential properties fronting on Tooley Road. The report states that no areas of potential environmental concern or potentially contaminating activities were identified that would warrant further investigation. A Phase Two Environmental Site Assessment is not recommended, however it is noted that all test wells and water wells on the subject lands must be abandoned in the proper fashion. 7.8 Preliminary Stormwater Drainage and Functional Servicing Report The report reviews the infrastructure requirements to provide services for the proposed development. This includes all lots in the NDP amendment area, not just the three draft plans of subdivision. The report also discusses storm water quality and quantity control objectives for the Farewell Creek. New watermains to service the development are proposed to connect to existing services on Springfield Lane, Poppyfield Drive and Tooley Road. A new storm sewer system would service the majority of the lands, draining southeast to a proposed underground stormwater storage facility on the east side of Tooley Road. Water from this facility would be discharged to Farewell Creek. A new storm sewer at the north end of the subject lands would connect to the existing storm sewer on Springfield Lane, which was designed to handle the additional flow. The sanitary sewer that would service the majority of these lands will need to be extended north on Tooley Road from where it terminates presently. Similar to the storm sewer drainage, a small portion of the north end of the development Municipality of Clarington Report PSD -045-17 Page 13 on the extension of Springfield Lane can be serviced to the west via the sanitary sewer on that street. It is noted that a sanitary sewer connection is available at the present terminus of Poppyfield Drive, though it is not expected to be used to service the proposed development. 8. Public Notice and Submissions 8.1 Public Meeting notice was mailed to area residents and details of the application were included in the Planning Services Department E -update and posted to the municipal website. Five Public Notice signs are posted — three along Tooley Road, one at the end of Springfield Lane (Figure 5) and one at the end of Poppyfield Drive (Figure 6). At the time of writing the report, 7 individuals have contacted staff regarding the applications. Staff have received two written submissions via email. Figure 5: Public Notice sign at the end of Springfield Lane 50 Municipality of Clarington Report PSD -045-17 Figure 6: Public Notice sign at Poppyfield Drive 8.2 To date, concerns raised relate to: • Removal of large portions of the woodlot; • Flooding potential; • Loss of natural beauty/history; • Potential negative impacts to high groundwater table; • Desire to protect for large lots; • Lack of green space in proposed plan; and • Possible well impacts. 9. Agency Comments Paue 14 9.1 Most agency comments 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 No objection to the proposals. 9.3 Other Agencies Hydro One, Canada Post, Rogers and Enbridge have no objections to the application. 51 Municipality of Clarington Report PSD -045-17 10. Departmental Comments 10.1 Engineering Services Department Page 15 The applicants propose residential development containing a total of 29 detached residential lots and 12 future development lots for a total of 41 lots. The Engineering Services Department has reviewed the above -noted applications and cannot support the applications at this time. There are concerns that not all required property has been acquired to facilitate this development. In addition, the Municipality requires additional information on the proposed stormwater management facility proposed for this development and requires additional information to complete a comprehensive review. 10.2 Building Division and Emergency and Fire Services No objection to the proposals. 10.3 Operations Department Clarington Operations has reviewed the proposed plans and requests details for all new public infrastructure. Quantities are necessary to determine future impacts on existing municipal staffing resources and to estimate maintenance costs. In addition to the total length and width of new roadway, the proposal must also include length of curb, length of sidewalk, length of storm sewer, number of catchbasins, areas of grassed boulevard, number of boulevard street trees and the number of streetlights. Protection measures will be required to guard against any mud tracking from the site onto the area roadways for the full period of construction. Measures shall include mud mats and a regular program of roadway sweeping and flushing. A response by the Operations Department for unsatisfactory road conditions will result in the back -charge of all associated costs plus a 35% administration fee. 10.4 Clarington Accessibility Advisory Committee The Committee requested that all paths of travel (sidewalks) are barrier free and meet the technical requirements of Ont. Reg. 191/11, Design of Public Spaces Standard. In particular, where curb ramps or depressed curbs are used, tactile surface warning indicators are required. Community mailboxes must be accessible to everyone, including persons with disabilities. They should be located somewhere that is connected to a sidewalk that has barrier -free connections. The Committee encourages the developer to offer accessible housing options for buyers, to make this an inclusive community where people of all abilities can live. Housing that has the potential to be made accessible is a strong recommendation from the Committee. "Adaptable housing" allows people to age in place by making adjustments to their house later in life. For example, an adaptable house will have stairs without landings or turns because stair lifts will be easier and cheaper to install. 52 Municipality of Clarington Report PSD -045-17 Page 16 11. Discussion 11.1 The Environmental Impact Study does not appear to cover all the lands identified as containing a Natural Feature in OPA 107 and will need to be extended south to Poppyfield Drive and address the policies contained in OPA 107. The Municipality, in consultation with the Conservation Authority is in the process of having the Environmental Impact Study and Hydrological Assessment Report peer reviewed at the Owners' expense. 11.2 Poppyfield Drive is identified as a Collector Road in OPA 107, providing direct connection to Tooley Road from Centrefield Drive. The proposed Neighbourhood Design Plan Amendment does not reflect this. This issue will need to be addressed. 11.3 The Holding Urban Residential Type One ((H)R1) zone is in place for most of the subject area. A Zoning By-law amendment will be needed to zone the proposed 30 metre wide open space block immediately east of the homes on Centrefield as Environmental Protection (EP), and to zone the lots north of Springfield Lane R1 as that area is presently zoned EP. The Holding (H) will have to be removed from the R1 zone prior to any permits being issued. 11.4 The draft plans proposed through applications S -C-2017-0002 and S -C-2017-0004 are premature at this time. Additional parcels of land are needed to connect these plans to the existing road network and to allow for efficient servicing of the subject lands. Conversely, draft plan S -C-2017-0003 can be serviced via Springfield Lane. 11.5 Staff recognize the need for additional opportunities for public consultation. Residents of this neighbourhood have longstanding concerns about the impact of developing the subject lands. It is anticipated that a Public Information Centre will be held in the future pending further review of the supporting documents, completion of the peer review, and possible revisions to the proposals to address agency and peer review comments. 11.6 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. 12. Concurrence Not Applicable. 53 Municipality of Clarington Report PSD -045-17 13. Conclusion Page 17 The purpose of this report is to provide background information on the applications submitted by the group of lands owners to amend the Worden East Neighbourhood Design Plan and for the development of three plans of subdivision for the Public Meeting under the Planning Act. Staff will continue processing the applications including the preparation of a subsequent report upon resolution of the identified issues and receipt of the outstanding agency comments. A Public Information Centre will be scheduled at a later date and notice will be given to all interested parties. 14. Strategic Plan Application Not applicable. G �.r Submitted ed by per David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: 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: Rose Crag Halina Workman Eleanor Von Gunten Deborah Rowsell Ernie Rainbow Dawna Murray Lorne Hanewich M M/C P/tg I:\^Department\LDO NEW FILING SYSTEMWpplication Files\SC-Subdivision\S-C-2017\S-C-2017-0002 Zygocki\Staff Report\PSD-045-17.docx 54 Clarftwa PI nnin Services Planning Se ces Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Special Planning and Development Committee Date of Meeting: June 20, 2017 Report Number: PSD -046-17 Resolution Number: File Number: PLN 27.17.1 By-law Number: Report Subject: Process Enhancement Project Progress Update Recommendations: 1. That Report PSD -046-17 be received for information. 55 Municipality of Clarington Report PSD -046-17 Page 2 Report Overview Engineering and Planning Services, in conjunction with the Interim Chief Administrative Officer, initiated a deep review of the land development process. The review involved a number of departments, external agencies, and industry representatives. The purpose of the Process Enhancement Project was to determine where opportunities for enhancement and process redesign of the land development review process could / should be implemented. The results of the review and identification of opportunities has underlined the importance of adequately resourcing the process. There is a need for additional staff positions, as identified in the 2017 Budget. There is also the need for new software applications to assist with development tracking. The land development process review has helped Clarington determine how it can best facilitate investment and economic development in the context of increased transparency and public participation and a changing provincial policy environment. 1. Introduction A deep review of the land development process is one of three reviews initiated by the Interim Chief Administrative Officer in 2017. The other reviews include the IT Strategic Plan and the Service Delivery Review process. The land development process review is a collaborative initiative of the Engineering and Planning Services Departments with input provided by other Departments involved in the land development process. It was initiated in March 2017 and was branded as the Process Enhancement Project (or "PEP"). On February 6, 2017, Council passed Resolution #C-031-17 relating to the undertaking of internal reviews, including the Building and Planning process review now branded as the PEP initiative: That a net tax levy funding envelope of $300,000, exclusive of positions approved earlier in the meeting, be approved, provided that prior to hiring for the relevant positions a review be undertaken, including job designs, silos, service delivery process, Building and Planning process review, and the IT Strategic Plan and that the review be reported on to Council. The purpose of this report is to: Update Council on the results of the review — the PEP initiative; Provide a summary of the key process enhancement opportunities that were identified through the internal process review and external consultation; and Inform Council that based on this, the positions in Planning Services included in the 2017 budget, funded through the approved net tax levy funding envelop of $300,000 will now be filled per the Interim Chief Administrative Officer's direction. These include one full time Senior Planner for Development Review and moving the Clerk I in Planning Services from part time to full time to assist with data input for development tracking. 56 Municipality of Clarington Report PSD -046-17 2. What is the Process Enhancement Project? Page 3 The Process Enhancement Project, or PEP, is about developing a strategy for the enhancement and continuous improvement of the current land development process to better support: Policy and regulation; Economic development and investment; and Public participation. Conducting a review of our land development process represents an opportunity to build upon previous process improvement initiatives, to identify challenges that affect the work that we do and collaborate to identify solutions to these challenges. In doing so, PEP will contribute to advancing the actions of Council's Strategic Plan. Some of the previous process improvement initiatives implemented by Planning Services include: • Developing more detailed internal procedural manuals for various land development processes; • Website postings of the more complex development application material; • Updating of informational brochures; • Development of Site Plan Approval guidebooks; • Standardization of the pre -consultation process; • Updating and simplification of the Subdivision Agreement and conditions; • Delegation of authority where possible to the Director of Planning or the Manager of Development Review; • Creation of a new public notice sign template to more clearly convey information about a proposal and to incorporate Municipal branding; and • Increasing the minimum public notice distance from 120 metres to 300 metres for all Official Plan and Zoning By-law Amendment applications located outside of a settlement area. 3. What Does the PEP Involve? External consulting services were retained to provide business process expertise and facilitation support, and a scoped work program was designed. Senior Planner Amy Burke was the municipal project manager, allowing for the scoping of the external consultant's work. The PEP is based on an `end-to-end' approach that focuses on the subdivision and site plan development processes from the first point of contact with proponents to the completion of works, inclusive of the building permitting and inspection process. It is expected than many of the PEP learnings and resulting process improvements, once implemented, will be transferable to other land development -related 57 Municipality of Clarington Report PSD -046-17 processes (e.g. minor variance, zoning by-law amendments, building permitting, construction inspections, etc.). Steps in the PEP include the following: Current State Review o Detailed mapping of the current land development process o Internal critique of the current state o Gathering input and best practices from external stakeholders Process Analysis Page 4 o Process enhancement visioning o Redesign working group session Future State Recommendations o Recommendation of a proposed `future state' and implementation plan (by Consultant) o Final reporting (by Consultant) In order to draw upon the varied roles and experiences of Staff, to build consensus, and to encourage ownership of recommended process changes, the approach taken has had extensive Staff involvement. All Engineering and Planning Services Staff have had an opportunity to participate in the PEP and to share their experiences and ideas. In addition, input was sought from other Departments involved in the land development process (Operations, Finance, and Legal). 4. How Were Enhancement Opportunities Identified? Process enhancement opportunities were identified through both an internal review process and external consultation. Detailed process maps developed by Staff at the outset of the PEP provided a foundation for analysing the land development process and contemplating redesign opportunities. A facilitated workshop involving a dedicated working group comprised of Staff from Engineering and Planning Services and the Clarington Board of Trade critiqued the "current state" process flows, identifying process gaps and challenges. These included things that are both within and outside of Municipal control. The process flows and results of the working group critique were then made available to all other Engineering and Planning Services Staff and to other Departments for further issue identification and comment on opportunities for improvement. PP Municipality of Clarington Report PSD -046-17 Page 5 Figure 1: The development of detailed process maps by the PEP Process Working Group t7 �� M y L� Figure 2: Posting of the process maps within the Departments to ensure all Engineering Services and Planning Services Staff had an opportunity to participate in the review. 59 Municipality of Clarington Report PSD -046-17 ' Business Proces&ag i - 4k 0 ■ lllli�i I - Page 6 Figure 3: A working board from a facilitated internal working group session to identify opportunities for process enhancement. For external perspective, a series of stakeholder "voice of the customers" roundtables were held to gather feedback on the current processes and input on potential process improvement measures, including preferred practices used by other municipalities. The Municipality hosted the following four roundtables: • Subdivision Development Roundtable for Developers; • Site Plan Development Roundtable for Developers; • Development Consultant's Roundtable; • External Agencies Roundtable, involving the local Conservation Authorities and Region of Durham Works and Economic Development & Planning Departments. To further supplement the input received through the internal review process and stakeholder roundtables, a range of best practice study reports and guidelines on land development and building approvals processes were reviewed. In addition, a meeting was held with representatives of the Residential Construction Council of Ontario, which provided insight on their on-going analysis of action that is needed to modernize the land development and building process in Ontario to achieve greater efficiency and innovation. 5. What Have We Heard? The following summary highlights the key opportunities for enhancement identified through the land development process review. Municipality of Clarington Report PSD -046-17 Page 7 Enhanced early issue identification — This involves increasing the comprehensiveness of early stage pre -application consultation services and more clearly defining and detailing minimum eligibility requirements for a formal Pre -Consultation Meeting. This has the potential to: Positively influence the quality of the application and application documents submitted to the Municipality; and Reduce the risk of requiring additional information later in the process. Developing supporting tools, such as an application requirements questionnaire can: Help direct prospective proponents to relevant policy and regulation, resources, and guidelines; and Support the early identification of critical factors that may affect the overall feasibility of a proposal. Further improving the communication of requirements — While a range of supporting documents and guidelines have previously been developed to assist applicants, there are additional opportunities to enhance the clarity of the process. Primary to this is the preparation of standardized terms of reference for supporting documents and studies that can be customized by the Applicant based on site specific characteristics and reviewed for concurrence by the appropriate review authority prior to initiating the work. In addition to detailing expected scope, terms of reference can clarify the purpose of the requirement, at what point in the process it is required to be submitted and to whom, and the responsible review authority (with delineation of roles where multiple review authorities exist). This will: Help to reduce the risk of unnecessary cost expenditures; Manage expectations; and Increase transparency. Application streaming - An increasing array of factors have the potential to influence land development proposals and correspondingly the effort and time that may be required for their review. The establishment of a system for streaming applications based on clearly defined and consistently applied criteria, with applications being classified as simple, moderate or complex, can support the identification of application requirements, such as the need for a public information centre, and the establishment of target review timeframes, thereby contributing to increased certainty of the process. The degree of required early stage pre -application consultation and standardized terms of reference could also reflect the various application complexity streams. 61 Municipality of Clarington Report PSD -046-17 Page 8 Service level agreements — Establishing service level agreements, internally across departments and externally with agencies involved in the land development review process will support the establishment of defined customer service objectives. Clearly defining roles and responsibilities in the review process will minimize the risk of overlap or duplication, while establishing decision making authority can contribute to addressing conflicting review comments. Seeking agreement on the reasonable expectation of time for review, will inform the setting of review timeframe targets. Updating technology in application processing — Modernization through the use of technology to support online application submissions and tracking, shared access (internal departments, external agencies, applicants) to complete and up-to-date application information and outstanding issues or requirements, electronic redlining of drawings, mobile field inspection technology, and public access to application information and status. This will require a new business software solution for land development process automation, a subject addressed in the IT Strategic Plan. Establishment of a management dashboard — An easy to use and up-to-date data management system for progressively and proactively managing the process. This includes measuring the total volume of work, work in progress, and backlog, and for tracking and monitoring of key performance indicators. This workflow management tool is a critical component of a complete business software solution for automation of the land development process. Conduct an assessment of fees and securities - A critical evaluation and assessment of all land development process -related fees and securities, including purpose, timing of payments, acceptable form of payment, roles and responsibilities of various departments, payment tracking, and the availability of information to applicants about the various types of fees and securities and the collection, repayment (where applicable) and release of securities processes. An examination should also give consideration to the introduction of fees for multiple resubmissions of incomplete applications, studies and design drawings, and ensuring applicants provide annotated drawings indicating where changes have been made. There is an opportunity to assess whether a portion of Building Permit fee reserves to support updating technology in application processing and other process enhancements would be an applicable investment. Refine the role of the Clarington Board of Trade — Clarify the role and responsibility of the Clarington Board of Trade as it relates to the land development process. Leverage the potential for CBOT to assume a greater role providing planning application assistance, provide property realtor education, assist prospective proponents to access municipal land use and zoning information, maintain an industrial and commercial property search tool, and assist with the determination of "fit for purpose". The assessment should: Eliminate current service gaps and areas of overlap with Engineering and Planning Services; Clarify CBOT's role as both an economic development driver for the Municipality and business facilitator; and Determine Staff training needs. 62 Municipality of Clarington Report PSD -046-17 Overarchina considerations in what we heard: In reviewing the summary presented above, it is important to recognize: Page 9 That although municipalities and the development industry often work together to achieve objectives which are important to the community, the Municipality is a regulatory approval authority who must also protect the public interest and minimize municipal liability. 2. That the development review process is complex, involving a range of stakeholders, and developers, external agencies, the public and Council also play a role in the success of land development process improvement efforts. 3. That increased public involvement adds transparency and accountability, and adds time to the review of development applications. It is also important to note the positive feedback that was received from external stakeholders at the roundtables. Participants commended Staff for their openness, approachability, timeliness of response, and efforts in a period of strong growth and related demand from the land development industry. Further, participants indicated that many elements of our land development process are aligned with current practice elsewhere in Ontario, or provide an example of best practice. In addition to expressing appreciation to the Municipality for undertaking the PEP initiative, the importance of turning the resulting PEP strategy into action was reinforced. 6. Where Are We Going? With the Current State Review and Process Analysis phases of PEP complete, the final recommendations from the business process expert for a proposed `future state' and implementation plan are in preparation. Final reporting is on track for completion within the third quarter of 2017. To address what we heard and to make the necessary business process adjustments, the Director of Engineering Services, Director of Planning Services and Interim Chief Administrative Officer examined staff resourcing. The findings of this review demonstrated the importance of and need for additional staff to support development review. The Interim Chief Administrative Officer has therefore authorized hiring/reclassifying the remaining positions in Planning Services included in the 2017 budget. These include one full time Senior Planner for Development Review and moving the Clerk I in Planning Services from part time to full time to assist with data input for development tracking. While Clarington's land development process has continually strived for continuous improvement, making incremental enhancements over time, the PEP will result in a comprehensive roadmap that will complement and support the significant transition in the community that the Municipality is both facilitating and responding to. This is the "new normal" where implementation will require the on-going availability and commitment of staff resources, while continuing to balance regular workloads and other priority projects. 63 Municipality of Clarington Report PSD -046-17 7. Financial Considerations Page 10 Below is a breakdown of the recommended positions showing total salary and benefits for each. These positions would be funded through the next tax levy funding envelope of $300,000, approved in the 2017 budget. One full time Senior Planner position for Development Review: $101,300; Upgrading a Clerk I position from part to full time: $27,000. 8. Concurrence While the recommendations of this report are specific to the Planning Services Department, PEP is a collaborative initiative of the Engineering Services and Planning Services Departments. Accordingly, this report has been reviewed by Tony Cannella, Director of Engineering Services, who concurs with the recommendations. 9. Conclusion In March 2017, Engineering and Planning Services in conjunction with the Interim Chief Administrative Officer initiated a deep review of the land development process, including building permitting and construction inspection processes. A critical internal and external review process involving Staff from a number of departments, external agencies and industry representatives has contributed to the identification of a range of opportunities for process enhancement. A summary of key opportunities are highlighted in this report. Detailed description of the issues and challenges, analysis of the opportunities for enhancement and process redesign, recommendations for a redesign and an implementation plan will be included in the final PEP report, now being prepared by the business process expert retained for the PEP initiative. The results of the review and identification of opportunities has underlined the importance of and need for additional staff to support development review in the Planning Services Department and these positions, identified in the 2017 Budget, will now be filled. A deep review of the land development process has helped Clarington determine how it can best facilitate investment and economic development in the context of increased transparency and public participation and a changing provincial policy environment. 10. Strategic Plan Application The recommendations contained in this report advance action item 1.3 of the Strategic Plan. ID Municipality of Clarington Report PSD -046-17 Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Page 11 Submitted by: Curry Cliff rd, M A, CMO, Interim CAO Staff Contact: David Crome, Director of Planning Services, 905-623-3379 ext. 2402 or dcrome(a_clarington.net There are no interested parties to be notified of Council's decision. ACB/DC/FL/df;tg 65 Presentations and Handouts Application By: Kaitlin Homes Limited An Application to amend the Zoning By-law to extend a Temporary Use to permit a Home Sales Pavilion for a maximum of three years. 3 Martin Road, Bowmanville Public Meeting: June 20, 2017 Background LEM Public Notice and Agency Comments DEVELOPMENT PROPOS Applicant Kaiti n Hj)mes Limited prop05al: Kaitfin Homes Lim i ted PFOPose' a n pxxerls+on of a YempOWY Ilse Z,O.no BY•law for an existing 5dje5 pavilion. FILE: Zvnmg epld r Arnendmen: i;o] T 0013 fapvonn for House Salo$ •� ' - 04 Fd �OILop Application By: Simon Gill and Janet Taylor Gill To permit farm -related agri-tourism uses including special events and a small apple cidery on a farm property. Public Meeting: June 20, 2017 - M 1 4 ' - Cbncessio Road -.5 - *443, IL Subject SiteCL - � — 0 4 -kI I . e r, ayield ' , Lawn -Parking -, , -woo. il, � i ardens' w Area Maximum- ..r■'� i 1541 Capacity, 20 tEvan# and. ommercjal Tenh rea 04 �-: ;s Entrance (Ex sLirty� —Event' kfu ur a Fesrential r trucku COPA2 cbCa Site Context r A Front yard / Proposed parking area - Barn / Proposed event venue looking north Gardens / Proposed outdoor event area Policy &Zoning "TOW M • Provincial Policy Provincial Statement • Durham Regional Official Plan • Clarington Official Plan • Zoning By-law 84-63 f,k Application By: Newcastle Marina Villa Ltd. (Kaitlin Corporation) 65 Shipway Avenue, Port of Newcastle Public Meeting: Tuesday June 20, 2017 4*-a 6 'llor— � A. 414, 0 W -Of J 'd I jo .. of -C4. 4 0001" 4L. v ►.� y�yl X11 � ►' �.�..•:.. �_ 4r Comments • Comments from the public • Shared access • Site maintenance • Lack of retail and personal services • Comments are outstanding from the majority of the agencies I'N-L.L. ' J' i I 77 ISL 50 ati Iii 1 wim ii Applications by: Schleiss Development Company Limited, 6490101 Ontario Limited, Clifford Curtis, Michael Zygocki Limited (Finefield Homes), Boothia Developments Limited (Finefield Homes), and Baseline Properties Limited Proposal to amend the Worden East Neighbourhood Design Plan and three applications for proposed plans of subdivision for a portion of those lands in Courtice Tooley Road, Courtice Public Meeting: June 20, 2017 Approved Worden East Neighbourhood Design Plan _ f poll t 1 LEGEND 4� �4-rwaw '47�atfowrt �Y4v/ LYr �� Ahld,tli _w�rl� I�YVf GhYM1h M•yar�n 4r{ wAmandroarkk -j F. j f-'} —fr ' Open Space ExWing Reslderilial Areas Residential Davebpmenl Areas Futum B" Area Proposed Worden East Neighbourhood road and lot pattern � I +} LEGEND F �YiOprw� 4 k February 2016 Approved Worden East Neighbourhood Design Plan _ _ f 4 i r I �� Aroa Su bac# To Amerrdmen# � r �k h `;4 February 2016 Approved Worden East Neighbourhood Design Plan 4 i February 2016 Approved Worden East Neighbourhood Design Plan SC 20'17-0003 LANE q Wetland I c CIRCLE" POP YF1E Lu e u.1 uj uj LLI u W W. 1318 HRELE) DR 5C 2017 - 0002 & 0003 & OU04 7. G? LU 1wi Neighbourhood Design Plan AmendmerrtArea LEITH OF Public Comments Removal of trees • Flooding potential • Loss of natural beauty High groundwater table • Desire to protect large lots • Possible well impacts Lack of green space in proposed plan Comments COPA 107 o Poppyfield Drive o Environmental Impact Study *Further public consultation *Agency comments outstanding / LANDUSE - OPA 747 M F.nv ronmental N'otecdan 5 n Lkbon ReAcnhal SC 201; -00C -3't - I 7.: . a VE r w .SC 201? -0002 O CIRCLE [:1 w POP Y 8C W 3 } O _ O W eL W 1K'+ W Z W I U BIRCHFIELD DR 1 LD4� _ 9C 2017` 4402 80043 & 0004 D � �Ya Harr ci E CIRCLE SC 2017-0003 „ 201 7MOO ry moo J 0 Neighbourbood Design Pian Amendment Area impl c j 'FIELD D �m m_ � L u ' � O z TLU BIR HF-IE_LD DK LTO,2017 - 0Cl02 8. 0a404 SC 2017-0003 „ 201 7MOO ry moo J 0 Neighbourbood Design Pian Amendment Area impl 2 'FIELD D �m m_ r elm