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09/11/2017
Final clffftwn Planning and Development Committee Agenda Date: September 11, 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: Samantha Gray, Committee Coordinator, at 905-623-3379, ext. 2106 or by email at sgray(o clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Audio Record: The Municipality of Clarington makes an audio record of General Government Committee meetings. If you make a delegation or presentation at a General Government Committee meeting, the Municipality will be audio recording you and will make the recording public by publishing the recording on the Municipality's website. Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non -audible mode during the meeting. Copies of Reports are available at www.clarington.net CIarifl#oII Planning and Development Committee Agenda Date: September 11, 2017 Time: 7:00 PM Place: Council Chambers 1 Call to Order 2 New Business — Introduction Members of Committee are encouraged to provide the Clerk's Department, in advance of the meeting, a copy of any motion the Member is intending to introduce, (preferably electronic) such that staff could have sufficient time to share the motion with all Members prior to the meeting. 3 Adopt the Agenda 4 Declaration of Interest 5 Announcements 6 Adoption of Minutes of Previous Meeting 6.1 June 26 Minutes of a Regular Meeting of June 26, 2017 Page 6 Minutes 7 Public Meetings 7.1 Public Meeting Application for a Proposed Zoning By-law Amendment Page 17 Applicant: MGM Dream Homes Limited Report: PSD -057-17 7.2 Public Meeting Application for a Proposed Zoning By-law Amendment Page 19 Applicant: South Bowmanville Limited Report: PSD -058-17 7.3 Public Meeting A revised application to amend Clarington Official Plan Page 21 and Courtice Main Street and a Revised Application to amend the Zoning By-law Applicant: High Street Courtice Inc. Report: PSD -059-17 Page 2 CIarifl#oII Planning and Development Committee Agenda Date: September 11, 2017 Time: 7:00 PM Place: Council Chambers 8 Delegations 8.1 Adrian Litayski, Principal, Johnston Litayski Ltd., Regarding Communications item 10.2 Alpha Pre -Engineered Panel Systems Incorporated — request for Zoning By-law Amendment and Official Plan Amendment at 2021 and 2033 Baseline Road, Courtice 8.2 Roger Miller, Miller Planning Services on behalf of 1816452 Ontario Limited, regarding Report PSD -064-17, Applications by 1816451 Ontario Limited to permit an Auto Mall with a minimum of three motor vehicle dealerships including recreational vehicles/trailer sales establishments, Rundle Road, Courtice 8.3 Rick Percy regarding Report PSD -064-17, Applications by 1816451 Ontario Limited to permit an Auto Mall with a minimum of three motor vehicle dealerships including recreational vehicles/trailer sales establishments, Rundle Road, Courtice 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications— Direction 10.1 Extension for Murray Greenwood — Request to Extend the Use of Use of Temporary Living Quarters at 6220 Andrews Road, Temporary Courtice Living (Motion to approve the six month extension for the Quarters use of temporary living quarters at 6220 Andrews Road, Courtice, subject to signing a further Letter of Undertaking) 10.2 Alpha Pre- Alpha Pre -Engineered Panel Systems Incorporated — Engineered request for Zoning By-law Amendment and Official Plan Panel Systems Amendment at 2021 and 2033 Baseline Road, Courtice Inc. (Motion to refer correspondence from Alpha Pre - Engineered Panel Systems Incorporated, concerning a request for a Zoning By-law Amendment and Official Plan Amendment at 2021 and 2033 Baseline Road, Courtice be referred to the Director of Planning Services to be considered as part of the application review process) Page 23 Page 26 Page 3 CIarifl#oII Planning and Development Committee Agenda Date: September 11, 2017 Time: 7:00 PM Place: Council Chambers 10.3 Dietmar and Dietmar Reiner and Suzanne Reiner — Regarding Report Page 28 Suzanne PSD -059-17, A Revised Application to Amend Clarington Reiner Official Plan and Courtice Main Street and a Revised Application to Amend the Zoning By-law (Motion to refer correspondence from Dietmar & Suzanne Reiner, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -059-17, be referred to the Director of Planning Services to be considered as part of the application review process) 11 Presentations No Presentations 12 Planning Services Department Reports 12.1 PSD -057-17 An Application by Mina Mekhaiel & MGM DRGAM Homes Page 29 Ltd. To permit three single detached dwellings on King Avenue, Newcastle 12.2 PSD -058-17 An Application by South Bowmanville Limited (Delpark Page 40 Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of single detached dwellings 12.3 PSD -059-17 Revised applications by High Street Courtice Inc. to Page 48 amend the Clarington Official Plan and Zoning By-law to permit a 464 unit residential development in Courtice 12.4 PSD -060-17 Zone Clarington - Comprehensive Zoning By -Law Review Page 61 Project 12.5 PSD -061-17 An Application by Vincent Santocono for Removal of (H) Page 69 Holding Symbol - 2394 Prestonvale Road, Courtice 12.6 PSD -062-17 An Application by Prudence Smith for Removal of (H) Page 75 Holding Symbol, 3430 Trulls Road, Courtice Page 4 CIarifl#oII Planning and Development Committee Agenda Date: September 11, 2017 Time: 7:00 PM Place: Council Chambers 12.7 PSD -063-17 An Application by George Lysyk and Salvatore Risorto to Page 82 permit the creation of two additional lots for single detached dwellings at 849 Townline Road North, Darlington 12.8 PSD -064-17 Applications by 1816451 Ontario Limited to permit an Page 93 Auto Mall with a minimum of three motor vehicle dealerships including recreational vehicles/trailer sales establishments, Rundle Road, Courtice 13 New Business — Consideration 14 Unfinished Business None 15 Confidential Reports No Reports 16 Adjournment Page 5 Clarftwn Planning and Development Committee Minutes June 26, 2017 Minutes of a meeting of the Planning and Development Committee held on Monday, June 26, 2017 at 7:00 PM in the Council Chambers. Present Were: Mayor A. Foster, Councillor S. Cooke, Councillor R. Hooper, Councillor J. Neal until 10:27 PM, Councillor W. Partner, Councillor W. Woo Regrets: Councillor C. Traill Staff Present: C. Clifford, D. Crome, A. Greentree, C. Pellarin, K. Richardson, C. Salazar, J. Gallagher 1 Call to Order Councillor Woo called the meeting to order at 7:00 PM. 2 New Business — Introduction There were no new business items added to the Agenda. 3 Adopt the Agenda Resolution #PD -130-17 Moved by Councillor Hooper, seconded by Mayor Foster That the Agenda for the Planning and Development Committee meeting of June 26, 2017 be adopted as presented. Carried 4 Declarations of Interest Councillor Hooper declared an interest in the public meeting Agenda Item 7.1 and Report PSD -047-17 (Agenda Item 12.1) related to the SmartREIT to rezone the subject lands to accommodate a 25,360 square metre retail outlet centre, Baseline Road, Bowmanville. 5 Announcements Members of Committee announced upcoming community events and matters of community interest. -1- A• Clarftwn Planning and Development Committee Minutes June 26, 2017 6 Adoption of Minutes of Previous Meeting Resolution #PD -131-17 Moved by Mayor Foster, seconded by Councillor Partner That the minutes of the regular meeting of the Planning and Development Committee, held on June 5, 2017, be approved. Carried Resolution #PD -132-17 Moved by Councillor Partner, seconded by Councillor Hooper That the minutes of the special meeting of the Planning and Development Committee, held on June 20, 2017, be approved. Carried 7 Public Meetings 7.1 An Application by SmartREIT to Rezone the Subject Lands to Accommodate a 25,360 Square Metre Retail Outlet Centre, Baseline Road, Bowmanville Applicant: SmartREIT Report: PSD -047-17 Councillor Hooper declared an interest in this matter as he owns a business in the downtown core. Councillor Hooper left the meeting and refrained from discussion and voting. Paul Wirch, Planner ll, made a verbal and electronic presentation to the Committee regarding the application. Eric Knott, local resident, spoke in opposition to the application. Mr. Knott explained why he chose to purchase a home in Bowmanville. He stated that he does not believe that the development will benefit Bowmanville as he believes that it will ruin the small town feel and increase crime in the area. Mr. Knott stated that he believes that the land should be given back to the community for a hospital or school. He suggested that the outlet mall could be developed in Newcastle as the proposed location is too close to the malls located in Oshawa. Mr. Knott stated that he does not want Bowmanville to lose the historic family friendly feel. He concluded by stating that he enjoys attending the many local downtown festivals and that he believes that the development will destroy the Town of Bowmanville. -2- Clarftwn Planning and Development Committee Minutes June 26, 2017 Sharon Edwards, local resident, spoke in opposition to the application. Ms. Edwards stated that she is concerned about decreasing property values as a result of the development. She stated that she supports the local stores and believes that this type of development will negatively impact the local stores. Ms. Edwards added that she is concerned about increased traffic and noise in the area. She stated that she is also concerned about this development being located in a flood plain. Ms. Edwards noted that St. Marys Cement blasts twice a week and asked whether the development will affect the blasting from St. Marys Cement or vice versa. She concluded by stating that, in her experience, other outlet malls are usually not located next to subdivisions. Tony Steele, local resident, spoke in opposition to the application. Mr. Steele stated that he is concerned about the effect of the increased traffic on the entrance into his neighbourhood because currently the only exit is Lockhart Gate. He suggested an extension of John Scott Avenue to Spry Avenue. Lori Allin, local business owner, spoke in opposition to the application. Ms. Allin stated that she is concerned about the impact on downtown businesses as well as increased traffic from Highway 401. She cited examples of the impact of increased traffic in the Halton Hills area as a result of the outlet mall located in that municipality. After the square footage was clarified, Ms. Allin stated that she is concerned about the large size of a proposed 273,000 square foot development. Gord Gill, local business owner and resident, spoke in opposition to the application. Mr. Gill explained that he understood the application to be an increase in square footage as well as changes to allow for additional types of business to "complement the outlet mall experience". He asked whether the additional types of business would include a children's indoor play place, large family indoor entertainment center or food business, as these may impact his business. Tenzin Shomar, local resident and member of the Durham Youth Council, spoke in opposition to the application. Mr. Shomar stated that he supports the development in that it may increase youth employment. However, he added that his family owns a local business which he believes would be negatively impacted by the proposed development. Mr. Shomar urged a strong consultation process, prior to the building, including the BIA and other organizations in order to ensure that the outlet centre is viable. He stated that he would like to see the Municipality of Clarington investing in the downtown in addition to the funds put forward to expedite the Highway 401 interchange. Jim Boate, member of Durham Region Cycling Coalition (DRCC) and the Clarington Cycling Club, was present to comment on the application. He made a verbal presentation to accompany his PowerPoint presentation. Mr. Boate reminded the Committee that the proposed outlet centre will result in increased traffic. As a result, the cycling groups are requesting an extension of the Valleys 2000 Trail to connect to the Great Lakes Waterfront Trail. He explained that this will reduce the unsafe conditions that exist when cyclists exit the Valleys 2000 Trail at Baseline Road. Mr. Boate added that they are also requesting bike lanes on Baseline Road between Waverley Road and Liberty St. including in the outlet mall parking lot. Mr. Boate explained the software -3- 0 Cladiw-a Planning and Development Committee Minutes June 26, 2017 application, "Global heat map", which is used by cyclists to find safe routes, which demonstrates there is greater use of the Oshawa trail versus the Valleys 2000 Trail. He explained that the difference is that the Clarington trail must cross the busy Baseline Road. Mr. Boate provided examples of active transportation routes or valley creek trails from Oshawa and Kingston. He explained that currently Clarington has no safe active transportation trails. Mr. Boate stated that the cycling groups feel that Clarington needs to build on the existing trail system by adding valley creek trails. He highlighted the following benefits of his proposal: car free option to the mall; safe connections; attract tourism; and new residents will welcome alternative options of travel. Mr. Boate stated that he believes that partnerships with active transportation groups like Bike Friendly and DRCC are important stakeholders in communities. He suggested that, by working together, it is possible to create a force for positive change in the municipality. Mr. Boate concluded by stating that expansion is inevitable, commercial development can be green and healthy, and that it is important to include active transportation routes when planning development. Ornella Richichi, Executive Vice President, Land Development, SmartREIT, was present to speak about the application. She made a verbal presentation to accompany her PowerPoint presentation. Ms. Richichi explained there were other SmartREIT representatives also present at the meeting. She provided the Committee with background on the proposed development. Ms. Richichi noted that the transportation infrastructure and the flood plain issue were identified as part of their investigation. She reminded the Committee that a private -public partnership was put in place to expedite the Highway 401 interchange to improve the transportation infrastructure. Ms. Richichi explained the proposal as it relates to the preliminary trail plan for the area. She provided the Committee with a list of economic benefits including tourism, future development, property tax revenues, permanent employment generations (estimate 610 full time equivalent jobs), development charge revenue, and commercial construction investment (estimated $85-$86 million). Ms. Richichi noted that there are 206,500 square feet of retail currently permitted and that this proposal is requesting permission to add personal service shops and fitness centres uses. She provided the Committee with the project timeline, which is expected to result in a grand opening in summer, 2020. Ms. Richichi provided some examples of the proposed built form by way of photos within her presentation. Recess Resolution #PD -133-17 Moved by Councillor Cooke, seconded by Councillor Partner That the Committee recess for 5 minutes. Carried The meeting reconvened at 8:54 PM with Councillor Woo in the Chair. Councillor Hooper returned to the meeting. E Clarftwn Planning and Development Committee Minutes June 26, 2017 7.2 An Application by Soroya Yule and Spencer Yule to amend the Official Plan and Zoning By-law to permit an apartment -in-house within a new addition to the existing dwelling on a rural residential property located at 4443 Concession Road 5. In the interest of expediency, Councillor Woo asked whether there was anyone present to speak in opposition to or in support of the application. No one was present to speak in opposition to or in support of the application. As a result, the planner did not make a presentation. Spencer Yule, applicant, was present to speak about the application and answered questions from the Committee. 7.3 A Proposal by the Municipality of Clarington to rezone lands to remove the exception permitting an auto auction at 50 Osborne Road, former Manheim Auto Auction Amanda Watson, Planner 1, made a verbal and electronic presentation to the Committee regarding the application. Ian Mathany, counsel for Manheim Auto Auction, was present to speak in opposition to the application. Mr. Mathany provided the Committee with background on the Manheim Auto Auction and the subject lands and land uses. He advised that this rezoning has frustrated the sale of their property. Mr. Mathany stated that his client is completely opposed to the application. He added that he has only recently (June 20, 2017) learned of the application. Mr. Mathany concluded by urging the Municipality to work with Manheim Auto Auction to achieve a mutually agreeable conclusion. 8 Delegations 8.1 Delegation of Theresa Vanhaverbeke, Newcastle Lodge for Senior Dwellings, Regarding Report PSD -052-17, An Application by Newcastle Lodge for Senior and Family Dwellings to Construct a four Storey Residential Building on King Avenue East, Newcastle. Theresa Vanhaverbeke, Newcastle Lodge for Senior Dwellings, was present to address the concerns raised at a recent public meeting concerning their application. Ms. Vanhaverbeke explained that the application has changed from a six to a four storey, 52 apartment building with increased setbacks in order to address the concerns by the neighbours to the east and south, especially regarding shadowing and privacy concerns. She added that they have worked closely with Staff and support the recommendations contained within Report PSD -052-17. Ms. Vanhaverbeke noted that two board members were present in the audience. -5- 10 Clarftwn Planning and Development Committee Minutes June 26, 2017 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications— Direction 10.1 John A. Roznik —Request to Extend the Use of Temporary Living Quarters at 1093 Gifford Road, Clarke Resolution #PD -134-17 Moved by Mayor Foster, seconded by Councillor Partner That the request from John A. Roznik to extend the use of temporary living quarters at 1093 Gifford Road, Clarke for six months be approved, subject to the signing of a further Letter of Undertaking. Carried 10.2 Ian Mathany, BLG — Regarding Report PSD -049-17, A Proposal by the Municipality of Clarington to Rezone Lands to Remove the Exception Permitting an Auto Auction at 50 Osborne Road, Former Manheim Auto Auction Resolution #PD -135-17 Moved by Mayor Foster, seconded by Councillor Partner That the correspondence from Ian Mathany, BLG, concerning the Public Meeting (Agenda Item 7.3) regarding Report PSD -049-17, be referred to the Director of Planning Services to be considered as part of the application review process. Carried 11 Presentation(s) No Presentations 12 Planning Services Department Reports 12.1 An Application by SmartREIT to rezone the subject lands to accommodate a 25,360 square metre retail outlet centre, Baseline Road, Bowmanville Councillor Hooper declared an interest in this matter as he owns a business in the downtown core. Councillor Hooper left the meeting and refrained from discussion and voting. 11 Clarftwn Resolution #PD -136-17 Planning and Development Committee Moved by Councillor Cooke, seconded by Mayor Foster That Report PSD -047-17 be received; Minutes June 26, 2017 That staff consider the public comments received in the further processing of the application for rezoning (ZBA 2017-0016) including the preparation of a subsequent report; and That all interested parties listed in Report PSD -047-17 and any delegations be advised of Council's decision. Motion carried on the following recorded vote: Council Member Yes No Declaration of Absent Interest Councillor Cooke X Councillor Hooper X Councillor Neal X Councillor Partner X Councillor Traill X Mayor Foster X Councillor Woo X Councillor Hooper returned to the meeting. 12.2 An Application by Soroya Yule and Spencer Yule to amend the Official Plan and Zoning By-law to permit an apartment -in-house within a new addition to the existing dwelling on a rural residential property located at 4443 Concession Road 5 Resolution #PD -137-17 Moved by Mayor Foster, seconded by Councillor Partner That Report PSD -048-17 be received; That the Official Plan Amendment Application (COPA 2017-0009), submitted by Soroya and Spencer Yule, be closed; That the Zoning By-law Amendment Application (ZBA2017-0017), submitted by Soroya and Spencer Yule, be approved and that the appropriate by-law be forwarded to Council for adoption; and 7- 12 Clarftwn Planning and Development Committee Minutes June 26, 2017 That all interested parties listed in Report PSD -048-17 and any delegations be advised of Council's decision. Carried 12.3 A Proposal by the Municipality of Clarington to rezone lands to remove the exception permitting an auto auction at 50 Osborne Road, former Manheim Auto Auction Resolution #PD -138-17 Moved by Councillor Neal, seconded by Councillor Cooke That Report PSD -049-17 be received for information. Motion lost on the following recorded vote: Council Member Yes No Declaration of Absent Interest Councillor Partner X Councillor Traill X Mayor Foster X Councillor Cooke X Councillor Hooper X X Councillor Neal X Councillor Woo X Resolution #PD -139-17 Moved by Councillor Foster, seconded by Councillor Hooper That Report PSD -049-17, regarding a Proposal by the Municipality of Clarington to rezone lands to remove the exception permitting an auto auction at 50 Osborne Road, former Manheim Auto Auction, be referred back to staff. Carried 12.4 Designated Heritage Property Alteration Request - 5565 Old Scugog Road Resolution #PD -140-17 Moved by Councillor Hooper, seconded by Councillor Neal That Report PSD -050-17 be received; That permission be granted to add a second floor addition, above an existing one storey portion, on the east side of the house on the property identified as 5565 Old Scugog Road, Hampton, in accordance with Section 33(4) of the Ontario Heritage Act; and 13 Clarftwn Planning and Development Committee Minutes June 26, 2017 That all interested parties listed in Report PSD -050-17 and any delegations be advised of Council's decision. Carried 12.5 King Street Streetscape Project in Bowmanville Resolution #PD -141-17 Moved by Councillor Hooper, seconded by Mayor Foster That Report PSD -051-17 be received; That Council approve $100,000 funding, as an upset limit, from the Community Improvement Plan Reserve Fund for the implementation of the King Street streetscape project; and That the Historic Downtown Bowmanville BIA be notified of Council's decision. Carried 12.6 An Application by Newcastle Lodge for Senior and Family Dwellings to Construct a four Storey Residential Building on King Avenue East, Newcastle Resolution #PD -142-17 Moved by Councillor Partner, seconded by Mayor Foster That Report PSD -052-17 be received; That the Zoning By-law Amendment application submitted by Newcastle Lodge for Senior and Family Dwellings be approved as contained in Attachment 1 to Report PSD -052-17; That the file COPA 2017-0002 be closed, as an amendment to the Clarington Official Plan is not required to permit the proposed revised residential building addition; That, through Site Plan submission, the owners be required to incorporate appropriate architectural details in the design of the addition and/or erect a suitable plaque as part of the design of the building addition to commemorate the history of the property at 153 King Avenue East; That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -052-17 and Council's decision; and -9- 14 Clarftwn Planning and Development Committee Minutes June 26, 2017 That all interested parties listed in Report PSD -052-17 and any delegations be advised of Council's decision. Carried 12.7 Designated Heritage Property Alteration Request — 1640 Concession Road 9 Resolution #PD -143-17 Moved by Councillor Hooper, seconded by Councillor Cooke That Report PSD -053-17 be received; That permission be granted to allow for the original double hung gothic windows of coloured and etched glass to be replaced with new wooden windows and to allow the sponge grain finished wainscoting to be painted on the property identified as 1640 Concession Road 9, Enfield, in accordance with Section 33(4) of the Ontario Heritage Act; and That all interested parties listed in Report PSD -053-17 and any delegations be advised of Council's decision. Carried 12.8 Declaration of Surplus Property, 155 Baseline Road, Bowmanville Resolution #PD -144-17 Moved by Mayor Foster, seconded by Councillor Cooke That Report PSD -054-17 be received; That Council declare approximately 6.02 acres of the property identified as 155 Baseline Road, and shown in Figure 1 of Report PSD -054-17, as surplus and offered for sale to the adjacent property owner at terms to be negotiated, including that there be no net loss in flood storage capacity for the floodplain; and That all interested parties listed in Report PSD -054-17 and any delegations be advised of Council's decision. Carried -10- 15 Clarftwn Planning and Development Committee Minutes June 26, 2017 12.9 Provincial Release of the Growth Plan for the Greater Golden Horseshoe, the Greenbelt Plan and the Oak Ridges Moraine Conservation Plan — 2017 Councillor Neal left the meeting at 10:27 PM. Resolution #PD -145-17 Moved by Councillor Partner, seconded by Mayor Foster That Report PSD -055-17 be received for information. Carried 13 New Business — Consideration There were no New Business Item to be considered under this Section of the Agenda. 14 Unfinished Business None 15 Confidential Reports There were no Confidential Reports scheduled under this Section of the Agenda. 16 Adjournment Resolution #PD -146-17 Moved by Councillor Partner, seconded by Councillor Hooper That the meeting adjourn at 10:34 PM. Chair Carried -11- 16 Deputy Clerk Clarbgtoa Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend Zoning By-law 84-63. 17 MGM Dream Homes LTD. proposes to rezone the lands and remove a Holding Symbol to facilitate the creation of three lots for the construction of three single detached dwelling units. The application submission has been deemed complete. Address: 505 and 521 King Avenue East, Newcastle 8 LCHALLENGER CT ANDREW ST ET Subject Properties ,KING AVENUE EAST Ln ++ T W" i ti®` Proposed Dwellings _J_ ' -- 0 •. �' D ; 0 AMP WILL1ARJOSE COURT 0I A 1 �MOVE. TBA 2017-G022 �+ �'oo are located on the south side of King Avenue East, east of Brookhouse Drive. The properties How . be Informed The proposed zoning by-law amendment together with any additional information and background studies submitted are available for review at the Planning Services Department. Questions? Please contact Brandon Weiler 905-623-3379, extension 2424, or by email at bweiler clarington.net vide How . ProComments Speak at the Public Meeting: Date: Monday, September 11, 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 Brandon Weiler File Number: ZBA2017-0022 17 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 BW/ah W Clarbgtoa 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. ••• South Bowmanville Limited propose to rezone the lands to facilitate the creation of two additional lots for the construction of single detached dwellings. The lots will front on a future street in a draft approved subdivision to the rear of the subject property. • on • _ 46 Mill Lane, Bowmanville n s Pie ue z 0 DurhamvChristian 0 High School 0 TMI D- raft. Approved "Subivisi Ln I St. Stephens Subject Site s �-T T • rs s P � A P Y- �es1�a ZBA2016-0021 How to be Informed The proposed 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 Mitch Morawetz 905-623-3379, extension 2411, or by email at mmorawetz clarin ton.net. How to Provide Comments Speak at the Public Meeting: Date: Monday, September, 11, 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 File Number: ZBA 2016-0023 (Cross Reference: LD 124 and 125/2016) 19 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Clerk's Department at 905-623-3379, extension 2109. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. David J. Crome, MCIP, RPP Director of Planning Services I:\ADeparlmenl\LDO NEW FILING SYSTEM Wpplication Files\ZBA-Zoning\2016\ZBA2016-0023 46 Mill Lane\Public Notice\PM Notice_ 08'11'2017.docx 20 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on revised applications to amend the Clarington Official Plan, the Courtice Main Street Secondary Plan and Zoning By-law 84-63. Applicant: High Street Courtice Inc. A Revised Application to amend the Clarington Official Plan and Courtice Main Street Secondary Plan: f To permit townhouse development (up to 3 storeys) on lands designated Low Density Urban Residential; and f To allow a reduction in the minimum height required by the Mid -Rise High Density Residential designation from 6 storeys to 2 storeys for the townhouse development. A Revised Application to Amend the Zoning By-law: To permit a multi -unit residential development containing a total of 464 dwelling units: f Building 1: 126 apartment units (10 storeys) f Building 2: 102 apartment units (9 storeys) f Building 3: 151 apartment units (9 storeys) f Townhouses: 80 units (up to 3 storeys) f Single Detached Dwellings: 5 units (up to 3 storeys) The application submission has been deemed complete. Address 11, 13 & 15 Darlington Boulevard & 1475-1495 Highway 2 Statutory Public Meeting Date: Monday, September 11, 2017 Time: 7:00 p.m. Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre Council Chambers Or write to the Planning Services Department tp tl p attention of Anne Taylor -Scott The proposed zoning by-law amendment together with any additional information and background studies submitted in support of the application are available for review at the Planning Services Department. Questions? Please contact Anne Taylor -Scott, Planner 905-623-3379, extension 2414, or by email at ataylorscottCcDclarington.net File Number: COPA 2016-0004 and ZBA 2016-0024 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Clerk's Department at 905-623-3379, extension 2109. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. David J. Crome, MCIP, RPP Director of Planning Services I:\^Department\LDO NEW FILING SYSTEMWpplication Files\ZBA Zoning\2016\ZBA2016-0024 High Street Courtice\Public Notice\High St Courtice Notice of PIC & Public Meeting_v2.docx 22 C1tqrb9t0J1 Memo Planning Services Department If this information is required in an alternate format, please contact the Accessibility Co-ordinator at 905-623-3379 ext. 2131 To: Mayor and Members of Council From: David Crome, Director of Planning Services Date: August 14, 2017 Subject: Request To Extend The Use of Temporary Living Quarters at 6220 Andrews Road, Clarke File: Roll Number: 18-17-030-040-11800 Corresponding Building Permit Number: 17.0059 Murray Greenwood signed a letter of undertaking on March 20, 2017, indicating his intent to continue to live in the existing single detached dwelling at 6220 Andrews Road while constructing a new single detached dwelling on the same property, for a period not to exceed six (6) months (expires on September 20, 2017), after which the existing original dwelling is to be demolished. On August 10, 2017 Murray Greenwood requested permission to extend the use of the temporary living quarters, for an additional six (6) month period (to expire on March 20, 2018). According to the Clarington Building Division, the last inspection completed on the new detached dwelling was for backfill on May 30, 2097. Prior to this inspection, the following inspection, the footings inspections had been performed and approved on May 15 2017. had been performed: Mr. Greenwood advised that due to unexpected amount of rain this spring and summer, there has been multiple delays related to the building of the new dwelling. He hopes to apply for his final occupancy inspection within the next six months. Section 3.25b of Zoning By-law 84-63, as amended, of the Municipality of Clarington, permits Council to extend the maximum six (6) months' time limitation for the use of temporary living quarters. If Council wishes to do this, it is recommended that the following resolution be passed: THAT Murray Greenwood be granted a 6 month extension for the use of temporary living quarters at 6220 Andrews Road subject to signing a further Letter of Undertaking. The Corporation of the Municipality of Clarington 40 Temperance Street, Bowmanville ON L1 C 3A6 1905-623-3379 23 Da Crome Director of Planning Services /J P Page 12 cc: Andrew Allison, Chief Administrative Officer Anne Greentree, Municipal Clerk David Crome, Director of Planning Services 24 Attn: Amanda Watson Municipality of Clarington 40 Temperance Street Bowmanville, Ontario L1C 3A6 August 10, 2017 RE: Permit 17.0059 for 6220 Andrews Road, Kendal Dear Ms. A Watson This letter is a request to Council regarding extending the demolition date of the existing house on 6220 Andrews Road, Kendal Ontario, LOA 1EO. Due to the unexpected amounts of rain this spring and summer, there has been a multiple delays related to the building of the replacement home. At this time, I would request a six (6) month extension of the current Letter of Undertaking to permit completion of the project. Thank you for your consideration regarding this matter. Murray Greenwood 6220 Andrews Road Kendal, Ontario LOA 1E0 25 Alpa Pre -Engineered Panel Systems Inc. Alpa Lumber Group August 9, 2017 Mayor and Members of Council Municipality of Clarington 40 Temperance Street Bowmanville, ON LIC 3A6 Re: Application for Zoning By-law Amendment and Official Plan Amendment at 2021 & 2033 Baseline Road, Courtice Dear Mayor and Members of Council, I would .first like to thank you for giving us the opportunity to write you to address our concerns regarding the necessity of Council's resolution to permit the submission of an Official Plan Amendment application in less than two years following an updated Official Plan (OPA 107). Additionally, we also intend to submit a concurrent Rezoning application. We would like to give you some information about our company, our history and our future in the Municipality of Clarington. Alpa Pre -Engineered Panel Systems Inc. (Alps Pre) is a division of the Alpa Lumber Group which is a major supplier of raw and finished wood products to the building industry in and around the GTA. Alpa Pre designs and manufactures pre-engineered floor, wall and truss systems for the divisions of the Alpa group. These divisions spread throughout Southern Ontario; from Ottawa to Burlington and up to Cambridge. Alpa Pre commands a major portion of supply of panels to the building industry, while demand for our products increases exponentially every year. In February of 2011, Alpa Pre acquired an almost defunct company with 17 plant employees and 6 office employees. By 2015, we had increased the number employees in that facility to 100 plant employees and 12 office employees. In late 2015, we also purchased an abandoned facility at 2021 Baseline Road that had major drainage problems, making the property undesirable to other buyers. With much expense, we addressed the property's building and drainage issues. We also repurposed the building into our new floor manufacturing plant, and employed an additional 50 plant employees and 5 office employees. Between the 2 facilities, we currently employ a total of approximately 170 employees. A significant increase from the original 23 employees in 2011. Due to the lack of skilled labour in the carpentry field, the need for our products in the housing industry continues to increase. Therefore, the need for us to keep up with that demand forces us to increase production. We are doing this with our plans to construct additions to both our Cigas Road and Baseline Road facilities. Our proposed growth of our Baseline Road facility requires expansion onto abutting lands to the east (2033 Baseline Road), resulting in the need for this application. Obviously, the planned expansions of both facilities will require increased plant and office personnel, and many local contractors to aid in the construction. 17 Cigas Rd., Courtice, Ontario L1E 2T1 PH: 905-434-1900 FX: 905-434-9776 Page 1 26 Without this approval, we will run the risk of being unable to handle the demand from our customers and be forced to look at other opportunities. We took over an existing operation that would have otherwise gone bankrupt. We expanded the business to a point where we have more than quadrupled the number of employees and intend to continue growing. We ask that you consider that we are a member of the community in good standing that has enhanced the local businesses around us by providing them opportunities to quote and supply. We are good for the community, good for the local economy and ask that this application be allowed so we can continue to work together to grow our business. Description of the Proposal Alpa-Pre currently owns the lands municipally known as 2021 Baseline Road and the above mentioned indoor lumber panel manufacturing facility. Alpa Pre wishes to expand their operations to the abutting lands to the east (2033 Baseline Road) and construct an approximately 2,000 sq. m. easterly addition to the existing facility with the remainder of the lands to be used as outdoor storage. In order to do so, 2033 Baseline Road must be rezoned from (A) Agricultural to (M2) General Industrial to match the existing zoning for 2021 Baseline Road. Also, 2021 & 2033 Baseline Road are both designated Light Industrial in OPA 107. An Official Plan Amendment is required to re -designate the lands to General Industrial with a site-specific exception to permit the proposed outdoor storage. We also note that OPA 107 carried forward the existing Light Industrial designation from the previous Official Plan. Another purpose of the proposed Official Plan Amendment is to correct a discrepancy between the existing M2 General Industrial zoning and the preserved Light Industrial designation in OPA 107. Alpa-Pre conducted a Pre -Consultation meeting with Town Staff and applicable agencies on August 3, 2017. We are looking forward to working with staff to submit a proposal that is in the best interest of the Town, staff, residents, our employees and the future of our business in Clarington. Respectful erek Frankfort, General Manager Alpa Pre -Engineered Panel Systems Inc. C.C. Mr. Carlo Pellarin, Manager of Development Review, Planning Services Dept., Municipality, of, Clarington Mr. Adrian Litayski, Principal, Johnston Litayski Ltd. 17 Cigas Rd., Courtice, Ontario UE 2T1 PH: 905-434-1900 FX: 905-434-9776 Page 2 27 Dietmar and Suzanne Reiner 35 Darlington Blvd. Courtice, Ontario L1E 2J8 905-432-1787 August 31St, 2017 Planning and Development Committee I Town Council 40 Temperance Street Bowmanville, Ontario L1C 3A6 Re: Revised Development Application by High Street Courtice Inc. File Number: COPA 2016-0004 and ZBA 2016-0024 Growth and intensification in existing neighbourhoods should be managed through responsible planning driven by the municipality. The Planning and Development Committee 1 Town Council have an obligation to address concerns raised by the community, identified in various studies, reports and public meetings, and expressed by other stakeholders before decisions by Council is made. The revised High Street Courtice Inc. proposal, if approved as presented, will have a significant negative impact on the Darlington Blvd residents and surrounding neighbourhoods. We urge the Planning and Development Committee and Town Council to take the following key concerns into consideration in your decisions: Consistency with the Clarington's Official Plan and requirements for integrating new developments into existing neighbourhoods needs to be maintained. The Official Plan specifies, amongst other requirements, that new development must respect established neighbourhoods including the size of lots, building types of nearby properties, and height and scale and setbacks of buildings from streets, rear and side yards. When the Planning and Development Committee was presented with the development proposal File Number: ZBA 2016-002716 Mann Street, Bowmanville, the first concern raised by the Committee was how the proposal will fit with the existing neighbourhood. The same concern needs to be address with the High Street Courtice Inc. proposal. Access onto Darlington Blvd from the new development must not be allowed, not even on a temporary basis. Disruption to the local residents would be significant and, "temporary" would open a door for permanent concessions. The Planning and Development Committee has previously heard that access from Darlington Blvd to 442 new residential units would be detrimental to the Darlington Blvd and surrounding neighbourhoods, where current congestion created by commercial expansion already has a significant negative impact. 3. Increasing the density of this development with an additional 22 units compounds the issues and concerns previously raised. Strong considerations should be given to a phased appruauh where uniy one high rise unit is initially built and the impacts and mitigation on local infrastructure, environment, traffic, private property, crime, etc. are then assessed before approvals for any subsequent expansion phases are granted. The Planning and Development Committee and Town Council should also consider expanding the Clarington high density footprint to the new GO Station lands on Courtice Road, to relieve the stresses that will be created by High Street Courtice Inc. and potentially other new high density developments. The GO Station lands are in proximity to transportation infrastructure that can support higher densities and the impact on local residents would be minimal. Respectfully, Dietmar and Suzanne Reiner cc: clecks@clarington.net ataylorscott@clarington.net Clarftwn 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: September 11, 2017 Report Number: PSD -057-17 Resolution: File Number: ZBA2017-0022 By-law Number: Report Subject: An Application by MGM Dream Homes Ltd. to amend the Zoning By- law to facilitate the creation of one additional single detached dwelling lot at 505 and 521 King Avenue East, Newcastle Recommendations: Provided there are no significant concerns raised during the Public Meeting: 1. That Report PSD -057-17 be received; 2. That the application to amend Zoning By-law 84-63 submitted by MGM Dream Homes Ltd. be approved and that the draft Zoning By-law Amendment contained in Attachment 2 of Report PSD -057-17 be passed; 3. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -057- 17 and Council's decision; and 4. That all interested parties listed in Report PSD -057-17 and any delegations be advised of Council's decision. 29 Municipality of Clarington Report PSD -057-17 Report Overview Page 2 MGM Dream Homes Ltd. has submitted an application to amend the Zoning By-law. The amendment is required to facilitate the creation of one additional single detached dwelling from the properties at 505 and 521 King Avenue East in Newcastle. This report recommends that Council rezone the subject lands from "Urban Residential Exception (R1- 43)" and "Holding — Urban Residential Type One ((H)R1)" to "Urban Residential Type One (R1)". 1. Application Details 1.1. Owner/Applicant: Mina Mikhaiel and MGM Dream Homes Ltd. 1.2. Agent: Paul Demczak, Batory Management 1.3. Proposal: Amend Zoning By-law 84-63 to rezone the subject lands from "Urban Residential Exception (R1-43)" and "Holding Urban Residential Type One ((H)R1)" to an appropriate zone to allow the division on the two existing lots into three single detached lots. 1.4. Area: 0.188 hectares (0.46 acres) 1.5. Location: 505 and 521 King Avenue East, on the south side of King Avenue East, east of Brookhouse Blvd., Newcastle. 1.6. Roll Numbers: 505 King Avenue East 181703011002128 and 521 King Avenue East 181703011002300 1.7. Within Built Boundary: Yes 2. Background 2.1 On June 21, 2017, MGM Dream Homes Ltd. submitted a rezoning application for 505 and 521 King Avenue East in Newcastle (see Figure 1) to facilitate the creation of one additional single detached dwelling lot. The existing single detached dwelling and accessory building at 521 King Avenue East would be demolished. 521 King Avenue East is recognized as a merit heritage resource on the municipal inventory. The applicant has submitted a Heritage Impact Assessment with the application. The applicant submitted applications for consent to Durham Region Land Division Committee in May 2017. At the July 17, 2017 meeting the applications were conditionally approved. One of the conditions of approval was the successful rezoning of the properties and the removal of the holding symbol. 30 Municipality of Clarington Report PSD -057-17 Page 3 CHALLENGER.CTLU ANDREW STREET Ix Subject Properties 1KING AVENUE EAST L- M i Proposed Dwellings ' 0 O 0 CD WILLIAM.JOSE COURT li v� T 4 �NIL M PSE ZBA 2097-0022 - �LO� Figure 1 — Site Location Map 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are relatively flat, sloping slight to the south at the rear of the lot. 521 King Avenue East has an existing one and a half storey dwelling and an accessory building. 505 King Avenue East is currently vacant. 3.2 The surrounding uses are as follows: North - Single Detached Dwellings South - Single Detached Dwellings East - Single Detached Dwellings West - Single Detached Dwellings 31 Municipality of Clarington Resort PSD -057-17 3.3 521 King Avenue East is identified on the Municipal Inventory as a Merit Heritage Resource. 505 King Avenue East is also adjacent to 483 King Avenue East (the Walbridge house) which is designated under Part IV of the Ontario Heritage Act. Paae 4 Figure 2 — Existing dwelling and public notice sign on 521 King Avenue East 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement encourages the efficient use of service with cost- effective development patterns, a mix of residential dwellings and opportunities for intensification and redevelopment in accordance with provincial targets. The policy also requires the conservation of "significant" built heritage resources and cultural heritage landscapes. 4.2 Provincial Growth Plan The Growth Plan directs growth to urban areas. The proposed division of two existing properties to allow an additional single detached dwelling lot fronting onto King Avenue East is intensification within a settlement area. The proposal will make use of existing services and infrastructure. The proposal conforms to the Growth Plan. 32 Municipality of Clarington Resort PSD -057-17 5. Official Plans 5.1 Durham Regional Official Plan Paae 5 The Durham Region Official Plan designates the subject lands Living Area. The policies of the Plan generally promote infill and intensification. The proposal conforms to the Durham Regional Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the lands Urban Residential. The proposal will result in intensification in an existing neighbourhood which is consistent with the surrounding dwellings. The Official Plan encourages the conservation, protection, enhancement and adaptive reuse of cultural heritage resources. Where the Municipality has identified a property on the Municipal Inventory has having potential heritage value or interest development on those lands may occur subject to a Heritage Impact Assessment. Redevelopment of lands adjacent to a property designated under the Ontario Act may require a heritage impact assessment to ensure the proposed development will not have a negative impact on the heritage value of the designated property. 6. Zoning By-law Zoning By-law 84-63 zones 505 King Avenue East "Urban Residential Exception (R1-43)" and 521 King Avenue East "Holding — Urban Residential Type One ((H)R1)". The proposed severed lot would be zoned half (H)R1 and half R1-43 if the lands were not rezoned. The holding provision needs to be removed before any portion of those lands could be constructed. Also, Zoning By-law 84-63 treats zone boundary lines as lot lines and would making constructing a house on the proposed lot difficult. The rezoning is required to zone both existing parcels the same and ensure the new proposed lot would have a single zone on the property. 7. Summary of Background Studies 7.1 Heritage Impact Assessment Joan Burt Architects prepared the Heritage Impact Assessment. The report details the history and architectural style of 521 King Avenue East. The house has been identified as the "Toll House", the home provided to the toll gate keeper by Clarke Township. The exact date of construction of the Toll House is unknown but construction was complete prior to 1857 as records show tolls were being collected during 1857. Toll collection was abolished in January of 1883. The report raises concerns about the existing structure being the structure that was used as the Toll House during the mid -1800's. The building was described in 1861 as a one storey frame building and the current structure is a one and a half storey structure that appears to be of brick construction. The interior has also 33 Municipality of Clarington Resort PSD -057-17 Paae 6 been modified and it is difficult to determine how the building may have functioned as a Toll House. The report indicates that due to the modifications it is difficult to determine if the existing structure was the one used as the Toll House and how it may have appeared at that time. If the existing structure is the original structure used for the Toll House historical descriptions of the building suggest the structure has been significantly modified over the years. The existing structure displays basic symmetrical Georgian form with a three bay design with a central door and windows on both sides and a gable roof. This was a common vernacular building form found throughout Ontario during this time period. The report indicates that the materials and construction techniques appear to be average, with some of the more recent additions being poor. The existing structure is within the existing King Avenue East road allowance. The structure would need to be relocated if it were to remain which also affects the contextual heritage value of a Toll House. The report concludes that the building does not meet the requirements of designation under the Ontario Heritage Act. The report also examines the potential impact the new proposed single detached dwellings would have on 483 King Avenue East, The Walbridge House. The Walbridge House is designated under Part IV of the Ontario Heritage Act. Development applications adjacent to designated buildings must not have a negative impact on the heritage value and significance of those properties. The report identifies that the Walbridge House has had a prominent visual presence on King Avenue East for a significant amount of time. The applicants are proposing to set the new dwelling back significantly from the road which will allow the prominent visual presence of the Walbridge House to remain. The report concludes that there will be no negative impacts on The Walbridge House. 8. Public Notice and Submissions Public notice was mailed to each landowner within 120 metres of the subject lands on August 10, 2017 and a public meeting sign was installed fronting onto King Avenue East August 13, 2017. One area resident contacted staff seeking further information and expressing concerns with the potential side yard setbacks, general location of the proposed dwellings and potential impacts on their privacy. 9. Agency Comments 9.1 The Region of Durham Planning and Economic Development Department that the Region of Durham Official Plan designates that subject lands as Living Areas and promotes intensification of existing areas. The Regions Official Plan encourages municipalities to conserve and protect cultural heritage resources. Provided the applicants can demonstrate that the property at 521 King Avenue East is not a significant heritage resource they have no concerns. 34 Municipality of Clarington Resort PSD -057-17 Paae 7 9.2 The Region of Durham Works Department have indicated that services are available for the properties and that a road widening was required as part of the conditional approval of the severance applications. They have no concerns. 9.3 Veridian Connections and Enbridge Gas have no objections or concerns. 9.4 The Public School Board and Separate School Boards have not provided any comments at the time of writing this report. The application was circulated July 10, 2017. 10. Departmental Comments Clarington Engineering Department, Building Division and Emergency and Fire Services have no objections or concerns. 11. Discussion 11.1 The subject lands are two existing lots that both currently permit single detached dwellings but are zoned differently. The proposed new lot in the middle would be zoned approximately half R1-43 and half (H)R1. The holding provision would need to be lifted prior to any building on that portion of the subject lands. Zoning By-law 84-63 treats zone boundary lines like property lines which would make building a dwelling on the proposed lot difficult. The rezoning is required to avoid the proposed new lot from having multiple zones and to remove the holding provision. 11.2 505 King Avenue East is currently zoned R1-43. 505 King Avenue East was previously owned by the applicants who developed the subdivision south of the subject lands on William Jose Court. The property was included in the approved subdivision and zoned the same as the lots on William Jose Court despite not being developed with the subdivision. 521 King Avenue East is zoned (H)R1. 11.3 The rezoning application will not reduce the development provisions that are in place for the current lots with regards to side yard and rear yard setbacks from the Walbridge House or any other adjacent property. The new dwellings will maintain a minimum of 15 metre frontage and be required to maintain a minimum of 1.2 metre side yard setback and 7.5 metre rear yard setback. Those are the same provisions in place today for the existing zones on the properties. The applicant has proposed the new dwellings to be setback from King Avenue East to maintain the front yard setbacks of the existing streetscape. Setting the new dwellings back will also ensure that the Walbridge House's visibility along King Avenue East is maintained. The by-law has been drafted to reinforce the existing streetscape front yard setbacks. The existing dwellings maintain an average front yard setback of approximately 11.5 metres from the existing road allowance. Due to 2 metre road widening that was taken from the subject lands as a requirement of the condition severance approval, the minimum front yard setback will be 9.5 metres, giving the same appearance regarding setbacks. 35 Municipality of Clarington Resort PSD -057-17 Paae 8 11.4 The Clarington Heritage Committee has been aware that Toll House property has been for sale over the last number of years. A previous owner of the property tried to have the building relocated if someone wanted the building but that effort was unsuccessful. The committee has been made aware of the application and was circulated the Heritage Impact Assessment. The committee does not meet during July and August and has not met to discuss this proposal specifically; however, staff have not been made aware of any objections at this time. 11.5 The proposed infill development will utilize existing municipal services and is generally consistent with Provincial, Durham Regional and Clarington land use policies. 12. Concurrence Not Applicable. 13. Conclusion In consideration of all agency and staff comments, it is respectfully recommended that the application to amend the Zoning By-law (see Attachment 1) be approved provided there are no significant concerns raised be the public. 14. Strategic Plan Application Not applicable. Submitted by: Reviewed David Crome, MCIP, RPP, Director of Planning Services by: Andrew C. Allison, B. Comm, LL.B Chief Administrative Officer Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ext.2424 or bweiler@clarington.net Attachments Attachment 1: Zoning By-law Amendment List of interested parties to be notified of Council's decision is listed below: MGM Dream Homes Ltd. Batory Management BW/CP/tg I:\ADepartnnent\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0022 505 and 521 King Ave E\Application\Staff Report\PSD-057-17 Staff Report.docx 36 Municipality of Clarington Attachment 1 to Report PSD -057-17 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 ZBA2017-0022; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 2. Section 12.4 "Special Exceptions — Urban Residential Type One (R1) ZONE" is hereby amended by adding thereto, the following new Special Exception zone 12.4.96 as follows: 12.4.96 Urban Residential Exception (R1-96) Zone Notwithstanding the provisions of 12.2 d. i) those lands zoned "R1-96" on the Schedules to this By-law shall be subject to the following regulations: a. Yard Requirements i) Front Yard (Minimum) (Maximum) 9.5 metres 11 metres 2. Schedule `5' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Urban Residential Exception (R143) Zone" and (Holding — Urban Residential Type One (R1) Zone" to "Urban Residential Exception (R1-96) Zone" as illustrated on the attached Schedule `A' hereto. 2. Schedule `A' attached hereto shall form part of this By-law. 37 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. By -Law passed in open session this day of 12017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk This is Schedule "A" to By-law 2017- , passed this day of , 2017 A.D. I— Lu w 4 u 3 27 W J N329 327 25 323321 1g 6 cai 5 305 303 301 29 29 295 29 281 4 j 331 F CHALLENGER CT ANDREW STREET 332 30 32 322320 318316 14 312310 308 30 30 302 300 29E296 294292 29 0 G 328 26 KING AVENUE EAST 435,51 483 521 533 547 559 571 461 471 505 30 36 38 40 42 4462 66 70 74 78 82 10 34 50 54 58 LU 28 21 JOSE COURT w 24 22 23 94 93 85 21 41 45 49 53 57 61 90 Y 18 89 0O 16 17 86 85 20 m iso 81 24 728 32 31 2 36 PPP 40 44 2748 1 3 7 9 15 7 21 352 199 56 8 12 =Zoning Change From "R1-43 To "R1-96" N Zoning Change From '(H)R1 To'R1-96" Adrian Foster, Mayor Newcastle Village • ZBA 2017-0022 . Schedule 5 C. Anne Greentree, Municipal Clerk 39 Clarftwa PI nnin Services Planning Se ces Public Meeting Report If this information is required in an alternate accessible format, please contact the $ FF H V V L E L &9(155-623x3379 &xtR2 R U G L Q D W R U Report To: Planning and Development Committee Date of Meeting: September 11, 2017 Report Number: PSD -058-17 Resolution Number: File Number: ZBA 2016-0023 By-law Number: Report Subject: An Application by South Bowmanville Limited (Delpark Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of sinale detached dwellinas Recommendations: That Report PSD -058-17 be received; 2. That the proposed application for Rezoning ZBA 2016-0023 continue to be processed including the preparation of a subsequent report; 3. That staff consider the public comments received in the further processing of the Zoning By-law Amendment application submitted by South Bowmanville Ltd. to facilitate the creation of two additional lots for the construction of single detached dwellings; and 4. That all interested parties listed in Report PSD -058-17 and any delegations be advised of Council's decision. HE Municipality of Clarington Report PSD -058-17 Report Overview Page 2 This is a public meeting report to provide an overview of the application by South Bowmanville Limited to amend the Zoning By-law. The rezoning application proposes to zone the rear portion of the lot known as 46 Mill Lane, Bowmanville, to permit the creation of two residential building lots that would front onto Terry Crescent, a new street in the registered plan of subdivision to the west. 1. Application Details 1.1. Owner: Michelle Pigeon and Jimmy Blondin 1.2. Applicant: South Bowmanville Ltd. (Delpark Homes) 1.3. Proposal: To rezone the lands to facilitate the creation of two additional lots for the construction of single detached dwellings 1.4. Area: 968 square metres 1.5. Location: 46 Mill Lane, Bowmanville (see Figure 2) 1.6. Roll Number: 181702001015600 1.7. Within Built Boundary: Yes 2. Background 2.1. On October 25, 2016, Weston Consulting on behalf of South Bowmanville Limited submitted an application for a Zoning By-law amendment to facilitate the creation of two additional lots for the construction of single detached dwellings. The proposed lots would front onto Terry Crescent, which is a future street in registered plan of subdivision to the west of the subject site. The application was incomplete as not all the required supporting documents were received. The application was deemed complete on July 18, 2017. 2.2 Concurrent applications were submitted to the Durham Land Division Committee in 2016. These applications (See Figure 1) were considered premature and were tabled at the January 16, 2017 meeting. 41 Municipality of Clarington Report PSD -058-17 13.5 Page 3 N � DIVISION - � 'PROPOSED CSEVERANCE 1 LO 'Un��o7�'4a 3g 6 RETAI ED "0r � SEVERED c9 LOTI :b SEVERED g�6Ao �= y Lor 2 a N �•� � p PRS 2 Existing �Pp � Residential � � P ARZ � O SC E METRES Figure 1: Proposed lots as submitted for consent and rezoning 2.3 A number of studies were submitted and circulated for comments. x Planning Justification Report x Stage 1 Archeological Assessment x Environmental Site Assessment x Functional Servicing Report and Stormwater Management Report x Tree Preservation and Arborist Report These reports will be reviewed in a future report. 3. Land Characteristics and Surrounding Uses 3.1 The surrounding uses are as follows: North - Residential lot with registered plan of subdivision 40M-2599 South - Existing residential rear yard East - Existing single detached dwelling on proposed retained lot West - Terry Crescent and residential lands under development 42 Municipality of Clarington Report PSD -058-17 201 ver�� j I DraftIAppr�oved, r -Sub'division's 1 Subject Site \Y I T I VA III C L cn a i. St. Stephens Separate y. High , drool +. `L Page 4 P Figure 2: Subject lands and surrounding area 3.2 The subject lands are located towards the north end of Mill Lane in Bowmanville, an older residential lane located west of West Scugog Lane. Lots on Mill lane tend to be larger and wider than typical subdivision lots, as these are serviced with private sewage systems. Frontages on the north -south portion of Mill Lane range from approximately 15 metres to 47 metres and lot areas for the same portion range from approximately 705 m2 to 3,900 m2. The proposed retained lot would have an area of approximately 1,035 m2 and frontage of 24.38 metres. 43 Municipality of Clarington Report PSD -058-17 4. Provincial Policy 4.1 Provincial Policy Statement Page 5 Municipalities shall encourage opportunities for intensification and redevelopment in urban areas where this can be accommodated taking into consideration the existing character of the neighbourhood and existing infrastructure and public service facilities. This application conforms with the Provincial Policy Statement. 4.2 Provincial Growth Plan The subject lands are located within the built-up area of Bowmanville. A significant portion of new growth is to be directed to the built-up areas through intensification where existing municipal water and wastewater services are or will be available. This application conforms with Growth Plan policies. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the lands Living Areas. These lands shall be used predominantly for housing purposes and shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. This application conforms to the policies of the Durham Regional Official Plan. 5.2 Clarington Official Plan The Clarington Official Plan designates the lands Urban Residential. The predominant use of lands designated Urban Residential shall be for housing purposes. This application proposing to allow two additional single detached dwellings within the built up area conforms to the policies of the Clarington Official Plan. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Urban Residential Type One (R1). The R1 zone allows single detached dwelling based on 15 metres of frontage and 460 m2 lot area as well as semi-detached dwellings with 18 metres of frontage and 560 m2 of lot area. The retained parcel with the existing dwelling complies with the R1 zone provisions, however the proposed severed lots do not. 7. Public Notice and Submissions 7.1 Notice of the Public Meeting was mailed on August 14, 2017 to landowners within 120 metres of the subject site and details of the application were also included on the Municipality's website and social media. A Public Notice sign was also installed on the property. Municipality of Clarington Report PSD -058-17 Page 6 One neighbouring resident has expressed concerns about impacts to his property from grading required for the proposed lots. His main concern is that additional water may come from the new lots into his rear yard and cause flooding in the area of his septic system. He also commented that he did not think it was right that the developer was pre - servicing for lots that are not yet approved. This includes the extension of the sanitary sewer to 46 Mill Lane. 8. Agency Comments 8.1 Regional Municipality of Durham The Region notes that the concurrent land division applications are premature until this rezoning has been approved. The Phase One and Two Environmental Site Assessment (ESA) report submitted in support of the rezoning is generally acceptable though the final review will be conducted by the Region through the Land Division process when it resumes. The Region requires that a Regional Reliance Letter and Certificate of Insurance be submitted to accompany the ESA report. The Region has reviewed the Archaeological Assessment submitted and requires that a copy be provided to the Ministry of Tourism, Culture and Sport for their review and clearance letter. If the clearance letter is not received prior to approval of the rezoning, the Region recommends that a Holding (H) provision be placed on the zoning until the letter is received. The Durham Works Department note that all servicing related matters will be addressed through the Land Division applications. 8.2 Central Lake Ontario Conservation Authority CLOCA does not have any objection to the rezoning application to facilitate the creation of two additional lots. CLOCA recommends that the lots be included in the engineering plans for the adjacent subdivision and that detailed grading should be submitted to ensure that the grading is coordinated with the subdivision. 9. Departmental Comments 9.1 Engineering Services The Engineering Services Department has some concerns with the proposed grading along the southern property line of lands to be severed. Minor revisions are required to be submitted. Engineering requirements will be captured and secured for through the development agreement that would follow near the conclusion of the Land Division process, if successful. 9.2 Emergency and Fire Services No objection to the proposed rezoning. 9.3 Building Division No objection to the proposed rezoning. 45 Municipality of Clarington Report PSD -058-17 Page 7 10. Discussion 10.1 Grading of the proposed lots to match the existing grade along the southern property line is a challenge. In order to appropriately grade the lots, it is now proposed that the southerly lot will be wider than originally submitted to provide a wider side yard on the south side of the southern dwelling (Lot 62). This wider side yard is proposed to accommodate an acceptable slope from the dwelling down to the existing grade along the property line (see Figure 3). ,-54 LIJ e 55 , LU 056 ;+ .._ • X61 • 5 62 c V,,, --_ Tree 53 Regraded with 3:1 slope to match ' existing grade SJD 32 Figure 3: Revised lot and grading plan 10.2 An addendum to the Functional Servicing and Stormwater Management Report (FSR) to capture changes to the proposed lots should be submitted. A detailed grading and servicing plan, stamped by a professional Engineer is required and should be submitted with the addendum to the FSR. The tree preservation plan must show the hedge along southerly property line. A rationale is required if the proposal is to remove the hedge. A statement regarding the impact of the proposed grading around the tree in the southwest corner of the proposed severed lot identified by number 53 (Figure 3) on the plan should be submitted, though this tree was shown for removal. Every effort should be made to retain this tree if the grading will allow it. 46 Municipality of Clarington Report PSD -058-17 Page 8 10.3 Staff have spoken by telephone with the neighbouring resident who has expressed concerns with the proposal. Staff offered to visit the neighbour's property to obtain a better understanding of the grading concern as it relates to his septic system however the resident has been unavailable to meet with staff on site to date. The resident was also offered the opportunity to provide a written submission, which could include photographs, to detail his specific concerns. The issue of the regrading of the lot and any impacts to the neighbour to the south is continuing to be reviewed and will be finalized through the consent process. The lot will be regraded and roof leaders oriented in such a manner that would reduce the amount of drainage onto the neighbour's lot from what occurs today. 10.4 Sanitary sewers need to be extended to the retained lot at 46 Mill Lane as a result of the severed lots impacting the existing septic system. Regarding the neighbour's comment about pre -servicing the proposed lots and extending the sanitary sewer to 46 Mill Lane prior to approval of a Zoning By-law amendment, the developer is taking a chance by spending money up -front on this servicing. However, in anticipation of approval of the severances, this is a more cost effective solution than having to come back in to service these lots at a later date, which could include having to cut open the road a second time. The approach being taken for servicing is not uncommon. 11. Conclusion The purpose of this report is to provide background information on the rezoning application to facilitate the creation of two residential building lots submitted by South Bowmanville Limited for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. 12. Strategic Plan Application Not applicable. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Andrew C. Allison, B.Comm, LL.B Chief Administrative Officer Staff Contact: Mitch Morawetz, Planner, 905-623-3379 ext. 2411 or mmorawetz@clarington.net The following is a list of the interested parties to be notified of Council's decision: Robert Tompkins M M/CP/tg I:\^Department\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0023 46 Mill Lane\Staff Report\PSD-058-17 Staff Report.docx 47 Clarington Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the $ F F H V V L E L O L23VU379 ext&2 R R U G Report To: Planning and Development Committee Date of Meeting: September 11, 2017 Report Number: PSD -059-17 Resolution Number: File Number: COPA2016-0004 & ZBA2016-0024 By-law Number: Report Subject: Revised applications by High Street Courtice Inc. to amend the Clarington Official Plan and Zoning By-law to permit a 464 unit residential development in Courtice Recommendations: 1. That Report PSD -059-17 be received; 2. That the revised applications submitted by High Street Courtice Inc. for a Clarington Official Plan Amendment (COPA2016-0004) and Rezoning (ZBA2016-0024) continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -0 971and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -059-17 Report Overview Page 2 This is a 2nd public meeting report to provide an overview of revised applications by High Street Courtice Inc. The original applications have been revised to add the property known as 11 Darlington Boulevard to the development proposal and to revise building height and unit yield based on the latest preliminary site plan, as follows: Original Application Building 1: 126 apartment units (10 storeys) Building 2: 100 apartment units (9 storeys) Building 3: 137 apartment units (8 storeys) Townhouses: 75 units (up to 3 storeys) Single Detached Dwellings: 4 units TOTAL: 442 units 2nd Submission Building 1: 126 apartment units (10 storeys) Building 2: 102 apartment units (9 storeys) Building 3: 151 apartment units (9 storeys) Townhouses: 80 units (up to 3 storeys) Single Detached Dwellings: 5 units TOTAL: 464 units 1. Application Details 1.1. Owner/Applicant: High Street Courtice Inc. 1.2. Agent: Weston Consulting 1.3. Proposal: Revised Application to amend the Clarington Official Plan and Courtice Main Street Secondary Plan: To permit townhouse development (up to three storeys) on lands designated Low Density Urban Residential; and To allow a reduction in the minimum height required by the Mid - Rise High Density Residential designation from six storeys to two storeys for the townhouse development. Revised Application to Amend the Zoning By-law: To permit a multi -unit residential development containing a total of 464 dwelling units: Building 1: 126 apartment units (ten (10) storeys) Building 2: 102 apartment units (nine (9) storeys) Building 3: 151 apartment units (nine (9) storeys) Townhouses: 80 units (up to three (3) storeys) Single Detached Dwellings: five (5) units (up to three (3) storeys) Municipality of Clarington Report PSD -059-17 Page 3 1.4. Area: 9.8 hectares plus 0.31 hectares at 11 Darlington Boulevard (Total 10.11 ha) 1.5. Location: Part of Lot 34, Concession 2, former Township of Darlington, 11, 13 and 15 Darlington Boulevard and 1475 - 1495 Highway 2 1.6. Roll Numbers: 1817 010 070 03690; 1817 010 070 04325; 1817 010 070 05300; 1817 010 070 05200; and 1817 010 070 05400 1.7. Within Built Boundary: Yes 2. Background 2.1 The subject applications and supporting studies have been under review since late November 2016. The following is a chronology of the applications: Activity Date Applications Deemed Complete November 28, 2016 Public Information Centre hosted by Applicant January 11, 2017 Statutory Public Meeting held by Council January 30, 2017 Clarington-initiated Neighbourhood Traffic Study March -May, 2017 Neighbourhood Session hosted by residents March 30, 2017 Site Plan Application for Sales Trailer Received April 7, 2017 2nd Submission for OPA/ZBA Received June 5, 2017 Revised Application Received to include 11 Darlington Boulevard, increase height of Building 3, increase unit yield August 22, 2017 2.2 Planning Services Public Meeting Report PSD -009-17 was presented at the Public Meeting held on January 30, 2017 and provided an overview of the development proposal at the time. PSD -009-17 also provided an overview of the development history on the subject lands for reference. 2.2 A key map reflecting the latest draft site plan is included in this report as Figure 1 on the following page. 50 Municipality of Clarington Report PSD -059-17 LU 0 — S ILL 0 hi& i U Shopper , U White C Court, ce —Terrace W Drugmart > H '2 nt Ltisso DURHAM HIGHWAY 2 ar Future 13(jil din Pxbposed C130 LCommerci I MurhiCi al",?,' 26t.ki g:11.6ti-, eV oole Mill New Lands Added Park (11 Darlington Blvd) Page 4 r - lu� I I —Street- Area Of Development EL E CR Ll a>, _Space Udnds"> LL7 ro "n Ilk LU F_ F_ Legend < Ilk Subject Lands EM UJ Non -developable Lands Municipality of Clarington (MOC) Lands U Proposed Apartment Buildings X Proposed Townhouse Units Proposed Single Detached Dwellings V10C Lands proposed to be acquired by High Street Courtice Inc. Existing Sanitary Sewer Proposed Regional Storm Sewer - ZBA 2016-0024` NE In COPA 2016-0004 Figure 1: Area of Development 51 Municipality of Clarington Report PSD -059-17 Page 5 2.8 The following studies were submitted in support of the applications and circulated for comments and updated where necessary to address comments following the first public meeting and to include 11 Darlington Boulevard. A detailed analysis of the supporting documents will be provided in a future report: x Planning Justification Report; x Functional Servicing/Stormwater Management Report; x Environmental Impact Study; x Hydrogeological Report; x Soil Investigation; x Geotechnical/Slope Stability Reports; x Traffic Study; x Urban Design Report; x Stage 1 Archaeological Assessment; and x Phase 1 Environmental Site Assessment. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are currently vacant, except for 3 single detached dwellings located at 11, 13 and 15 Darlington Boulevard. These would be demolished to facilitate the development. The subject site has the Farewell Creek and valley system traversing the lands in a southwesterly direction, on the east side of the site. The site has regenerated over time. A Regional Easement (9 meters wide) and Sanitary Trunk Sewer crosses the site, while stormwater from Highway 2 currently crosses the site and must be accommodated in the development of the subject lands. (See Figure 1). 3.2 The surrounding uses are as follows: North: Single detached residential lots along Cherry Blossom Crescent; existing commercial and institutional uses along Highway 2 corridor. South: Farewell Creek valleylands and single detached residential units along Darlington Boulevard. East: Tooley's Mill Park and Farewell Creek valleylands; single detached residential lots along White Cliffe Drive and White Cliffe Court. West: Single detached dwellings along Darlington Boulevard and Foxhunt Trail; existing commercial and retail uses along Highway 2 corridor. 52 Municipality of Clarington Report PSD -059-17 4. Provincial Policy 4.1 Provincial Policy Statement Page 6 The Provincial Policy Statement identifies urban areas as the focus of growth. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. Opportunities for redevelopment and intensification must be promoted. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to the area residents. Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.2 Provincial Growth Plan The subject lands are within the defined Built Boundary. Population and employment growth will be accommodated by directing a significant portion of new growth to the built up areas through intensification and efficient use of existing services and infrastructure. The development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. New transit -supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. A minimum of 40 percent of all residential development occurring annually within each upper tier municipality will be within the built up area. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands as a Regional Corridor. Highway 2 is a Type B Arterial Road and also functions as a transit spine. The Farewell Creek and valley system is identified as part of the Natural Heritage system. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads, and develop with particular consideration for supporting and providing access to public transit. Regional Corridors are targeted for higher densities and mixed uses, supporting higher order transit services and pedestrian oriented development. Regional Corridors support an overall, long-term density target of at least 60 residential units per gross hectare, and a floor -space index of 2.5. 53 Municipality of Clarington Report PSD -059-17 Page 7 By 2015, and each year thereafter, urban areas across the Region shall be planned to accommodate a minimum 40 percent of all residential development occurring annually through intensification within built-up areas. The Durham Regional Official Plan requires a minimum intensification target of 32%for lands within the built boundary in Clarington. Transit Spines facilitate inter -regional and inter -municipal transit services along arterial roads (GO Transit), and intersect with local transit services (Durham Regional Transit). Development along Transit Spines shall provide for complimentary higher densities and mixed uses in accordance with the Regional Corridor policies. Since the site is along Highway 2, noise impacts from the arterial road must be mitigated in accordance with Ministry of Environment guidelines. 5.2 Clarington Official Plan The lands are predominantly within a Regional Corridor. The lots fronting Darlington Boulevard are residential internal to the neighbourhood. The amended Clarington Official Plan establishes urban structure typologies and built form directives for Centres, Corridors, Transportation Hubs, Waterfront Places, Edge of Neighbourhoods, Along Arterial Roads and Internal to Neighbourhoods. Within the Corridor, mixed use building and apartments are permitted with a height between three and 12 storeys, and minimum net density of 85 units per hectare. Proposals for multi -unit residential must consider appropriateness of the site, compatibility, provision of suitable access points, traffic and parking impacts, massing and urban design policies. Internal to neighbourhoods, buildings shall have a height between one and three storeys and have a minimum net density of 13 units per hectare. Ground -related units, including limited townhouse development is permitted. Multiple vehicular accesses shall generally be provided to townhouse and apartment blocks. Each condominium corporation shall have direct street frontage and direct vehicular access. A trail is identified along the Farewell Creek Valley. 5.3 Courtice Main Street Secondary Plan The lands within the Courtice Main Street Secondary Plan area are designated as Mid - Rise High Density requiring buildings to be a minimum of six storeys and a maximum of ten storeys. The Secondary Plan also identifies a trail system and a network of private lanes to be considered during the review of the applications. The Secondary Plan provides detailed urban design policies to ensure street oriented buildings and an attractive streetscape along the Courtice Main Street. Development must meet the needs of pedestrians, cyclists and transit users as well as automobiles. 54 Municipality of Clarington Report PSD -059-17 Page 8 Views and connections to natural heritage features shall be preserved and enhanced. 6. Zoning By-law Zoning By-law 84-63 has several zones (see Figure 2) applicable to the site as follows: x The R1 Zone permits single detached and semi-detached dwellings. x The R4-30 Zone permits 177 apartment units in a six and eight storey building as well as six townhouse units. x The R4-7 Zone permits up to 333 apartment units in four, 12 -storey apartment buildings and up to 1100 square metres of limited commercial floor space. x A narrow strip of lands zoned C1-39 allows for various commercial uses. The Holding (H) Symbol remains in place on the majority of the subject lands as previous development approvals did not proceed past zoning approvals. The rezoning application proposes to establish amended zones and regulations to reflect the revised development plan. I A Figure 2: - Zoning of Subject Lands 55 Municipality of Clarington Report PSD -059-17 7. Public Notice and Submissions Page 9 7.1 A notice of this 2nd Public Meeting was mailed on August 25, 2017 and revised signs were posted on the property. A special page on the Municipal Website continues to be dedicated to the subject development proposal, and reflects the latest plan. 7.2 The list below reflects all comments received on the development proposal to date. Through the revised notification period, one additional individual contacted staff seeking further clarification and citing concerns which have been previously raised. x Development is too dense; high density not wanted or needed x Insufficient parking provided x Traffic and access — existing concern regarding traffic using Darlington Boulevard, Foxhunt Trail as a shortcut to Oshawa and Highway 401 via Olive Street and Harmony Road; traffic from this development exiting Darlington Boulevard should be forced to travel north to the signalized intersection x Timing of light changes at signalized intersection; capacity of intersection x Condition of Darlington Boulevard; lack of sidewalks x Safety of pedestrians/children x Impacts to property values x Development will make area unattractive; ruin country feel x Building height should be reduced; six or seven storeys x Compatibility with existing development in area x Strain on health care, schools and other social/community services x Construction traffic x Timing of trail or walkway to creek x Development impacts to Farewell Creek and valley system x Increased noise impacts from rooftop mechanical systems x Vandalism, crime, privacy, and pollution. 8. Agency Comments 8.1 CLOCA has advised they have no concerns with the additional lands being added, however several comments relating to establishing the development limit and stormwater management have been provided to the applicant and need to be addressed prior to approval of the amendments. 8.2 Regional Planning comments remain outstanding. 9. Departmental Comments 9.1 Engineering Services The applicant continues to address comments from Engineering Services on the original and second submissions. Comments from Engineering Services are not impacted by the addition of lands at 11 Darlington Boulevard, however the following items remain outstanding: 56 Municipality of Clarington Report PSD -059-17 Traffic and On -Site Parking Page 10 The applicant submitted a Transportation Impact Study in support of this development, and a subsequent revised Study to address comments from Clarington and the Region. Since the original Public Meeting, Engineering Staff commissioned an overall neighbourhood traffic study prepared by Paradigm Transportation Solutions. This work was completed in May 2017. The Paradigm Report did not find any significant traffic infiltration during the course of the study. The study identified that Darlington Boulevard/Foxhunt Trail route is currently functioning closer to that of a collector road versus a local road system, given the number of residents and lack of other collector road connections in the neighbourhood. The report recommends that traffic calming measures could be implemented along Darlington Boulevard that the private entrance from the development be eliminated, and that signalization of the full -movement access along Highway 2 at Street W be pursued. Establishing the Development Limits The applicant submitted a Slope Stability Assessment, Environmental Impact Study and related studies to determine the development limit. Discussions relating to development limit will be finalized once these are reviewed and finalized by municipal staff and the Conservation Authority. Functional Servicing Report The applicant submitted a Functional Servicing Report which addresses site grading, and servicing, however additional justifications on the stormwater management regime is required to satisfy Staff and CLOCA at the conceptual level. Final grading and servicing details will be further implemented through the review of the subject applications and site plan approval. Reconstruction of Darlington Boulevard Darlington Boulevard is currently built to a rural cross-section, and is serviced with municipal water and streetlights. The lots fronting on Darlington Boulevard are premature until the Municipality has approved the expenditure of funds for the reconstruction of Darlington Boulevard to a full urban standard including curb and gutter, storm sewers, sidewalks and any other works deemed necessary by the Director of Engineering Services. The applicant will be required to co-ordinate the construction of the development with the Municipality's future capital project. Phasing Phasing of the development including the construction of access points require further review. Consideration must be given to commencing development closest to Highway 2 initially with entrances via Highway 2 constructed with the first phase. 57 Municipality of Clarington Report PSD -059-17 Page 11 The Municipality will require a concept plan for the remaining residential lands between the existing commercial site and 11 Darlington Boulevard. Lands adjacent to Darlington Boulevard may be frozen until the concept for future phases is finalized. Pedestrian Connectivity from Darlington Blvd. to the Farewell Creek Valley The applicant will be responsible to provide a public pedestrian connection from Darlington Boulevard to the Farewell Creek valley to the satisfaction of the Directors of Engineering Services and Planning and Development Services. A 10 metre connection was requested. Further discussion with the applicant will be required. 10. Discussion 10.1 The subject lands are located along the Courtice Main Street , a Regional corridor which has been identified as a priority area to accommodate growth. The lands have a lengthy history of development review and approvals and the development has the potential to significantly contribute to density and intensification targets along the principal transit spine in the community. This project will allow for a greater diversity of housing types including bungalow townhouses, rental apartments and condominium apartments. 10.2 The revised development applications include an additional residential property at 11 Darlington Boulevard and the proposed unit yield has increased to 464 units on a net area of approximately 4.5 hectares resulting in net density of 103 units per hectare which complies with the Regional Official Plan and Clarington Official Plan minimum density targets for this location. However, with a Floor Space Index of approximately 1.2, it is well below the target Floor Space Index of 2.5. 10.3 The increase in unit yield from 442 to 464 units (22 units) is attributed to the addition of 11 Darlington Boulevard, and increasing the height of the rental apartment building (Building 3) from 8 storeys to 9 storeys. The floor plan of Building 2 has been adjusted to add 2 additional units. 10.4 The proposed development is located on a complex site which includes lands within the Farewell Creek valley. The proponent has been working at both the zoning and site plan levels of detail to address various issues. The main issues under review include the following: x Establishing the development limits along the Farewell Creek valley considering slope stability, natural heritage and mitigating impacts through compensation; x Traffic impacts on Darlington Boulevard and other neighbourhood streets x Vehicular access to the site by means of a signalized intersection on Highway 2; x Vehicular access to the site from Darlington Boulevard to the site on either a temporary or permanent basis; x Active transportation connection for residents along Darlington Boulevard and the area to the west to the Farewell Creek Valley trail and for the trail users to connect to the commercial area west of Darlington Boulevard; Municipality of Clarington Report PSD -059-17 Page 12 x The integration of the proposed development into the existing and future development around the site; x The stormwater management system featuring underground storage tanks and on- site low impact measures that maintain the appropriate water balance; x Request to declare certain municipal lands surplus to be sold to developers to integrate into the project site (see Figure 1); x Parkland dedication requirements in light of previous dedications and proposed on- going use of the park site addition for a sales pavilion. 10.5 The Region of Durham is reviewing the Paradigm Report referenced in Section 9.1 with respect to the recommended signalization of the Highway 2 entrance. As of the writing of this report, a formal response has not been received. 10.6 The proponents have submitted a Site Plan application for a sales pavilion on lands to be dedicated to the Municipality for a parking lot for the Tooley's Mill Park (See Figure 3 below). There may be some mutual benefit in a shared parking facility but there are also concerns about a sales pavilion encumbering the use of lands dedicated for park purposes. If it is to be considered, it must be subject to appropriate terms and conditions that allow for shared use with a firm sunset date. Staff will present any proposal to Council for approval. Figure 3: Proposed Sales Trailer Site Plan 59 Municipality of Clarington Report PSD -059-17 Page 13 10.7 A recommendation report will be submitted to committee as soon as the issues relevant to the rezoning application are finalized. If the rezoning application is approved, the site plan application details will be finalized. 11. Concurrence Not applicable 12. Conclusion The purpose of this report is to provide background information on the revised multi -unit residential development submitted by High Street Courtice Inc. for a public meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report. 13. Strategic Plan Application Not applicable. Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Andrew C. Allison B.Comm LL.B Chief Administrative Officer Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or ataylorscott .clarington.net List of interested parties can be obtained through the Planning Services Department. ATS/CP/tg I:\ADepartment\LDO NEW FILING SYSTEMApplication Files\ZBA-Zoning\2016\ZBA2016-0024 High Street Courtice\Staff Reports\PSD-059-17.docx Clarington Planning Services Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: September 11, 2017 Report Number: PSD -060-17 Resolution: File Number: PLN 40 By-law Number: Report Subject: Zone Clarington - Comprehensive Zoning By -Law Review Project Recommendation: That Report PSD -060-17 be received for information. 61 Municipality of Clarington Report PSD -060-17 Page 2 Report Overview The Planning Services Department has initiated a comprehensive review of Clarington's zoning by-laws. The ZONE Clarington initiative will review and update our current zoning to implement the policies and goals of the revised Official Plan, update zoning regulations to reflect current progressive planning regulations and best practices, and modernize and improve its usability. The report provides an overview of the ZONE Clarington initiative, including its requirement under the Planning Act, the benefits of a conducting a comprehensive review, the review approach and current status, and consultation and engagement strategies. 1. Introduction The purpose of this report is to provide information on Clarington's new comprehensive zoning by-law project, branded "ZONE Clarington", now underway. In addition to outlining the need for the review, it provides an overview of the review approach, including public consultation and engagement, current status and upcoming project milestones. 2. Background An Official Plan is the main policy document that municipalities use to manage growth and development decisions today and into the future. A municipal zoning by-law implements the policies of the Official Plan for a specific area by regulating the use of the land (e.g. specific types of commercial or residential use) and the built form for each property (e.g. building mass and location). In Clarington, two zoning by-laws are in place. Zoning By-law 84-63, as amended, regulates the development of land between Lake Ontario and the Oak Ridges Moraine. Zoning By-law 2005-109, as amended, applies to all lands that are located on the Oak Ridges Moraine. Collectively, nearly 1,200 zoning by-law amendments have been passed since their original adoption by Council. On June 19, 2017, the Region of Durham approved Official Plan Amendment No. 107, which updates the Clarington Official Plan to make sure it is relevant and complies with provincial and regional planning documents, and overarching community goals for growth and development. On July 1, 2017, new planning policy resulting from the Province's Co- ordinated Land Use Planning Review (i.e. 4 -Plan Review) and contained in the Growth Plan for the Greater Golden Horseshoe, the Greenbelt Plan, and the Oak Ridges Moraine Conservation Plan came into effect. 62 Municipality of Clarington Resort PSD -060-17 Paae 3 3. Why Review Clarington's Zoning By-laws? As a result of the recent approval of Clarington Official Plan Amendment No. 107 and completion of the provincial 4 -Plan Review, many provisions and zones within the current municipal zoning by-laws are in conflict and must be amended. In accordance with the Planning Act, the Municipality is required to update its zoning by-laws within three years of the revised Official Plan coming into effect. While our two existing zoning by-laws have been updated over time, a review to ensure Official Plan conformity also provides the opportunity to update zoning regulations to address emerging trends, to reflect current planning standards and best practices, and to make the document easier to use and understand. 4. The Review Process The main purpose of ZONE Clarington is to review, consolidate, and update (where appropriate) the Municipality's zoning by-laws into one comprehensive zoning by-law that conforms with and implements the Clarington Official Plan. A set of three guiding principles have been established (Figure 1) and will help to provide direction in decision making. • Implement the Official Plan, helping Clarington to develop and thrive. • Modernize and improve usability of the Zoning By-law. • Respect our unique mix of urban and rural communities. Figure 1 — Zone Clarington Guiding Principles ZONE Clarington will involve a thorough review of both of the existing zoning by-laws in their entirety (i.e. definitions, zone categories and regulations - general provisions, permitted uses, development standards, etc.), comparing the content to determine what to keep, modify, delete and add. Existing zoning permissions for properties throughout Clarington, including site specific zoning by-law amendments and minor variance approvals, will be reviewed to determine the best approach for recognizing these permissions moving forward. In addition, the layout, format and structure of the zoning by-law, as well as the zoning methods used (traditional, form -based, etc.) will also be evaluated. The general work program for ZONE Clarington is shown in Figure 2. In addition to a project initiation phase (now complete), the review is divided into two phases. The first, currently underway, focuses on Clarington's rural areas, including lands within the Oak Ridges Moraine. A subsequent phase will consider Clarington's urban areas, including Bowmanville, Courtice, Newcastle Village and Orono. Communication and public engagement will occur throughout all phases of the project. 63 Municipality of Clarington Report PSD -060-17 Page 4 1 2 3 Project Initiation Rural Areas Zoning > Urban Areas Zoning , ✓ Prepare Work Plan ✓ Establish Project Team ✓ Start up Workshop ✓ Develop Communication & Engagement Strategy ✓ Key Issues Internal Survey ✓ Detailed Analysis of the Official Plan ✓ Review of Zoning By-law Layout & Format Develop Interactive Mapping Tool (in progress) January 2016 ✓ Zoning Issues Analysis ✓ Research ✓ Existing Zoning By-law Harmonization Analysis ✓ Minor Variance Review ✓ Special Exceptions Analysis Update Mapping (in progress) Prepare Draft Zoning By-law (in progress) Internal / Agency Circulation Public Open Houses Statutory Public Meeting Recommendation to Council Appeals & Implementation Zoning Issues Analysis Research Existing Zoning By-law Harmonization Analysis ✓ Minor Variance Review Special Exceptions Analysis Update Mapping Prepare Draft Zoning By-law Internal /Agency Circulation Public Open Houses Statutory Public Meeting Recommendation to Council Appeals & Implementation Figure 2 — General Work Program June 2020 Coinciding with this phased approach, the new Municipal zoning by-law will be released in two phases. Upon completion of the Rural Area phase, Council approval will be sought for a new zoning by-law for Clarington that initially includes updated general regulations that ultimately will apply to the entire Municipality and regulations specific to Clarington's rural areas (i.e. all areas other than the properties within the urban boundaries of Bowmanville, Courtice, Newcastle Village and Orono). Urban regulations will be added, by amendment, to create a new, consolidated zoning by-law for Clarington, subject to completion of the Urban Areas phase and Council approval. The repeal of the respective portions of Zoning By-laws 2005-109 and 84-63 will coincide with the completion of the Rural Area phase and Urban Areas phase. ZONE Clarington is led by the Planning Services Department with Project Management jointly provided by Senior Planners, Tracey Webster and Amy Burke. A Planning Staff Project Team has been established, as well as an Internal Advisory Committee consisting of representatives from Engineering Services and Building Services Division, Clerks, and By -Law Enforcement. In addition, the Municipal Solicitor will continue to be consulted on the drafting of the new by-law. Advisory committees of Council (i.e. Accessibility, Agricultural, Committee of Adjustment and Heritage) and external agencies (e.g. Conservation Authorities) will be called upon to provide input, where necessary. Me Municipality of Clarington Resort PSD -060-17 5. Communication and Engagement Paae 5 Communication and engagement will occur throughout the review process, and will be customized for each of the Rural Area and Urban Areas phases. Strategies will seek to share information about the process and subject matters being reviewed, and will engage Council, the public and stakeholders to obtain feedback and comments. Project branding has been undertaken to support communication and engagement activities. The ME Clarinato logo is shown in Figure 3. A project webpage (www.clarington.net/zoneclarington) has been created and will be available on September 6, 2017. The webpage provides an opportunity for individuals, businesses and organizations to subscribe for direct notification of upcoming open houses, public meetings, project updates, and information. Interested parties may also subscribe by email (zoneclarington(a-)_clarington.net) or by phone (905-623-3379 extension 2415). G71mm. G00 11 ZONECIarington Figure 3 — Zone Clarington Logo In addition to the strategies outlined above, communication and engagement will include the following components: xSocial media updates; xlnformation brochures on the zoning by-law review process and key zoning issues; xlnteractive online mapping tool to assist in understanding the zoning changes proposed for individual properties; Weetings with specific stakeholder groups and interested parties; xlnformation updates to Council; xPublic open houses; and xStatutory public meetings. 6. Zone Clarington- Rural Area Phase As shown on Figure 4, the Rural Area phase of ZONE Clarington encompasses all lands within Clarington that are located outside of the urban areas of Bowmanville, Courtice, Newcastle Village and Orono. 65 Municipality of Clarington Resort PSD -060-17 Paae 6 Figure 4 — Lands Subject to the Rural Area Phase of Zone Clarington This phase involves the examination of a range of issues and their related policies. Key issues being considered include, but are not limited to, the following: xEnvironmental Protection o Updating mapping to correspond with the Environmental Protection Area designation in the Official Plan, and implementation of new policies protecting Clarington's Natural Heritage System. x Accessory Partments o Implementing the new Official Plan policies permitting accessory apartments in the Rural Area within a detached dwelling or detached garage. . • Municipality of Clarington Resort PSD -060-17 Paae 7 ) lome Occupations and Home Industries o Updating current regulations, including an examination of best practices for permitted uses and development requirements (e.g. size, setbacks, storage, parking). xEmerging agricultural uses (e.g. on-farm diversified uses, greenhouses) o Updating required to respond to new policies and emerging development trends. As indicated in Figure 4, to date, Staff have completed the background research, analysis and evaluation, by-law harmonization, minor variance and site specific exceptions reviews, and preliminary zone mapping for the Rural Area. In addition, early consultation with the Agricultural Advisory Committee of Clarington with special focus on on-farm diversified uses, has occurred. Preparation of a first draft of a new zoning by-law for Clarington applying initially to only the rural area is now underway. Planned communication and engagement for the Rural Areas phase is depicted in Figure 5. Initiation of Rural Series of Public Open Houses Statutory Public Meeting Appeal period Release of Draft Zoning By- Proposed new Zoning By- Recommended new Zoning Law applying to the Rural law (Rural Areas only) to By-law (Rural Areas only) Areas only Council to Council * Information to Council Figure 5 — Rural Area Phase Communication and Engagement Plan Overview 7. Financial Considerations ZONE Clarington is a multi-year project that will require a significant amount of time and resources to complete. As indicated in Section 4, Project Management will be complemented by other Planning Services Department Staff, in addition to being supported by representatives from other departments that work closely with the Municipal zoning by-laws. Funds for this project have been provided for in the Departmental budget for staff resources and the retention of expert consultants to advise and assist with specific complex issues. The use of external consultants is being minimized, but there may be a need for further budget allocation in future years. 8. Concurrence Not Applicable. 67 Municipality of Clarington Report PSD -060-17 Page 8 9. Conclusion The comprehensive review of Zoning By-laws 84-63 and 2005-109 has been initiated and will now be moving to the public phase with the completion of the Official Plan Review. This review process will: x Esure conformity with the Clarington Official Plan; Amprove clarity and usability; x Qtdress emerging issues; and x Eflect current planning standards and best practices. ZONE Clarington involves a multi-year, multi -phase approach requiring significant staff effort and input from other departments and external agencies, Council, other stakeholders, and the public. The Rural Area phase of ZONE Clarington is currently underway. Next steps include the release of information brochures on Rural Area review topics this fall, with the release of a draft Rural Area zoning regulations targeted to occur in early 2018. 10. Strategic Plan Application Not applicable. Submitted by: David Crome, MCIP, RPP, Director of Planning Services Reviewed by: Andrew C. Allison, B. Comm, LL.B Chief Administrative Officer Staff Contact: Tracey Webster, Senior Planner, 905-623-3379 ext. 2415 or twebster@clarington.net Amy Burke, Senior Planner, 905-623-3379 ext. 2423 or aburke@clarington.net AB/TW/CP/tg I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 40 2016-2018 Zoning By -Law Review\Council Reports\PSD-060-17.docx There are no interested parties to be notified of Council's decision. Clarftwn Planning Services Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: September 11, 2017 Report Number: File Number: Report Subject: PSD -061-17 ZBA2016-0018 Resolution: By-law Number: An Application by Vincent Santocono for Removal of (H) Holding Symbol - 2394 Prestonvale Road, Courtice Recommendations: 1. That Report PSD -061-17 be received; 2. That the application submitted by Vincent Santocono to remove the (H) Holding Symbol be approved as contained in Attachment 1 to Report PSD -061-17; 3. That Council's decision and a copy of Report PSD -061-17 be forwarded to the Region of Durham and the Municipal Property Assessment Corporation; and 4. That all interested parties listed in Report PSD -061-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -061-17 Page 2 Report Overview The purpose of this report is to recommend approval of the application to remove the (H) Holding Symbol to allow for the construction of single -detached dwellings on both the severed and retained parcels located at 2394 Prestonvale Road. 1. Application Details 1.1 Owner/ Applicant: 1.4 Proposal: 1.5 Area: 1.6 Location: 1.7 Roll Number: 1.8 Within Built Boundary: Vincent Santocono Removal of the (H) Holding Symbol from the "Holding Urban Residential Type One ((H)R1) Zone" 0.25 hectares Part Lot 33, Concession 2, former Township of Darlington 2394 Prestonvale Road, Courtice 1817 010 060 16900 Yes Figure 1: Subject Property 70 J* Municipality of Clarington Report PSD -061-17 2. Background Page 3 2.1 On September 14, 2015, the Durham Region Land Division Committee conditionally approved an application to sever an existing Urban Residential lot located at 2394 Prestonvale Road to create two separate lots intended for a single -detached dwelling on each lot. There was one existing single detached dwelling on the retained lot that was to be removed prior to the removal of the (H) Holding Symbol. 2.2 As a condition of the consent approval, the applicant submitted an application for removal of the (H) Holding and on September 21, 2016 fulfilled all conditions of the Land Division approval with the exception of removing the existing dwelling and accessory buildings. A clearance letter was forwarded to the Region of Durham on September 21, 2016. 2.3 Securities have been secured through the development agreement regarding the construction of all internal and external works and services related to the land division. 2.4 The single detached dwelling on the subject lot was demolished in July 2017. 3. Staff Comments 3.1 The (H) Holding provision on the subject property has been in place since the adoption of Zoning By-law 84-63 in 1984. At the time the Zoning By -Law was adopted, the (H) Holding Symbol was placed on urban residential lands that had yet to be serviced. 3.2 The (H) Holding Symbol is a provision enabled by the Official Plan to ensure that certain obligations have been considered prior to development and redevelopment of the lands. Council must be satisfied that the provisions of the Official Plan are met prior to removing the Holding symbol. The applicant has entered into a development agreement with the Municipality and there are no concerns with lifting the `H' symbol. 3.3 The existing dwelling has now been removed and both lots will be serviced by municipal water and sanitary sewerage. The Urban Residential Type One (R1)" permits single - detached dwellings. Both the severed and retained lots conform to the minimum lot area of 450m2 and lot frontage requirements, 15m of the R1 zone. 3.4 All property taxes have been paid in full. 4. Concurrence Not applicable. 5. Conclusion In consideration of the comments noted above, approval of the removal of the (H) Holding Symbol on the lands identified as 2394 Prestonvale Road, is recommended. 71 Municipality of Clarington Report PSD -061-17 7. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Page 4 Reviewed by: Andrew C. Allison B. Comm, LL.B Chief Administrative Officer Staff Contact: David Addington, Planner I, 905-623-3379 ext. 2419 or daddington clarington.net Attachments: Attachment 1 - By-law to Remove the (H) Holding Symbol The following is a list of the interested parties to be notified of Council's decision: Vincent Santocono DA/CP/tg IAADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0018 2394 Prestonvale Rd. Rem. Holding\Staff Report\PSD-061-17 Staff Report.docx 72 Municipality of Clarington Attachment 1 to Report PSD -061-17 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 to permit the development of single detached dwellings on the subject lands (ZBA2016-0018); Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule "4 (Courtice)" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Holding —Urban Residential Type One Zone ((H)R1)" to "Urban Residential Type One Zone (R1) " as illustrated on the attached Schedule `A' hereto. 2. Schedule `A' attached hereto shall form part of this By-law. 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. By -Law passed in open session this day of , 2017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 73 This is Schedule "A" to By-law 2017- , passed this day of , 2017 A.D. I LU z LU 0 w a Cn a W 'j W Q Z' O � W Ir O M O w r� ® Zoning Change From "(H)R1" To "R1" /V Adrian Foster, Mayor Courtice • ZBA 2016-0018 • Schedule 4 C. Anne Greentree, Municipal Clerk 74 Clarftwn Planning Services Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: September 11, 2017 Report Number: File Number: Report Subject: PSD -062-17 ZBA2017-0025 Resolution: By-law Number: An Application by Prudence Smith for Removal of (H) Holding Symbol, 3430 Trulls Road, Courtice Recommendations: 1. That Report PSD -062-17 be received; 2. That the application submitted by Prudence Smith to remove the Holding (H) symbol be approved as contained in Attachment 1 to Report PSD -062-17; 3. That Council's decision and a copy of Report PSD -062-17 be forwarded to the Region of Durham and the Municipal Property Assessment Corporation; and 4. That all interested parties listed in Report PSD -062-17 and any delegations be advised of Council's decision. 75 Municipality of Clarington Report PSD -062-17 Report Overview Page 2 The purpose of this report is to recommend approval of the application to remove the (H) Holding Symbol to permit the development of two single detached dwellings at 3430 Trulls Road in Courtice. 1. Application Details 1.1 Owner: Conrad Smith 1.2 Applicant: Prudence Smith 1.3 Proposal: Removal of Holding (H) Symbol from: the "Holding -Urban Residential ((H) R1) Zone". 1.4 Area: 0.12 Hectares 1.5 Location: 3430 Trulls Road, Courtice Part Lot 31, Concession 3, former Town of Darlington 1.6 Roll Number: 1817-010-100-02850 1.7 Within Build Boundary: Yes 76 Municipality of Clarington Report PSD -062-17 Page 3 Figure 1: Key Map 2. Background 2.1 On July 12, 2017 an application was submitted requesting that the Holding (H) Symbol be removed from the property located at 3430 Trulls Road in Courtice. 2.2 The Holding Symbol on the subject property has been in place since the adoption of the Corporation of the Town of Newcastle Zoning By-law 84-63 in 1984. At the time of its implementation, the Holding (H) Symbol was placed on all urban residential properties zoned for development that had yet to be serviced. 77 Municipality of Clarington Report PSD -062-17 Page 4 3. Staff Comments 3.1 The Holding (H) symbol is a provision enabled by the Official Plan to ensure that certain obligations have been considered prior to development and redevelopment of the lands. This includes: servicing, access, protection of natural areas, measures to mitigate the impact of development, submission of required studies, execution of agreements and any other requirements as may be deemed necessary by Council including the implementation of the policies of this plan. 3.2 The subject lot is an existing lot of record which had a single detached dwelling built in 1973. The single detached dwelling has recently been demolished and the property remains vacant. In 2015, the applicant received approval from the Region of Durham to divide the property into two parcels for single detached dwellings. The subject property is adjacent to a newly developing community in Courtice however, is not within the limits of the draft approved and registered subdivision. 3.3 There are no significant environmental impacts and the property is now fully serviced and has frontage on Trulls Road which has been reconstructed to an urban cross-section. 3.4 Staff supports the removal of the Holding (H) Symbol. 3.5 All property taxes have been paid in full. 4. Concurrence Not applicable. 5. Conclusion In consideration of the comments noted above, approval of the removal of the "Holding H)" symbol for the property located at 3430 Trulls Road in Courtice, as shown on the attached By-law and schedule (Attachment 1) is recommended. 6. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. EV Municipality of Clarington Report PSD -062-17 Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Page 5 Andrew C. Allison, B.Comm, LL.B Chief Administrative Officer Staff Contact: Amanda Watson, Planner, 905-623-3379 ext. 2420 or awatson(a-).clarington.net Attachments: Attachment 1 - Zoning By-law Amendment to Remove (H) Symbol The following is a list of the interested parties to be notified of Council's decision: Prudence Smith Conrad Smith Barbara Smith John Grey AW/CP/tg I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0025 3430 Trulls Road\Staff Report\PSD-062-17 Staff Report.docx 79 Municipality of Clarington Attachment 1 to Report PSD -062-17 The Corporation of the Municipality of Clarington By-law Number 2017 - being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington to permit the development of two single detached dwellings on the subject lands (ZBA 2017-0025); Now Therefore Be It Resolved That the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule "4" (Courtice)" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Holding — Urban Residential ((H) R1) Zone" to "Urban Residential (R1) Zone" as illustrated on the attached Schedule "A" hereto. 2. Schedule "A" attached hereto shall form part of the By-law. 3. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. By -Law passed in open session this day of 12017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk J:\REPORTS TO CLERKS\Electronic Reports\2 - Signed by CAO\PSD-062-17\Attachment 1 - PSD-062-17.docx so Municipality of Clarington Attachment 1 to Report PSD -062-17 This is Schedule "A" to By-law 2017- , passed this day of , 2017 A.O. Adelaide Avenue 145 3444 143 3440 p� 139 3430 0 oCDIn 135 131 E` 127 123 3422 119 3410 115 111 3406 Zoning Change From "(H)R1 To "R1" N Adrian Foster, Mayor Cou►tice - ZEA 2017-0025 • Schedule 4 C. Anne Greentree, Municipal Clerk Clarftwa Planning Services Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: September 11, 2017 Report Number: PSD -063-17 Resolution Number: File Number: ZBA2017-0010 By-law Number: Report Subject: An Application by George Lysyk and Salvatore Risorto to permit the creation of two additional lots for single detached dwellings at 849 Townline Road North, Darlington Recommendations: That Report PSD -063-17 be received; 2. That the application to amend the Zoning By-law submitted by George Lysyk and Salvatore Risorto be approved and that the Zoning By-law as contained in Attachment 1 to Report PSD -063-17 be passed; 3. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -063-17 and Council's decision; and 4. That all interested parties listed in Report PSD -063-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -063-17 Report Overview Page 2 This report recommends the approval of an application by George Lysyk on behalf of Salvatore Risorto to amend the Zoning By-law to permit reduced lot frontages for the creation of two additional building lots fronting onto Townline Road North in an existing Rural Cluster. 1. Application Details 1.1. Owner: Salvatore Risorto 1.2. Applicant: George Lysyk 1.3. Proposal: Amend Zoning By-law 84-63 from "Rural Cluster (RC)" to "Rural Cluster Exception (RC -15)" to allow the creation of two additional building lots for single detached dwellings. 1.4. Area: 1.48 hectares (3.67 acres) 1.5. Location: 849 Townline Road North, former Township of Darlington 1.6. Roll Number: 1817-010-140-11400 1.7. Within Built Boundary: No 2. Background 2.1. The proposal is to rezone the property known as 849 Townline Road North to allow the creation of two additional building lots for single detached dwelling by reducing the minimum required lot frontage. Based on the existing zone minimum lot frontage requirements of 30 metres, only one dwelling is permitted to be constructed on the subject lot, with only 49 metres of frontage, whereas the approval of this application would allow a total of three building lots (See Figure 1). 2.2. Since the public meeting in May, staff received the updated Planning Justification Report from the applicant's consultant. The updated report better articulates compliance with the Durham Region Official Plan and applicable provincial policies. 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located on the east side of Townline Road, north of Pebblestone Road and is generally vacant. The land is relatively level with no natural heritage features on the property. The land owner cleared a 0.56 ha (1.4 acre) woodlot towards the east end of the property sometime prior to 2008 and established a gravel parking area for storing containers, boats, cars and recreation vehicles between 2008 and 2013. Since then the site has had some residual vehicles and boats left on the site (See Figure 2). Municipality of Clarington Report PSD -063-17 M ri Lot 3 Proposed detached dwellings Page 3 Lot 2 Figure 1: Proposed lot layout and sample dwelling locations as submitted by applicant 3.2 The surrounding uses are as follows: North - Rural Residential South - Rural Residential/Agricultural East - Agricultural West - Urban Residential Subdivision in Oshawa Figure 2: Aerial photo of subject property 84 Municipality of Clarington Report PSD -063-17 4. Provincial Policy 4.1 Provincial Policy Statement Page 4 The Provincial Policy Statement (PPS) identifies rural areas as important to the economic success of the Province and our quality of life. Development in the rural area shall give consideration to the rural characteristics, the scale of development and the provision of appropriate service levels. It must be demonstrated that the proposed lots can proceed on individual on-site sewage services and individual on-site wells with no negative impacts. 4.2 Greenbelt Plan The Greenbelt Plan recognizes that settlement areas, including existing rural clusters in the Greenbelt are integral to the character of the rural and agricultural areas. While growth is to be focused in areas with municipal water and wastewater services, infill and intensification is permitted subject to appropriate water and sewage services. The lands are within an existing rural cluster north of the Courtice urban boundary and identified for residential use. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands as "Major Open Space". The predominant uses of lands within Major Open Space areas shall be conservation and a full range of agricultural, agricultural -related and secondary uses. However, the Regional Official Plan recognizes distinct clusters of non-farm residential development that exist in Rural and Greenland Systems that are identified in area municipal official plans and/or zoning by-laws. Residential infill development is permitted, provided the boundary of the cluster is not expanded. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands as "Rural". The areas designated as Rural support Prime Agricultural Areas, link the Open Space System and function as urban separators. The limits of the rural cluster have been defined in the Zoning By-law and no expansion shall be permitted. Infilling may be permitted subject to meeting the applicable policies of the Clarington Official Plan. W Municipality of Clarington Report PSD -063-17 6. Zoning By-law Page 5 Zoning By-law 84-63 zones the subject lands "Rural Cluster (RC)". The "RC" zone permits single detached dwellings on lots with minimum 30 metres of frontage and 3,000 square metres of lot area. The existing lot has a frontage of 49.78 metres and a lot area of 1.49 hectares. The proposed lots each exceed the minimum lot area requirements but are all deficient in frontage, therefore a rezoning is required. 7. Public Submissions At the public meeting held on May 15, 2017, one resident addressed the Planning and Development Committee with concerns regarding the proposed zoning that would allow the creation of three lots. The resident also submitted a letter to Staff in opposition to the proposed lots indicating the lots would have adverse effects on the Owners ability to farm the adjoining property in the future. The residents' concerns from the comments made at the public meeting and the written submission related to whether the new lots will affect his ability to establish farm buildings and carry out farm practices and enterprises on his property. These concerns are addressed in Section 10 of this report. 8. Agency Comments 8.1 Regional Municipality of Durham The Planning and Economic Development Department notes that the proposal to amend the Clarington Zoning By-law to permit three future residential lots with frontages which are less than the current minimum requirements conforms to the policies of the Regional Official Plan. The Regional Health Department has reviewed the application and has no objection to the proposed rezoning. Regional Works Department notes that the subject site is located outside of the urban boundary. As such, no connections will be allowed to Regional services, and the proposed building lots will need to be serviced by private well and septic systems. Spacing of the proposed driveways is to be a minimum of 7.5 metres apart and be constructed to Regional standards. The proposed driveways within the site are to include turning areas (hammerheads) to enable vehicles to turn around on the site and not reverse on to Townline Road North. Durham Region Transit (DRT) identifies that site is currently serviced by DRT Route 922. The nearest bus stop is located on Townline Road North, adjacent to the northwest corner of the property. Municipality of Clarington Report PSD -063-17 Page 6 The sketch submitted with the application shows three proposed driveways on site. One or more driveways may impact the operation of DIRT buses in the vicinity of the aforementioned bus stop. The Durham Region Transit (DRT) will provide more detailed comments on this issue during the Land Division process. 8.2 Central Lake Ontario Conservation Authority The Central Lake Ontario Conservation Authority has reviewed the application and has no objection to the proposed rezoning. 9. Departmental Comments 9.1 Engineering Services The Engineering Services Department has no objection in principle to the proposed zoning change. Development of the subject lands will require the applicant to enter into a consent agreement with the Municipality, which addresses all of the standard requirements for a rural cluster land severance. 9.2 Emergency and Fire Services The Emergency and Fire Services found no fire safety concerns with proposed application. 9.3 Building Division The Building Division has no comments regarding this application. 10. Discussion 10.1 This infill development utilizes land within an existing Rural Cluster, consistent with Provincial, Durham Regional and Clarington land use policies. Provided that the zoning is approved, the Owner will submit applications for consent to the Region of Durham to divide the property into three lots. 10.2 The comments received from the Regional Municipality of Durham outline issues typically addressed through the Land Division process. The Region will require that the applicant submit the following documents in support of the applications to create the proposed lots: x Phase One Environmental Site Assessment; x Noise Impact Study; and x A Statement of Minimum Distance Separation conformity. 10.3 As mentioned, Staff received one letter of objection from a nearby resident regarding the proposal. The resident's concerns were related to the impact of the creation of three lots on their property and the effect it could have on their ability to establish a livestock farm. Municipality of Clarington Report PSD -063-17 Page 7 10.4 Staff conducted a site visit to the neighbouring property on July 20, 2017. The Owner of the property explained in detail the plans for the future farm operation and demonstrated the steps that have been taken to establish a livestock operation on the property. During the site visit, Staff clarified that the Minimum Distance Separation is only for the livestock building and that any future livestock introduced to the property is able to graze the lands directly to the property lines. It was discussed that if Staff included zoning provisions which required the future dwelling on the lot furthest east to be located further north on the proposed severed lot, this would subside many of the concerns the neighbour currently has. 10.5 Following the site visit, staff conducted two separate Minimum Distance Separation calculations to determine the required distance a livestock building would have to be from any existing dwellings and the closest proposed dwelling on the subject lands. Calculations are based on information the Owner provided to Staff including one short- term and one long-term goal for the proposed livestock operation and the information submitted with the rezoning application. The Minimum Distance Separation calculation determined that there must be a distance of 93 metres (for the smaller calculation) and 104 (for the larger calculation) from any dwelling to a livestock building. These setbacks from any new dwellings on the lands being affected by this application and also the existing properties to the south along Pebblestone Road leave a large portion of the lands with the ability to construct an appropriate sized livestock building on the property (See Figure 3). Figure 3: MDS setbacks for existing and proposed dwellings Municipality of Clarington Report PSD -063-17 Page 8 10.6 To address the concerns, the proposed Zoning By-law amendment has provides an increased rear yard setback and increased southern interior side yard setback for the property furthest east than the typical requirements of the "Rural Cluster (RC) Zone". It is important to acknowledge that without the rezoning application, the Owner of the property has the zoning permissions to construct a dwelling on the vacant lot within 10 metres of the eastern property line and 2 metres of the southern property line. The Minimum Distance Separation (MDS) Formulae provides a land use planning tool to determine setback distances between livestock barns and surrounding land uses. There has been no building permits received or issued for livestock barns on the neighbouring property today. MDS works in a manner that the first established land use prevails. Today, the neighbouring property has not established a farm and therefore, there would be no means to enforce an MDS setback requirement. Staff believe that with the implementation of the larger rear yard and interior side yard setback for the lot furthest east within the proposed zone, the neighbouring property owner would not have an issue establishing a farm, inclusive of livestock at such time he is ready to do so. 10.7 There are no objections to the approval of this application from the circulated departments and agencies. 11. Concurrence Not Applicable 12. Conclusion In consideration of all agency, staff and public comments, it is respectfully recommended that the applications to permit the creation of three building lots for single detached dwellings at 849 Townline Road North, Township of Darlington be approved. 13. Strategic Plan Application Not applicable. Municipality of Clarington Report PSD -063-17 Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Page 9 Andrew C. Allison B. Comm, LL.B Chief Administrative Officer Staff Contact: Amanda Watson, Planner, 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: George Lysyk Salvatore Risorto Jim Piper Joe Shaw AW/CP/tg I:\ADepartnnent\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0010 849 Townline\Staff Report\PSD-063-17.docx ac Municipality of Clarington Attachment 1 to Report PSD -063-17 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 ZBA2017-0010; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 7.3 "Special Exceptions — Rural Cluster (RC) Zone" is hereby amended by introducing a new subsection 7.3.15 as follows: 7.3.15 Rural Cluster Exception (RC -15) Zone Notwithstanding Section 7.2 a., b., and c., iii) and iv), those lands zoned RC -15 on the Schedule to this By-law shall be subject to the following conditions: a) Lot Area (minimum) 3800 square metres b) Lot Frontage (minimum) 6 metres c) Lot Depth (maximum) 140 metres d) Yard Requirements for lots equal or less than 4500 square metres a. Interior Side Yard (minimum) 2 metres b. Rear Yard (minimum) 10 metres e) Yard Requirements for lots with an area larger than 4500 square metres a. Interior Side Yard setback to the Southern Property Line (minimum) 40 metres b. Rear Yard (minimum) 25 metres" 2. Schedule `1' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Rural Cluster (RC) Zone" to " Rural Cluster (RC -15) 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 and 36 of the Planning Act. By -Law passed in open session this day of , 2017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk This is Schedule "A" to By-law 2017- , passed this day of , 2017 A.D. _ 0 z 0 O iY u� z J z 0 H PEBBLESTONE ROAD OZoning Change From 'RC'to'RC-1 5' N x Darlington • ZBA 2017-0010 • Schedule 1 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk Clarftwa Planning Services Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: September 11, 2017 Report Number: PSD -064-17 Resolution Number: File Number: COPA 2017-0006, ZBA 2017-0011 By-law Number: Report Subject: Applications by 1816451 Ontario Limited to permit an Auto Mall with a minimum of three motor vehicle dealerships including recreational vehicles/trailer sales establishments, Rundle Road, Courtice Recommendations: That Report PSD -064-17 be received; 2. That the proposed application for Rezoning ZBA 2017-0011 submitted by 1816451 Ontario be approved as contained in Attachment 1 of Report PSD -064-17; 3. That once all conditions contained in the Official Plan with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 4. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -064-17 and Council's decision; and 5. That all interested parties listed in Report PSD -064-17 and any delegations be advised of Council's decision. 91 Municipality of Clarington Report PSD -064-17 Page 2 Report Overview This report is recommending approval of an application to amend Zoning By-law 84-63, submitted by 1816451 Ontario Limited to permit an auto mall with a minimum of three motor vehicle dealerships including recreational vehicles/trailer sales establishments and accessory motor vehicle service uses at 570 Rundle Road in Courtice. The site is currently designated Light Industrial Area in the Clarington Official Plan which permits an auto mall by a site specific zoning. The proposed Zoning By-law Amendment will align with the current land use designation. The proposed Zoning By-law will be subject to the (H) Holding Provision which can only be lifted once all the conditions of the Official Plan have been met, specifically site plan approval 1. Application Details 1.1. Owner/Applicant: 1816451 Ontario Limited (Owasco) 1.2. Proposal: To permit an auto mall with a minimum of three motor vehicle dealerships including recreational vehicles/trailer sales establishments and accessory motor vehicle services uses. 1.3. Area: 16.4 hectares 1.4. Location: 570 Rundle Road, being on the west side of Rundle Road, south of Baseline Road, north of Highway 401 in Courtice, See Figure 1. 1.5. Roll Number: 18-17-010-020-15600 1.6. Within Built Boundary: No 92 Municipality of Clarington Report PSD -064-17 Page 3 line Road Proposed Building WoodloVWetland Proposed Stormwater Management Pond Proposed Metrolinx Layover Area Phase 1 Phase 2 50 MetreBuffer Subject Site SepticProp. Gravel Septic Bed 2 Bed 1 Parking Pri�Road alt ng f LJ Figure 1: Site Location showing 50 metre buffer from Natural Heritage Feature 2. Background 2.1. On March 29, 2017, 1816451 Ontario Limited submitted applications for an Official Plan Amendment and Zoning By -Law Amendment to permit an auto mall with a minimum of three motor vehicle dealerships including recreational vehicles/trailer sales establishments and accessory motor vehicle services uses. The development will proceed in multiple phases. Phase 1 includes a dealership for recreational vehicles and trailer sales and service on private services. 93 Municipality of Clarington Report PSD -064-17 Page 4 2.2. The applications were submitted following Council adoption of Amendment 107, but prior to the Region of Durham approving Amendment 107 to the Clarington Official Plan. The applicant submitted an Official Plan Amendment application as a precaution in the event approvals were delayed or there was an appeal effecting the policies pertinent to the applicant's proposal. Amendment 107 is now approved, subject to appeals, however no appeals pertaining to the policies relating to auto mall uses were received. As such, the application to amend the Clarington Official Plan will be withdrawn. 2.3 The applications were deemed incomplete pending the submissions of the required studies. On May 12, 2017 the majority of the studies were received with the exception of the Environmental Impact Study (EIS). Phase 1 is in close proximity to a natural heritage feature (woodlot/wetland) which triggers the need for an Environmental Impact Study. Staff, in consultation with the Conservation Authority, agreed to allow the applications to be circulated with the EIS to follow provided that the site plan showed a minimum 50 metre buffer from the feature and Species at Risk Assessment is undertaken. The EIS was received on August 3, 2017. 2.4 An application for site plan approval was received on May 17, 2017. 2.5 In January 2017, the General Governance Committee approved Report EGD -002-17 which recommended the conveyance of two municipally -owned unopened road allowances which were created by a plan of subdivision in 1915 (Plan 97). The closure of one road allowance and the closure and conveyance of the other were required by the applicant to facilitate the proposed auto mall. See Figure 2 below. Part 4, Plan 10R-3505 to be Closed & Conv�vf Part 2, Plan 10R-3505 to be Conveyed 1 NIGMWkY 407 Figure 2: Lands conveyed to Applicant MI Municipality of Clarington Report PSD -064-17 3. Land Characteristics and Surrounding Uses Page 5 3.1 The subject lands front on Highway 401 and are accessed from Rundle Road. There is a woodlot/wetland area at the north east corner of the subject site. The balance of the lands is relatively flat and was cultivated in the past. See Figure 3 below. IL ' r { - t 01 Figure 3: Google Earth aerial view of subject property looking north. 3.2 The surrounding uses are as follows: North - one single detached dwelling, CP Railway and beyond, industrial lands South - Highway 401 and beyond Ontario Power Generation — Darlington Station East - Two single detached dwellings and cultivated fields West - Off ramp construction for the future 418 Interchange 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement encourage planning authorities to promote economic development and competitiveness by providing for an appropriate mix and range of employment and institutional uses to meet long-term needs as well as providing opportunities for a diversified economic base, including maintaining a range and choice of suitable sites for employment uses which support a wide range of economic activities and ancillary uses, and take into account the needs of existing and future businesses. Where municipal or private communal sewage or water services are not provided, individual on-site sewage and water services may be used provided that site conditions are suitable for the long-term provision of such services with no negative impacts. 95 Municipality of Clarington Report PSD -064-17 4.2 Provincial Growth Plan Page 6 The Provincial Growth Plan supports economic development and competitiveness by making more efficient use of existing employment areas, vacant and underutilized employment lands and increasing employment densities. Sufficient lands shall be available for a variety of employment to accommodate forecasted employment growth horizon of the Growth Plan. Land use planning and economic development goals and strategies shall integrate and align together to retain and attract investment and employment. 4.3 The proposed development will support a range of employment uses that will promote a diversified economic base, activities and ancillary uses. The proposal is consistent with the Provincial Policy Statement and conforms with the Growth Plan. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the site as Employment Area. The Employment Area designation is for uses that by their nature may require access to highway, rail, and/or shipping facilities, and may require separation from sensitive uses. Permitted uses include manufacturing, assembly and processing of goods, service industries, warehousing, storage of goods and materials etc. The Region requires the lower -tier municipalities to determine the specific land uses and implementing zoning by- laws to further define land uses. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject site as Light Industrial Area and Environmental Protection Area. Light Industrial Areas are located in places of high visibility along major arterial roads and freeways and maybe located adjacent to residential areas. An auto mall comprising a minimum of 3 individual motor vehicles dealership including recreational vehicles/trailer sales established and accessory motor vehicle service uses may be permitted by site specific rezoning provided it is located on a Type "A" Arterial Road or on lands having exposure to Highway 401 and a comprehensive streetscape, landscaping and signage plan is prepared to the satisfaction of the Municipality. The woodlot/wetland is designated as Environmental Protection Area. No development is permitted within the feature and a 30 metre buffer is required. An Environmental Impact Study is required to determine the proximity of development to the feature. The Official Plan requires all Employment Areas to be developed on full municipal services. Limited development on private services is permitted subject to conditions, which include: the use shall not require water consumption in production or manufacturing; an engineering report demonstrating private servicing can be supported; and that the lands are zoned to allow private services. Municipality of Clarington Report PSD -064-17 6. Zoning By-law Page 7 Zoning By-law 84-63 zones the subject lands Light Industrial (M1), General Industrial (M2) and Agricultural (A) Zone. A rezoning is required to permit an auto mall. 7. Summary of Background Studies The studies submitted in support of the application are summarized below. Phase One and Two Environmental Site Assessment, Golder Associates, December 2016 A Phase One Environmental Site Assessment (ESA) was prepared for the entire land parcel and identified a potentially contaminating activity (historical orchard) and recommended a Phase 2 ESA. The Phase 2 ESA concluded that the reported concentrations of potential concerns in all soil samples were below the applicable site conditions standards. Environmental Impact Study, Cunningham Environmental Associates/ Azimuth Environmental Consulting Inc., July 2017 An unevaluated wetland/woodlot covers approximately 2.412 hectares of the 16.92 hectare site. The feature consists of mainly willow, green ash, white elm and a poplar treed swamp, with a small block of lowland white ash/white elm in the southeast corner of the feature. Four natural vegetation communities as a single unit have been designated as a key Natural Heritage Feature in the Regional Official Plan and as Environmental Protected Area in the Clarington Official Plan. With respect to wildlife, 33 species of birds, 9 species of animals and 5 amphibians and reptiles were observed or there was evidence of their presence. At present and given the proposed Metrolinx development and Highway 401, there is no potential for linkages. The EIS states that two Species at Risk were observed, including a barn swallow and eastern meadowlark, however there was no evidence of breeding. No butternut trees or any other botanical specimens were observed. The Central Lake Ontario Conservation Authority development policies and guidelines require a 10 metre buffer from the staked dripline of a woodland feature or a 15 metre buffer from the staked dripline of a wetland. This feature was staked with CLOCA staff in attendance in May 2017. The report recommends a minimum 15 metre buffer from the stake dripline edge of the wetland which provides a 30 metre buffer but with planting enhancements and a bioswale within the buffer. 97 Municipality of Clarington Report PSD -064-17 Hydrogeological Assessment Report, GHD, July 10, 2017 Page 8 A hydrogeological analysis was undertaken by installing boreholes ranging from 3.5 metres to 6.6 metres in depth. Monitoring wells were installed to facilitate measurements. Existing well records were also reviewed. The report concluded the site is suitable conventional septic systems and there is adequate water supply for the proposed development. The water quality is good with no exceedances of health parameters. Impacts on existing domestic wells in the area are not expected. Geotechnical Investigation Report, GHD, June 23, 2017 The geotechnical investigation concluded that based on boreholes and site observations the site is suitable for commercial development. Clarington Auto Mall Traffic Impact Study, WSP, Final Report, May 2017 A Traffic Impact Study examined traffic counts at several intersections including Baseline Road and Rundle Road, Baseline Road and Holt Road, Holt Road and Highway 401 both eastbound and westbound, and Holt Road and Energy Drive. It concluded that for Phase 1 only upgrades to Rundle Road will be required to a rural cross section with no turning lane required at the Baseline Road intersection. Warning signals without gates are required at the CP Level Crossing on Rundle Road. Driveway spaces are sufficient and therefore no turning lane on Rundle Road is required. Trip generation for full build out at the PM peak hour will be 89 in and 150 out for a total of 239 trips in the peak hour. Functional Servicing and Stormwater Management Facility Design Brief, D.G. Biddle & Associates, May 2017 Each building will be serviced with individual septic systems and drilled wells. On-site storm sewers have been sized in accordance with Municipality of Clarington Design Criteria. Overland flows will be directed to ditches at the north end of the site. The implementation of a stormwater management wet pond and infiltration galleries (LTD's) will provide Level 1 Enhanced quality control in addition to providing cooling of urban stormwater discharges. The stormwater management facility allows for storms up to an G including the 100 -year return frequency to be attenuated to pre -development flows. Water for firefighting will be stored in underground tanks. Municipality of Clarington Report PSD -064-17 Page 9 8. Public Meeting and Submissions 8.1 Two residents residing at the same address on the east side of Rundle Road spoke in opposition to the application. Their main concern was that location of the proposed GO Layover facility would devalue their property. They were also concerned that the auto mall will bring additional traffic, noise, loss of privacy and will impact their well. The residents subsequently sent a letter that was addressed to Metrolinx in 2011 but added an additional note that reiterated their concerns with traffic on Rundle Road. 8.2 A S U R FS JbGlllh"lJkth side of Baseline Road spoke in support of the application. The resident suggested that the whole area be reviewed, not just specific sites and that his lands should also be included in the Urban Area for Courtice and designated Industrial. 8.3 Area residents concerns will be addressed in Section 11. 9. Agency Comments 9.1 Region of Durham Planning and Economic Development Department states that the subject lands are designed Employment Area in the Regional Official Plan. Employment Areas are set aside for uses that by their nature may require access to highway, rail and/or shipping facilities. This designation permits manufacturing, assembly and processing of goods, service industries, research and development facilities, warehousing, the storage of goods and materials and freight transfer. Limited infill may take place in Urban Area with private drilled wells and/or private sewage disposal systems prior to the availability of municipal services. The applicant will be required to enter into a development agreement with Region to connect to water and sewer services when they are extended to the site. A peer review of the Hydrogeological Assessment Report will be required in accordance with Regional Official Plan policies at the Owner's expense. The Region has advised that the proposal is consistent with the Provincial Policy Statement as the proposed development will support a range of employment uses that will promote a diversified economic base, activities and ancillary uses. The proposal generally conforms will the Growth Plan as it will provide an opportunity to create a diversified economic base that will maintain a selection of employment uses and economic activities throughout the municipality. A Stage 1 Archaeological Assessment must be submitted the Ministry of Tourism, Culture and Sport for their review and approval. Municipality of Clarington Report PSD -064-17 Page 10 A Phase One Environmental Site Assessment (ESA) identified a potentially contaminating activity and an area of potential concern and recommended a Phase 2 ESA. The Phase 2 concluded that the reported concentrations of potential concerns in all soil samples were below the applicable site conditions standards. The Region requires that a Regional Reliance Letter and Certificate of Insurance be completed to the Region's satisfaction. The applicant will require approval from the Health Department for the private services on the site. The Regional Works Department reviewed the Traffic Impact Study (TIS). While the proposed auto mall has no direct impact on Regional Roads, the TIS should have included a discussion on Transit, Active Transportation and Transportation Demand Management. The Region has no concerns with the approval of the proposed rezoning subject to an (H) Holding Provision. The Holding Provision can be lifted once the applicant provides satisfactory evidence which addresses hydrogeological concerns, archaeological potential, and potential site contamination for the site subject as well as a development agreement for the future provision of municipal services. 9.2 The Central Lake Ontario Conservation Authority has not provided formal comments, given the recent submission of the Hydrogeological Report, Geotechnical Report, Functional Servicing Report and Environmental Impact Study. However, for the purposes of establishing zone boundaries from the woodlot/wetland feature, the Conservation Authority supports a 30.0 metre setback from the woodlot/wetland consistent with the Clarington Official Plan. Comments will be forthcoming related to site plan application when the reports are reviewed and fully vetted by Authority Staff. 9.3 The Ministry of Transportation has offered no objection, stating that site layout for Phase 1 and 2 is acceptable. The 14.0 metre setback to the Highway 401 property line must be maintained. The applicant must submit a detailed Stormwater Management Report, a Photometric Lighting Plan and all associated drawings prior to issuing the required MTO Permits for the proposed development. 9.4 Metrolinx notes that the subject lands are located immediately adjacent to Canadian Pacific Railway. While GO Transit does not currently operate commuter trains on this line, there are plans to introduce such service in the future. The lands immediately adjacent to the subject site have been identified as a future Rail Facility to be operated in conjunction with the planned service extension. The Functional Servicing Report (FSR) proposes a stormwater management facility outlet to the existing drainage ditch, running underneath Metrolinx's proposed Rail Facility. Metrolinx will not permit the outlet through these lands. An alternate alignment will be required to address the site drainage requirements. 9.5 Canada Post and Enbridge Gas offered no objections to the proposal. 100 Municipality of Clarington Report PSD -064-17 10. Departmental Comments 10.1 Engineering Services Page 11 The Engineering Services Department has reviewed the above -noted application and have no objection to the rezoning proposal as presented. The approach and recommendations provided by the applicant in regards to servicing in principle, is acceptable. The proposed reconstruction of Rundle Road from Baseline Road to the south limit will need to be reviewed with further submissions through the site plan process. Truck turning details will be required for the bulb at the south limit of Rundle Road and internal to the site. Upgrades to the level crossing will need to be submitted with the Rundle Road Reconstruction Drawings. The upgrades will need to take into account the future requirements of the level crossing and comply with current Transport Canada Grade Crossing standards. 10.2 Fire Department Given the single access to the site, all buildings should have a full sprinkler system and an access panel in Hwy 401 barrier in line with the hydrant connection to allow firefighting operations should Rundle Road be blocked by a train. 10.3 Operations Department The Operation Department has no objection as it relates to the installation of culverts, maintenance of Rundle Road with respect to grass cutting, on-site snow storage and street lighting. 11. Discussion 11.1 Phase 1 will be Owasco's sales and service of recreational vehicles and trailers. Subsequent phases will include other franchised dealerships. Access to the site is from Rundle Road and with a private internal road system. Development will proceed on private well and septic system until municipal water and sanitary services are available. Stormwater will be contained on site with a stormwater management pond. An underground water reservoir is proposed on site for firefighting purposes. Site Plan Approval will be required for each dealership. The applicant is anxious to proceed with the rezoning in order to meet operational deadlines imposed on them at their dealership in Whitby. Staff have separated the issues that affect the zoning from those items that can be dealt with through the site plan review and approval process. 101 Municipality of Clarington Report PSD -064-17 11.2 Natural Heritage Feature Page 12 The Environmental Impact Study was required to determine the setback requirements to the unevaluated woodlot/wetland on the site. The applicant's consultant are recommending a minimum 15 metre buffer from the staked dripline (15 metres from the feature) or a 30 metre buffer in total. However, the EIS recommends plantings and bioswales within the 15 metre buffer beyond the staked dripline. This will have to be reviewed by Authority staff and is an issue that can be dealt with through the site plan review process. 11.3 Metrolinx The Environmental Assessment for the extension of Lakeshore East GO Rail Service identifies a portion of the subject lands as a layover facility for rail maintenance. The site plan for Phase 1 shows the dealership, parking and private services outside of the area required for the ultimate build -out for the layover facility. Metrolinx objects to any drainage flowing on the layover site. However, these lands are currently owned by the applicant and the FSR is showing the same drainage pattern that currently exists on site. The applicant is exploring options to relocate the drainage channel that is suitable to both parties. This will continue to be addressed through the site plan review process. 11.4 Rundle Road Improvements Rundle Road is currently built to a rural cross section with critical deficiencies in base, drainage and surface. Full reconstruction of Rundle Road from Baseline Road to the south limit, including the turnaround will be required at 100% cost to the applicant. A level rail crossing on Rundle Road only has warning signs, no safety arms or lights. Warning system upgrades may be required as per Transport Canada regulations and the Railway Safety Act at 100% cost to the applicant. 11.5 Resident Concerns The residents are primarily concerned with the Metrolinx layover facility and the impact on property values. The concerns with respect to the auto mall more related to traffic and well impacts. The subject site is the eastern boundary of the Light Industrial Area, and increased activity and noise is to be expected as the site and other industrial lands are developed. With respect to well interference, the Hydrogeological Report stated there is ample subsurface water supply and the water quality is good. Impacts on existing domestic wells is not expected. 102 Municipality of Clarington Report PSD -064-17 11.6 Regional Services Page 13 This portion of the Courtice Employment Area will be isolated from the balance of the area by Highway 418. Staff had previously requested that the Region provide for service extensions under Highway 418 during its construction but no action was taken on this. The site plan agreement will require the applicant to connect but it is unlikely that services will be extended for a very long time. 11.7 Proposed Zoning By-law Amendment The subject site is currently designated Light Industrial Area. The auto mall use is permitted through site specific zoning which will exclude used car dealerships, boat and all -terrain vehicle dealerships and recreational vehicle storage. The proposed zoning by- law amendment will align with the Light Industrial Area designation policies. The woodlot/wetland feature and buffer will be zoned Environmental Protection. There are several site plan issues to work through, particularly with respect to drainage however, staff are of the opinion that solutions can be found through the site plan approval process. The (H) Holding Provision is included to ensure all concerns are addressed in keeping with Official Plan policies. The (H) will only be removed once site plan approval is issued and prior to the issuance of the building permits for each dealership. 12. Concurrence Not Applicable. 13. Recommendation The outstanding issues are development details that can be dealt with through the site plan process. It is respectfully recommended that the application to amend the zoning by- law be approved as. 103 Municipality of Clarington Report PSD -064-17 Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Page 14 Andrew C. Allison B.Comm LL.B Chief Administrative Officer Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or cstrike(o)-clarington.net Attachment: Zoning By -Law The following is a list of the interested parties to be notified of Council's decision: Rodger Miller, Miller Planning Services Bob Verwey, Owasco John Fledderus, Owasco Barb and Rick Percy Aldeth Whorm Eid Attia Everett and Tobia Groeneveld CS/CP/tg I:\^Department\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0011 570 Rundle Road - Owasco\Staff Report\PSD-064-17 Staf Report.docx 104 Attachment 1 to Municipality of Clarington Report PSD -064-17 Corporation of the Municipality of Clarington By-law 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 ZBA 2017-0011; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: a) Section 2 is hereby amended by adding the following new definition: Motor Vehicle and Recreational Vehicle Sales Establishment shall mean a building or structure and associated land where a franchised dealer displays motor vehicles and recreational vehicles for sale or rent, but does not include motor vehicle dealerships selling only used motor vehicles or the sale of snowmobiles, boats, personal watercrafts or all -terrain vehicles, and shall not include recreational vehicle storage. Permitted accessory uses include a motor vehicle repair or body shop as part of a franchised dealership. b) Section 23.3 "SPECIAL EXCEPTIONS — LIGHT INDUSTRIAL (M1) ZONE is hereby amended by adding new Special Exception Zone as follows: "SECTION 23.3.12 LIGHT INDUSTRIAL EXCEPTION (M1-12) ZONE Notwithstanding Sections 2, 3.12 f., 3.16 m., 23.1 b., and 23.2 e. those lands zoned M1-12 on the Schedules to this By-law shall only be used for the following uses: 105 a. Permitted uses: Motor Vehicle and Recreational Vehicle Sales Establishment b. Special Yard requirements: i) the south property line with Highway 401 shall be deemed to be the front lot line for the purposes of determining yard requirements ii) Front Yard (minimum) 40 metres (maximum) 50 metres iii) From an EP Zone 80 metres c. Landscaped Open Space 30 percent d. Lot Coverage (maximum) 40 percent c) Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Agricultural (A) Zone" to "Environmental Protection (EP) Zone", "Agricultural (A) Zone" to "(Holding) Light Industrial Exception (M1-12) Zone", "Light Industrial (M1) Zone" to "(Holding) Light Industrial Exception (M1- 12) Zone", "General Industrial (M2) Zone" to "Light Industrial (M1) Zone", "General Industrial (M2) Zone" to "Environmental Protection (EP) Zone", FITITOI "Light Industrial (M1) Zone" to "Environmental Protection (EP) Zone". 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. By -Law passed in open session this day of , 2017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 106 This is Schedule "A" to By-law 2017- passed this day of , 2017 A.D. I 103 I X20 J a 1972 0 1$ 979 1995 1 95 20 1 198 578 ' _Z107 - S70 y��*W4YAY1 389 2orling C hangs From 'A' To '(H)Ml-12 ZvniN Change Frpn'M1'Tv'{H}M1-12' O Zoning C hangs Frpn 'M2' Tp W T Zoning Change Frpn 'A' To 'EF M Zoning C hangs Frpn 'bd1' T01EP' IV - Zoning Change From m- To'EP' - Zoning To Renmin'MI' Amen Fester, Moyer Courfte , IBA 2077-OD11 . Schedule 4 C Arne fvmlitmo. Muncpai Geek 107 2117412 Ontario Limited 1552 Bayview Avenue, Suite 2 Toronto, Ontario M4G 3B6 TEL. (416) 485-8805 FAX. (416) 485-8806 September 10, 2017 -By E Mail Attachment Ms. Anne Taylor Scott Senior Planner Municipality of Clarington 40 Temperance Street Bowmanville, Ontario LIC 3AC Dear Ms. Taylor Scott: Re: COPA 2016-0004 & ZBA 2016-0024 We are the owners of the property at 1459-1463 Highway 2 which immediately abuts a portion of the above -captioned proposed development to its immediate north and west. Our property is shown as "Future Commercial' on Figure 1 of Municipality of Clarington Report PSD -059-17 prepared as an accompaniment to the above -referenced application, a copy of which is attached hereto. I am writing as a follow-up to my letter to you of January 23, 2017 regarding an earlier application by the proponent on properties adjacent to ours and as a follow-up to my deputation before Municipal Council on January 30, 2017 regarding that application. As in my previous submissions, we are generally supportive of the proposed plan and believe it will achieve the aspirations of the Courtice Main Street Secondary Plan in directing residential intensification along major transit corridors and providing a notable gateway feature into the community. I wish to use this opportunity to re -iterate our earlier recommendation that any final approval of the proposed development require the proponent to implement control measures that will prevent infiltration of traffic from the surrounding community through this development, and our commercial property, in order to avoid the congested intersection of Highway 2 and Darlington Blvd. More particularly however, I am concerned by a recommendation in the report by Paradigm Transportation Solutions that was commissioned by Municipal Engineering Staff and which was completed in May, 2017. This recommendation appears on page 10 of paragraph 3 of the above -referenced planning report and states: "The report recommends that traffic calming measures could be implemented along Darlington Boulevard that the private entrance from the development be eliminated, and that signalization of the full -movement access along Highway 2 at Street W be pursued." I discussed these concerns with you during our telephone conversation of September 6, 2017. At that time, I reminded you of the following: 1. That we were the previous owners of most of the residential development lands that are the subject of this current application. 2. That in pursuing our development applications for those lands, we worked closely with Clarington Municipal Staff to achieve good planning outcomes. 3. That it was on the specific recommendation and requirement of the Municipality that we purchased the property at 15 Darlington Blvd. to serve as a permanent access/egress to the proposed medium to high density residential development to its immediate east. 4. That as a result of full and proper planning procedures, including public meetings and input and traffic impact studies that this access was approved as part of the adopted official and secondary plans. 5. That notwithstanding the provision of this driveway entrance, the adjacent residential development would also have controlled access to it from Highway 2 through our commercial property. 6. That the pursuit of a signalized entrance to our commercial property from Highway 2 at its eastern limit, via a joint driveway with the residential development to its east was contemplated from day one of our planning aspirations and is not a new item to be discussed with the Region of Durham. 7. That I personally made a deputation to Municipal Council at the Public Meeting to discuss the proposed LCBO location on Darlington Blvd., south of Highway 2 and cautioned that approval of that site would result in problematic traffic congestion for the area, a situation that has now unfortunately come to fruition judging by the number and tenure of deputations made before Council by local residents at the January 30, 2017 Public Meeting concerning the proponent's earlier application. 8. That when we sold the surrounding residential lands to the current owners and retained the commercial property, it was done with the knowledge that the Darlington Blvd. entrance to the lands was an existing and key feature of traffic infrastructure. 9. That to now contemplate the future closure of this access will place an undue hardship on our property and its future tenants as all residential traffic for the surrounding residential development will now have to flow through our property. This traffic imposition on our property is further exacerbated by the fact that while the original approved residential under our tenure permitted a total of 186 residential units that would be serviced by access/egress via both Darlington Blvd. and Highway 2, the current proposal contemplates a total of 464 residential 2 units, an increased traffic volume of over twice as much to be solely serviced via Highway 2 and therefore through our property. This is simply neither tenable nor fair. Due to the reasons stated above, we cannot support this recommendation. We respectfully encourage Council to abide by its original decision to allow for permanent access to the residential development from Darlington Blvd. and implement whatever traffic and pedestrian calming and safety features that would be required to mitigate traffic impact upon the surrounding community. While we are sympathetic to the concerns of local residents regarding the degree and nature of traffic on Darlington Blvd. that may have been significantly deteriorated by the location of the LCBO, we do not believe it appropriate that our property be negatively impacted by having a previously approved driveway that would limit traffic onto it to now be denied. In the alternate, should Council be able to provide us with written assurance that the Darlington Blvd. access to the residential development not be closed until another suitable access from Darlington Blvd. to the development, for example from the contemplated future laneway immediately south of the Esso station at the southeast corner of Highway 2 and Darlington Blvd. be made available and that any traffic flow through the laneway be controlled to prevent traffic from using it as a shortcut to avoid the intersection of Highway 2 and Darlington Blvd., we would find this acceptable. On a separate matter, we request clarification regarding the section on "Phasing" in the Planning Report, as it pertains to the specifics of how development closest to Highway 2 and provision of construction access from Highway 2 to the development is contemplated. We continue to be committed to working with Council, Staff and our neighbours to find a suitable solution to this matter. Yours truly, Jeff Goldm n President cc: Members of Council Mr. D. Crome Mr. A. Cannella Mr. A. Hirschfield, High Street Courtice Inc. Municipality of Clarington Report PSD -059-17 2 Courtice r El rM • - v J � H Legend Subject Lands Non -developable Lands 0 Municipality of Clarington (MOC) Lands Proposed Apartment Buildings Proposed Townhouse Units Proposed Single Detached Dwellings ® MOC Lands proposed to be acquired by High Street Courtice Inc. Existing Sanitary Sewer Proposed Regional Storm Sewer ZBA 201"024. - COPA 2016-0004 J. DURHAM HIGHWAY 2 Future Bq Commercill _ Mill Park Area Of Development Figure 1: Area of Development Er SSD J, Car CB_ WW 7 New Lands Added 0 1 (11 Darlington Blvd) r El rM • - v J � H Legend Subject Lands Non -developable Lands 0 Municipality of Clarington (MOC) Lands Proposed Apartment Buildings Proposed Townhouse Units Proposed Single Detached Dwellings ® MOC Lands proposed to be acquired by High Street Courtice Inc. Existing Sanitary Sewer Proposed Regional Storm Sewer ZBA 201"024. - COPA 2016-0004 J. DURHAM HIGHWAY 2 Future Bq Commercill _ Mill Park Area Of Development Figure 1: Area of Development Presentations and Handouts Application By: MGM Dream Homes Ltd. An application to amend Zoning by-law 84-63 to facilitate the creation of one additional single detached dwelling lot at 505 and 521 King Avenue East, Newcastle Public Meeting: September 11, 2017 .:u v 1 N w CHALLENGER CT ANDREW STREET a3 4mk w �y D r 4 f h Subject Properties .KING AVENUE EAST TT CD Iit 0 020 I 1 Proposed Dwellingsall —' o co 1W WILLIAM JOSE COURT 7 i .. � `mss_ "R. •�� w 9 ' j �: � � i '= fie ► Ji 00, 10 'Nor I wp�w' rA A0 AM r" m, ail F -c1 *1 `` AMA U. 1 l r2 - a � _fit ,� -,vy 2 .'l, ■,.1�. r 1 DEVELOPMENT PROPOSAL i _ Applicant Monday, septemer 1 h1, 2017 MGM Dream Homes Ltd. 7p,m. • • 6, Council chamh— (2n° Floor) Site Location 1; s vR v w ns 40 Temperance Street rt --2111., ON UC 3A6 505 and 521 King Avenue East, Newcastle .:___,�.aE' • �� t�- Contact the Planner P • �t -` PAy�oerOnp Proposal Brandon We ler �- ----- --- = This is a zoning by-law t. Planning Serv- oepamnent i Ig amendment application to 1 _ facilitate the of lots for 905-623-3379 creation —.2424 Ik three'single detached dwellings, cWrr. tan nev File: Zoning BYl—Amendment 20170022 ' ................... clarington..... a f ,n -}t 3 single detached dwellings+�IjH4C��11 U. 1 l r2 - a � _fit ,� -,vy 2 .'l, ■,.1�. r U CT t � dw x KING AVENUE EAST T of i Proposed Dwellings F 9 WILLIAM JOSE COURT 1 1 G,l► Lj- ANDREW N STREET. 9-_ 1f, Subject Properties 0G 1p 4 CD ..� w ;s ZBA 2017-0022 y M avE 8�'®0 w CHALLENGER. ~ A .� t W 1 0 uj -lit o � O U CT t � dw x KING AVENUE EAST T of i Proposed Dwellings F 9 WILLIAM JOSE COURT 1 1 G,l► Lj- ANDREW N STREET. 9-_ 1f, Subject Properties 0G 1p 4 CD ..� w ;s ZBA 2017-0022 y M avE 8�'®0 Application By: South Bowmanville Limited To rezone the lands to facilitate the creation of two additional lots for the construction of single detached dwellings Public Meeting: September 11, 2017 Durham Christ High Schooian Y T l „x I I [-Draft lApppved, 1 0 Sub+vision� 1 , �StP,S teph�ens -�--I I_— — �► Nigh School I— Subject Site j I-- - I 1 =� �s� •- - , '7 V 4k el =son O .. 1s°1023 u -- _.A s1, 64 o554 1 1 55 LU r- 56 951 4 S62 1 A SID ` 1*m 32 LOT ON MOLD LOT ON LO r ON } OOL r �t � err a►wue�.s rcw :■[xsf ■: w n► — w. '� J � L• _•# .+t All ,1 i �:p9 .aha' .�� � ✓'y� �.?.. 7F .�!� _�y' 1 3 WESTON CONSULTING planning + urban design 46 Mill Lane Application for Zoning By-law Amendment Public Meeting Presentation Municipality of Clarington Planning & Development Committee September 11, 2017 City File No. PSD -058- 17 6 Aerial Photograph __ ; Adjacent uses: North: Crosswinds subdivision (60 detached dwellings), Public School, High School, Low- rise residential uses South: Low-rise residential uses, Bowmanville Creek, Bowmanville Valley Conservation Area Durham Christian Hiyh School Site Context At East: Low-rise residential uses, High School"' West: Crosswinds subdivision and Bowmanville Creek } Kaw ''l, � Distrii 16 O ALO ' 1 5 4 *I nTiM I DT 4 1 F y .�;QN III . Subject propertyAP---1°T"E'�` PIEU P ` PPIC,CLI CONCESSION T ■ II '' �� OFFICIAL PLAN OF THE MAPLE REGIONAL MUNICIPALITY GROVE KlhlfyT OF DURHAM I � LOTLOT I SCHEDULE *A'- MAP 'A5' za 1 zz REGIONAL STRUCTURE I ■ 1 _ 4 ■ LEGEND I IPfdR0 F urea, E�OuNDARY I�olow,LCErm� LJ • uRRAN 6fKWM {ENTRE RFBH3hAL OORA60R uqm *EdB BAPLON WENT OREBE DARLINGTON NLICLEAR AREAE MELOPAKEONMdWrIfRFJ90EVElAPAffiEOH GENERATING STATION u �uricpAL aPRIY06TTEE WAAKE osiU—asu $ hYATER BYSTEw 6FER DEVELOPABLE ON fREA20LVELOPABLEON 3E�N9i WY& MLIrIC�PAL VIII III I WA �8 WELLS & d� r67MS 6 M41CIPALEERVICE KALT BOUNDARY MAP A3 LAND USE BOWMANVILLE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF GLARINGTON FEBRUARY. 2014 U 125 256 !DD 790 1,004 mahm Subject property ' J Glarington Official P 1 � 1 ti�iJ caFlaEaSlaw R1�lkoa { — - — URBAN BOUNDARY �J r ®FUTURE URBAN RESIDENTIAL URBAN RESIDENTIAL f ®MEDIUM DENSITY RESIDENTIAL ` -PRESTIGE HIGH DENSITY RESIDENTIAL TOURISMNODE SWI IN EMPLOYMENTAREA TG" CENTRE LIGHT ` r NEIGHBOURHOOD CENTRE INDUSTRIAL AREA 4 raj SPECIJ�,L 47VOyr HIGHWAY COMMERCIAL SEPARATE f 4 * AREAE ©-' AGGREGATE - BUSINESS PARK PRIVATE EXTRACTION AREA r -PRESTIGE TOURISMNODE EMPLOYMENTAREA LIGHT PUBLIC INDUSTRIAL AREA SECONDARY SCHOOL GENERAL SEPARATE INDUSTRUSL AREA SECONDARY SCHOOL - BUSINESS PARK PRIVATE SECONDARYSCHOOL UTILITY PUBLIC ELEMENTARY SCHOOL ENVIRONMENTAL SEPARATE PROTECTIONAREA ELEMENTARY SCHOOL - GREENSPACE PRIVATE ELEMENTARY SCHOOL WATERFRONT SECONDARY GREENWAY _ _ _ PLANNING AREA ® COMMUNITY PARK .......... PECIAL POLICY AREA ® DISTRICT PARK •.'......'.SPECIAL STUDY AREA ® NEIGHBOURHOOD PARK ■ 1110167r GO STATION Amended Ularington Ofticial Plan (UPA 10-1 MAP A3 rro LAND USE BOWMANVILLE URBAN AREA M ' REG n>Lc011laal AMPTED OFFICIAL PLAN MUNICIPALITY DF CLARItdGTOty URBAN RESIDENTIAL NOVEMBER, 201E f URBAN CENTRE 5 1:5 :50 i00 750 limo MOM NEIGHBOURHOOD GENT PRESTIGE CONCf5810M R1�Ad� EMPLOYMENT AREA {�;� LIGHT ;; D INDUSTRIAL AREA GENERAL M INDUSTRIAL AREA HP BUSINESS PARK } P GATEWAY COMMERCIAL %`-' L M ' UTILITY ENVIRONMENTAL PROTECTION AREA Subject propertyGREEN SPACE MXG E GREEN44AYWAY RE ® COMUNITY PARK 12 LJ MUNICIPAL WIDE PARK POLICY SPECIAL � nu 4 AREA E EP Fel -10 Subject property • RI 10_C • • • - MITHUNNErfilre • �$ J 57, _ _ � 5 � .ilF. u�ajOfl�fl S $BCOlid 064 Ss Ci7RRf �l�e�vfeing BWCk r Q 13 BLOCK 64 Road Widening i4m) t } y11 34 y lap _ 2$5 5a? r x ~�1� } s Subject property 31 3 � 11� SL 1 r 1 } � Pe - I 49x 0 �ti I � `rf rr ff,,,• VWAFm Chrz,lran f' f CK Ac �$ J 57, _ _ � 5 � .ilF. u�ajOfl�fl S $BCOlid 064 Ss Ci7RRf �l�e�vfeing BWCk r Q 13 BLOCK 64 Road Widening i4m) t } y11 34 y lap _ 2$5 5a? r x ~�1� } s Subject property 31 3 � 11� SL 1 r 1 } � Pe - I 49x 0 proved Zoning By-law Amendment Passed January 18, 2016 (Crosswinds) -)evelonment Prong x 3 INDS UBDIVISION C3 21b'M 1p • [ PROPOSED LINE OF SEVERANCE a —+ RETAINED LOT SEVERED o SEVERED $� LOT 2 p p, ' — RESERVE � � t ak�°° BLD Supporting Studies The applications are supported by the following studies: • Phase 1 and 2 Environmental Site Assessment (GHD Ltd) • Stage 1 Archaeological Assessment (Archaeological Assessments Ltd) • Functional Servicing and Stormwater Management Report (GHD Ltd) • Arborist Report and Tree Preservation Plan (OnTree Inc) • Planning Justification Report (Weston Consulting) 11 L HXD N]IL LST ON Min 1 -- BLOCK 67 {0.3m RESERVEJ 62 Planning Analysis The proposal contemplates a compact form of development and makes efficient use of land and infrastructure Two new lots complete the block in the approved Plan of Subdivision for the Crosswinds development Logical infill and appropriate addition to the built up area in OMM"I1 Proposed density maintains the character of the surrounding community while ensuring that development proceeds in an efficient IiiYTiTitT9 Proposed zoning is consistent with the predominant zone in the Crosswinds subdivision Proposed development is consistent with the Provincial Growth Plan (2017), the Region of Durham Official Plan, the Clarington Official Plan, and the OPA 107, is based on sound planning principles and represents good planning Thank You 46 Mill Lane Application for Zoning By-law Amendment City File No. PSD -058-17 Kelly Graham, BA Hons, MPI Planner Weston Consulting 131.40 131.45 130.83 3 .2f U) 5 �� `131.62 _ L--Z 54 - zags-- 131.64 1 1.36 131.51 C) �. C 1A* 132.00 toss 131.74 �5 lox 131.81 ipd- �r V LOT ON HOLD 131.03 LOT ON HOLD 130.79 LOT ON HOLD LOT ON HOLD 130.55 130.29 O �z 0 �a F- L ❑ r300 c' 61 z W 0 R: -J 0 131.83 2% 131.95- 130.05 0 f- 0 r aY ni Q 00Q 62 0�� I © (f] zw0 M 0 C 131.85 1 Ir- 00 C 132.00 129.80 9225 /� 132.05 130.68 32 1 7 s.^ 21-4 NW. - LIMIT LIMIT OF GRADING TO MATCH EXISTING LOT GRADING TO BE READ IN CONJUNCTION WITH L101 LOT GRADING DETAIL SCALE: 1:250 Plot Date: 7 September 2097 -12:56 PM Plotted by: Jason Phillips Cad File No: G:17 3 111 7 7154761CADDIPRODUCTION111 715476-DET1.dwg LOT ON HOLD LOT ON HOLD #46 MILL LANE LEGEND INV. vz 0+2" NOTES EXISTING GROUND S/D DROP FROM FRONT TO REAR LESS N ELEVATION THAN 1.2m 1. FOR GENERAL NOTES AND LEGENDS SEE DRAWING G101. 127.50 PROPOSED B/S DROP FROM FRONT TO REAR 2. MEASUREMENTS IN METRES AND/OR MILLIMETRES UNLESS I GROUND ELEVATION BETWEEN 1.2m AND 2.1m OTHERWISE SHOWN_ 12289 PROPOSED HOUSE GRADE 3. CONTRACTOR TO BE RESPONSIBLE FOR LOCATION OF ALL W/o DROP FROM FRONT TO REAR OF 2.1m EXISTING UIG & OVERHEAD UTILITIES. UTILITIES TO BE GIVEN 123.89 PROPOSED ROAD GRADE - THE TERMS B/S (BACK SPLIT), W!O (WALK -OUT) ADVANCE NOTICE TO COMPLETE STAKE-OUT(S) PRIOR TO ANY EXISTING ROAD GRADE AND FNV10 (FRONT -WALK -,OUT) REFER TO THE EXCAVATING ETC. THE CONSULTANT ASSUMES NO TYPE OF LOT GRADING (WHICH IS NOT RESPONSIBILITY FOR THE ACCURACY OF THE LOCATION OF -� DIRECTION OF NECESSARILY THE SAME AS THE TYPE OF EXISTING UTILITIES AS INDICATED ON THIS DRAWING. SURFACE DRAINAGE BUILDING) 4. GRADES AND SLOPES SHOWN ON THE LOT GRADING PLANS SPECIAL CONSIDERATION FOR BUILDING REPRESENT BASIC DRAINAGE AND GRADING CONTROLS. 1.8m CHAIN LINK FENCE (C-501) FOOTING DESIGN INDIVIDUAL HOUSE SITING PLANS SHALL REFLECT THIS WITH - - -r1- - - - NOISE BARRIER FENCE. & GATE COMMUNITY MAILBOX MORE DETAILED GRADING INCLUDING DRAINAGE FLOW - NOISE BARRIER FENCE SHALL BE DIRECTIONS. CONSTRUCTED TO THE LOCATION PAD MOUNTED TRANSFORMER 5_ REFER TO INDIVIDUAL HOUSE SITING PLANS FOR LOCATION OF AND LIMITS SHOWN ON THE INDIVIDUAL SITING PLANS. TELEPHONE PEDESTAL NOISE BARRIER FENCE RETURNS AND ANY REQUIRED ACCESS GATES. ALL ACCESS GATES IN NOISE BARRIER FENCES TO BE CABLE TV PEDESTAL CONSTRUCTED AT THE SAME HEIGHT AND WITH THE SAME MATERIAL AND NOISE RATING AS THE NOISE BARRIER FENCE. STREET LIGHT POLE 127.173 MINIMUM BASEMENT ELEVATION PONDING LIMIT IV TIV17M1ff SLOPE LINES O STM MH SAN MH HYDRANT a VALVE CATCHBASIN EXISTING GROUND CONTOUR EXISTING TREE LOCATION C(l ni 1.5m CONIC. SIDEWALK ailim��m -200mmO SAN Ci)1 A8% ai KEY PLAN GHD Inc. Conditions of Use. This document may only be used by GHD's client (and any other person who GHD has agreed can use this document) for the purpose for which it was prepared and must not be used by any other person or for any other purpose - 0 2.5 5 7.5 10 12.5m SCALE 1:250 AT ORIGINAL SIZE 54 0 oC4 b Ue U ! � 55 z � INV. vz 0+2" m m N ailim��m -200mmO SAN Ci)1 A8% ai KEY PLAN GHD Inc. Conditions of Use. This document may only be used by GHD's client (and any other person who GHD has agreed can use this document) for the purpose for which it was prepared and must not be used by any other person or for any other purpose - 0 2.5 5 7.5 10 12.5m SCALE 1:250 AT ORIGINAL SIZE 54 0 oC4 b Ue U ! � 55 z � vz m m E - c M EE N co Cn c _ STM Go SAN WAT I M H42-0181 �0;A I IN .128, ���• I MH105 INV. 128.765 I 1 r�u T L. BLOCK 67 I (0.3m RESERVE) J 62 LOT SERVICING TO BE READ IN CONJUNCTION WITH G102 & P104 LOT SERVICING DETAIL SCALE: 1:250 #46 MILL LANE 65 Sunray Street Whitby Ontario L1 N 8Y3 T 1 905 686 6402 F 1905 432 7877 E ytomail@ghd.com W www.ghd.com bola APPROVED Approval as to form in reliance upon the professional shill and ability of GHD, consulting engineers, as to design and specification. Date: Director of Engineering Services Municipality of Clarinalon B ISSUED FOR RESUBMISSION F.Z. I F.Z. 09.07.17 A ISSUED FOR APPROVAL F.Z. F.Z. 08.15.17 No. Revision Jab Project Date Approved Manager Director Drawing Revisions Note: ` indicates signatures on original issue of drawing or last revision of drawing THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON Engineering Services Department Project THE CROSSWINDS (S -C-2014-0001) Title LOT SEVERANCE FOR LOTS #61 & #62 EX. #46 MILL LANE Scale 1:250 Q�a� E 5 S 1 OiyR( Drawn J. PHILLIPSrn my Designer G. 13ECKER D.M. MA4S. Drafting J RONEAU Check A 'POy/ � P� CietserT F. ZADOROZNIAK Neg o r oN This Drawing must not be used for Construction unless signed as Approved Original Size Project No. Drawing No. Arch D 11115476 FIG -1 Rev. B September 9, 2017 RE: South Bowmanville Tree Preservation, Tree #53 and cedar hedge Addendum to report entitled ETree Identification and Protection Plan for Lands west of West Scugog Lane and Mill Lane in the Town of Clarington (Revised)4 prepared by Jody Steiger of Ontree and dated December 22, 2016. This report is in response to comments from Mr. Mitch Morawetz, Planner for the Municipality of Clarington, in an email dated September 6, 2017. The Municipality is requesting retention, if possible, of tree T53 and the cedar hedge situated along the south property line of Lot 62. In my opinion it is neither possible nor desirable to retain tree T53. The proposed grade changes required to create a slope that adequately connects the grades between Lot 62 and 44 Mill Lane, and the swale required near the property line, would severely injure the root system of T53. Aside from the impossibility of retaining the tree following proposed grade changes, it is my opinion that retention of the tree is not desirable due to the declining condition of the tree. The tree s decline is a direct result of improper pruning which involved removal of the entire southern half of the crown. The remaining north portion, now fully exposed to the sun, is undergoing severe dieback. The crown is now unbalanced, and vulnerable to environmental stress such as wind throw. As for the cedar hedge, it too is in my opinion not feasible to retain. As requested by the Municipality, I have shown the approximate location of the hedge in the drawing entitled 'Tree Preservation Plano sheet TPP -1. As with tree T53, nearby grading would cause severe injury to the roots of the cedar hedge and in my opinion it would not survive. Sincerely, Jody Steiger ISA Certified Arborist #ON -0338 Ontario Tree Experts 22 Passmore Avenue Toronto, ON M1V4T1 Tel: 416.412.2100 Fax: 416.412.2101 ontree.ca pY+ C� 9 -or DETAIL 'B' (Not To Scote) PART 3 PART 2 i rr)�� ,/ Exi�tin� esidential ,koaJ Widening (4rn� eserve, Durham Christian \ . High School X Reserve St. Stephen s Secondary Schoo/ Road Widening (4m) See drawing TPP 2 for preservation techniques for trees 34-38, 41 \ / L \ a / ` ` E g \\ y: Residential 2 / / \0 \ \V y \'57 ce \ / kz \ \� J � O \ / NOTES: 1. Bearings are referred to the central meridian 81 °00' west longitude, UTM, Zone 17, NAD83. 2. 0.3m Reserves have been exaggerated for clarity. 3. Topographic source: Topographic survey by J.D.Barnes Ltd. with additional contours from First Base Solutions Inc. 4. Bowmanville Creek is excluded from this application. 5. 23m ROW on STREET 'A' from West Scugog Lane is not based on Municipal Design Standards. Existing Residential 0 50 100 SCALE METRES DEVELOPMENT CONCEPT PART OF LOTS 13 AND 14 CONCESSION 2 (GEOGRAPHIC TOWNSHIP OF DARLINGTON) NOW IN THE MUNICIPALITY OF CLARINGTON REGIONAL MUNICIPALITY OF DURHAM Vr:V DI AKI r-1 SUBJECT PROPERTY LEGEND W E STO N CONSULTING planning + urban design DRAFT FOR DISCUSSION PURPOSES ONLY Subject Lands • Single Family (11.3m): 14 lots ■ Single Family (12.0m): 28 lots • Single Family (13.5m+): 16 lots Sinale Familv (24.7m): 2 lots Total Residential Units: 60 lots X11 DRAWN / REVISED WESTON CONSULTING planning + urban design 1-800.363.3558 westonconsulting.com Vaughan: 201 Millway Ave. Suite 19 Vaughan, Ontario L4K 51<8 T. 905.738.8080 F. 905.738.6637 Oakville: 1660 North Service Rd. E. Suite 114 Oakville, Ontario L6H 7G3 T. 905.844.8749 F. 905.738.6637 Toronto: 127 Berkeley St. Toronto, Ontario M5A 2X1 T. 416.640.9917 F. 905.738.6637 23 SEP 2015 Limit of Development 14 SEP 2015 CLOCA Flood Line - - . CLOCA Regulated Area 31 AUG 2015 Long Term Stable Top of Slope 20 MAY 2015 Source: Soil Engineers Limited, Date: December 2014 09 FEB 2015 6m Erosion Access Allowance 21 OCT 2014 Source: Soil Engineers Limited, Date: December 2014 14 OCT 2014 Staked Dripline 25 AUG 2014 Source: J. D. Barnes Limited., Date: November 27, 2013. 30 AUG 2014 10m buffer from staked dripline 30 JUN 2014 Source: J. D. Barnes Limited., Date: November 27, 2013. 12 FEB 2014 Existing trees/vegetation Source: J. D. Barnes Limited., Date: June 7, 2013. Contour / elevation ` Source: J. D. Barnes Limited. and First Base Solutions Inc. LOT ANALYSIS • Single Family (11.3m): 14 lots ■ Single Family (12.0m): 28 lots • Single Family (13.5m+): 16 lots Sinale Familv (24.7m): 2 lots Total Residential Units: 60 lots X11 DRAWN / REVISED WESTON CONSULTING planning + urban design 1-800.363.3558 westonconsulting.com Vaughan: 201 Millway Ave. Suite 19 Vaughan, Ontario L4K 51<8 T. 905.738.8080 F. 905.738.6637 Oakville: 1660 North Service Rd. E. Suite 114 Oakville, Ontario L6H 7G3 T. 905.844.8749 F. 905.738.6637 Toronto: 127 Berkeley St. Toronto, Ontario M5A 2X1 T. 416.640.9917 F. 905.738.6637 23 SEP 2015 12m no bldg. zone w 1.2m sideyard & adjust lots 53, 54, 55, 56, 57 and 58 14 SEP 2015 change of easement width, lot frontages and STREET 'A' 23m at Scugog Lane 08 SEP 2015 change lot frontages and merging of lots at NE corner 31 AUG 2015 remove cul-de-sac and change lot configurations at NE corner 20 MAY 2015 revise as per Draft Plan D7 dated May 19, 2015 09 FEB 2015 minor revisions 21 OCT 2014 revise as per Draft Plan D5 dated Oct 21, 2014 14 OCT 2014 revise as per Draft Plan D5 dated Oct 14, 2014 25 AUG 2014 revisions to lot dimensions and adding lot numbers 30 AUG 2014 revisions to address comments by Clarington 30 JUN 2014 revisions to address comments by Clarington and CLOCA 12 FEB 2014 First draft File Number: 6040 Drawn By: SB/MH Planner: JM Scale: 1:1000 CAD: 6040/concepts/C24.dgn Drawing Number: EmOEEPPE0670E&5266E1EE29(5Eo0EPPE SAN ( EDD 0 ED P P 0 0670 E01900 = 126.189 EX. STM BOTTOM = 126.056 E0DPPE 06E 1DE19EDD =125.109 SAN TOP =125.315 CLEARANCE = 0.741 GJ PROVIDE ADDITIONAL GRANULAR W MATERIAL AS REQUIRED TO MATCH 2O0mmO SAN PROPOSED ROAD TO EXISTING GRADE &87EJ172E(rTrDD0PPD0670 AND INSTALL NEW MH / 675mm / SPS/ / S MATCH TO EXISTING OVERLAND FLOW ROUTE &870E172E(EUEEEDPPE 06E 1 AND INSTALL NEW MH — PAVEMENT JOINT TREATMENT AS PER (C-311) G SAN, STM mains to be located in MATCH TO EXISTING centre of street Ex. 300mmO W/M ( � 36 38 39 X40 �G'k E l E Lq i 5.00 5.25 5.25 6.00 6.00 12.00 SEE DWI. No. P106 �. ----- --1 a Fx--� =-�-- r --AH--0187 AM4 —�'�_---- ` G7 — SPHALT 47 QUI r I_ � 37 23.590 WAT, SAN, STM a 4i to be located belowX34 X veWay BLOCK 64 I (STREET WIDENING) 57 5 3 #46 MILL LANE I EEEPPE E6700&52 601E 029 5EEDJPPJ SAN EX. DCB & LEAD D 0 0 P PD 0670 UDI9DDD = 127.360 TO BE REMOVED STM BOTTOM = 127.290 0 0 D P P 0 060 1 DM19 DDD = 125.496 SAN TOP = 125.702 CLEARANCE = 1.588 South extent of proposed driveway MILL LANE CURB TERMINATION AS PER OPSD CONTRACTOR TO DETERMINE SIZE AND LOCATION OF EXISTING WATERMAIN MATCH TO EXISTING 0 N N N `Oo LO LO L 0 U) Revised Applications By: High Street Courtice Inc. Applications to permit a residential development Main Street Corridor anc 464 -unit multi - along the Courtice Darlington Boulevard Public Meeting: September 11., 2017 5 Jarlington u �d Nor slip III lildrim" 1 0041 RV Pq r. G mm fir.'' Ill r IL ANION. iLjI"L--JL- I : l , 1 I k 1 Ja Courtice * aj '� r Dr �f 2 time DURHAM HIGHWAY 2 _ G ar x Future $trildi posed m CB Comerci I ny 3 : � ina'>"JJa Parki {glib', , � > >„>r, oole Mill Park New Lands Added (11 Darlington Blvd) I ; Area Of Development z Open;,,,, ❑ "'S''Larids'�'� VA ro W Legend Subject Lands _ ;�:_' :'_ .; �'. •}a'd>a »>>s'a�>. _`;s -,'-''"r;;: >,pJ ,,�„],, to ��NP Non -developable Lands _ _ >„]; .,]3u>��, � +� Municipality of Clarington (MOC) Lands Proposed Apartment Buildings ”' >;]��'.' a>'•,' - Proposed Townhouse units - Proposed Single Detached Dwellings ®MOC Lands proposed to be acquired ` by High Street Courtice Inc. Existing Sanitary Sewer Proposed Regional Storm Sewer ZBA 2016 -0024 COPA 2016.0004 2 OILm Policy Direction Commercial Commercial Mixed Use Community Fadlity Environmental Protection Area ® Town Centre Commercial I t F « r WAVE I IPA Mid -Rise High Density Residential Low Rise High Density Residential Medium Density Residential Secondary Plan Boundary tttttiiiii Town Centre +k Greenway Feature Proposed Location OF Central Square Proposed Location of Public Library Pruian rt Intersection --- Private Laneway MAP A === Pdvatestreet LAND USE ■E■ Public Street COLIRTICE MAIN STREET Trails SECONDARY PLAN OCTOBER. 2914 ma - m w--- a��. Public Comments • Traffic and Parking • Density and Building Height - • Compatibility p Y • AbilitY g for neighbourhood to accommodate the development Staff and Agency Comments Issues to resolve (including site plan issues): • Confirming the development limit along Farwell Creek; • Neighbourhood Traffic impacts; • Vehicular access to the site; • Active transportation connection; • Integrating the proposed development into the existing and future development around the site; • Stormwater management; • Request to declare certain municipal lands surplus; • Parkland dedication. Ja Courtice * aj '� r Dr �f 2 time DURHAM HIGHWAY 2 _ C1W x Future $tri! CB d Commerci 1 ding 3 P�'$posed ' � Parki g Ldt,,, , � > >„>r, oole Mill Park New Lands Added (11 Darlington Blvd) 7 j Z ,»r i >; Area Of Development ,JJis ,>i J 3 ,ECR ,,a3+�jerl'Ja» j>>a}; Z 'l _=)3_d+]J a';;,� ->,aa' Asa ❑ 'space Lands'J' Legend Subject Lands _ ;, ' _ .; �'. .}a'd» ;,56'3�> Non-developable Lands Municipality of Clarington (MOC) Lands Proposed Apartment Buildings ”' >;]��'.'>'•,' - Proposed Townhouse units - Proposed Single Detached Dwellings ®MOC Lands proposed to be acquired ` by High Street Courtice Inc. Existing Sanitary Sewer Proposed Regional Storm Sewer ZBA 2016-0024 COPA 2016.0004 2 m CYCLING REPORT PSD - 059 - 17 HIGH STREET COURTICE INC. IT IS MY UNDERSTANDING THAT AS THIS PROPOSAL MOVES FORWAR THERE WILL BE DISCUSSION BETWEEN THE DEVELOPER AND THE MUNICIPALITY IN REGARD TO DEVELOPING A MULTI USE PATH CONNECTING THE DEVELOPMENT TO THE PROPOSED FAREWELL CREEK VALLEY PATH. -THE DRCC AND BIKE FRIENDLY STRONGLY ADVISES THAT ANY FUTURE MULTI USE PATHS BE BUILT TO A RECOGNIZED STANDARD OF 3 METERS IN WIDTH AND THAT THE PATH SURFACES IS OF A MATERIAL LIKE ASPHALT THAT WOULD MAKE IT ACCESSIBLE TO ALL AT USERS. -TO OFTEN IN THE PAST THESE MUP HAVE BEEN POORLY PLANNED OUT AND THEY RESULT IN FAR TO NARROW UNSAFE LINKS THAT IN MANY CASES ARE NOT ACCESSIBLE TO MANY USERS AND THEY ARE WASHED OUT DURING THE FIRST HEAVY RAIN STORM. CYCLING 40 Mulftk&e Tra I sxrhm i HrniEting- zong El coin or 0.01'" F) ,%)I 1 2 7 in 10 -6n) 10 43m I Mai 1-:5. 1--n rw"imums I.Orn I-Crn I I.Om I I -OM I 1.OM I t" In T OM default In/a.. I rv-7 "/-;I i rl/a I Inpi I " arT11r,-R MR d"Wipi a Fj AJI aecxdary trail:5 zh.:mjld conf.wr to the covh9umtix iDbcvp,. far ,,3u -rax. More and eclgt con dftm refer to Lhe follow ng Mcffms, .............................. .......... .......... .. ....... .. .......................... .. .. ....... .. .. ...................................................... ....... .. ....... ......... The dOf4" it -MMCn3lqp for a m candaty trii H p rawidta 2 Do -am for two cy� to poss ove-h Othor, Wth no z oveglaping of their projernsd -n pcwtng space -o11.5 motree each, ThiB ininhimumi dIrnonsinim 1.imvidaa Waco Fur two cycli!As ba pasA aaeb ooh tir wh6r& orie cyclist is oparafflug In their pf aFeirr-ed upwallng sWce;,-, akd the LAI 1t:F ill 01811' FrliFl knu rin operating apame in r1.2 lTlfdtFl9!& UMIL T1hni&a widths am cons Iderad a pp ro pri au and vGmfortabl a Icr IOW -VO IUMQ trails. CYCLING 4.3 Trail Width and Surface 4.3.1_ Trai I Width Fui {waxy c Ire." of i mil l i-ri.w grail I I n ---r !t N iq :A -4-a dl . minim urn and rr-pleryr width. In -most cases there in -no warrqum BertuBe ceaikn consistency is Firefer-sbl .o a fr-nquarity shifurlg degiy. Mrrdilifl-Ir trail -dasiplorrm sh ix di I 4 Pq t::q Iiince. hPI wE-.Pi L nFil irrw I Its! F1 r x: nd it i13rN o:n.d sitrz Cor sir oirita. Widtha 1�oIow mi ni rr uon ; thW Id cin y " use tar snelrt dlsta n Dss wrier o some pt1�s ea I CUWl'Ai"ll i* pry rd ti781 [x1r71r,,-ik be. CrWC-1100 0-11110M. ab.ltmert% for amn-vley. In this aEtuatkm, werni W gi@19, Ondf r UOit Calmirig WOAA ."s QhOuld X inirAv-n+-nWri- 4.3-2. TTA Surface Tho prulorred surface for al multi -use w wolli;t-only su rf.�cev� Is $7 h all, dry itrrr r dv ra ll;i:q, hard surface tfiat aanrforms -o alcce5siblity ems. i -errl ent5 maq M imc ;tl tcd d-jrirtif, l h-cs� mov I n niudr; eonefel:@, afa-Cast t nlit pavers, or &pc-clal�- surface t.0 th imi JTertint a M' 'Lis prbp,�twry. epo zy bi&a--tlr P6r-but pawiwnmt maters I. Gra nja • su rLr: coli i nclu.Ai rig - ho^in trot Eire cner.*ally+ sta blilze.flo re ncrt re:!Dr-wti,-mdey. Pedeetriart-unly argyle rnw( abo be wy Firm, cluoab1d?. Bard S! -Vaca that exr(orms to a esslbl% rrauircrrcnts, AeON1 i eriAe hQWCVCF whc rr th o oodcs` ri3r w1V arc@ iG near th a rnL Itl UM trFal, ,q d stnc= surface Suer €r3 73rorPte, rlrllt pavers -cr boardwalk is pre-etable tc reln�owe the pedesviar7-artily cvi&iun. Wl-ere the pedestrisn an1V area is a :idewaP surface, n vome €5ituaton-5, granular arfam tgrarbx, li weston or clan; rr ay be nccootatic, Ypro am trat TQV r)@Qt R=C -SOU I -Y gL Idellne& Lar 1Q* I elea rano do no, g5ppy ttl Pe estrian•orrly eirM& tTijimilu idulli -rail DcsirijiGuldcliiit.s aE-parati*n Oripr. r19Y kQ WnY MiCVI�11Y --wir;sx ng svr1ocip.- Metal Iactla +rr2Rina su•facp rtd vator" 51r p5 -n-my be rr"ll Prr6bk. kul -orc rrgt 1ecessirilw feEBiklle for long dislancie—a Text-ired an d/Or 7-AOUr:.:,ri [nnrrete, or unll F,3v(s.rS rrEry Fe mC•re n Erle ny 5ilui-iork5. arfacex ftx sWirs, rimrg;s and bridges are discussai in a later chapter. 'moth ct #rau I E!s adiocont �Padc3,1a 23� .-noxim urr; cryNnod Pallm f1w OCCAVON5 ly IN 4:11XOp9 18 AEOb3lt p`+rem8'rt Is uEr BJ 2 re' aoareg laror k l a•�, fire IaFir abavc Oawpcctcd gXnnularbc-,c rroy or ri-itipic la+*rr or .3 wrCQ of px-cible rr.-aMrTcIf E i!rting SUo 10 IC I be owrilivp oro oDrnpm wbro pUlv 68 14 bra "J. , i� 1 re sdge-ot :4e paverne-ii= sriall the neo y Smped to L15 CrgrgM Trip P AdIli Ar MAP.. £hill FFmr'rl srlr AT , rWmm 1+3ie: All 4yprsst.rl rie parllal n Cho dp.q!rF'rl Iln.qrfr. 9Inpe CYCLING InloDoarf t rpre a lao a p pr'ampriiEkie plsc--e 10 incl ude me pa, tell etigo*tle infopmatlorw, Womation abrut aroanid.@s [le wasnrocrns}a .11€V1ral ar cURLral attractlais. and powibly i�r.•rn m u ri�r bui'#+nr;- Irllaaowds srould be ccat;d at a I tia I entry poln-s e rgj trail crowing- They ;5ho�uld tye inaUIInd partwW a I-org ary scratch oI trail th;l t 60n!irl L es fCW r115rP th2;n four K1larnetreE wltmcu- the occjFrenca, & env of tre rnentiDne-d location% Oche e -n irfot;owd might Le "uired. Where !N dkmte- of iiner>tk�$ Is prorvited for tail VSar$r an irOoboard oo.jld be rssld r€ . "15Galw"oa5 sw�j� SpOnial Mrntiorrs 0AV X21 rOr urritl4A, Signs 60 indca;e ZLDme pBrtickk�R' fe r -a Q' :aO.ma OMLaOai c5rgc it nn Thi should follow thoe same pririrclples .5f cern -nunnation € nj -EPae€ r to w or tie same ramily ea the Vreoeding fix :!ftn types, An exwple of a rni5oella r our. sign iS a vail otowflo ;qn eMrt '!R *r IntrrprQtFff a1g&6 M6, 6130 001c.Ar- ThEy rMay f0110 -Ar :91 krad-My Of -)OGSIb2 f0krrn9tS, but shauld SII adhere to prl7ciples at Jnrrerz.al Lesli;�n, and Mould be lwated n acccrdon..-e with these &idelr Pl rrwrrt of rnis+�ebllarr-%6u5 sigrs wi I vary dLhr�*odirg an wnai Is neln%� InertMela Dv the 51Rr. NiscoIlarroUs tigr lym-g 0 -cold riot be used Lc luarn tra I users w hazardous co,)anions instEw. a warnlrig 5gn 51o4ld be u;e~a, Fi d T103, clgrra�e puktft pIijr: Luis Alae rnrkdrNo exampres at aFolion PInoom;nt For lecert SIRp 4 Taiww Multi LtaTrail �C.gM1 GLicfOHMIM 81. CYCLING It is our belief that properly design and implemented, MUP systems can and do lead to reduction in vehicular traffic. With good planning these MUP can connect to an AT system that will offer options to places like our schools, churches, libraries, shopping and transit hubs. It is beholding upon us as a community that we do everything in our power to reduce vehicular traffic as we move forward with high density living. AT by installing MUP is only one of many options we need to explore to combat this traffic congestion situation. Thanks Jim Boate for DRCC and Bike Friendly Statutory Public Meeting Monday September 11th, 2017 Municipal Administrative Centre 40 Temperance Street, Bowmanville ON Council Chambers Municipality of Clarington File No. COPA 2016.0004 & ZBA 2016-0024 X11 Soil Engineers Ltd. 16,.' CONSULTING ENGINEERS nex1rrans GEOTECHNICAL i ENVIRONMENTAL I HYDROGEOLOGICAL i BUILDING SCIENCE D.D. Biddle & A sSaa+iiates Limited NEA Nihlett Environmental Associates Inc. Biological Consultants Consulting A Division of NextEng Consulting Group Inc. 9 Terraprobe Inc. f" WESTON CONSULTING 2 0 1 7 planning + urban design (D GAY COMPANY LIMITED W///HA VA Engineering Ltd. NAYL R ARCHITECT INC. TH E U PLAN DSo,�—_.,o O C 0 U R T I C E — COR E-1 Construction Inc. 11� STRYBOS BARRON KING LANDSCAPE ARCHITECTURE Canada Ltd. TURNER F L E I S C H E R I I I soundsorutions to acoustical cha Celebrating 7 UAU% of Service Fxcellence 1 44G --2C1 C X11 Surrounding Amenities V �Me SUBJECT • LANDS Nai go 70 0 0 tig 0 50 100 200 300m SCALE Wt Sources: 1. Google maps 2. Map A Land Use COLrtice'Main Street Secondary Plan, Oct 2014 3. Clarington Active Tranportation Master Plan, May 2014 9 q Durham Regional L •-•. �o PEBBLESTIONE RD 34 3 9 k , KING STREET EAST abject ands Not to s ple URBAN SYSTEM . pR�N�Ro�TR�N�E LIMNS MEM1S RE�IONM1LE�RRIooR EMPLOYMENT AREAS A—MFULWM1RTIFLL MUNICIPAL SERVMES N�IPAL EM1 ��pISPOSAL NFRL M SERVICE RURALSYSTEM � uN Y SY6iEM5 = MIME RICULNRM1L M1REi18O 4—.E 9EE TgELE Et FOREESCP PT[ON1� 0 "'I'L WHOREMNERE=I�ENT�L EsETABLEE3 ee REGIO—NODE PICESEOT10NSOPORpESORIPT10N) o --EAEM1a EE oRo� RITIONI GREENWYOS SYSTEM w F.R MM1RE,. MORNNEM1REM1s "I SE , �REEgEE .MN TRANSPORTATION N�- FOR OF INTERPRE—ION SYSTEM NS THE FC MHG IS SH MLECMELY CF CTNWNFAMNATIIf M1RTERML- _ € Q �p..aMMN 1 Regional Official Plan Urban Structure Urban Structure: Regional Corridor, Living Areas & Major Open Space Areas Regional Corridor: • The Durham Regional Official Plan notes that Regional Corridors are to be developed using principles of intensification. Living Areas: • These areas are to be developed in a compact form through higher densities and intensification along arterial roads. Major Open Space Areas: • These areas are to be used for conservation and recreational uses in addition to the primary purpose of a full range of agricultural and secondary uses. fflunicipality ot Glarington Official Plan Official Plan Designation (2014 & 2017) Land Use Designations: Corridor, Urban Residential & Environmental Protection Area Corridor: b M NP 0 The Municipality of Clarington Official Plan (2014 & 2017) 1 notes that Corridors are to accommodate intensification in the form of compact development that is pedestrian and ,.l transit supportive. ... M Urban Residential: UURHAM H4GHW AY 2 LANDU6ELEOEND 1 BouN D SUBJECT NP Q Lands designated as Urban Residential shall be URE� N RE3�°ENTnI '� LANDS `A"°S predominately used for the purposes of housing. �RE,ICEITI1 E H DENSITY TowN°ETRE ;z Environmental Protection Area: 0 SEN;aER"°°° °E Development in this designation is largely prohibited with BTR,.L:AE: N° exception to low -intensity recreation and uses related to the �A b forest, fish and wildlife management or erosion control and S ECgONB... SE°°"°R Ss"o° stormwater management. __p"NN°ARE ° ® M sorrtilnx:airymamngon omoai vino -az Lam use � ,� N b .e W1 N�T TO SCALE \ Courtice Main Street Secondary Plan: • The Courtice Main Street Secondary Plan was adopted by the Municipality of Clarington in February of 2014 and was approved by the Ontario Municipal Board (OMB) on November 28th, 2014. Mid -Rise High Density Residential • The High Density residential designation is to achieve desirable densities and require a minimum building height of six storeys. Environmental Protection Area • This designation permits limited passive recreational uses, in addition to uses related to stormwater management and erosion control provided it is supported. Source: Courtice Main Street Secondary Plan - Map A Land Use LEGEND Commercial Commercial Mixed Use Community Facility Environmental Protection Area ® Town Centre Commercial Mid -Rise High Density Residential Low Rise High Density Residential Medium Density Residential Secondary Plan Boundary Town Centre Greenway Feature Proposed Location Of Central Square Proposed Location of Public Library Prominent Intersection --- Private Laneway _ = Private Street 111111 Public Street .... Trails X11 oahtv ot Clarinaton Zonina By-law 84-E o R4 22 R2 116 OAA pY 2 DURµA� µ1GHW e. to IVlUL1.10LLA Subject Lands N Residential Environmental Protection Not to scale F Existing Zones • Residential Type Four - (H)R4-7 • Residential Type Four - R4-7 • Residential Type Four - (H)R4-30 • Residential Type One - (H)R1 • Residential Type One - R1 • Environmental Protection (EP) Existina Permitted Uses • Apartment Buildings (R4) • Long Term Care Facility (R4) • Retirement Home (R4) • Single Detached Dwelling (R1) • Semi -Detached Dwelling (R1) • Duplex Dwelling (R1) • Home Occupation (R1) • Places of Worship (R1) X11 High Density Residential Development. Dwelling units of various tenure, size and type. Vehicular access to Highway 2 and Darlington Boulevard. Pedestrian access to Highway 2, Darlington Boulevard, and nearby trails and parks such as the Farewell Creek. 443 Parking Spaces provide above and below ground. Dwelling• • • • 9-10 Condominium 226 (2 buildings) Apartment 137 8 Townhouse 75 2-3 Single Detached 4 2 Tota 1 442 FJ I0 jEF -- � �e k'EGrS�EkEiJ PL�iN r'de. G�!' i X11 • Additional townhouse dwelling units (11 Darlington Boulevard) l • Modified surface and subsurface parking. • Enhanced interface with Darlington Boulevard. ` • Temporary Vehicular access to Highway 2 and rr Darlington Boulevard; not to be used for construction purposes. • Pedestrian access to Highway 2, Darlington Boulevard, and nearby trails and parks such as the Farewell Creek. ,�---=----i- ��-- • 742 Parking Spaces provide above and below ground. °a Dwelling Type • ofUnits Height• 9-10 Condominium 228 (2 buildings) Apartment 151 9 Townhouse 80 2-3 Single Detached 5 2 Tota 1 464 �A aON frj • - f C:DEDL--� L'i j REGLST,1 f0 PLAN NO 670 Ll 4 09 1 pro mAh reTsTr"r. 40 Ah W SO �W VAD EN9 GF OPM£NT� SPT X11 qp.v-isp.d Dpvpinn 1 o \� o l \ \ 1 Ah mat i MiTiJFe, > __- _ � � � • FAOEVEEOPMENEK REGSTFRED PLAN :No. 570 M. DAKIN SP1 X11 o 1_ i o E Official Plan Amendment Application Reduce Minimum Building Height (Mid - Rise High Density) p e Increase Maximum Permitted Density, and permit various forms of townhouse dwelling units (Urban Residential) P - Zoning By-law Amendment Application �- • Site S ecific Exce tions to ermit for 2A e _ IREGISTERED PLAN No. 670 p p p increased density, reduced parking rate - requirements, reduce setbacks, and reduced minimum dwelling unit sizes. �❑ Pending Application Site Plan Approval Application _ uD+o — ®SP1 W70TOT0=2 0 go, 0 40 40 1 NW AY 2 l Lands Sebject t. ThN Amandmehl N Mid -Rise High Density Residemial -%% EmAmnmen'al Protection Area � A O � Nal fa sale O Lands Sablecl to This Amendment N Urban Residential D n� Urban Residential -XX `�Vjj Emimnmenlal Pi Area O W to sow C—li O WOO 61121Ah 1 Proposed Official Plan Amendments • Official Plan Amendments have been submitted to adjust the Municipality of Clarington Official Plan and Courtice Main Street Secondary Plan to Mid -Rise High Density and Urban Residential with Site Specific policies and exceptions. • The Courtice Main Street Secondary Plan is proposed to be amended to reduce the minimum building heights to two storeys, from a current minimum building height of six storeys. • The Municipality of Clarington Official Plan is proposed to be amended to permit an increased maximum density and building height, and townhouse dwelling units of all forms. "I �)ronnsed Zr _ R4.22 RZ 5 GA AA spy z QURHAM HIGH QLands subject to this Amendment N ® Proposed Zoning change from 114-7, (H)R4-7 and (H) R4 -c to R4 XX Proposed Zoning change from R1 to R1 -XX — — — Proposed Derelopment Limit/�<V\ Not to scale O O 9111M Proaosed Zonina By-law Amendments • Zoning By-law Amendments are to rezone the lands: • Urban Residential Type Four (R4) -XX Lands subject to this Amendment N Proposed Top of Bank Proposed Development Limit ® Proposed Building Envelope \ j Not to scale Q O • Urban Residential Type One (R 1) -XX • The R4 -XX zone would permit townhouse dwelling units of all forms. Various Site Specific exceptions X11 Urban Design oil devised Landscape Desic s� a: -ae as m s�� sraraw r :...if1��Sl.@�bgiA �`3ffiM'°• �'.Y�7'��...em.....®// "^� w wv�.m Z': � M Lp� STR05605 BARRON %IN6 le-wos X11 The following studies and reports were submitted in support of the application: • Environmental Impact Study; • Transportation Impact Study; • Geotechnical/Slope Stability Study; • Hydrogeological Report; • Phase One Environmental Site Assessment; • Stage I Archaeological Assessment; • Landscape Plan; • Grading/Servicing Plan; • Sediment/Erosion Control Plan; • Stormwater Management Plan; • Consolidated Constraints Plan; • Functional Servicing/Stormwater Management Report; • Preliminary Phasing Plan; • Urban Design Brief; and, • Planning Justification Report. WESTON CONSULTING nex1rrans planning + urban design Consulting�3 TQrraprobe Inc. A Division of NextEng Consulting Group Inc. Soil Engineers Ltd! CONSULTING ENGINEERS GEOTECHNICAL I ENVIRONMENTAL HYDROGECLOGICAL BUILDING SCIENCE AMD.G. Biddle & Associates Limited GAY COMFPA NYLiMITE0 .M e r, c l NEANiblett Environmental Associates Inc Biological Consultants zR7 11: TURNER FLEISCHER NAYLOR ARCHITECT INC. e00'5W---1'A COR EPLAN Construction Inc. /§///HA" Engineering Ltd. Cap-iuda Ltd. Soundsolutionswacoustical challenges STRYBOS BARRCN KING LANDSCAPE ARCHITECTURE Celebrdtina y"Us cf Service Excellence 1 111115-2C1 C X11 Questions? Ryan Guetter Weston Consulting 905-738-8080 ext. 241 rguetter@westonconsulting.com X11