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HomeMy WebLinkAbout10/02/2017Final ciffjngton Planning and Development Committee Agenda Date: October 2, 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(a.clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Audio Record: The Municipality of Clarington makes an audio record of General Government Committee meetings. If you make a delegation or presentation at a General Government Committee meeting, the Municipality will be audio recording you and will make the recording public by publishing the recording on the Municipality's website. 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Copies of Reports are available at www.clarington.net CIarifl#oII Planning and Development Committee Agenda Date: October 2, 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 September 11 Minutes of a Regular Meeting of September 11, 2017 Page 5 Minutes 7 Public Meetings 7.1 Public Meeting Application for a Proposed Zoning By-law Amendment Page 22 Applicant: Eiram Developments Corporation Report: PSD -065-17 7.2 Public Meeting Application for a Proposed Zoning By-law Amendment Page 24 Applicant: 1891211 Ontario Limited c/o YYZed Project Management Report: PSD -066-17 Page 2 CIarifl#oII Planning and Development Committee Agenda Date: October 2, 2017 Time: 7:00 PM Place: Council Chambers 8 Delegations 8.1 Eddy Chan, Director, Land Development, Delpark Home and Darren Marks, GHD Limited, Regarding An Application by South Bowmanville Limited (Delpark Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of single detached dwellings 8.2 Suzanne Reiner, Regarding Report PSD -067-17, Recommendation Report by High Street Courtice Inc. to Amend the Clarington Official Plan and Zoning By-law to Permit a 464 Unit Residential Development along Courtice Main Street 8.3 Wendy Cates, Regarding Report PSD -067-17, Recommendation Report by High Street Courtice Inc. to Amend the Clarington Official Plan and Zoning By-law to Permit a 464 Unit Residential Development along Courtice Main Street 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications— Direction 10.1 Delpark Eddy Chan, Director, Land Development, Delpark Homes — Page 26 Homes Regarding An Application by South Bowmanville Limited (Delpark Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of single detached dwellings (Motion for Direction) 11 Presentations No Presentations 12 Planning Services Department Reports 12.1 PSD -065-17 An application by Eiram Development Corporation to Page 29 amend the Zoning By-law to permit a development that consists of 59 townhouses and a mixed-use building at the south-west corner of Mearns Avenue and Concession Road 3, Bowmanville Page 3 CIarifl#oII Planning and Development Committee Agenda Date: October 2, 2017 Time: 7:00 PM Place: Council Chambers 12.2 PSD -066-17 A revised rezoning application by 1891211 Ontario Page 41 Limited to permit three apartment buildings containing 425 dwelling units, Bowmanville West Urban Centre 12.3 PSD -067-17 Recommendation Report by High Street Courtice Inc. to Amend the Clarington Official Plan and Zoning By-law to Permit a 464 Unit Residential Development along Courtice Main Street 12.4 PSD -068-17 Declaration of Surplus Property on the east side of Page 53 Farewell Creek in response to a request by Courtice High Street Inc. 12.5 PSD -069-17 Renaming of the North Portion of Port Darlington Road to Page 62 East Shores Drive 12.6 PSD -070-17 Comments on Region of Durham Tree By-law, Five Year Page 68 Review 12.7 PSD -071-17 New Residential Secondary Plans — Official Plan Page 82 Implementation 12.8 PSD -072-17 Update of the Secondary Plans and Zoning for the Page 94 Bowmanville West Urban Centre and the Bowmanville East Urban Centre 12.9 PSD -073-17 Extension to Draft Approval for 19 Estate Residential Lots Page 104 13 New Business — Consideration 14 Unfinished Business None 15 Confidential Reports No Reports 16 Adjournment Page 4 Clar*wn Planning and Development Committee Minutes September 11, 2017 Minutes of a meeting of the Planning and Development Committee held on Monday, September 11, 2017 at 7:00 PM in the Council Chambers. Present Were: Mayor A. Foster, Councillor S. Cooke, Councillor R. Hooper, Councillor J. Neal, Councillor W. Partner, Councillor W. Woo Staff Present: A. Allison, D. Crome, C. Pellarin, K. Richardson, J. Gallagher, S. Gray 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 -147-17 Moved by Mayor Foster, seconded by Councillor Partner That the Agenda for the Planning and Development Committee meeting of September 11, 2017 be adopted as presented. Carried 4 Declarations of Interest There were no disclosures of interest stated at this meeting. 5 Announcements Members of Committee announced upcoming community events and matters of community interest. - 1 - Clar*wn Planning and Development Committee Minutes September 11, 2017 6 Adoption of Minutes of Previous Meeting Resolution #PD -148-17 Moved by Councillor Hooper, seconded by Mayor Foster That the minutes of the regular meeting of the Planning and Development Committee, held on June 26, 2017, be approved with the following change: Page 8, on the recorded vote table — delete the "x" on Councillor Hooper's row under "Declaration of Interest". Carried 7 Public Meetings 7.1 Application for a Proposed Zoning By-law Amendment Applicant: MGM Dream Homes Limited Report: PSD -057-17 Brandon Weiler, Planner, made a verbal and electronic presentation to the Committee regarding the application. Brian Jose, local resident, spoke in opposition to the application. Mr. Jose addressed two concerns he has regarding this application: the heritage aspect of Newcastle village and public safety. He also expressed his concern regarding the potential setbacks and stated that they are not consistent with the other properties. Mr. Jose accepts that the proposal does not change anything existing. He mentioned that Clarington is installing a heritage sign to the entrance of Newcastle and that the subject properties should have a designation or specification of the design for the proposed plans of the new houses with regard to heritage. Mr. Jose stated that it does not seem consistent to have "off the shelf designs" for houses in this area. He mentioned a statement issued by Clarington in 2013 in regard to the Newcastle urban design guidelines, and the entry and consideration for houses being built in Newcastle. Mr. Jose appealed to the Committee for more consideration to the design and to keep with the history and heritage of Newcastle Village. He stated that he believed that it was possible to have a creative architect develop a design in keeping with the history and heritage aspect of Newcastle. Mr. Jose outlined his concerns for public safety, including people walking in the area past the subject properties at all hours of the day, cars pulling to the side of the road, and the current pedestrian walkway on the south side in front of the proposed properties where there is broken asphalt. He asked who is responsible for this road, and for consideration by the Region of Durham and Clarington for public safety. Mr. Jose would like to see more thorough consultation to preserve the heritage of Newcastle and follow Clarington guidelines. -2- Clar*wn Planning and Development Committee Minutes September 11, 2017 Paul Demczak was present on behalf of the applicant, MGM Dream Homes. Mr. Demczak stated that they were satisfied with the staff report and recommendations. He spoke to the concerns raised of public safety, and confirmed that King Avenue East is a Regional Road governed by the Region of Durham and that he believes that the right of way design is flawed, as there are no elevated curbs. Mr. Demczak mentioned that he would be happy to discuss that issue with the Region of Durham and concerned residents. He stated that the existing dwelling to the west of the proposed site is the Walbridge home and is designated under the Heritage Act and through the recommendation of staff, the proposed zoning by-law requires the applicants buildings to be further setback significantly from the existing setback of the Walbridge house to allow the home to be more prominent and stand out from the streetscape. Mr. Demczak spoke to the concerns of the residents regarding the architectural control, and stated that architectural control will happen at the building permit stage for all three houses. He stated that he would be happy to work with staff and the neighbour so the architectural components and heritage aspect are more prominent to better fit the needs of the municipality. 7.2 Application for a Proposed Zoning By-law Amendment Applicant: South Bowmanville Limited Report: PSD -058-17 Mitch Morawetz, Planner, made a verbal and electronic presentation to the Committee regarding the application. Rob Tompkins, local resident, spoke in opposition to the application. Mr. Tompkins stated that he built his house on rural land in 1991, and they have had water running from the field since then. He asked the Committee to request that Delpark maintain their own water and run it north down West Scugog Road not Mill Lane. Mr. Tompkins noted that his septic system was flooded several times with the amount of rain and lack of tile beds. He expressed his concern that they were a rural area with septic systems and now there is going to be a subdivision around him. Mr. Tompkins proposed that, if they put the homes in where proposed, they put their drainage down the centre of their properties and run it north back into the streets. He expressed concerns about the neighbour's tree, stating it is 50 years old and asked "why is Delpark leaving the tree for the residents to pay to get rid of?". Mr. Tompkins commented on the proposal to run a ditch heading west and turning down beside Lot 32, and stated that this is a disgrace to the land and that Delpark should be running drainage not ditches on the properties. He also mentioned that, when he purchased Lot 32 from Delpark, there were only two big homes on Mill Lane, he was not aware of this application for future homes as he paid a premium for the lot. Mr. Tompkins would also like to know about the future plans for the green space in the area. He stated that the plans do not show the ditch that will be running right beside his house. Mr. Tompkins asked that the Committee request that Delpark look at the plans and put the water north, not south. He would also like a letter of recommendation from the Municipality of Clarington, confirming that there will be no more developments in that area. -3- Clar*wn Planning and Development Committee Minutes September 11, 2017 Scott Parson, local resident, spoke in opposition to the application. Mr. Parson stated that he has lived in the area and has not had any problems with his septic system, but is concerned if, and when, he does. He proposed that, if Delpark does put in a sanitary sewer system, he be allowed to hook into it. Mr. Parson concluded by stating again that he has not had problems with his septic system, but noted that, since the work has begun in the subject area, his sump pump has been working harder. Theresa Vanderwer, local resident, spoke in opposition to the application. Ms. Vanderwer would like know what is happening beside the proposed properties. She stated that there was supposed to be only two properties and now there are more houses and that she is concerned about the traffic. Ms. Vanderwer would also like to know if the path will continue to be available to enter the forest in the future. Walter Kerr, local resident, spoke in opposition to the application. Mr. Kerr mentioned there was flooding on Mill Lane and it created damage to the neighbouring properties. He would like to know what will happen with the development, and if flooding will continue to happen. Mr. Kerr also expressed his concerns about the drainage complications in the area. He stated that he is concerned that the development and construction will create more traffic in the area. Mr. Kerr concluded by asking that the Committee take a look at the proposed property. Paul Jefferson, local resident, spoke in opposition to the application. Mr. Jefferson explained why he bought in the area and stated that he paid a lot premium so that he would have no neighbours on the one side. He stated that the properties in question were not included in the plan when he bought his home. Mr. Jefferson questioned who owns the subject property, and stated that it is not fair as they have not paid for the expensed to build the subdivision. He would also like to know what the architectural controls are for these properties. Mr. Jefferson expressed his disappointment to the Committee that he had bought his specific lot thinking that there would be no neighbour on one side of him and now it is changing. Dawn Wheeler, local resident, spoke in opposition to the application. Ms. Wheeler expressed concern in regard to the fact that she had to pay a lot premium and the potential ditch will take up a lot of her property. She also added that, if there is additional building behind her property and she no longer had a ravine lot, she would be very disappointed as they paid a lot premium to back onto a ravine. Kelly Graham, Planner, Weston Consulting, the applicant spoke on behalf of the owner. She stated that she appreciates the concerns from the neighbours on Mill Lane and that she was present to answer any questions. Ms. Graham stated that their engineers, at GHD Consultants, are confident that with changes to the draining on the proposed lots, they will be able to avoid any drainage to the south and no impacts to the neighbours' septic systems. She outlined the timelines for the subdivision, and that they will now be going through the detailed design stage with their consultants and engineers, to ensure the drainage is improved and rectified. Ms. Graham responded to comments in regards to tree #53, and mentioned that the arborist stated that the tree had been cut back and suffered damage and would not likely last any longer so the arborist supports the -4- Clar*wn Planning and Development Committee Minutes September 11, 2017 removal of the tree. She addressed the concerns regarding the subdivision to the north where the three lots have been approved on Mill Lane, two are the standard lot frontage and one is a smaller lot that is a "through lot" from Terry Crescent. Ms. Graham stated that these lots are in the general form and character of the lots to the south although they will be on the sanitary services with the rest of the subdivision. Ms. Graham stated that the open space to the south will remain and will not be developed by Delpark in the future. Alter the Agenda Resolution #PD -149-17 Moved by Councillor Neal, seconded by Councillor Traill That the Agenda be altered to consider Report PSD -058-17, An Application by South Bowmanville Limited (Delpark Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of a single detached dwellings, at this time. Carried 12.2 PSD -058-17 An Application by South Bowmanville Limited (Delpark Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of a single detached dwellings Resolution #PD -150-17 Moved by Councillor Neal, seconded by Councillor Hooper That Report PSD -058-17 be received; That the proposed application for Rezoning ZBA 2016-0023 continue to be processed including the preparation of a subsequent report; That staff consider the public comments received in the further processing of the Zoning By-law Amendment application submitted by South Bowmanville Ltd. to facilitate the creation of two additional lots for the construction of single detached dwellings; and That all interested parties listed in Report PSD -058-17 and any delegations be advised of Council's decision. Carried as Amended (See following motions) -5- Clar*wn Planning and Development Committee Minutes September 11, 2017 Resolution #PD -151-17 Moved by Councillor Neal, seconded by Councillor Hooper That the foregoing Resolution #PD -150-17 be amended by adding the following after the third paragraph: "That the owners attend the next Planning and Development Committee meeting of October 2, 2017 to address questions raised". Carried Resolution #PD -152-17 Moved by Councillor Partner, seconded by Councillor Traill That the foregoing Resolution #PD -150-17 be amended by adding the following after the new fourth paragraph: "That the owners' engineering firm attend the same meeting. Carried The foregoing Resolution #PD -150-17 was then put to a vote and carried as amended. Recess Resolution #PD -153-17 Moved by Councillor Partner, seconded by Councillor Traill That the Committee recess for 10 minutes. Carried The meeting reconvened at 9:23 PM with Councillor Woo in the Chair. 7.3 A revised application to amend Clarington Official Plan and Courtice Main Street and a Revised Application to amend the Zoning By-law Applicant: High Street Courtice Inc. Report: PSD -059-17 Anne Taylor Scott, Planner, made a verbal and electronic presentation to the Committee regarding the application. Suzanne Reiner, local resident, spoke in opposition to the application. Ms. Reiner reinforced the need for the Committee to mitigate the potential impacts caused by the revised application. She stated that, since the public meeting in January 2017, the developer has purchased 11 Darlington Boulevard. Ms. Reiner stated that the revised application further encroaches the proposed development into the existing Clarftwn Planning and Development Committee Minutes September 11, 2017 neighbourhood. She highlighted three key points: integration of new development into the existing neighbourhood, pedestrian connectivity and temporary road access, and phasing of the construction. She explained to the Committee that her two main concerns are with the rezoning of 13 and15 Darlington Boulevard and with the proposed vehicular access to Darlington Boulevard. Ms. Reiner does not believe that this development will conform to the existing neighbourhood design. She concluded by asking that residents are included in future discussions. David Brown, local resident, spoke in opposition to the application. Mr. Brown is concerned that the Municipality of Clarington lands will be purchased by the developer. He would like to know if the Archeological Society of Ontario has been contacted to drill sites on this proposed lands and if the Central Lake Ontario Conservation Authority (CLOCA) has given their approval. Mr. Brown stated that the Region of Durham is in control of the sewer system, and with the proposed sewer system, he inquired whether Darlington Boulevard be torn up to do so. Wendy Cates, local resident, spoke in opposition to the application. Ms. Cates is concerned that the road access Darlington Blvd and believes that it will create more traffic and people will begin to park there. She explained that the LCBO and Esso Station both create additional traffic and make this a dangerous intersection. Ms. Cates stated that the proposed development is unfair to the existing residents and will have a detrimental impact to the neighbourhood. She would like to know how the sewers and septics will be serviced. Ms. Cates added this proposed subdivision should be separate and should not be attached to Darlington Boulevard. She stated that she supports the streetlights on Highway 2. Ms. Cates concluded by asking for the Members of Committee to reconsider the development and the impact it will have on the existing owner. Shelia Costanzi, local resident, spoke in opposition to the application. Ms. Costanzi expressed concerns with the development because of the density and heights of the buildings. She stated that she does not see the need for the development nor can she picture it in the landscape in Clarington. Ms. Costanzi would like to see the density of the subdivision scaled back, as she believes that it does not comply with the official plan. She asked that the development respect and reinforce the physical character of the established neighbourhood and should be compatible with the surrounding neighbourhood, in terms of scale, mass and height and setback. Ms. Costanzi stated that the proposed plan is not physically compatible with the existing homes. She noted that Darlington Boulevard is already used as an access for 401 commuters as well as LCBO and Esso station customers. She also expressed that safety is a concern on Darlington Boulevard and access onto Darlington will negatively impact the traffic and safety. Ms. Costanzi would like the Committee to consider a traffic plan, incorporate calming measures, and she stated that the traffic lights should be in place before ground is broken. She urged the Committee to retain the R1 zoning on Darlington Boulevard. Ms. Costanzi concluded by asking what constitutes a "block" in Clarington. 7- Clarftwn Planning and Development Committee Minutes September 11, 2017 Susan Rodesky, local resident, spoke in opposition to the application. Ms. Rodesky stated that Darlington Boulevard is not a major road and that traffic should be kept to a minimum as it has become a problem and the volume will only increase with the proposed subdivision. She added that she is also concerned with the proposed height of the buildings and the high density homes, which will completely alter the character of the street. Ms. Rodesky understands that the development cannot be stopped but thinks that low rise development would be acceptable. She concluded by expressing her concerns regarding the development and the affects it may have to the environment in the neighbourhood. Gord Hanlon, local resident, spoke in opposition to the application. Mr. Hanlon stated that this development does not fit in to the existing neighbourhood design and he is concerned with the access to Darlington Boulevard and septic. He advised the Committee that the traffic has increased and the laneway will become a road. Calvin Ellis, local resident, spoke in opposition to the application. Mr. Ellis stated that he is not opposed to the application as a whole, but stated that this development does not fit in to the existing neighbourhood design and would like to preserve Darlington Boulevard. April Duchene, local resident, spoke in opposition to the application. Ms. Duchene stated that Darlington Boulevard is scary to walk and to drive on. She does not feel that the proposed buildings mix with the charm of the area. Ms. Duchene continued by stating that this development will bring chaos, speeding and traffic to the area. She would like to receive more information in regarding CLOCA and their involvement in the application. Ms. Duchene concluded by advising the Committee that she is opposed to the temporary entrance onto Darlington Blvd, and is concerned that it will become permanent. Jeff Goldman, local property owner, spoke in support of the application but has some concerns. Mr. Goldman explained to the Committee that he is the owner of the future commercial property that abuts the subject property. He added that he was responsible for assembling the majority of the land for the subject property with the exception of 13 and 11 Darlington Boulevard. Mr. Goldman explained that, when he originally purchased these properties, they were previously approved for high density residential development. He added that he was involved with the previous rezoning applications, public meetings, and consultations. Mr. Goldman stated that, in 2009 the development south of the commercial property was approved for mid -rise buildings and townhomes. He noted that the purchase of the properties on Darlington Boulevard were on the advice of the municipality and required for secondary access to the development. Mr. Goldman also stated that it was not planned to have townhomes on it but only provide a driveway access. He stated that it was approved that the commercial property would share access onto Darlington Boulevard. Mr. Goldman acknowledged concerns that residents had in regards to the access and traffic infiltration but explained that he advises that a controlled access be implemented so it is not used as a shortcut. He advised the Committee that he feels that curbs and sidewalks would increase the safety in the area and that some of the streets need to urbanize if this application is approved. Mr. Clarftwn Planning and Development Committee Minutes September 11, 2017 Goldman concluded by asking the Committee to abide by the previously granted approvals and maintain the access onto Darlington Boulevard. Jim Boate, Durham Region Cycling Coalition and Bike Friendly, spoke to the application. Mr. Boate advised the Committee that if the developer and the Municipality of Clarington develop a multi -use path connecting the development to the proposed Farewell Creek valley path, that any future multi -use paths should be built to a recognized standard of three metres in width and that the path surface should be of a material like asphalt, making it accessible for all users. He mentioned that previous paths have been poorly planned and they result in narrow paths and, in many cases, are not accessible and washed out during the first heavy rain storm. Mr. Boate stated that a multi -use path can reduce traffic through good planning, and that the trails can encourage the use of active transportation. Lisa Robinson, spoke in support of the application. Ms. Robinson stated that increasing density will slow down the urban sprawl eating up prime agricultural land. She acknowledged the concerns of traffic on Darlington Boulevard and stated that, by upgrading and narrowing the road and putting in traffic calming measures, it will reduce the problems with traffic and drivers using the street as an access to Highway 401. Ms. Robinson stated that having two accesses is beneficial and important if there were an emergency. She concluded by supporting the multi -use pathway to decrease vehicular traffic and congestion in the area. Ryan Guetter, Weston Consulting, spoke on behalf of the applicant. Mr. Guetter thanked the members of the community for their input and noted that there were several principals of High Street Courtice Inc. in attendance. He mentioned that he was in attendance at the meeting in January and highlighted changes to the development from that meeting. Mr. Guetter stated that the application is seeking to adjust the heights related to the proposal. He explained that the application has been adjusted because of the addition of 11 Darlington. Mr. Guetter explained that, in addition to the density being lower than previously approved, they have proposed a reduction in the overall height of the buildings but increased units. He also outlined the concerns for parking by adding 300 parking spaces. Mr. Guetter stated that the density they are seeking is less than the previously approved 500+ units to the current 464 units. He added that they are trying to maintain the character and scale of existing properties on Darlington Boulevard and have proposed a transition from the lower density to the high density buildings. Mr. Guetter also reviewed proposed design and streetscapes, which illustrated the transition from low to high density buildings. He stated that the access will provide a dual function access to the development and the multi -use path. Mr. Guetter stated that they are proposing a temporary road in the form of a restricted access until the warrants are met for a signal and their traffic engineer stated that it can function for a number of the units. Clar*wn Planning and Development Committee Minutes September 11, 2017 Suspend the Rules Resolution #PD -154-17 Moved by Councillor Cooke, seconded by Mayor Foster That the Rules of Procedure be suspended to extend the meeting until 12:00 midnight. Carried 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 Adrian Litayski, Principal, Johnston Litayski Ltd., addressed the Committee on behalf of Alpha Pre -Engineered Panel Systems Incorporated. Mr. Litayski advised the Committee that his clients are available to answer any questions that the Committee may have. He explained the need for the business to expand. Mr. Litayski also mentioned that they have entered into an agreement to purchase the property located at 2023 Baseline Road. He advised the Committee that the agreement is conditional on receiving the appropriate planning approvals and that the applicants need to apply for an official plan amendment and zoning bylaw amendment. Mr. Litayski explained that the recently OPA 107 was approved for the Region of Durham, and changes to the Planning Act means that there is now a two year restriction for submitting amendment applications to the newly adopted plan unless Council approves. He concluded by stating that they would like to submit an application and have committee approve their applications to proceed with their agreement. 8.2 Rodger 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 Rodger Miller, Miller Planning Services, addressed the Committee on behalf of 1816451 Ontario Ltd. Mr. Miller advised that he has reviewed the staff report and recommendations and has no concerns. Mr. Miller mentioned that he would like to address comments raised at the public meeting in June. He advised that that the owner of the property had also canvassed Rundle Road area residents to provide them with an opportunity to explain the proposal and address any concerns. Mr. Miller also responded to concerns regarding well water and well water supply, noting that the applicant is aware of the location of current wells and well depths and their hydrogeological reports states that the development will not have any impact on existing wells. He also noted that the application includes harvesting of rainwater for the operation, installation of a number of containment devices on the property to contain the water, and a proposed -10- Clar*wn Planning and Development Committee Minutes September 11, 2017 storm water management pond to collect any wastewater from the site including oil or sediments, etc. before the storm water leaves the site. Mr. Miller responded to concerns regarding increased traffic, noting the findings of the Traffic Report will have an expected level of service at Rundle Road and Baseline Road that will satisfy the Municipal requirements but they will upgrade Rundle Road. He thanked staff and responded to questions from Committee members. 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 Rick Percy was present to express his concerns with the application as outlined in report PSD -067-17. Mr. Percy indicated that his main concern is that he lives directly across the road and is concerned that, if the application is approved, it will devalue his property. He also expressed concern for the potential affects that the auto mall will have on his water supply and questioned what recourse would be available should problems arise in the future. Mr. Percy also expressed concern with the road upgrade and would like to know if it will be widened to the west or east. He expressed that he needs the ditch in front of his house to be maintained to control the flooding. Mr. Percy concluded by asking when the road upgrade will be done. 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications— Direction 10.1 Murray Greenwood — Request to Extend the Use of Temporary Living Quarters at 6220 Andrews Road, Courtice Resolution #PD -155-17 Moved by Councillor Cooke, seconded by Mayor Foster That the correspondence item 10. 1, from Murray Greenwood, be approved for the six month extension for the use of temporary living quarters at 6220 Andrews Road, Courtice, subject to signing a further Letter of Undertaking. Carried - 11 - Clar*wn Planning and Development Committee Minutes September 11, 2017 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 Resolution #PD -156-17 Moved by Mayor Foster, seconded by Councillor Cooke That the correspondence item 10.2, 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. Carried as Amended (See following motion) Resolution #PD -157-17 Moved by Mayor Foster, seconded by Councillor Cooke That the foregoing Resolution #PD -156-17 be amended by removing the following at the end: "to be considered as part of the application review process". Carried The foregoing Resolution #PD -156-17 was then put to a vote and carried as amended. Resolution #PD -158-17 Moved by Councillor Cooke, seconded by Councillor Hooper That the Communication for Direction Items 10.3 and 10.4, be approved on consent, as follows: 10.3 Dietmar Reiner and Suzanne Reiner— Regarding Report PSD -059-17, A Revised Application to Amend Clarington Official Plan and Courtice Main Street and a Revised Application to Amend the Zoning By-law That the correspondence Item 10.3 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. -12- Clar*wn Planning and Development Committee Minutes September 11, 2017 10.4 Jeff Goldman of 2117412 Ontario Limited — regarding report PSD -059- 17, A Revised Application to Amend Clarington Official Plan and Courtice Main Street and a Revised Application to Amend the Zoning By-law That the correspondence Item 10.4, from Jeff Goldman of 2117412 Ontario Limited, 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. Carried 11 Presentation(s) No Presentations 12 Planning Services Department Reports 12.1 PSD -057-17 An Application by MGM Dream Homes Ltd. to amend the Zoning Bylaw to facilitate the creation of one additional single detached dwelling lot at 505 and 521 King Avenue East, Newcastle Resolution #PD -159-17 Moved by Councillor Partner, seconded by Councillor Traill That Report PSD -057-17 be received; That the application to amend Zoning By-law 84-63 submitted by MGM Dream HomesLtd. be approved and that the draft Zoning By-law Amendment contained in Attachment 2 of Report PSD -057-17 be passed; 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 That all interested parties listed in Report PSD -057-17 and any delegations be advised of Council's decision. Carried as Amended (See following motion) -13- Clar*wn Planning and Development Committee Minutes September 11, 2017 Resolution #PD -160-17 Moved by Councillor Hooper, seconded by Councillor Partner That the foregoing Resolution #PD -159-17 be amended by adding the following after paragraph two: "That the owners be responsible for providing a heritage plaque to the satisfaction of the municipality;" Carried The foregoing Resolution #PD -159-17 was then put to a vote and carried as amended. Suspend the Rules Resolution #PD -161-17 Moved by Councillor Cooke, seconded by Mayor Foster That the Rules of Procedure be suspended to extend the meeting until 12:15 PM. Carried 12.2 PSD -058-17 An Application by South Bowmanville Limited (Delpark Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of a single detached dwellings Report PSD -058-17, An Application by South Bowmanville Limited (Delpark Homes) to rezone the lands to facilitate the creation of two additional lots for the construction of a single detached dwellings was considered earlier in the meeting during the delegation portion of the agenda. 12.3 PSD -059-17 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 Resolution #PD -162-17 Moved by Mayor Foster, seconded by Councillor Partner That Report PSD -059-17 be received; 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 That all interested parties listed in Report PSD -059-17 and any delegations be advised of Council's decision. Carried -14- Clar*wji Planning and Development Committee Minutes September 11, 2017 12.4 PSD -060-17 Zone Clarington - Comprehensive Zoning By -Law Review Project Resolution #PD -163-17 Moved by Councillor Partner, seconded by Councillor Neal That Report PSD -060-17 be received for information. Carried 12.5 PSD -061-17 An Application by Vincent Santocono for Removal of (H) Holding Symbol - 2394 Prestonvale Road, Courtice Resolution #PD -164-17 Moved by Mayor Foster, seconded by Councillor Cooke That Report PSD -061-17 be received; 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; 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 That all interested parties listed in Report PSD -061-17 and any delegations be advised of Council's decision. Carried 12.6 PSD -062-17 An Application by Prudence Smith for Removal of (H) Holding Symbol, 3430 Trulls Road, Courtice Resolution #PD -165-17 Moved by Councillor Neal, seconded by Councillor Cooke That Report PSD -062-17 be received; 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; 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 That all interested parties listed in Report PSD -062-17 and any delegations be advised of Council's decision. Carried -15- Clar*wn Planning and Development Committee Minutes September 11, 2017 12.7 PSD -063-17 An Application by George Lysyk and Salvatore Risorto to permit the creation of two additional lots for single detached dwellings at 849Townline Road North, Darlington Resolution #PD -166-17 Moved by Councillor Cooke, seconded by Mayor Foster That Report PSD -063-17 be received; 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; 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 That all interested parties listed in Report PSD -063-17 and any delegations be advised of Council's decision. Carried 12.8 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 Resolution #PD -167-17 Moved by Mayor Foster, seconded by Councillor Cooke That Report PSD -064-17 be received; 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; 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; 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 That all interested parties listed in Report PSD -064-17 and any delegations be advised of Council's decision. Carried -16- Clarftwn Suspend the Rules Resolution #PD -168-17 Planning and Development Committee Minutes September 11, 2017 Moved by Councillor Partner, seconded by Mayor Foster That the Rules of Procedure be suspended to be extend the meeting for an additional five minutes. Carried 13 New Business — Consideration There were no New Business Item to be considered under this Section of the Agenda. 14 Unfinished Business 15 Confidential Reports There were no Confidential Reports scheduled under this Section of the Agenda. 16 Adjournment Resolution #PD -169-17 Moved by Councillor Neal, seconded by Councillor Cooke That the meeting adjourn at 12:18 AM. Chair Carried -17- Deputy Clerk Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend the Zoning By-law. ••• Eiram Development Corporation has submitted an application to amend the Zoning By-law to permit a development that consists of 59 townhouses and 12 apartment units on the second floor of a two storey mixed-use building. The mixed-use building would have 1,200 square metres of commercial space on the ground floor. This application has been deemed complete. Located on the southwest corner of Mearns Avenue and Concession Road 3, Bowmanville. 26 2 27 2s i y 29 6 30 Q fi 3, 32 Q t -E E d 143 Townhouses " °a6 Back -to -Back Townhouses ,8 a5 ,a19 Z6 47ixed Use Building 20 37 49 (1st floor -9200 sq m commercial 21 3a as 54 2nd floor -12 residential units) 55 22 39 23 Amenity Area ss en as 57 24 °1 �2 58 Neighbourhood Square zs ss Freeland Avenue ZBA 2017-0020 How to • - Informed 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 Ruth Porras 905-623-3379, extension 2412, or by email at rporras clarington.net or Mitch Morawetz 905-623-3379, extension 2411 or by email at mmorawetz(@,clarington.net. How to Provide Comments Speak at the Public Meeting: Date: Monday, October, 2, 2017 Time: 7:00 pm Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Council Chambers, Municipal Administrative Centre Or write to the Planning Services Department to the attention of Ruth Porras or Mitch Morawetz File Number: ZBA 2017-0020 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. 417;t(Z_ David J. Crome, MCIP, RPP Director of Planning Services I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0020 Mearns and Concession 3\Public Notice\PM_Notice ZBA2017-0020 Sept'8'17.docx 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 a revised application to amend the Zoning By-law. 1891211 Ontario Limited c/o YYZed Project Management has revised their application. The proposal has been revised from three 6 -storey buildings and a total of 414 dwelling units to three buildings between 6 to 12 storeys in height and a total of 425 dwelling units, as shown on the key map below. ' • • - Address: 215, 219 & 223 King Street West, Bowmanville (Southeast corner of Regional Road 57 and King Street West) N IWI Liberty • ?Game BRickard Pentecostal Recreation Complex Church i 6 King Street West Subject Property Amenity. ilding 2.. Bu +Amenity Building 1' Building 3 �,. r� BuildingLO 2 z O Future ;, RetaillC ommercial Development @` Future Prince William Blvd Extension How to • - Informed 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 Anne Taylor Scott, Senior Planner, 905-623-3379, extension 2414, or by email at ata lorscott clarin ton.net How to Provide Comments Speak at the Public Meeting: Date: Monday, October 2, 2017 Time: 7:00 pm Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Council Chambers, Municipal Administrative Centre Or write to the Planning Services Department to the attention of Anne Taylor Scott, Senior Planner File Number: ZBA 2015-0022 (Cross -Ref: SPA 2015-0022) Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. 417;10z_ David J. Crome, MCIP, RPP Director of Planning Services I:\^Department\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2015\ZBA2015-0022 215, 219, 223 King St W\Public Meeting\October 2 2017\PM Notice ZBA2015-0022 11'Sep'2017.docx WA DELPARK OF HOMES Your Future September 25, 2017 Dear members of the Council, 8888 Keele Street, Units 13-14 Concord, ON L4K 2N2 Telephone: (416) 309-2009 Facsimile: (905) 738-8787 delparkhomes.ca South Bowmanville Limited, a subsidiary of Delpark Homes, is the owner under contract of the proposed severed lands municipally identified at 46 Mill Lane which are currently subject to an application for a Zoning By-law Amendment to permit the development of two single detached dwellings. Delpark is also the proponent of the draft approved subdivision for the lands immediately adjacent to 46 mill lane which was previously approved for 60 residential single detached dwellings (`Crosswinds'). It is our understanding that at the recent Statutory Public Meeting held on Monday September 11th, for the zoning By-law Amendment application for 46 Mill Lane, several residents raised concerns regarding the purchase of their home in relation to the nature of adjacent uses and lot purchase premiums. We have reviewed the Agreements of Purchase and Sale in respect of Lot 56 and Lot 32 at our Crosswinds subdivision as those Agreements relate to the respective homebuyers' concerns of paying lot premiums for lots in proximity to the proposed severed lots. Based on our review, we are able to confirm that the lot premium for Lot 56 is for extra lot depth (Lots 53, 54, and 55 paid similar premiums for extra lot depth) and the lot premium for Lot 32 is for extra lot size and depth in addition to backing onto green space. In addition, we note that none of our sales material showed the rear part of 46 Mill lane to be green space/open space - instead, all the existing homes on Mill Lane were shown as "existing residential". I have attached a site plan that each homebuyer signed off on at the time of purchase. In light of the above, we hereby confirm that the lot premiums for Lot 56 and Lot 32 have nothing to do with being in close proximity to existing residential and the proposed lots being severed, nor were they marketed to that effect. In response to homeowners on Mill Lane with concerns of drainage from our development going onto their property, we can assure residents that all works conducted on site will be subject to municipal review and will meet the requirements as set out by Town engineering staff. Our proposed site functional servicing and stormwater management strategy has been reviewed and approved by staff to meet required post -development standards ensuring no negative impacts to adjacent landowners. trust that the above explanation is to your satisfactory. Respectfully yours, Eddy han Director, Land Development k .1 ;f Y ry I . W A'• � � .L 111 WW' Y�� W d ga AS � �c m� o06P f ° = Al Pa Opp ,s a9 3 � Y ..e � R;ta r�•� J � �L4s� &C���•1' av�ll�W �i' r m C) m Z v d LJl d V f0 n n� .1 ;f Y ry I . W A'• � � .L 111 WW' Y�� W d ga AS � �c m� o06P f ° = Al Pa Opp ,s a9 3 � Y ..e � R;ta r�•� J � �L4s� &C���•1' av�ll�W �i' E WY tit n. 't Cly O ��f1 IJ aup-111�1ri C�. '�7 r m 0 m v o cn o r7 N n n' E WY tit n. 't Cly O ��f1 IJ aup-111�1ri C�. '�7 Clarftwa PI nnin Services Planning Se ces Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: October 2, 2017 Report Number: PSD -065-17 Resolution Number: File Number: ZBA 2017-0020 By-law Number: Report Subject: An application by Eiram Development Corporation to amend the Zoning By-law to permit a development that consists of 59 townhouses and a mixed-use building at the south-west corner of Mearns Avenue and Concession Road 3, Bowmanville Recommendations: That Report PSD -065-17 be received; 2. That the proposed application for Zoning By-law Amendment ZBA 2017-0020 continue to be processed including the preparation of a subsequent recommendation report; 3. That staff consider the public comments received in the further processing of the Zoning By-law Amendment application submitted by Eiram Development Corporation to permit the mixed-use development; and 4. That all interested parties listed in Report PSD -065-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -065-17 Report Overview Page 2 The Municipality is seeking public input on a proposed mixed-use development at Mearns Avenue and Concession Road 3 in Bowmanville. Eiram Development Corporation submitted an application for rezoning to facilitate the proposal that includes: • 71 residential units (59 townhouses and 12 apartment units). 1,200 square metres of commercial floor area. The purpose of this report is to provide information on the proposal and receive public comments. The proposed Zoning By-law amendment would replace the Agricultural 'A' zone with an appropriate zone to permit the development. 1. Application Details 1.1. Owner/Applicant: Eiram Development Corporation 1.2. Agent: 1.3. Proposal: 1.4. Area: 1.5. Location: 1.6. Roll Number: 1.7. Within Built Boundary: 2. Background Innovative Planning Solutions To permit a mixed-use development, consisting of residential and commercial uses. The proposal comprises of: x 43 Townhouses x 16 back-to-back townhouses x 12 apartment units x 1200 square metres of commercial floor space x Private amenity areas 1.8 ha Southwest corner of Mearns Avenue and Concession Road 3, Bowmanville 1817-020-060-08073 No 2.1 On May 24, 2017, Eiram Development Corporation submitted an application for a proposed Zoning By-law Amendment. The application was deemed complete on July 5, 2017. Municipality of Clarington Report PSD -065-17 2.2 The Municipality has received the following reports in support of the application: x Planning Justification Report x Traffic Impact Study x Functional Servicing Report x Phase One Environment Site Assessment x Noise Study Page 3 2.3 Planning Staff met with the applicant on August 29, 2017 and requested a revised concept to implement the policies of the recently adopted OPA 107. The applicant provided a revised concept plan (Figure1) on September 7, 2017 and is working to revise the supporting reports. 3. Land Characteristics and Surrounding Uses 3.1 The subject property is a vacant site and has a significant slope that descends to the east. Figure 1: The subject site and the surrounding area INL Mop "J I dilevA4 for P— Municipality of Clarington Report PSD -065-17 3.2 The surrounding uses are as follows: Page 5 North - Wooded valleyland north of Concession Road 3 South - Single detached dwellings East - Agricultural land on the east side of Mearns Avenue West - Single detached dwellings and a walkway connecting to Champine Square and Freeland Avenue (Figures 2 and 3). 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement identifies settlement areas as the focus of growth. New development taking place adjacent to the existing built-up areas shall be based on densities and a mix of land uses that efficiently use land, resources, infrastructure and public service facilities. 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 Provincial Growth Plan directs development to settlement areas. The subject site is within the designated Greenfield area. The Provincial Growth Plan promotes compact Greenfield communities to reduce the rate at which land is consumed. Transit -supportive and pedestrian -friendly developments should be concentrated along existing and future transit routes. The policies of the Growth Plan direct municipalities to establish an urban form that makes optimum use of infrastructure along corridors to support the achievement of complete communities and support public transit. 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. Population and employment growth will be accommodated where existing municipal services and infrastructure are available or will soon be available. Municipality of Clarington Report PSD -065-17 5. Official Plans 5.1 Durham Regional Official Plan Page 6 The subject site is designated "Living Areas" in the Regional Official Plan. This designation is primarily for housing purposes. Limited retailing of goods and services, in appropriate locations, as components of mixed use developments may also be permitted. Living Areas shall be developed in a compact form through higher densities and locations along arterial roads and shall be developed as mixed use areas. Living Areas shall be developed with particular consideration for supporting and providing access to frequent public transit. The applicant must demonstrate how the proposed development contributes towards the achievement of a Floor Space Index of 2.0 and the minimum Gross Density of 30 units per hectare for all local corridors of the Durham Regional Plan. 5.2 Clarington Official Plan 5.2.1 The Clarington Official Plan designates the subject lands "Urban Residential" and "Neighbourhood Centre". The subject site is also located within a Local Corridor designated along Concession Road 3, adjacent to the intersection of two arterial roads and is at the edge of the neighbourhood. 5.2.2 Housing is to be the predominant use of lands designated "Urban Residential". Other uses may be permitted that by the nature of their activity, scale, design, compatibility and location are supportive of and serve local residents. Multi -unit residential development applications will include the following: x Multiple vehicular accesses from a public street shall generally be provided for each townhouse block and each apartment block; x Each condominium corporation block shall have direct street frontage and direct vehicular access to a public street without reliance on easements through another condominium corporation block; x In order to achieve a mixture of housing types, adjacent multi -unit residential unit types shall not replicate the same built form; x Townhouses sited on blocks shall generally not exceed 50 units and apartment blocks shall not exceed 2 buildings; and x Street townhouses shall generally not comprise more than 6 attached units. 5.2.3 Neighbourhood Centres serve as a focal point for a residential neighbourhood. They are to provide an appropriate range of retail and service uses to meet day to day retail and service needs of local residents. The maximum gross leasable floor space permitted in a Neighbourhood Centre is 5,000 square metres. Mixed-use development is encouraged in Neighbourhood Centres. Municipality of Clarington Report PSD -065-17 5.2.4 Local Corridors are one component of Priority Intensification Areas. Local Corridors shall be developed to provide for: Page 7 x Residential and/or mixed use developments with a wide array of uses in order to achieve higher densities, and transit oriented development; x Other uses that are complementary to the intended function of the Corridor; and, x Site design that is sensitive to the existing neighbourhood. Local Corridors are to achieve a minimum density of 40 units per net hectare with building heights of 2-6 storeys. Corridors must create a public realm that accommodates a range of higher density residential uses, complemented by compatible retail, service and institutional uses. Corridors will be designed to support public transit and a variety of transportation modes, accommodating the pedestrian as a first priority. 5.2.5 Commercial development within Local Corridors shall be a minimum height of two storeys. Within the Local Corridor, stores shall not exceed 300 square metres. 5.2.6 Development within Neighbourhood Centres and Local Corridors will have buildings sited near the street with direct access to the street. Density and built form within local corridors will be sensitive to existing local character and will be scaled to create compatible, attractive and functional places with a distinctive community image. 5.2.7 Neighbourhood Centres are "gathering places" and shall incorporate public squares wherever possible. Public squares will have the right of public access and will be designed as a high quality and interactive urban environment. Amenities such as landscaped areas, benches, refuse containers, public art and other elements that enhance the social and physical environment are required. Public squares shall be constructed either as a public parklets or as part of a commercial development with the right of the public to access the square secured by appropriate means. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A). A rezoning is required to permit the proposed development. Parking Provisions of the Zoning By-law require 214 parking spaces. The proposed concept is deficient by twenty parking spaces. Additionally, three loading spaces are required for the mixed-use building. Two additional loading spaces would be required. 7. Summary of Background Studies The studies submitted in support of the application are being updated to reflect the new concept. Municipality of Clarington Report PSD -065-17 7.1 Planning Justification Report Page 8 The applicant provided a revised Justification Report on September 15, 2017 with an overview of the development proposal. The Planning Justification Report identifies the site as being suitable for the proposed mixed use development. Some of the potential benefits identified by the applicant include: x The subject lands are located in the Bowmanville Urban Area currently designated for mixed-use development with full municipal servicing available. x The proposed development will create employment growth of potentially 30+ jobs in the community. The proposed development includes a neighbourhood square and two amenity areas. x The proposed Amendment to the Zoning By-law would require a reduction of 14 parking spaces. The applicant considers the reduction adequate as the site is well served by sidewalks and transit routes. x The applicant is proposing reduced setbacks to provide a street edge and a height to allow three storey townhouses. 7.2 Environmental Noise Feasibility Study The Noise Study assesses both noise from road traffic and stationary sources in accordance with Ministry of Environment and Climate Change (MOECC) guidelines. To mitigate noise impacts from transportation sources, the study recommends that units facing Mearns Avenue and the ones located on the northwest side of the property be designed with provision for adding central air conditioning systems in the future. 2.4 metre and 1.8 metre sound barriers are required for the yards of units facing Concession Road 3. To mitigate noise impacts from stationary sources, rooftop mechanical equipment at the commercial building will require acoustic screens, extending 0.5 metres above the height of the mechanical equipment. 7.3 Traffic Impact Study The Traffic Impact Study assessed current and future traffic conditions to and from the site, and the anticipated impact on the surrounding road network as a result of the proposed residential and commercial development. The study concluded that the proposed development will not cause any operational issues and will not add significant delay or congestion to the local road network. 7.4 Phase One Environmental Site Assessment (ESA) The Phase One ESA found that a Phase Two ESA is not warranted at this time. Potentially Contaminating Activities were not identified to have occurred on this site or within the broader study area. Therefore, no Areas of Potential Environmental Concern were found. Municipality of Clarington Report PSD -065-17 7.5 Functional Servicing Report Page 9 The Functional Servicing Report identifies existing municipal services in the vicinity of the subject property. Watermains will need to be extended along Mearns Avenue and Concession Road 3 frontages to complete the circuit. Sanitary sewer services are proposed to be extended along the Mearns Avenue frontage only. Storm drainage will be provided by connecting into an existing storm sewer located at the south end of the subject property. The report concludes that no major difficulties are anticipated with grading however the detailed grading design has not yet been prepared and is proposed to be submitted at the site plan application stage. 8. Public Notice and Submissions 8.1 Public notice was given by mail to each landowner within 120 metres of the subject site and two public meeting notice signs were installed on the site facing Concession Road 3 and Mearns Avenue. Three residents contacted Staff raising concerns and/or objections to the application as follows: x Traffic Congestion generated by new residential traffic without appropriate widening of roads. x Concerns with the wait time to reach Highway 401 due to increase of residential development. x Concerns with the proposed back to back townhouse units. x Concerns with the location/design of the amenity area. x Te residential use where commercial development was anticipated. 9. Agency Comments 9.1 Regional Municipality of Durham Regional Planning finds the proposed use is consistent with Provincial planning policies and conforms to the Region of Durham Official Plan. The Region requires that the Noise study be updated to reflect the revised site plan. The updated study should include an additional table showing mitigated sounds levels for traffic noise. The Region has reviewed a Phase 1 Environmental Site Assessment (ESA). The study concluded that a Phase 2 ESA is not required. The Region requires that the applicant submit a Certificate of Insurance in addition to the Reliance Letter by WSI Canada Inc. Analysis indicates that there is at least one barn in close proximity to the subject site. A statement of MDS conformity is required to be submitted to the Region to its satisfaction. The Regional Works Department has submitted comments on the requirements to service the site. Services are available in close proximity to the site but will require an extension in order to facilitate the development of the site. Municipality of Clarington Report PSD -065-17 Page 10 The nearest bus stop is located on Freeland Avenue, west of Mearns Avenue and within the 400 metres of the site which is consistent with the guiding principles of the Durham Region Transit Five Years Strategy. To minimize walking distance across the pedestrian network and transit services, a pedestrian path should be included in the southeast portion of the proposed development linking the internal walking network with the sidewalk on the west side of Mearns Avenue. 9.2 Conservation Authority The Conservation Authority does not object to the Zoning By-law Amendment application. Comments related to the capacity in the receiving storm water management facility, design measures on site to achieve the required volumes, water quality and quantity control, design of the pond and erosion control will need to be addressed through the detailed design process of site plan. 9.3 Other Agencies Veridian and Enbridge have no objections. 10. Departmental Comments 10.1 Engineering Services The Engineering Department has no objection in principle to the proposed zoning amendment and offers the following comments: The Traffic Impact Study has been reviewed and must be revised to reflect changes to the concept plan. Preference is for only one access to the site from Concession Road 3, as shown on the revised concept plan. A second access can be accommodated along Mearns Avenue. The Functional Servicing Report has been reviewed and Staff are generally in agreement with the findings and recommendations. Depending on the Region of Durham's requirements for Sanitary Servicing, there may be a need to provide a road widening on Mearns Avenue to accommodate the extension of sanitary sewer to the Commercial Block. Staff are concerned with the grading of this development, specifically the northwest corner. The Preliminary Grading Plan is showing grades in excess of 10%, which does not meet the Municipality's standards. A detailed grading plan must be prepared that demonstrates the viability of the proposed concept in compliance with Municipal standards. Retaining walls are to be avoided. Should a retaining wall be required the wall and associated tie backs must be contained within the proponent's property and cannot extend onto adjacent private property. 10.2 Emergency and Fire Services The Emergency and Fire Services Department has no objection to this application. Municipality of Clarington Report PSD -065-17 10.3 Operations Page 11 The Operations Department has no objection and provided comments that can be implemented at the site plan approval stage should the rezoning application be approved. 10.4 Building Division The Building Division has no objections. 11. Discussion 11.1 Proposed Neighbourhood Centre The subject site is a remnant parcel from the Eiram subdivision developed in the late 80's and early 90's to the west and south of the site. Future residential development will occur to the north and east. The proposed mixed-use development will provide 1,200 square metres of neighbourhood commercial space to serve existing and future residents. Overall, the proposed density meets the Clarington Official Plan. 11.2 Local Corridor Concession Road 3 is an evolving Local Corridor designated in the Clarington Official Plan. A number of medium density residential and commercial uses are contained within approved plans of subdivision to the west and the subject site provides for an anchor to the eastern end of the corridor. Existing transit service is located along Freeland Avenue but this will relocate northerly to Concession Road 3 as residential development proceeds in the north end of Bowmanville. The proposed residential density of 40 units per hectare meets the Clarington Official Plan. 11.3 Urban Design Urban design policies of the Clarington Official Plan provide direction for development located within Urban Residential Areas, Neighbourhood Centres and Local Corridors and can be summarized within the following themes. x Buildings will be designed and scaled appropriately for a neighbourhood centre. x Commercial buildings will incorporate a public square and reinforce the pedestrian environment along streets. x The development will provide maximum pedestrian connectivity and facilitate access to transit services from existing pedestrian connections. x High quality landscaping will contribute to create appealing public areas. The proposed development site has some design challenges related to grades, the required locations of entrances off arterial roads and pedestrian connections. Municipality of Clarington Report PSD -065-17 12. Concurrence Not Applicable. 13. Conclusion Page 12 The purpose of this report is to provide background information on the mixed use development proposal submitted by Eiram Development Corporation for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon receipt of the outstanding items to be completed by the applicant. 15. Strategic Plan Application Not Applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Andrew C. Allison, B.Comm, LL.B CAO Staff Contact: Ruth Porras, Senior Planner/Urban Designer ext. 2412 or rporras clarington.net, Mitch Morawetz, Planner, ext. 2411 or mmorawetz(a-)_clarington.net. The following is a list of the interested parties to be notified of Council's decision: Jeff Piotrowski Cheryl Cain RP/MM/COS/tg rrueparLmenl�Luv NLVV rIUNG SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0020 Mearns and Concession 3\Staff Report\PSD-065-17 Staff Report.docxl:\ADepartment\LDO NEW FILING SYSTEM\Application Files\ZBA-Zoning\2017\ZBA2017-0020 Mearns and Concession 3\Staff Report\PSD-065-17 Staff Report.docx Clarington Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: October 2, 2017 Report Number: PSD -066-17 Resolution Number: File Number: ZBA 2015-0022 By-law Number: (Cross-reference SPA 2015-0022) Report Subject: A revised rezoning application by 1891211 Ontario Limited to permit three apartment buildings containing 425 dwelling units, Bowmanville West Urban Centre Recommendations: 1. That Report PSD -066-17 be received; 2. That the revised application to amend Zoning By-law 84-63 submitted by 1891211 Ontario Limited continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -066-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -066-17 Report Overview Page 2 This is a 2nd Public Meeting report to provide an overview of revised applications received for lands located southeast of the intersection of Regional Road 57 and King Street West in Bowmanville. The Owner is seeking to rezone this property, in conformity with the Official Plan and Bowmanville West Town Centre Secondary Plan, to allow for three apartment buildings. The application has been revised as follows: Original Application Three Apartment Buildings (Six storeys each) TOTAL: 414 units Second Submission Three Apartment Buildings between 6 and 12 storeys TOTAL: 425 units 1. Application Details 1.1. Owner/Applicant: 1891211 Ontario Limited 1.2. Agent: YYZed Project Management 1.3. Proposal: Revised rezoning application to permit three apartment buildings, between 6 and 12 storeys, containing a total of 425 dwelling units 1.4. Density 148 units per net hectare 1.5. Area: 2.87 hectares 1.6. Location: Part of Lot 14, Concession 1, Former Town of Bowmanville 215, 219 & 223 King Street West, Bowmanville 1.7. Within Built Boundary: Yes 2. Background 2.1 The subject applications and supporting studies have been under review since late December 2015. The following is a chronology of the applications: Activity Date Applications Deemed Complete December 8, 2015 Public Information Centre hosted by Applicant January 28, 2016 Statutory Public Meeting held by Council February 22, 2016 Revised Application received prompting a 2nd Public Meeting August 16, 2017 Municipality of Clarington Report PSD -066-17 2.2 Following the first Public Meeting in January 2016, the applicant worked towards addressing staff and agency comments. Page 3 2.3 As identified in the first Public Meeting report (PSD -017-16), traffic and access were identified as major issues to address. As a result of Engineering staff's request that the entrance be signalized, and spacing requirements for signalization, the proposed access to King Street has shifted approximately 30 metres to the east. 2.4 In addition to revising the access location, the latest revised plan was submitted to address other comments relating to servicing and grading, urban design and site layout to avoid significant noise barriers adjacent to the railway. The revision to the built form has not significantly changed the density of the project, but the height of the buildings are now between 6 and 12 storeys, compared to the original plan for three buildings, all six storeys in height. 2.5 The site benefits from a very prominent location southeast of Regional Road 57 and King Street West in Bowmanville. The designation permits high density residential development and is a key site in the West Town Centre of Bowmanville. The proposed revised site plan and perspective drawing are included as Figure 1 and 2, respectively. 2.6 The following studies were submitted in support of the proposed rezoning application and concurrent site plan application. These reports have been updated where necessary to address comments following the first Public Meeting and in support of the revised plan: x Functional Servicing Report x Transportation Study x Noise Impact Study x Urban Design Brief x Energy Conservation and Sustainability Plan x Stage 1 & 2 Archaeological Assessment x Geotechnical Investigation x Phase 1 Environmental Site Assessment Municipality of Clarington Report PSD -066-17 Page 4 Figure 1: Proposed Site Plan VIEW FROM KING AND RR57 scut: n5 Figure 2: Building Perspective Drawing Municipality of Clarington Report PSD -066-17 Page 5 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located at the southeast corner of Regional Road 57 and King Street West in Bowmanville. The triangular-shaped parcel is relatively flat but because of grade separations for crossing the railway is well below the road grade at the west end abutting Regional Road 57 at the railway, it is well above the grade of Highway 2 where it is crossed by the railway. Vegetation on the site has regenerated over time, and is not identified as a significant natural heritage resource. T N GaJrnet B. Rickard Pentecostal Recreation Complex Churfh' Street West King Subject Property w— Amenity - I Building>Z• Amenity Building I Building 3 a r— Building 2LO ro � 0 p . Future R e i ornmercial o Developrnent 10) Future Prince William _ a Blud Extension Ga <r; •; r y r Ry0 - ' A a ,'s'f ' . �'+• ` `GGA \ , a Cn - �" ... - 2�i� LEA 20015-0022— Figure 3: Key Map 3.2 The surrounding uses are as follows: North - Liberty Pentecostal Church South - CP Railway; existing residential development East - CP Railway overpass at King Street West; existing residential development West - Future Retail/Commercial Development Municipality of Clarington Report PSD -066-17 4. Provincial Policy 4.1 Provincial Policy Statement Page 6 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. Opportunities for redevelopment and intensification must be promoted. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to the area residents. Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.2 Provincial Growth Plan The subject lands are within the defined Built Boundary of Bowmanville. 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 subject lands are within a Regional Centre. Regional Centres provide a full array of institutional, commercial, major retail, residential, recreational, cultural, entertainment and major office uses. Regional Centres function as places of symbolic and physical interest for the residents, and shall provide identity to the area municipalities within which they are located. The subject lands are also located along a Transit Spine, being the Highway 2/King Street corridor. Regional Centres shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. Development in Regional Centres shall be based on the following principles: x Compact urban form which is transit -supportive; x Provides a mix of uses and opportunities for intensification; x Follows good urban design principles with focus on public spaces and pedestrian connections, with parking sited to the rear or within buildings; and Municipality of Clarington Report PSD -066-17 x Enhances grid connections for pedestrians and cyclists. Page 7 The lands are within the Built Boundary. The Clarington urban area shall be planned to accommodate a minimum 32 percent of all residential development occurring annually through intensification within the built-up area. 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 bound by Regional Road 57 and King Street West (both identified as arterial roads) and the railway to the south, noise and vibration impacts must be mitigated in accordance with Ministry of Environment guidelines. 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 bound by Regional Road 57 and King Street West (both identified as arterial roads) and the railway to the south, noise and vibration impacts must be mitigated in accordance with Ministry of Environment guidelines. 5.2 Clarington Official Plan The lands are designated Urban Centre and are within Bowmanville West Town Centre Secondary Plan area. The West Town Centre has a housing target of 3041 units, including 2557 high density units and 484 medium density units. Urban Centres will be planned and developed as a centre of regional significance providing the highest level of retail and service uses and are the primary focal point of cultural, community, recreational and institutional uses in Clarington. Urban Centres are designed to be complete communities, and are also identified as Priority Intensification Areas, which allows for flexibility on parking requirements. Urban Centres are planned to provide a mix of uses, encourage active street life, and develop in a manner that supports transit and pedestrian connectivity. The urban design policies of the Town Centre designation are implemented through the review and approval of development applications. The site is within a Prominent Intersection and must also satisfy the Official Plan's comprehensive Urban Design policies that encourage a high quality public realm, and give priority to sustainable design, including environment -first principles, walkability, land efficiency, compact and connected communities and resource and energy efficiency. Municipality of Clarington Report PSD -066-17 Page 8 Attractive and safe communities are encouraged to create a sense of place and a diversity of built form. The built form should facilitate active transportation and public transit. The land's location near the future planned Go train station is supportive of high density apartment use. Regional Road 57 and King Street West are identified as arterial roads consistent with the Durham Regional Official Plan. 5.3 Bowmanville West Town Centre Secondary Plan The subject lands are designated as Office Commercial in the Bowmanville West Town Centre Secondary Plan. The designation allows for residential development up to a maximum density of 150 units per hectare. The policies do not require the integration of retail and service uses within the residential development at this location, however, providing a mix of uses is encouraged. In addition to the Urban Design and Town Centre policies that give direction to site plan design, the Bowmanville West Town Centre Secondary Plan contains detailed Urban Design policies, including an Urban Design Guideline, and policies specific to apartment buildings. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A). A rezoning is required to place the lands in an appropriate urban zone to permit the apartment buildings. 7. Public Notice and Submissions 7.1 A notice of this second Public Meeting was mailed on September 11, 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 new interested party contacted staff with concerns about traffic at the intersection of Highway 2 and Regional Road 57. One other resident that had previously contacted staff raised concerns about traffic and safety. x The development is resulting in too much density. x The buildings are too tall. x Concerns raised about adding more traffic in the vicinity of a busy intersection. x Development adjacent to railway and busy road is unsafe for residents and children. x It would be difficult to turn in and out of the site along busy King Street. x The development would have a negative impact to property values. x Can suitable fire protection be provided? x Concerned about the length of construction period and impacts from construction, such as noise, dust, traffic. Municipality of Clarington Report PSD -066-17 x What will the building look like from walking along Highway 2. x Keep the Bowmanville corridor `historic'. x Would the tenure of the building be condominium or rental? x Additional children from development would result in school overcrowding. x Noise from railway will bounce off the buildings and impact the Waverley neighbourhood. x Additional development would result in increased crime rates. x The development will have negative environmental impacts. Page 9 7.3 Staff have also been contacted by individuals looking to purchase units, and those in support of the project. 8. Agency Comments 8.1 Regional Municipality of Durham At the time of writing this report, comments from the Region of Durham on the revised application have not yet been received. 8.2 Central Lake Ontario Conservation Authority The Conservation Authority has not provided comments on the revised application, but previously forwarded several comments on the technical studies, and comments relating to stormwater management, grading and servicing must be resolved prior to providing their support on the applications. 8.3 Canadian Pacific Railway On the initial preliminary site plan, the Railway provided no objection to a reduced setback from 30 metres to 20 metres, subject to installation of a safety berm and engineered crash wall. CP Railway will review the latest revised site plan and engineering submission in detail and will require supporting material to be peer reviewed. 8.4 Other agencies During the review period for the initial submission, Veridian, Kawartha Pine Ridge District School Board, Peterborough Victoria Northumberland Clarington Catholic District School Board, Canada Post and Enbridge Gas had no objections to the proposal for the 414 unit project, and standard conditions of approval were forwarded to the applicant. Municipality of Clarington Report PSD -066-17 9. Departmental Comments 9.1 Engineering Services Page 10 The applicant must satisfy the Engineering Services Department regarding the following concerns and conditions: xTraffic The applicant submitted a Transportation Study in support of the application. The study is under review. Staff support the shifting of the entrance to the east, and future signalization. xGrading, Drainage and Servicing The applicant submitted a Functional Servicing Report which includes the proposed grading, drainage, and servicing of the site. The plans are under review. xStorm Water Management The Functional Servicing Report addresses the proposed post -development runoff to King Street West and the proposed post -development runoff to the railway lands, from both a water quantity and water quality perspective. Stormwater management is under review, and is subject to the approval of the Municipality, the Conservation Authority and Canadian Pacific Railway. 9.2 Emergency and Fire Services Clarington Emergency and Fire Services provided comments relating to the location of fire routes and hydrants, and notations on the site plan drawings. "No parking" signage will be required along all fire routes and detailed on the site plan. The Department must be satisfied with access to the site from an emergency response perspective. 9.3 Operations Department Operations provided comments relating to grading, providing suitable fencing along the railway, upgrading street lighting, designating snow storage areas and landscaping treatment along King Street West. The comments will need to be addressed in their future revised submission. 9.4 Building Division The Building Division provided several comments specific to providing barrier -free paths of travel and the location of fire routes and hydrants. The Building Division is requesting more detailed servicing and grading plans in order to complete their review. Municipality of Clarington Report PSD -066-17 9.5 Accessibility Committee Page 11 The Accessibility Committee met to discuss the applications and has provided detailed comments on the current development proposal related to site plan matters for their consideration and action. The committee will continue to be involved in the review of subsequent submissions. 10. Discussion 10.1 The site of this proposal is located at one of the most prominent intersections in Clarington and represents a key residential development opportunity in the Bowmanville West Town Centre. The development has the potential to integrate well with existing and planned residential, commercial, retail and office, and institutional uses in the West Urban Centre. The site is centrally located to also support businesses. 10.2 The application was revised to address the significant concerns raised by staff and agencies on the original concept plan. Shifting the access has resulted in a redesign of the site. The revised material is under review by staff and agencies, however, the major critical issues continue to be the same issues identified during the first public meeting phase: x Traffic and access; x Satisfying Railway requirements; x Servicing, Grading and Stormwater Management; and x Urban Design. 10.3 The proposed development would result in a density of 148 units per hectare, a small increase from the original submission, which was calculated at 144 units per hectare. However, the revised entrance location has resulted in taller buildings now permitted in Urban Centres under the Clarington Official Plan. At the same time, the easterly portion of the site will be retained as open space. 10.4 The purpose of the Public Meeting is to provide an opportunity for further public input. These public comments will be reviewed by staff and the applicant and addressed in a subsequent staff report. 11. Concurrence Not applicable. 12. Conclusion The purpose of this report is to provide background information on the revised application submitted by 1891211 Ontario Limited for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues. Municipality of Clarington Report PSD -066-17 13. Strategic Plan Application Page 12 The application assists to implement the Strategic Plan action to support a variety of affordable mixed housing types. Submitted by: Reviewed by: 417;10z - David J. Crome, MCIP, RPP Director of Planning Services Andrew C. Allison, B. Comm, LL.B, CAO Staff contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or ataylorscott(a)_clarington. net A list of the interested parties to be notified of Council's decision is available in the Clerk's Department. CP/ATS/tg/ah 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: October 2, 2017 Report Number: PSD -068-17 Resolution: File Number: RE 6.10.6 By-law Number: Report Subject: Declaration of Surplus Property on the east side of Farewell Creek in response to a reauest by Courtice Hiah Street Inc. Recommendations: 1. That Report PSD -068-17 be received; 2. That Council declare approximately 0. 18 hectares of the property shown in Figure 1 of Report PSD -068-17, as surplus and offered to the adjacent property owner at terms to be negotiated including natural heritage enhancements; and 3. That all interested parties listed in Report PSD -068-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -068-17 Report Overview Page 2 Courtice High Street developers, the owners of the properties fronting onto 1459 through 1485 Highway 2 and lands fronting onto 11, 13, 15 Darlington Boulevard are proposing a higher density development opportunity in Courtice. To help facilitate this project certain Municipal lands are required by the development proponent. To dispose of municipally -owned properties they must be declared surplus. 1. Background 1.1 Interest has been expressed in the acquisition of 0.18 ha (0.445 acres) to be used in conjunction with other properties for a residential development (Attachment 1). The lands are part of a larger parcel which is on the south of Highway 2, west of Farewell Creek. It is identified as Roll Number 181701007004315, shown in Figure 1. 1.2 The municipally -owned lands were transferred from the previous owner (1276467 Ontario Ltd.) as a condition of rezoning. This advance dedication was requested to secure lands for Tooley's Mill Park to ensure that the Municipality would have the opportunity to construct a trail through the Farewell Creek valley. The full extent of the transferred lands included Tooley's Mill Park, a stormwater pond, a parkette on the uplands south of the stormwater pond and the valley lands. 1.3 For the Conservation Authority to support the storm water management scheme, private on-site surface and subsurface stormwater management measures had to be redesigned. The storm water management measures will have to be to the satisfaction of Engineering Services and the Conservation Authority. 1.4 Other conditions with regard to the development such as zoning amendments, site plan and related matters will be included in the purchase agreement which will be brought to Council once negotiated. 1.5 By-law 2011-11, being a by-law to establish procedures governing the sale of real property, stated that from time to time Council may propose sale of land providing that: x It is declared surplus; x tAeast one appraisal or letter of opinion of fair market value of the land to be sold from a qualified appraiser is obtained; and x Notice is given to the public by publication or an advertisement and/or posting on the Municipality's website of the lands to be disposed of. Municipality of Clarington Report PSD -068-17 �1-LLJj- + _ ate— I~ou f Hr� r z R r Legend Subject Lands r f J.� M1fon•d2vcl�paplE L9nd5 .� Muniopality of Ctarington INIOC) Lands �i Proposed Apanawril Euildings Proposed Townhouse units - Proposeo si lgle oe�AC%Bd Uwellbgs i FC MDG Lands proposed to be acquired i �:'•ibyHigh SUeetCourtmIra cnpa 29,8 -ala In Figure 1 — Key Map showing lands to be declared surplus 2. Next Steps Page 3 The next step in the disposal process of this municipal property would be to enter into negotiations with the potential purchaser based on an appraisal. Notice of the proposed sale would be given in the newspaper and posted to the municipal website. 3. Concurrence This report has been reviewed by the Director of Engineering Services who concurs with the recommendations. Municipality of Clarington Report PSD -068-17 4. Conclusion Page 4 The lands to the rear of 1459 Highway 2 were acquired by the Municipality as part of the valleylands and part of a storm water management pond for the previous development. High Street Courtice is proposing to acquire approximately 0.18 hectares to consolidate with other lands for a development which is a significant development opportunity within Courtice. In order to make this viable and as part of the Environmental Impact Study, habitat enhancements to the satisfaction of Central Lake Ontario Conservation Authority are required. It is recommended that the lands be declared surplus and that staff be authorized to negotiate appropriate arrangements with High Street Courtice. 5. Strategic Plan Application Not applicable. 4 Submitted by: Reviewed by: David J. Crome, MCIP, RPP Director of Planning Services Andrew C. Allison, B.Comm, LL.B CAO Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 ext. 2407 or flangmaid(a)_clarington.net Attachment 1 — Weston Consulting letter of June 7t", 2016 The following is a list of the interested parties to be notified of Council's decision: Ryan Guetter, Vice President, Weston Consulting DJC/FL/tg/ah I:\^Department\LDO NEW FILING SYSTEM\Application Files\RE-Real Estate\RE 6.10.6 High Street Courtice\Staff Report\PSD-068-17 Staff Report.docx WESTON CONSULTING w planning + urban design Municipality of Clarington 40 Temperance Street Bowmanville, Ontario L1C 3AC Attn: Carlo Pellarin Dear Sir, Re: Repatriation of Surplus Municipal Land Gardens of Farewell Creek Development June 71h, 2016 File 6748 The purpose of this correspondence is to describe the site and surrounding context for the proposed Gardens of Farewell Creek Development, in order to appropriately demonstrate the scale and process associated with conveying surplus municipal land and the developed site. The package to support the repatriation of surplus municipal lands includes! • Repatriation of Surplus Municipal Land Letter; • Proposed Land Exchange & Public Benefits Map; • Ownership Map; • Proposed Development Limits Plan; and • Proposed Development Limits Plan — Fill Limits. The lands which are proposed to be repatriated are located in the approximate area of what is referred to as the "finger," an irregular land ownership formation and the lands associated with the formerly planned stormwater management pond. Site & Surrounding Area Context The subject property is ensconced in a larger development context that has been subject to an array of decisions over the past several decades. This area will herein be referred to as the `planning unit.' The planning unit includes the subject property, the parcels adjacent to Darlington Boulevard, Tooley's Mill Park, and the Farewell Creek and its associated valleylands. Although these lands may be under different ownership, they are intrinsically linked to one another and the development of any parcel within this planning unit will have varying impacts on the balance of the planning unit. The subject property, in conjunction with lands along Darlington Boulevard, was intended to be urbanized using a development concept that joined development along Darlington Boulevard to the tablelands, and this necessitated a joint stormwater management design concept among Vaughan Office 201 Millway Avenue, Suite 19, Vaughan, Ontario 14K 5K8 T.905.738.8080 Oakville Office 1660 North Service Road E., Suite 114, Oakville, Ontario 16H 7G3 T. 905.844.8749 Toronto Office 127 Berkeley Street, Toronto, Ontario M5A 2X1 T. 416,640.9917 westonconsulting.corn 1-800-363-3558 F. 905.738.6637 2 other considerations. As a result, land was conveyed to the Municipality for purposes of stormwater management. Weston Consulting's submission package to CLOCA contains the detailed chronology and materials that outline the history of the subject property, and is available upon request. Ownership Breakdown There are eight (8) parcels contained within the aforementioned planning unit. NumberParcel 1 Address 13 Darlington Blvd. Ownership lerfino, Nicodemo* 4,055m 2 15 Darlington Blvd. High Street Courtice Inc. 3,285m 3 1459 Highway 2 2117412 Ontario Ltd. 10,271 m 4 NIA High Street Courtice Inc. 15,674m 5 1463 Highway 2 2117412 Ontario Ltd. 729m 6 1475 King Street East High Street Courtice Inc. 75,259m 7 NIA Municipality of Clarington 32,911m 8 71 Old Kingston Road Municipality of Clarington 4,458m nuiciing ownersnlp In trust Tor Hign street Cjourtice Inc. Technical Support The proposed site plan is supported by three core technical considerations. DG Biddle & Associates Limited has prepared an appropriate and acceptable stormwater design that is generally acceptable, in principle, to the Municipality of Clarington and Central Lake Ontario Conservation Authority. The site development limits are supported by analysis conducted by Soil Engineers Limited. The appropriate physiological and ecological investigations have been conducted by Niblett Environmental Associates Inc. Recent Histo On February 5'h, 2015 pre -submission consultation was conducted with the Region of Durham, Municipality of Clarington and the Central Lake Ontario Conservation Authority (CLOCA). This consultation identified a number of issues and concerns that were to be remedied in order to create a complete submission. In the time since, the proponent has been working diligently with Municipal and Conservation Authority Staff to meet their concerns. This included 'dripline' staking conducted with Niblett Environmental, CLOCA and the proponent on October 1st, 2015, and a series of meetings held in the late winter and spring of 2016 to agree upon the site development limits. It was during these meetings that the Municipality of Clarington stated that the stormwater pond was no longer required, and the Municipality and CLOCA generally agreed in principle to the proposed development limits, as presented in the attached conceptual materials. Vaughan Office 201 Millway Avenue, Suite 19, Vaughan, Ontario L4K5K8 T. 905.738.6080 Oakville Office 1660 North Service Roan E., Suite 114, Oakville, Ontario L6H 7G3 T, 905.844.8749 Toronto Office 127 Berkeley Street, Toronto, Ontario MSA 2X1 T.416,640.9917 westonconsulting,com 1-800-363-3558 F. 905.738.6637 3 I Proposal The Gardens of Farewell Creek development proposes apartment, condominium, townhouse and single -detached residential housing forms. Access will be provided along Highway 2 and Darlington Boulevard. The site will be serviced by various surface and subsurface stormwater management devices yet to be designed in detail. The proposed limits of the development are generally acceptable to the Municipality of Clarington and the Central Lake Ontario Conservation Authority, as presented in the attached conceptual materials. It is recognized that documentation regarding stormwater management or the stable top of slope has not been formally submitted. However, discussions have been held with the Municipality of Clarington and the Central Lake Ontario Conservation Authority, which have informed the conceptual materials appended to this correspondence. The final supporting documentation will be included with the formal submission to the Municipality. It should be noted that the lands that are proposed to be repatriated were initially conveyed to the Municipality as the result of geotechnical and environmental analysis which, at the time, had not been formally prepared and submitted to support development of all the lands. In the time since, appropriate geotechnical and environmental undertakings have examined these areas comprehensively and have concluded that it is reasonable to consider the identified lands as developable. The lands contained within the former stormwater management pond location are now, as a result of recent decisions regarding stormwater management, no longer necessary for municipal use. Stormwater will be contained by various surface and subsurface systems throughout the tablelands, eliminating the need for a stormwater management pond to service the proposed development or the adjacent residential lots along Darlington Boulevard. As a result, the lands within the former pond area are now surplus to the needs of the Municipality of Clarington. DG Biddle & Associates, in coordination with Soil Engineers Limited, have determined that lands contained within the municipal ownership limits of the "finger" lands have the potential to be graded and otherwise reconditioned to create a new Top of Slope, thereby becoming developable land. Retaining walls will be utilized in various locations to provide additional stability. The proposed Top of Slope will be accompanied by a six (6) metre hazard access. This hazard access is to remain clear of encumbrances or risk -inducing alterations. The alterations to create the proposed Stable Top of Slope can be accomplished without imposing long-term risk or damage to the natural heritage features along the slope or in the Farewell Creek valleylands. This will be consistent with the tree and wetland compensation measures proposed by Chris Ellingwood of Niblett Environmental. The compensation measures recommended by Niblett Environmental are considered to be the best effort in meeting the intent of the no -net -loss policy of the Central Lake Ontario Conservation Authority. The recommended compensation options will provide environmental and societal benefits to the community at large. i Vaughan Office 201 Millway Avenue, Suite 19, Vaughan, Ontario 1.4K5KB T.905.738.8080 Oakville Office 1660 North Service Road E., Suite 114, Oakville, Ontario L6H 7G3 T. 905.844.8749 Toronto Office 127 Berkeley Street, Toronto, Ontario M5A 2X1 T.416.640.9917 westonconsulting.com 1-800-363-3558 F. 905.738.6637 4 Land Exchan e The parcels of land currently included within the Gardens of Farewell Creek development proposal are approximately a combined 98,273 square metres (±9.83 hectares) (±24.3 acres) in area. The land associated with the Farewell Creek valleylands, beyond the identified development limits, are to be dedicated to the Municipality of Clarington. This constitutes approximately 54,000 square metres (±5.4 hectares) (±13.3 acres) of land to be dedicated for the purposes of public use, including recreational uses and the Municipality's trails initiatives. In exchange, it is proposed that the municipality convey approximately 1 800m2 of surplus land to the balance of the subject property from the developable land that is contained within the "finger" and the former stormwater management pond area. The conveyance of the identified lands would supply the municipality and its residents wide ranging benefits that include but are not limited to: • Approximately 52,200 square metres (12.9 acres) of additional public land; • Enhanced trail network connections; • Enhanced access to Farewell Creek; • Enhanced access to Tooley's Mill Park; • 1600m2 of shared public parking accommodation; and • Valleyland restoration. The inclusion of the identified municipal lands would allow for greater land use efficiency, permitting additional townhouse dwelling units, thereby increasing the desirable range and mix of housing options afforded to current and future residents of the Municipality of Clarington, which would also achieve greater conformity with the intent of the Courtice Main Street Secondary Plan area policies concerning redevelopment. However, if the lands were not repatriated, they would be underutilized and impose, what in our opinion, would be a constraint for which no public use would be served. It is recognized that the lands to be conveyed include potential residual tablelands that will further offset the quantity of lands proposed to be exchanged which is subiect to some further analysis. Next Steps We kindly request that Municipal Staff seek Council's direction to convey the surplus municipal land identified in this correspondence. We look forward to discussing this matter further with yourself and Municipal Staff at the appropriate time in the near future. i Vaughan Office 201 Millway Avenue, Suite 19, Vaughan, Ontario L4K5K8 T.905.738.80130 Oakville Office 1660 North Service Road E., Suite 114, Oakville, Ontario L61-1 7G3 T. 905.844.8749 Toronto Office 127 Berkeley Street, Toronto, Ontario M5A 2X1 T.416,640.9917 i westonconsulting.com 1.800-363-3558 F. 905.738.6637 If you have any questions or comments, please do not hesitate to contact the undersigned (ext. 241) or Nolan Moss (ext .254). Yours truly, Weston C nsu ting Per: Ryan Gue Vice Pres C. Clients 1= Vaughan Office 201 Millway Avenue, Suite 19, Vaughan, Ontario L4K5K8 T.905.738.8080 OakvilleOffice 1660 North Service Road E., Suite 114, Oakville, Ontario L6H 7G3 T. 905.844.8749 Toronto Office 127 Berkeley Street, Toronto, Ontario M5A 2X1 T.416.640,9917 westonconsulting.com 1-800-363-3558 F. 905.738.6637 Clarftwn Planning Services Staff 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 & Development Committee Date of Meeting: October 2, 2017 Report Number: PSD -069-17 Resolution: File Number: PLN 25.1.55 By-law Number: Report Subject: Renaming of the North Portion of Port Darlington Road to East Shores Drive Recommendations: 1. That Report PSD -069-17 be received; 2. That staff be authorized to take appropriate steps for the renaming of the portion of Port Darlington Road from Lake Road and to the south boundary of the Hydro One Corridor, as East Shores Drive; 3. That affected property owners and business tenants receive a goodwill payment recognizing the inconvenience and time associated with the street name change identified in Report PSD -069-17; 4. That a copy of this report and Council's decision be forwarded to the Durham Regional Police Service and the Durham Regional Planning and Economic Development Department; and 5. That all interested parties listed in Report PSD -069-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -069-17 Page 2 Report Overview The conclusions of the Port Darlington Road Environmental Assessment has resulted in a continuous arterial road that extends from Lake Road curves into the Hydro One corridor and connects to an approved street in the Lakebreeze subdivision. This optimal alignment includes the north segment of Port Darlington Road. The southerly segment of Port Darlington Road will connect at an intersection with the new arterial road. It is proposed that the northerly segment of Port Darlington Road be renamed East Shores Drive, which would provide for a consistent name for this new road from Lake Road to its terminus at the south. 1. Background 1.1 Port Darlington Neighbourhood is currently being developed by Kaitlin under the market name Lakebreeze. It will eventually include approximately 1900 residences and 3000 people. The Neighbourhood Secondary Plan provided for a new Type C arterial road to access the neighbourhood utilizing the Hydro One corridor, thereby providing for an efficient transportation link to the new neighbourhood from Lake Road and minimizing traffic using the substandard zig-zag alignment of the existing Port Darlington Road near the marina. 1.2 The new road was anticipated to connect to Port Darlington Road at a 90 degree T - intersection south of West Beach Road intersection. Within the Lakebreeze subdivision, this road connection has been named East Shores Drive. 2. Port Darlington Road Environmental Assessment 2.1 Engineering Services Department has been undertaking an Environmental Assessment for this new road. In July 2016, five optional alignments for this new road were presented at a PIC. The alignment scenarios all provided for realigning West Beach Road to connect with East Shores Drive with a roundabout at Port Darlington Road. Alternative 1 is shown in Figure 1 below. Municipality of Clarington Report PSD -069-17 Page 3 Figure 1 — Environmental Assessment Alternative 1 — July 2016 2.2 After further study, a new and preferred alignment was determined that provided for an alignment along the south side of the corridor rather than the north side. The revised alignment was to accommodate concerns of Hydro One to avoid high voltage towers but it also minimized the impacts on private property, impact on wildlife habitat, provided better traffic flow and means fewer changes to the intersection with West Beach Road. The revised alignment incorporates a continuous route from Lake Road through the hydro corridor and into the plan of subdivision. The southerly segment of Port Darlington Road connects at a T intersection on the curve. (See Figure 2 below). Hydro One Corridor EGEND New Seolion of Port Darlington Ron.- �. Proposed Watarkanl Trail ----• Property Lines ---- Proposed Road Right -of -Way y � 1 New r '� takehreez@ Community Figure 2: Environmental Assessment - Recommended alignment —February 2017 2.3 The new alignment has resulted in a reconsideration of the street names for the area. Municipality of Clarington Reaort PSD -069-17 3. Discussion Paae 4 3.1 From a street -naming perspective, this is somewhat akin to the current situation for Waverley Road. In staff's view, it would be better for the continuous route, which will carry the majority of the traffic into the new neighbourhood, to have the one name. It is also important that Port Darlington Road be maintained as the road that passes through the historic Port Darlington. It is thus proposed that the north end of the existing Port Darlington Road from Lake Road to the Hydro Corridor be renamed East Shores Drive connecting through the hydro corridor to the street within the Lakebreeze plan of subdivision 3.2 One residential property and three industrial properties would be affected by the street renaming. The street numbers would be unaffected. Property owners and tenants would receive a goodwill payments for the inconvenience and time associated with the street name change. The segment of the proposed renaming is shown on Figure 3. Portion of Port Darlington Road m to be Renamed to East Shores Drive lvi l i 0 o New Connection to Port Darlington Road East Shores Drive Retain as Port Darlington Road Portion of East Beach Road to be 6s Renamed to Port Darlington Road 161 New Port Darlington Road rN Fi Retain as East Beach Road Figure 3: The Entire Route of the New Street Municipality of Clarington Reaort PSD -069-17 Paae 5 3.3 Through previous staff report PSD -0 -1 Council authorized the use of nautical names for the Lakebreeze development. Additionally, staff were authorized to take appropriate steps to rename Port Darlington Road to Port Darlington Boulevard as it connected to form a continuous waterfront promenade from Port Darlington to Bennett Road. At the Environmental Assessment PIC, there was opposition to changing the suffix. 3.4 One other direction from PSD -0 -1was the renaming of a conntiog portion of East Beach Road that was constructed to facilitate the new waterfront park to Port Darlington Road. This provides for a continuous use of Port Darlington Road across the Bowmanville waterfront from the Bowmanville Creek to Bennett Road. The street renaming results address renumbering for four properties. 3.5 Following authorization, staff will take the next steps to: x Circulate the proposal to the Region for their comments; x Hold a Public Information Centre for area residents at Port Darlington Marina on October 25th, 2017; and x Schedule a Public Meeting at the Planning and Development Committee for November 13t1to receive public input on the recommended street name changes. 4. Conclusion The development of the Port Darlington Neighbourhood necessitates the introduction of a minor arterial road to optimize the transportation system. The Environmental Assessment has concluded that a continuous arterial road extend from Lake Road through the Hydro One corridor to the Lakebreeze subdivision. It is proposed that the existing segment of Port Darlington Road at the north end be renamed to East Shores Drive to provide a continuous street name from top to bottom. 5. Strategic Plan Application Not applicable. Municipality of Clarington Report PSD -069-17 Page 6 Submitted by: David Crome, MCIP, RPP, Director of Planning Services Reviewed by: Andrew C. Allison, B. Comm, LL.B CAO Staff Contact: Bob Russell, Planner II, 905-623-3379 ext. 2421 or brussell(c�clarington.net DC/BR/CP/tg The following is a list of the interested parties to be notified of Council's decision: Lino Trombino, Durham Planning & Economic Development Sue Sartain, Durham Regional Police I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 25 Municipal Numbering and Street Names\PLN 25.1.55 Port Darlington Road to East Shores Drive or Alternative\Staff Report\PSD-069-17 Staff Report.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: October 2, 2017 Report Number: PSD -070-17 Resolution: File Number: PLN 17.7.2 By-law Number: Report Subject: Comments on Region of Durham Tree By-law, Five Year Review Recommendations: 1. That Report PSD -070-17 be received; 2. That Council endorse the comments provided on the Region of Durham Tree By-law, Five Year Review; 3. That Report PSD -070-17 be sent to the Commissioner of Planning and Economic Development for the Region of Durham; and 4. That any interested parties or delegations be advised of Council's decision. Municipality of Clarington PSD -070-17 Report Overview Page 2 This report is prepared in response to Council's request for staff to prepare and bring forward comments for Council to endorse on the Region of Durham Tree By-law Five Year Review. 1. Background 1.1 General Government Committee at its meeting on September 5, 2017 passed the following resolution: "That Communication item 9.5 from Dimitri Pagratis, Project Planner, The Regional Municipality of Durham — Region of Durham Tree By-law, Five Year Review, be referred to staff to provide comments to the Regional Municipality of Durham prior to October 2, 2017; and that the comments from staff come back to Council for endorsement." Regional Staff are aware that Clarington's comments will be submitted after Council has reviewed this report. 1.2 Council has received a report from Staff on the Regulation of Tree Preservation in Clarington in 2016. CLD -013-16 is attached for Council's information as it provides an overview of tree protection covered by various pieces of legislation. It also outlines the differences between the Region's Tree By-law and Clarington's By-law. 2. Discussion 2.1 Neither the Region's nor Clarington's by-laws address individual tree protection, rather they deal with woodlots and woodlands. The Region as the upper tier is restricted by Provincial legislation to woodlands over one hectare. 2.2 The Region's Tree By-law was first introduced in 2008 and revised in 2012 to address operational issues. The by-law was prepared under the authority of the Municipal Act, 2001. The Region is carrying out a review as part of its 5 year review schedule. Also there was a Regional Council concern regarding the ability of farmers to cut trees as part of normal farm practices and how clear cutting is addressed. 2.3 The majority of interaction between the Regional Tree By-law and its enforcement in Clarington is addressed by the Municipal Law Enforcement Division with back-up and support from Planning Services. 2.4 The Municipality of Clarington's comments on the Region's Tree By-law are: a) That the Region of Durham change the name of the Regional Tree Conservation By- law to the Regional Woodlot Conservation By-law to accurately reflect the purpose of the by-law and address any confusion. b) Enforcement protocols seem to be working to the extent that response time has been good when notified of an infraction. Municipality of Clarington PSD -070-17 Paae 3 c) Once an enforcement issue has been identified, after the initial investigation and response the Region should monitor the site for a period of time up to five years to ensure that subsequent replanting and tree cutting is in compliance. d) Clarington staff should be notified of tree cutting permits within woodlands in advance of the work occurring. e) Proactive engagement with the development community and property owners in urbanizing areas would be beneficial. The Region should notify property owners within woodlands of their responsibilities for protection of the resource on a regular basis. f) Regional staff should provide annual monitoring reports to Regional Council and area municipal councils on woodlots in urban areas, any tree cutting permits and enforcement activities so that there is a better understanding of how successful the by-law is operating. g) The current regulations governing the clearing of hedgerows and scrub to allow tillable lands to be more efficiently farmed should continue. In addition, the by-law should continue to allow for supply of fence posts and rails for farming. h) Lumber operations are required and should continue to follow good forestry practices including replanting. i) The Region should identity replanting areas in consultation with area municipalities. 2.5 Should the Region's review of its Tree By-law recommend additional restrictions on applications that could impede a farmer's right to farm, staff have requested changes be reviewed with both the Durham Agricultural Advisory Committee and Agricultural Advisory Committee of Clarington. 3. Concurrence This report has been reviewed by the Director of Operations, Director of Engineering Services and Municipal Clerk who concur with the recommendations. 4. Conclusion Subject to the comments above, the Region's Tree By-law appears to be working well. It is respectfully recommended that Council endorse the comments contained in this report. 5. Strategic Plan Application Not applicable. Municipality of Clarington PSD -070-17 Page 4 I*V-- Submitted by: 4 David, J. Crome, RPP Director of Planning Services Reviewed by: Andrew C. Allison, B. Comm, LL.B CAO Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 ext. 2407 or flangmaid(o)_clarington.net Attachment 1 — CLD -013-16, Regulation of Tree Preservation in Clarington Attachment 2 — Summary of the Regional Tree By-law I:A^Departmen tALDO NEW FILING SYSTEM\PLN Planning Files\PLN 17 Env iron men tAPLN 17.72 Regional Tree By-law\2017 review\Staff ReportAPSD-070-17 Staff Report. docx Report To: General Government Committee Date of Meeting: June 20, 2016 Report Number: CLD -013-16 Resolution: File Number: By-law Number: Report Subject: Regulation of Tree Preservation in Clarington Recommendations: 1. That Report CLD -013-16 be received; 2. That Ms. Racansky be thanked for her delegation and diligence in bringing the inter- relationship of these items to the attention of Council; 3. That the Municipality include as part of the steps to address climate change the development of an urban forest strategy; 4. That funding for an urban forest strategy be included in the 2017 budget for Council's consideration; and 5. That all interested parties listed in CLD -013-16 and any delegations be advised of Council's decision. 9f Municipality of Clarington CLD -013-16 Page 2 In response to concerns raised by a Clarington resident, this Report details tree preservation regulations, established through provincial and municipal authorities, governing trees within the Municipality of Clarington. 1. Background At the January 4, 2016 General Government Committee meeting Ms. Libby Racansky presented her concerns with possible shortcomings of the Clarington Tree By-law 97-35. Ms. Racansky conveyed to Committee what she felt were the needed changes to Clarington's By-law to protect the natural environment of Clarington and to prevent unnecessary destruction of trees. Through Resolution GG -004-16, staff were directed to review her comments and prepare a report for Council. 2. Discussion 2.1. General There are many pieces of legislation related activities and processes that govern tree preservation in addition to Clarington's Tree By-law. To fully understand tree preservation, Clarington's By-law, the Region of Durham's Tree By-law and provincial legislation must be considered collectively. Below is a brief outline of the many regulations that affect protection or cutting of trees and woodlots. A number of pieces of legislation have been introduced or amended since Clarington's Tree By-law was enacted in 1997. 2.2. Municipal Tree By-laws The Municipal Act, 2001 grants the authority to upper and lower tier municipalities to enact a by-law to prohibit or regulate the destruction or injuring of trees and requires the municipality to have regard to good forestry practices as defined in the Forestry Act, 2001, c.25, s. 135(5). An upper tier municipality's authority governs woodlands as defined in the Forestry Act that are one hectare or more in area. The Municipal Act, 2001 further provides that the local municipality may not prohibit or regulate the destruction of trees in any woodlands designated in the upper -tier by-law. 2.2.1. Durham Region Tree By-law The Durham Region Trees By-law came into force on June 27, 2012, replacing an earlier by-law. The Regional Tree By -Law reflects the Region's commitment to protect forested areas and the natural environment. Through this by-law, Regional Council recognizes that Woodlands contribute to ecosystem health, human health, and our overall quality of life. Municipality of Clarington CLD -013-16 The Regional Tree By-law applies to woodlands within the Region that are 1 hectare (2.5 acres) in size and greater. Please note that the Region's Tree By -Law does not apply to areas less than one hectare. The Region's By-law defines a woodland as follows: "Woodland" or "Woodlands" means land on one or more properties with a density of: i) at least: 1) 1,000 Trees, of any size, per hectare; 2) 750 Trees, measuring over five (5) centimetres at DBH, per hectare; 3) 500 Trees, measuring over twelve (12) centimetres, at BH, per hectare; or 4) 250 Trees, measuring over twenty (20) centimetres, at DBH, per hectare. ii) but does not include: 1) a cultivated fruit or nut orchard; 2) a plantation established for the purpose of producing Christmas Trees and which is being actively managed and harvested for the purposes for which it was planted, except that this does not refer to plantations that have ceased being managed or harvested for their intended purpose for a period of 15 years or more; 3) a bona fide tree nursery that is being actively managed and harvested for the purposes for which it was planted; 4) a fence row; or 5) land previously cleared and used for agricultural purposes, which has become overgrown with young (less than 15 years old) and early successional tree species common on disturbed fields (e.g. Sumac, Hawthorn, Apple, Scots Pine, Poplar, White Birch, Ash) and which is intended to be used again as part of an Agricultural Operation. Municipality of Clarington CLD -013-16 2.2.2. Clarington Tree 6y -law NEM Clarington's Tree By-law 97-35 is twenty years old and applies to woodlots having an area equal to 0.2 ha or greater but less than 1 ha. As well it applies to any tree within lands designated Environmental Protection Area on Map A of the Official Plan and any tree within 120 metres of a wetland as identified on Map C of the Official Plan. Clarington's By-law defines Woodlot as follows: "WOODLOT" shall mean an area 0.2 ha in area or greater having not less than: (i) 200 trees of any size in a 0.2 hectare area; (ii) 150 trees measuring more than 5 centimetres dbh [diameter at Breast Height] in a 0.2 hectare area; (iii) 100 trees measuring more than 12 centimetres dbh in a 0.2 hectare area; or (iv) 50 trees measuring more than 20 centimetres dbh in a 0.2 hectare area; but shall not include: (v) an orchard, as defined pursuant to subsection 19 (9) of the Assessment Act, R.S.O. 1990; (vi) a Christmas Tree farm; or (vii) a landscape farm; that is being actively managed and harvested for the purposes for which it was planted. The spatial extent of any woodlot shall be defined according to its ecological limits as determined by a forestry consultant, and not according to property boundaries or other natural or man-made features which may divide the wood lot. The upper tier (Durham Region) Tree By-law applies to areas in excess of 1 hectare. The Clarington Tree By-law applies to areas under 1 hectare (2.5 acre) and greater than 0.2 hectare (1/2 acre) south of Taunton Road. The size was set in 1997 when the By-law was originally enacted. The recommendation from staff had been 0.4 ha and Council reduced the size to 0.2 ha, presumably at the request of delegations. The By- law's purpose was to protect woodlands and not individual trees. As detailed above, Clarington's Tree By-law regulates .2 ha (or 1/2 acre). It does not regulate individual trees (as is the case in the City of Toronto). To reduce to an area under that size would render the By-law extremely cumbersome and would require significant resources to enforce. Municipality of Clarington CLD -013-16 2.3. Provincial Legislation Paae 5 There are some natural heritage features such as significant wetlands and significant coastal wetlands where development and site alternation are not permitted. Typically these policies are enforced by Conservation Authorities (CA) in concert with the local Ministry of Natural Resources staff. In addition, the Conservation Authorities administer Ontario's Regulation of Development, Interference with Wetlands and Alteration to Shorelines and Watercourses. The Regulation applies to all valleylands and any wetlands, therefore these areas would not be addressed under a municipal tree by-law. They are already addressed under the CA's regulation. 2.4. Environmental Assessments Where a project has been approved by the Ministry of Environment and Climate Change under the Environmental Assessment Act, the project can proceed as set out in the Environmental Study Report, subject to the conditions imposed by the approval. Therefore, projects such as the construction of Highway 407 and Highway 418, widening of Highway 401, and the Clarington Transformer, which are proceeding under their Environmental Assessment Act approvals, would not be subject to a municipal tree by-law. 2.5. Planning Act Applications For projects that are proceeding under a Planning Act application there is a rigorous process for the determination of natural heritage area protection and tree preservation. An applicant attends a pre -consultation meeting where the need for various studies including Environmental Impact Studies (EIS), are set out. A tree preservation plan is often a requirement fora complete application; it is prepared in accordance with the EIS. Environmental Impact Studies are a requirement used for all types of development applications where the natural heritage system may be impacted. The natural heritage system includes wetlands, woodlands, valley lands, and the Natural Core and Linkage areas of the Oak Ridges Moraine (as set out in the Official Plan). Clarington has very strong policies in our Official Plan to protect and enhance the natural heritage system and its ecological integrity. The 1996 Official Plan set a new standard for the protection of natural heritage features in Southern Ontario. The proposed Official Plan policies continue to protect Clarington's natural heritage system from incompatible development. While only minor policy modifications are recommended for the natural heritage section, the supporting mapping that accompanies the policies is now of a much improved standard and has been developed in co-ordination with the Conservation Authorities using the most recent aerial photography. The Environmental Impact Studies that are prepared are reviewed by Conservation Authority staff, determines the limits of protection which are then enforced through the development agreement. Tree Preservation Plans are reviewed by Engineering Services and approved by the Director. The Municipality also has the ability to require a Peer Review of the Tree Preservation Plan where warranted. Municipality of Clarington CLD -013-16 2.6. Woodlots in Clarington :I The much improved mapping tools referred to in Section 2.5 uses Geographic Information System (GIS) technology. Using this mapping tool it is possible to analyse how many woodlots the municipal by-law would have jurisdiction over. The mapping layers are continuously updated as new information comes available such as wetland mapping from the province, aerial photography (received annually) and satellite imagery. Currently, there are some 1200 wooded areas between 0.2 and 1 hectare in Clarington to which the trees by-law could apply (if the Trees By-law were amended to cover all of Clarington). However, many of these are hedgerows in agricultural areas. The removal of hedgerows can be part of Normal Farm Practices, and would be exempt from the Clarington's Tree By-law. Normal Farm Practice is defined to include the removal of trees for personal use, as well as the removal of trees for farm -related uses (such as fence posts and rails) but does not include clear cutting. To obtain a more accurate count of affected woodlands, staff were able to isolate lands zoned agriculture (a total of 935), which would reduce the number of woodlots to 265. The woodlots in valleylands or wetlands that are regulated by the Conservation Authorities were isolated from the count as well; leaving 94 woodlots between 0.2 and 1 ha that the municipality has jurisdiction over. Seven of these are in urban areas. The 7 woodlots between 0.2 and 1 ha within urban areas, where the Municipality would have jurisdiction, would also be subject to Planning Act application processes. Some urban woodlots could be in jeopardy if an owner began to clear them, prior to an application. 2.7. Individual Tree Protection With regard to individual trees, some highly urban municipalities have tree by-laws that protect individual trees and some municipalities have designated heritage trees. Clarington has some trees noted as part of the heritage conservation district; however individual heritage tree designation has not occurred. To provide individual tree protection in urban areas only, the Municipality should have an up-to-date tree inventory of municipal street trees, parks and green spaces and an urban forest strategy for both public and private lands. Clarington, to date, has not undertaken an urban forest strategy for our different urban areas. An urban forest strategy is a plan that is intended to provide direction on the protection, maintenance and enhancement of the urban tree canopy. It considers all trees within an urban area, including trees in private yards, street trees, parks, greenspaces and woodlands. An inventory of trees on boulevards in urban areas and hamlets was completed in 2012 at which time there were 17,913 trees; 2,466 of which were ash. Information that was collected included; location (includes both street number and name, and GPS co- ordinates), species, size (diameter at breast height), condition, and comments (such as maintenance need and priority, proximity to utility lines, traffic signals and signs, insect Municipality of Clarington CLD -01 3-16 and disease problems). To carry out an urban forest strategy the inventory would need to be updated and expanded to include parks, greenspaces and woodlands and a determination of how to address private trees in urban areas. 2.8. Climate Change Ostensibly the reason Ms. Racansky made her delegation in January was to address climate change and the relationship between woodlands, tree clearing and climate change. Healthy trees and woodlands play an important role in climate resilience, and economic, environmental, social, and public health benefits. There is no doubt that there is a relationship between tree clearing and ecological function and thus climate change. Further, some highly urban municipalities are using tree by-laws to take action on climate change adaptation and mitigation. Currently, the Municipality does not have an overall climate change strategy; however, at the May 2, 2016 Council meeting Council approved Report PSD -030-16 which authorizes staff to become involved with Durham Region in a Municipal Energy Plan. The Municipal Energy Plan is an encompassing plan that will address a number of operational strategies and items, it could also include an urban forest strategy. 2.9. Applications and Enforcement According to our records, dating back to 2000, there has been a total of 9 applications submitted for permission to remove trees. Only 1 charge has been laid which was against a company who undertook tree removal prior to receiving the approval of their plan of subdivision application. Staff report that, while we receive the occasional call regarding tree removal, those calls typically do not fall within the scope of Clarington's Tree By-law. 3. Concurrence This report has been prepared in conjunction with Planning Services and reviewed by Andrew Allison, Municipal Solicitor, Fred Horvath, Director of Operations and Tony Cannella, Director of Engineering Services who concur with the recommendations. 4. Conclusion Clarington's Tree By-law was enacted in 1997. Over the past 19 years many new approaches have been instituted through provincial legislation governing Clarington as well as external agencies such as the conservation authorities. Upon thorough review, staff determined that of the woodlots governed by Clarington's Tree by-law, which only applies to 0.2 ha to 1 ha woodlots, 7 are in urban areas. This equates to approximately 4 acres of land. Based on planning forecasts, staff anticipate that these lands would be built out within 30-40 years and the fate of any trees located within these 4 acres would be determined through future planning applications. Municipality of Clarington CLD -013-16 Recognizing that to implement a policy which governs individual trees requires significant staff resources, it is recommended that an urban forest strategy be developed. Such a strategy will build on the work already undertaken through the initial tree inventory, but will require additional work to update the inventory. As well, the urban forest strategy will support the staff investment into the Durham Region Municipal Energy Plan and will form part of the steps to address climate change through a more sustainable approach. Operations Staff will include funding for an urban forest strategy in the 2017 budget for Council's consideration. 5. Strategic Plan Application The recommend ns g tai ed ' this Submitted by: , ne dre tree, BA, CMO Municipal Clerk report conform to,the Strategic Plan. Reviewed by: Franklin Wu, Chief Administrative Officer Staff Contact: Anne Greentree, Municipal Clerk, 905-623-3379 ext. 2102 or agreentree@clarington. net Attachments: None The following is a list of the interested parties to be notified of Council's decision: Libby Racansky CAG/FL Municipality of Clarington Application forms and fees Prior to the issuance of a permit by the Region, an application form must be completed and submitted to the Durham Region Planning and Economic Development Department for review, along with the required fee. Application Fee Good Forestry Practices Permit: $50 Minor Clear Cutting Permit: $75 Major Clear Cutting Permit: $100 (plus advertising costs for the notice of public meeting) Application forms may be obtained from T rmu I L Application forms may be obtained from the Region's website, and may also be obtained in person from the Planning I L and Economic Development Department, iw or from any of the area municipal administrative offices across the Region. Questions? In all cases, consultation witn Kegionai staff is recommended. The Region has also engaged the services of a Forestry Consultant for by-law enforcement, administration and to assist with technical advice. Please note that even though you may not be subject to the Region's Tree By-law, you may be subject to an area municipal tree cutting by-law. A.6,� r - 4P ) . For further information urham Region lanning and Economic evelopment Department 605 Rossland Rd. E. Whitby, Ontario L1 N 6A3 Attachment 2 to Zeport PSD -070-17 The Regional 01 Tree By -Law The Regional Municipality of Durham What is the Regional Tree By-law? Do I need a permit to cut down trees? What if I am a farmer? The Regional Tree By-law was passed by Durham Regional Council on June 18, 2008, and amended by a new by-law passed on June 27, 2012. The Regional Tree By -Law reflects the Region's commitment to protect forested areas and the natural environment. Through this by-law, Regional Council recognizes that Woodlands contribute to ecosystem health, human health, and our overall quality of life. The Regional Tree By-law applies to Woodlands within the region that are one hectare (2.5 acres) in size and greater. Please note that the Region's Tree By -Law does not apply to areas less than one hectare, as these areas are the responsibility of the local area municipalities. Under the Regional Tree By -Law, it should also be noted that the term "Woodlands" does not include orchards, tree nurseries, Christmas tree planta- tions, fence rows, or land previously cleared for agricultural purposes, but which has become overgrown with scrub and/or small trees, and is intended to be used again for farming. If you are planning to cut down or remove trees within a Woodland area, you may need a permit from the Region. There are two types of permits available under the Region's Tree By-law— a Good Forestry Practices Permit and a Clear Cutting Permit. Good Forestry Practices Permit A Good Forestry Practices Permit may be required if you are planning to cut or remove certain selected trees within a Woodland area. In minor situations where just a few trees are to be removed, the Region has the discretion to waive the need for a permit. If more than 50 trees are to be removed, or if the Woodland contains a Sensitive Natural Area, a Forest Management Prescription may be required. The By-law specifies that the removal of trees as part of Normal Farm Practices, are exempt. Normal Farm Practice is defined to include the removal of trees for personal use, as well as the removal - f o of trees for farm -related uses (such as fence posts and rails). Normal Farm Practices does not include clear cutting of any kind. Permit fees will be waived for bona fide farmers. Are there other exceptions? The Regional Tree By-law does not apply to the following situations: Activities undertaken by the Region, an area municipality, or a conservation authority. Trees removed for surveying purposes. The Good Forestry Practices Permit process is intended to be relatively quick. Trees removed on lands licensed for a pit or quarry. Clear Cutting Permit 777 ^^�iil If you are planning to remove an entire Woodland, or if you are planning to clear cut an area of Woodland greater than 0.1 hectare (1/4 acre), a Clear Cutting Permit would be required. If the Woodland area to be clear cut is less than one hectare in size, the Permit may be issued administratively by the Regional Commissioner of Planning and Economic Development. If the area to be clear cut is greater than one hectare, approval from Regional Council would be required, as well as a public meeting. Where a building permit has been issued for a building or structure. The removal of dead and/or hazardous trees. k �! Y^" S If you are planning to cut down or remove trees within a Woodland area, you may need a permit from the Region. There are two types of permits available under the Region's Tree By-law— a Good Forestry Practices Permit and a Clear Cutting Permit. Good Forestry Practices Permit A Good Forestry Practices Permit may be required if you are planning to cut or remove certain selected trees within a Woodland area. In minor situations where just a few trees are to be removed, the Region has the discretion to waive the need for a permit. If more than 50 trees are to be removed, or if the Woodland contains a Sensitive Natural Area, a Forest Management Prescription may be required. The By-law specifies that the removal of trees as part of Normal Farm Practices, are exempt. Normal Farm Practice is defined to include the removal of trees for personal use, as well as the removal - f o of trees for farm -related uses (such as fence posts and rails). Normal Farm Practices does not include clear cutting of any kind. Permit fees will be waived for bona fide farmers. Are there other exceptions? The Regional Tree By-law does not apply to the following situations: Activities undertaken by the Region, an area municipality, or a conservation authority. Trees removed for surveying purposes. The Good Forestry Practices Permit process is intended to be relatively quick. Trees removed on lands licensed for a pit or quarry. Clear Cutting Permit 777 ^^�iil If you are planning to remove an entire Woodland, or if you are planning to clear cut an area of Woodland greater than 0.1 hectare (1/4 acre), a Clear Cutting Permit would be required. If the Woodland area to be clear cut is less than one hectare in size, the Permit may be issued administratively by the Regional Commissioner of Planning and Economic Development. If the area to be clear cut is greater than one hectare, approval from Regional Council would be required, as well as a public meeting. Where a building permit has been issued for a building or structure. The removal of dead and/or hazardous trees. 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: October 2, 2017 Report Number: PSD -071-17 Resolution: File Number: PLN 41.0 By-law Number: Report Subject: New Residential Secondary Plans — Official Plan Implementation Recommendations: 1. That Report PSD -071-17 be received; and 2. That the Director of Planning be authorized to execute cost -recovery funding agreements for subwatershed planning studies. Municipality of Clarington Report PSD -071-17 Page 2 Report Overview The purpose of this report is to provide an update regarding the new residential neighbourhood Secondary Plans. It also provides an update regarding Subwatershed Planning. 1. Background 1.1 The Clarington Official Plan, as amended by Official Plan Amendment 107 (OPA 107), requires that new residential areas greater than 20 ha are to be planned by means of Secondary Plans. This neighbourhood scale planning allows for a more detailed analysis of land use and transportation issues and specific ways to achieve the objectives of the Clarington Official Plan, including meeting density and infill targets. 1.2 Secondary Plans form part of the Official Plan. The preparation or amendment of a Secondary Plan follows the same procedures as an Official Plan Amendment under the Planning Act. This includes the preparation of supporting technical studies, public engagement, notice and holding of public meetings and adoption procedures. 1.3 Supporting studies are prepared in order to inform the preparation of the Secondary Plan. The collective recommendations (opportunities and constraints) from these background studies will determine/influence the developable area of the Secondary Plan, influence the mix and location for the various land uses, as well as recommend design and development parameters. Some of the more important studies are: xSubwatershed studies, which establish the base environmental parameters for neighbourhood planning, including not only the natural heritage and hydrological systems but also Master Drainage Plans for the neighbourhoods; xFinancial Impact Analysis which will examine the impact on capital and operating budgets related to the growth of each neighbourhood and the cumulative impact across the Municipality; xSustainability Plans to develop growth principles, strategies, land uses and transportation networks to plan for new neighbourhoods to be net zero development; xUrban design studies, particularly to address intensification of existing built-up areas and higher densities in designated Greenfield Areas; xWhere relevant, retail market studies to examine market impacts of any proposed commercial expansions; and Municipality of Clarington PSD -071-17 Page 3 xlntegrated Environmental Assessments for the municipal infrastructure components. 1.4 In addition to land use policies, Secondary Plans must include phasing policies to address sequential development within the Plan area as well as the efficient and optimized use of infrastructure. Development policies must also be included that address minimizing the financial implications to the Municipality of servicing, operating and cost recovery for municipal services. 1.5 As provided for in the Official Plan, the following secondary planning work will be undertaken: xSeven new Secondary Plans will be prepared; xSeven existing Secondary Plans will be updated to conform to the new Official Plan; and xSix existing Neighbourhood Design Plans will be converted to Secondary Plans. Of these, in the immediate future: xFour new residential Secondary Plans may be prepared (Mid-Courtice; Wilmot Creek expansion; Soper Hills; Soper Springs); xThe Courtice Employment Area Secondary Plan will be prepared; xTwo Secondary Plans for Urban and Village Centres (Bowmanville East and Bowmanville West) will be updated; and xThe Foster West Neighbourhood Design Plan will be amended and converted to a Secondary Plan. The Secondary Plans described above are shown on Figure 1. Municipality of Clarington Report PSD -071-17 Paqe 4 Figure 1: Location of Secondary Plans `� , (TAUNTON ROAD) I— o Neighbourhoods I p C C New Secondary Plan ❑ o sr�p"FNsM� m Conformity Update N ZO w 7 RO4Q L ❑ Far well o o Neighbourhood Plan Conversion C eek w ey�P 0 CON CE ROAD CONCESSION ROAD Centres and Employment Areas r PEBBLESTONE ROAD o Far well � New Secondary Plan z Hei hts z �, z ❑ a a Soper Cor a o N J W ` Creek - Existing Secondary Plan LLJ -- 0 o Conformity Update ,_ No hglen o Wo d Soper Springs z o r Rono o aHan <East } NASH ROAD m CONCESSIC N ROAD 3 O R Y ❑ c7 7) O i, CONCESSION OAD 4 x in ff Courtice Main Street ky2 o { a U z w o Camp 3Q/Jury Lands W o Q Br okhill aLU ` q �+ F w 1 A Q C3 S A ndale 0 a Q I ,�L` W a z o w o ❑ o p ; r+ Lti , �' a z m a Y r a Q ° Mid- ourtice LU I- " ° 0 ° Toole - Bowmanville EastDNCESSION STREET CONCESSION So th reek w Town Centrez Soper ' West Creek a LL a o Hills ° a North North Village ourtic LL ° w z o o = Bowmanville West m � W 2 2 z a Y z o Town'Centie Goodyear w ❑ U) m North 1 Special Study ❑ ' Village Area _ m 1 a -- ---- I HlGHwAYz ' ' BASELINE ROADI a CI rington BROWVIEW ROAD Te hnology Foster West Park o g Newcastle ENERG 'DRIVE m ` Town Centre r` Clarington I Wilm t Courtice i Energy Park , Port Darlington - % I I 0 �t Bowmanville Newcastle Village Lake Ontario N Figure 1: Location of Secondary Plans Municipality of Clarington Report PSD -071-17 Page 5 2. Subwatershed Plans are Key Inputs 2.1 The Growth Plan, the Durham Region Official Plan and the Clarington Official Plan all require a Subwatershed Plan prior to the development of new Greenfield areas. Although Watershed Studies have been completed for all of the major watersheds in Clarington, these have largely been desk top exercises based on accepted methodologies. Watershed Studies set basic protection parameters which will be refined through the Subwatershed Planning process. 2.2 Subwatershed Plans provide much more detail than a broadly based Watershed Plan because they focus on a tributary or area of the watershed. They are also intended to address the details of the future development state. Subwatershed plans include strategies to support the Municipality's Official Plan and identify the responsible management strategies for subwatershed areas with the primary focus of protecting natural ecosystem functions, flooding and erosion. The data collection for these studies usually spans four seasons (spring, summer, autumn and winter). 2.3 The Subwatershed Plan will investigate the cumulative effects of changes in land use, identify areas of risk, and make recommendations on areas for enhancement to allow for a protected and connected Natural Heritage System. 2.4 The Master Drainage Plan, a subcomponent of the Subwatershed Plan, provides a system of stormwater management tools for the urbanizing areas, which may include centralized facilities, private facilities and/or low impact development techniques that more closely mimic the natural environment. Guidance documents such as the Low Impact Development Stormwater Management Guide (MOECC, 2017), Grey to Green Road Retrofits (Credit Valley Conservation, 2016) as well as the Growth Plan, 2017 will influence the recommendations. 2.5 Recommendations from the Subwatershed Plan, including Master Drainage Plan, will be implemented via the Secondary Plan policy framework and the subsequent build out of the neighbourhoods. A Subwatershed Study is the first step in preparing a Secondary Plan. Tooley and Robinson Creek Subwatershed Plan 2.6 Most new development in Courtice will be in either the watershed of the Tooley Creek or the Robinson Creek. (See Figure 1.) These are two of the smallest watersheds and by virtue of their size, smaller watersheds are especially vulnerable to the effects of changing land use and the impact of development, both from the employment areas and residential neighbourhoods. Virtually the entirety of these two watersheds will be urbanized. These watersheds can easily be studied together within one Subwatershed study. Municipality of Clarington Report PSD -071-17 Page 6 2.7 The Subwatershed Plan for the Robinson Creek and Tooley Creek will inform the preparation of: xMid-Courtice Residential Lands Secondary Plan; xCourtice Employment Lands Secondary Plan; and xThe update to the Southwest Courtice Secondary Plan. 2.8 The 2017 Planning Services Budget included funds anticipated to pay for half of the cost of the Subwatershed Plan. The other portion will be recovered from the benefitting landowners within the mid-Courtice Residential Secondary Plan area. 2.9 Staff issued a Request for Proposal for the Tooley and Robinson Creeks Subwatershed Plan. Subject to the formalization of a landowners group and an agreement with the Municipality regarding the costs, the results of the request for proposal process will be brought to Council for award. We anticipate this to occur in the fall of 2017 with the Subwatershed study commencing shortly thereafter. Soper Creek Subwatershed 2.10 The majority of lands remaining to be developed for residential units in Bowmanville are located east of Liberty Street within the Soper Creek watershed. The Soper Creek Subwatershed study is an essential pre-curser to undertaking the two new residential Secondary Plans, Soper Springs and Soper Hills in Bowmanville. 2.11 Similar to the Tooley and Robinson Creeks Subwatershed Study, staff, with the assistance of the Central Lake Ontario Conservation Authority, prepared and issued a request for proposal for the preparation of the Soper Creek Subwatershed Study. 2.12 Given that the subwatershed study requires four seasons of field work, staff believe it is important to be ready to issue a tender for the completion of the works as soon as a funding arrangement is in place between the respective landowners group and the Municipality. Although only preliminary meetings have been held with the landowners in the area, staff anticipate further discussions in the near future and that funding agreements will be signed in 2017. 3. New Residential Secondary Plans 3.1 As required by the new planning framework in the Official Plan, there are six new residential Secondary Plans to be completed. Two new Secondary Plans in each of the lakeshore Urban Areas. Staff anticipate that the landowners within four of these Secondary Plan areas will request Council to proceed with the preparation of their Secondary Plan in the near future. A description of these four Secondary Plan areas is provided in the following section. Municipality of Clarington Report PSD -071-17 Page 7 3.2 Courtice — Mid-Courtice Residential Secondary Plan The Mid-Courtice Residential Secondary Plan includes two distinct areas that need to be planned comprehensively - the Mid-Courtice Corridor and the surrounding residential neighbourhood. The Mid-Courtice Corridor refers to the Regional Corridors along Bloor Street and Courtice Road. The surrounding residential neighbourhoods include the undeveloped portions of the Emily Stowe and Avondale Neighbourhoods and the Ebenezer Neighbourhood located on the east side of Courtice Road between Bloor Street and Highway 2. The total land in this Secondary Plan area is approximately 289 hectares (713 acres). An initial meeting among the landowners (staff were not present) within the Secondary Plan area was held on June 14, 2017. The purpose of this meeting was to inform the landowners in the area of the Secondary Plan process, to invite the landowners to participate in the process and to financially participate in the Landowners Group. A subsequent meeting was held in July with the landowners that were interested in more information. Since then, the landowners have formalized themselves and are represented by Delta Urban Inc. This group represents approximately 70% of the total land holdings within the Secondary Plan area. An individual owning almost 25% of the total land within the Secondary Plan area, is not yet part of the Landowners Group. Staff will continue to meet with this group as they prepare a draft workplan for the preparation of the Mid-Courtice Secondary Plan for our review and input. This Landowners Group is anxious to proceed and staff expect they will formally request Council to consider their proposal for a Privately Initiated Secondary Plan early in 2018. 3.3 Bowmanville - Soper Hills Secondary Plan Area The Soper Hills Secondary Plan, one of the two new secondary plan areas in Bowmanville, is located east of Lambs Road between the CP rail line and King Street East to the south. A forested tributary of the Soper Creek is located along the eastern extent of this Secondary Plan Area. It is approximately 193 hectares (477 acres) in size. It includes two residential neighbourhoods - Soper Hills and Juryvale. The Soper Hills Neighbourhood extends from Soper Creek east to the urban boundary. The western portion of this Soper Hills neighbourhood contains an approved, yet unbuilt, residential subdivision by Far Sight Developments. The eastern portion of the neighbourhood includes a strip of existing residences that front onto King Street East with the remainder almost entirely farmed. Municipality of Clarington Report PSD -071-17 Page 8 The Juryvale Neighbourhood is located north of Concession Street East. It also extends to the Soper Creek to the urban boundary and includes the Camp 30/Jury lands. The Official Plan provides for the Camp 30/Jury Lands to proceed independently through a separate planning process comprising an urban design and detailed block master plan. Juryvale Neighbourhood has also been identified as the location for a Community Park. This neighbourhood is almost completely farmed today. 3.4 Bowmanville - Soper Springs Secondary Plan Area The Soper Springs Neighbourhood, located in north Bowmanville, is approximately 186 hectares (459 acres) in size. It is located east of Liberty Street, North of Concession Road 3 and west of the Soper Creek Valley. Its northern limit is the Bowmanville Urban Boundary. The Official Plan has identified the north east corner of Liberty Street and Concession 3 as the location for a community park. This area includes approximately 50 hectare (115 acre) woodlot/wetland which appears to be the headwaters for a number of tributaries of the Soper Creek. Similar to the Northglen Neighbourhood in northwest Bowmanville and the Farewell Heights Neighbourhood in north Courtice, Soper Springs located on the former Lake Iroquois Shoreline, an area identified as hydrologically significant. 3.5 Newcastle - Wilmot Secondary Plan Wilmot Secondary Plan is approximately 45 hectares and abuts the existing Wilmot Creek Neighbourhood to the east. It is identified as Special Policy Area B2 in the Official Plan. The Rice Development Group, their planning consultant and staff have met on a number of occasions to discuss the preparation of this Secondary Plan. Staff continue to work with this team to prepare the terms of reference for the overall Secondary Plan, as well as the terms of references for the various supporting technical studies. When Rice Development Group reactivated their 2004 Official Plan Amendment process, which was eventually approved through an OMB Settlement, many technical studies were prepared for their lands. Staff and Rice have agreed that any studies that have already been undertaken can be updated by the original consulting firm. However, the preparation of the updates, including the approval of the terms of reference for the update, will be managed by Municipal staff. The costs associated with these updates, including staff and agency review time, will be fully funded by Rice Development Group. More particulars regarding this arrangement will be provided in a subsequent report. Staff anticipate that Rice Development Group will request Council authorize the preparation of the Wilmot Secondary Plan before the end of 2017. Municipality of Clarington Report PSD -071-17 Page 9 4. Process for Privately -Initiated Neighbourhood Secondary Plans 4.1 Provision was made for privately -initiated neighbourhood Secondary Plans under OPA 107. This section outlines the process to be followed where a landowner or group of landowners wish to advance the Municipality's timing for the preparation of a Secondary Plan by funding 100% of the costs for the preparation of it. 4.2 The Municipality's role will be the same regardless of the funding source. The Municipality will: xApprove the terms of reference for the Secondary Plan study; Assue the request for proposals, evaluate and select the preferred consultant team; xEnsure that there are no conflicts of interests with the consultant team; xResponsively manage the project consulting team and budget; xConstructively engage agencies, stakeholders and residents; xProvide for input from the landowner group; and xTake all necessary regulatory steps to lead to the approval of the Secondary Plan. The Landowners Group will have the following responsibilities: x Establish a landowners group; x Provide a landowners group project manager; x Participate in a Landowners Advisory Group; x Fund all municipal and agency costs for undertaking or participating in the Secondary Plan study; x Draft terms of reference for the Secondary Plan study for municipal consideration in preparing the request for proposals; and x Review and provide comments throughout the study in a timely manner. 4.3 Leading up to the commencement of a Secondary Plan that is being privately initiated, the Official Plan policies consider three major steps: i) Consultation with municipal staff and establishment of the landowners group. Staff anticipate numerous meetings early in this process. The meetings will convey information about the Secondary Plan process including the steps to receive Council's approval. The majority of the work in these early stages will be developer driven, including organizing the Landowners Group, preparing draft terms of reference and consulting with stakeholders. A Landowners Group must represent the owners of generally 75% of the developable land within the Secondary Plan Area. This requirement provides for a critical mass of landowners interested in proceeding with the Secondary Municipality of Clarington Report PSD -071-17 Page 10 Plan, that are interested in development of their lands, as well as providing for a near equitable distribution of land uses. ii) Receipt of a Request to initiate a Secondary Plan and Terms of Reference. At these early meetings, staff will also assist the Landowners Group in preparing the scope of work for the different components of the terms of reference. The landowners group will then make a written request to Council to approve the commencement of the Secondary Plan. This request must be accompanied with the proposed terms of reference for the work associated with the preparation of the Secondary Plan including matters such as: xassurance of the landowners group representation; xa documented commitment for 100% cost of funding the preparation of the Secondary Plan, including supporting studies, and staff and administrative costs; xa draft work program; xthe scope of work/terms of references for the supporting studies; and xa proposed public consultation process. Once the Municipality receives the formal request, staff has ninety days to prepare a recommendation report to Council and advertise for the public meeting. During this time, other departments and municipal agencies will be consulted. iii) Public Meeting and a Decision of Council. A Public Meeting will be held by the Planning and Development Committee to inform and hear from all of the landowners within the Secondary Plan area about the proposed Secondary Plan. At this meeting, a staff recommendation report will be considered in making a decision to proceed with a secondary plan study. If approved, the Municipality and the landowners group will execute the appropriate agreements. Upon execution of these agreements, the Municipality will proceed with the necessary request for proposals for the different Secondary Plan studies required. Municipality of Clarington Report PSD -071-17 Page 11 5. Financial Implications The 2017 Budget includes funds to pay for 50% of the cost for the preparation of the Tooley Creek and Robinson Creek Subwatershed Study. The preparation of the Subwatershed Study will be contingent on the signing of a cost sharing agreement with the Mid-Courtice Residential Secondary Plan Area Landowners Group. Staff do not anticipate that the preparation of the Mid-Courtice Residential Secondary Plan will financially impact the Municipality because we understand the landowners group in this area is eager to develop and will therefore finance 100% of the cost of preparing the Secondary Plan. Council will be provided with a subsequent report when financing has been committed by the landowners group. As noted in an early section of this report, Rice Development Group already has committed to funding 100% of the cost of the Wilmot Secondary Plan, including administrative costs thereby not impacting the municipal budget. 6. Concurrence Not Applicable. 7. Strategic Plan Application The actions described in this report will help to meet strategic plan priorities for: xtransportation; xgood governance; xmanaging growth to maintain our small town feel; and xprotecting and enhancing access to the natural environment. 8. Conclusion Staff will bring forward several reports within the coming months regarding Subwatershed Studies as well as Secondary Plans for Council direction including the following: Robinson Creek and Tooley Creek Subwatershed Study Contract Award. x Wilmot Creek Secondary Plan Initiation Public Meeting Report. x Mid-Courtice Secondary Plan Initiation Public Meeting Report. x Soper Creek Subwatershed Study Contract Award. x Soper Hills Secondary Plan Initiation Public Meeting Report x Soper Springs Secondary Plan Initiation Public Meeting Report. Municipality of Clarington Report PSD -071-17 Page 12 Submitted by: David/.04e. MCIP, RPP Director of Planning Services Reviewed by: Andrew C. Allison, B.Comm. LL.B CAO There are no interested parties to be notified of Council's decision. Staff Contacts: Carlos Salazar, Manager, 905-623-3379 ext. 2409, csalazar@clarington.net or Lisa Backus, Principal Planner, 905-623-3379 ext. 2413, Ibackus@clarington.net LB/COS/ah;tg I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 41 Secondary Plans\PLN 41.0 - General\Staff Report\PSD-071-17.docx 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: October 2, 2017 Report Number: PSD -072-17 Resolution Number: File Number: PLN 41.2 By-law Number: Report Subject: Update of the Secondary Plans and Zoning for the Bowmanville West Urban Centre and the Bowmanville East Urban Centre Recommendations: That Report PSD -072-17 be received; 2. That staff be authorized to undertake a review of the Bowmanville West Urban Centre Secondary Plan and the Bowmanville East Urban Centre Secondary Plan and to issue the appropriate requests for proposal; and 3. That all interested parties listed in Report PSD -072-17 be advised of Council's decision. Municipality of Clarington Report PSD -072-17 Report Overview Page 2 The Planning Services Department is preparing to update the Secondary Plans and zoning for the Bowmanville West Urban Centre and the Bowmanville East Urban Centre. These updates will bring the policies of both plans into conformity with the Clarington Official Plan and Provincial and Regional policies, address current and anticipated market trends as well as reflect the unique development potential within each area. In Bowmanville West, the creation of the Bowmanville Transportation Hub will form a key component of the revised Secondary Plan. In Bowmanville East, redevelopment of the former Goodyear lands will form a key component of the revised Secondary Plan. 1. Secondary Plan Overview 1.1 Within the Official Plan, specific areas of the community are subject to planning through Secondary Plans. Secondary Plans offer more specific direction on how the community will grow at a neighbourhood scale. These Secondary Plans are often more detailed than the main Official Plan and they are able to account for the specific context and character of each Secondary Plan area. 1.2 The Bowmanville West Urban Centre (BWUC) and the Bowmanville East Urban Centre (BEUC) are two of the current Secondary Plan areas in Clarington. Both of these Secondary Plans have existed in their current form for over 10 years. The last update of the BWUC was in 2006 and the BEUC in 2003. Over that time they have guided new growth and redevelopment within these parts of the community. However, recent policy changes and unique development opportunities within each area means it is the opportune time to review and update these Secondary Plans and related zoning. 2. Why an Update Is Necessary 2.1 Provincial Policy and Regional Official Plan Policy Changes to Provincial and Regional policy now require that a greater amount of growth be directed to corridors and centres. The BWUC and BEUC are both identified as Urban Centres in the Regional Official Plan. The current policies in both the BWUC and the BEUC Secondary Plan need to be amended to promote these new densities. An update is also needed to incorporate changes to the Provincial Growth Plan and other Provincial direction on issues like climate change and active transportation. Municipality of Clarington Report PSD -072-17 2.2 Updates to the Clarington Official Plan Page 3 Amendment Number 107 to the Municipality of Clarington Official Plan was approved by the Region of Durham on June 19, 2017. The updated Official Plan identifies the BWUC and BEUC Secondary Plans as key intensification areas. The new policies are designed to promote more walkable neighbourhoods, attractive public spaces, and complete streets that are designed for people and not just cars. The BWUC and BEUC Secondary Plans need to be updated to reflect the changes made to the Clarington Official Plan. 2.3 Market Trends Over the past several years, the retail market has experienced significant changes. Online retail is reshaping the shopping experience. New forms of retail experience, such as mixed-use and lifestyle centres, are growing in popularity and offer an alternative to the existing big -box format found in the BWUC area. In the BEUC area, traditional anchor tenants or attractions, such as banks and the post office, are seeing their influence wane. Commercial centres are having to redefine themselves in order to remain relevant and vibrant in light of a changing economy and changing technology. 2.4 Development Opportunities Each Secondary Plan area also faces unique development opportunities that will need to be incorporated into the review and update of these Plans. The BWUC will develop a transportation hub to support the GO rail service scheduled to begin in 2024. The BEUC will investigate the redevelopment potential of the former Goodyear lands. 3. The Bowmanville West Urban Centre 3.1 Background The Bowmanville West Urban Centre (BWUC) Secondary Plan was approved by the Ontario Municipal Board in 1993 and updated in 2006. It is located along the Durham Highway 2 / King Street corridor in the west end of Bowmanville. Development in this area began in the late 1980's. Over time this area has grown to include a diverse mix of commercial, residential and institutional buildings. Municipality of Clarington Report PSD -072-17 Page 4 .o Bowmanville West N o V Brookblll Bouleyard Urban Centre Secondary /1 O Plan Boundary ° �1 M Durham Highway 2 N King Street W o I cn I c I ' � i 0 � 5 o40, I Aspen ao O Figure 1 — Bowmanville West Urban Centre The property ownership in the BWUC area has accommodated the development of new retail formats. As a result, the BWUC area now serves as the retail services hub for Bowmanville and many parts of Clarington. The commercial buildings are comprised of a mix of big -box stores and street -related restaurants and retailers. While not all of the commercial land has yet been developed a couple of the commercial properties (the former Zellers and the former Canadian Tire) have already been redeveloped to accommodate a second round of commercial tenants. The current residential development includes Seasons Clarington assisted living retirement residence and a multi-storey condominium building on Prince William Drive. Throughout the BWUC there are a number of additional residential projects that are in various stages of review. These include medium -density townhouse developments as well as multi -story condominiums and rental apartments. The institutional buildings include the Garnet B. Rickard Recreation Complex, Clarington Central Secondary School, and two churches. There is also 1 hectare of land owned by the Municipality for a future park. Municipality of Clarington Report PSD -072-17 Page 5 Through the recent update of the Official Plan the BWUC now includes lands on the south side of the C.P. rail line on the north side of Aspen Springs Drive. This expansion has added approximately 13 hectares of developable land to the BWUC and includes: x The future GO rail station; x Several multi-storey condominium buildings; and x A proposed Tim Hortons restaurant and fuel bar. Through the previous update to the BWUC Secondary Plan a Streetscape Implementation Plan was prepared. This document gave direction to the design of the public streets and sidewalks in the BWUC. While the implementation of this plan is still ongoing much of this work can already be enjoyed along Durham Highway 2 and Clarington Boulevard. Partial funding for the high quality streetscape improvements along Durham Highway 2 have resulted from negotiations with the commercial developers. 3.2 Bowmanville Transportation Hub The Bowmanville Go Rail Station has been planned since the inception of the BWUC and initial steps were taken to acquire the lands in 2004 and subsequently build a commuter parking lot for bus service. The GO train extension to Bowmanville by 2024 offers an opportunity to plan for development and redevelopment which will support a good quality of life and enhance economic development through job creation and investment in the community. The area around the Bowmanville Transportation Hub is planned for a mix of uses that is expected to include up to 3,300 residential units and over 25,000 square metres (270,000 square feet) of office and retail space. With the major investment in Go Rail Service to Bowmanville by 2024 it is critical that the built form around the station be designed to maximize this opportunity for the Municipality. The Bowmanville Transportation Hub, together with all the land within a 500 metres radius of the station, are considered a Major Transit Station Area within the Provincial Growth Plan. Major transit station areas must be planned for a minimum density target of 150 residents and jobs combined per hectare to support this enhanced transit service. The Growth Plan prohibits land uses and built form that prevent the achievement of the minimum density targets. 3.3 Active Transportation, Complete Streets and Connectivity The BWUC is the primary focus for intensification to be built to a density that is transit - supportive and that supports active transportation (walking, cycling, etc.). The existing policies and zoning regulations already direct new buildings to be located near the street with connections from the sidewalk directly into the businesses. In addition, many of the private streets that have been built within the big box plazas will become public streets over time as these properties are built out. Updated policies are required to address the future of the BWUC as it continues to mature over time. Municipality of Clarington Report PSD -072-17 Page 6 Supporting active transportation will also include redesigning streets so that they can better accommodate multiple forms of transportation such as cycling. The existing grid of sidewalks and paths that connect the Durham Highway 2 corridor with the surrounding neighbourhoods, shopping areas, high school and parks will need to be further enhanced to support pedestrian activity. 4. The Bowmanville East Urban Centre 4.1 Background The Bowmanville East Urban Centre (BEUC) Secondary Plan was approved as part of the Official Plan in 1996. It was later updated through a review exercise in 2003. The BEUC Secondary Plan follows the King Street corridor from the traditional downtown area and Bowmanville Creek at its west end to the Bowmanville Mall and the Soper Creek in the east. The BEUC is comprised of two distinct areas: x The Downtown (west of Liberty Street); and x The East Business District (east of Liberty Street). ti GQR King Street W Q h Bowmanville East Urban Centre °�s�� Secondary Plan Boundary N e� a� o o• \ V rr e�,h �lyh 4rc � � Q PE AST BUSINESS DISTRICT REDEVELOPMENT .LKngTStre'et East T AREA O HOSPITAL SPECIAL STUDY AREA 3 a L71 CIVIC PRECINCT Figure 2 — Bowmanville East Urban Centre Municipality of Clarington Report PSD -072-17 4.2 The Downtown Page 7 The mix of uses and the historical architecture in the traditional downtown area create an appealing pedestrian experience. The buildings are constructed beside the sidewalk and contain large display windows. Pedestrians are buffered from the street by parked cars along the curb. The eclectic mix of building types and lot sizes has led to a varied assortment of businesses throughout the traditional downtown area. This has the benefit of offering a greater range of rents and allows the area to serve as a small-business incubator. 4.2.1 Heritage The BEUC reflects the community's history from its founding through the post war era until today. The downtown in particular includes many great examples of heritage architecture. In recognition of the historical resources in this part of the community the current Secondary Plan has the stated goal of accommodating redevelopment and increased densities with an emphasis on heritage preservation and quality urban design. These policies, together with the strong support of Council and the Clarington Heritage Committee, have allowed many of the built heritage resources in Bowmanville to be preserved. The updated Secondary Plan will review and strengthen the heritage policies in the BEUC. 4.2.2 Goodyear Redevelopment Area As part of the Secondary Plan review the former Goodyear (Continental) lands will added to the BEUC Secondary Plan. This 15 hectare property represents a unique redevelopment opportunity in the centre of Bowmanville adjacent to the Bowmanville Creek. There are a number of existing buildings on the property that will need to be assessed and evaluated for structural integrity, heritage value, remediation and the potential for re- use. Cost-sharing opportunities will be explored with the owners of the Goodyear lands to incorporate more detailed studies needed for this site. The technical expertise that will be needed for the review of the former Goodyear lands will encompass professionals in cultural heritage, natural heritage, site remediation, stormwater management and municipal services, land use planning and urban design. 4.2.3 Civic Precinct The Municipal Administration Centre and the Bowmanville branch of the Clarington Library generate a lot of activity into Downtown. As the community continues to grow the need for increased and expanded Municipal administration and other services will become more critical. The Secondary Plan review process will examine the opportunities of future expansion of Municipal facilities and amenities in the Downtown through the Municipality of Clarington Report PSD -072-17 Page 8 creation of a civic precinct. This will offer guidance to the Municipality in future expansion plans. It will also reinforce to the business community and the public the Municipality's commitment to support the continued prosperity of Downtown. 4.2.4 Intensification As a key intensification areas review of the BEUC Secondary Plan will include recommendations on opportunities for redevelopment at higher densities than exist today. That updated Secondary Plan and zoning will provide direction for future redevelopment to proceed in a manner that continues to respect the character of the Downtown and uses compatible transition to areas of lower density. In order to facilitate future intensification an assessment will be prepared to evaluate the capacity of existing municipal infrastructure. This will include an assessment of sanitary and storm sewers, water service, Municipal parks and parking. Parking is particularly important to downtown since there is a tendency to tear down building to create parking lots to compete with plazas. In the end, the gap this creates in the urban fabric undermines the character of the downtown with "parking craters". The assessment will evaluate the current stock of on -street and off-street public parking. It will also research the best practices used by other municipalities to address their parking needs. The recommended updates to the Secondary Plan will include a parking strategy that preserves the right amount of parking in the Downtown without sacrificing opportunities for redevelopment. 4.3 The East Business District By contrast, the existing development east of Liberty Street is a much different experience with buildings designed in a plaza or mall format. In this area many sites have been designed with parking areas located between the building and the street. The majority of land within the BEUC area has already been developed so the secondary plan will be a plan for redevelopment. 4.3.1 Bowmanville Memorial Hospital / Lakeridge Health Expansion For over 100 years, the "Bowmanville Hospital" (Lakeridge Health Bowmanville) has provided medical services to the community. Major expansions to the hospital building and campus are expected to occur in the next several years. As a key property owner and stakeholder in the BEUC the update to the Secondary Plan and zoning will support the ongoing operations of the hospital and their long-term presence in the community. 4.3.2Active Transportation, Complete Streets and Connectivity The layout and design of the Downtown (i.e. short blocks, buildings near the street and facing the street, mix of uses) strongly supports active transportation. However, the post war construction of several buildings and plazas in the East Business District offers a much different experience for pedestrians and cyclists. Municipality of Clarington Report PSD -072-17 Page 9 Along the East Business District many properties have parking lots located between the building and the street. Many properties do not include a mix of uses. The existing sidewalks are narrow, unshaded and are situated beside fast moving traffic. As a result, the Secondary Plan review will offer further solutions to continue the transformation of this area that began with the update of the Secondary Plan in 2003. The BEUC is located between the Bowmanville Creek trail in the west and the Soper Creek trail in the east. The current connection between these two trail systems through the BEUC should be improved to better promote the use of these existing community resources. 5. Secondary Plan Review Process 5.1 The Planning Services Department will be seeking outside assistance for the review of the Bowmanville West and the Bowmanville East Urban Centre Secondary Plans. Two Requests for Proposal will be issued shortly — one for each Secondary Plan. 5.2 The Secondary Plan update will include the following components: x Background Analysis - The current conditions within the Secondary Plan and the external factors influencing its development will be documented. This will include a review of demographic data, land use policies, market trends, servicing capacity, community and heritage resources, traffic and parking needs, as well as best practices in urban design and sustainability. x Public Engagement - The successful consulting team will be expected to plan and facilitate a number of public engagement sessions, including online surveys and charrettes that will involve the community in shaping the future of these two Secondary Plan areas. x Agency Engagement - Clarington's partner agencies will be invited to collaborate in a manner that will not only provide technical expertise to the project but will ensure that the comprehensive plan that is developed is achievable over the long term. x Alternative Scenarios and Draft Plan - The consulting team to create a number of growth scenarios for each Secondary Plan area. This will assist Council and the public with visualizing different versions of the future. Based on the response to these alternative scenarios a final set of policies and regulations will be drafted. x Report Back to Council for Final Approval - The consultant will deliver their final recommendations to Council at a formal Public Meeting. Subsequently appropriate amendments to the zoning and Official Plan will be considered for adoption. 6. Financial Considerations The 2017 Planning Services budget includes funds for the update of the BEUC Secondary Plan and the BWUC Secondary Plan. In order to successfully examine the potential of the Goodyear site in enough detail, additional fund would be required from Continental ContiTech. If Continental ContiTech does not participate, the scope of work would be adjusted. Municipality of Clarington Report PSD -072-17 7. Conclusion Page 10 The Bowmanville Town Centres are Clarington's primary centres from an economic, cultural and administrative perspective. Changes to Provincial and Regional policy, along with changes in market trends and unique development opportunities in each area now make it necessary to update the BWUC and the BEUC Secondary Plans and the zoning regulations for these areas. The purpose of this report is to inform Council of the initiation of an update of the Secondary Plans and zoning for the BEUC and the BWUC. 8. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. Subm David J me, MCIP, RPP Director of Planning Services Reviewed by: Andrew C. Allison, B.Comm. LL.B CAO Staff Contact: Paul Wirch, Senior Planner, 905-623-3379 ext. 2418 or pwirch(a)-clarington.net Carlos Salazar, Manager, 905-623-3379 ext. 2409 or csalazar(a)_clarington.net The following is a list of the interested parties to be notified of Council's decision: Historic Downtown Bowmanville Business Improvement Area Continental ContiTech Bowmanville Community Improvement Plan Liaison Committee (c/o Faye Langmaid) Lakeridge Health Clarington Heritage Committee (c/o David Addington) PW/COS/ah;tg I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 41 Secondary Plans\PLN 41.2 - Bowmanville West Town Centre Secondary Plan Update\Staff Report\PSD-072- 17.docxl:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 41 Secondary Plans\PLN 41.2 - Bowmanville West Town Centre Secondary Plan Update\Staff Report\PSD-072- 17.docx Clarftwn Planning Services Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 21 Report To: Planning and Development Committee Date of Meeting: October 2, 2017 Report Number: PSD -073-17 Resolution: File Number: 18T-89007 By-law Number: Report Subject: Extension to Draft Approval for 19 Estate Residential Lots Recommendations: That Report PSD -073-17 be received; 2. That the extension to Draft Approval for 18T-89007 be supported subject to the Conditions as contained in Attachment 2 to PSD -073-17; 3. That the Durham Regional Planning and Economic Development Department, Municipality of Port Hope and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -073-17 and Council's decision; and 4. That all interested parties listed in Report PSD -073-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -073-17 Page 2 Report Overview Fhe report recommends an extension to draft approval for an Estate Residential Plan of subdivision in the eastern portion Clarington for a period of twelve months to October 17, 2018. 1. Application Details 1.1 Owner/Applicant: OHM Newtonville Inc. 1.2 Proposal: 19 lot estate residential subdivision 1.3 Area: 32 hectares 1.4 Location: Part Lot 1, Concession 2, former Township of Clarke (see Figure 1) 1.5 Roll Number: 030-010-05610 1.6 Within Built Boundary: No Figure 1: Subject Property Municipality of Clarington Report PSD -073-17 Page 3 2. Background 2.1 At the May 2, 2016 Planning and Development Committee considered Report PSD -033- 16 and directed staff to prepare an addendum to PSD -033-16 for the Council meeting of May 24, 2016 (see Attachment 1). Both reports considered the implications of Conditions of Draft Approval from the Municipality of Port Hope on the Draft Approved Plan and extension to Draft Approval for a period of eighteen months to October 17, 2017. The report also recommended that if the plan was not registered by the expiry date no further extensions be granted. 2.2 By way background, in 1992 the Region of Durham, the approval authority at the time, issued Draft Approval. The Region did not include expiry dates on Conditions of Draft Approval. In 1995, the Region delegated subdivision approval to local municipalities. In 2011, an amendment to draft approval was issued by only adding a three year expiry date. The expiry dates are imposed to ensure the conditions meet current policies and guidelines. In 2014, a further extension was granted to April 2016. 2.3 The subject property is identified as Protected Countryside in the Province's Greenbelt Plan of 2005. The approvals for this development were granted prior to the Greenbelt Plan and Provincial Policy Statement coming into effect in 2005 and as such development could proceed provided the Conditions of Draft Approval can be satisfied. To motivate the Owners to fulfil the conditions and register the plan before October 17, 2017, staff recommended that no further extensions be granted. 2.4 The lands have now changed ownership. On September 5, 2017, staff received an email request for an extension to Draft Approval until March 31, 2018. 3. Discussion 3.1 Since the extension in 2016, the lands were sold to OHM Newtonville Inc. The new owners have since advanced the project by fulfilling various Conditions of Draft Approval. A Design Brief has been prepared and the exterior architectural elevations have been approved on a preliminary basis by the Municipality's control architect. The first engineering submission has been reviewed by Engineering staff and the Conservation Authority and the Ministry of Transportation. According to the applicant's consulting engineer, the second engineering submission will be forthcoming within the next few weeks. This represents considerable financial commitment by the new owners. 3.2 It is recommended that a twelve month extension be granted. The new owners are motivated to fulfil the Conditions of Draft Approval. Should the conditions lapse, a new Draft Plan of Subdivision would not be entertained as it would not be consistent with the Greenbelt Plan, Durham Regional Official Plan and Clarington Official Plan. Municipality of Clarington Report PSD -073-17 Page 4 3.3 If Council concurs with one further extension of draft approval, the Director of Planning Services will issue a Notice of Decision advising interested parties of the decision and advising of the appeal date which is 20 days after the decision is made, for anyone wishing to appeal. The applicant would be responsible for all costs associated with defending the extension to Draft Approval in the event of an appeal. 4. Conclusion The Owners are working to fulfil conditions of draft approval and register the plan. If an extension is not granted the conditions will lapse and the draft approved plan will expire. It is respectfully recommended that the extension of draft approval for 12 months, being October 17, 2018 be approved. 5. 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 CAO Staff Contact: Cynthia Strike Principal Planner, 905-623-3379 ext. 2410 or cstrike(D_clarington.net The following is a list of the interested parties to be notified of Council's decision: Melissa Pimentel, OHM Newtonville Inc. Theodhora Merepeza, Municipality of Port Hope Clerk, Municipality of Port Hope Robbie Laroaue, D.G Biddle Cathy Clarke Ministry of Transportation GRCA CS/ah I:\ADepaM\Application Files\SC-Subdivision\18Ts\18T-89007 Clarke\Staff Reports\Staff Report 2017\PSD-073-17 Extension of Draft Approval Report. dn- 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: October 2, 2017 Report Number: PSD -067-17 Resolution Number: File Number: COPA2016-0004 & ZBA2016-0024 By-law Number: Report Subject: Applications by High Street Courtice Inc. to amend the Clarington Official Plan and Zoning By-law to permit a 464 unit residential development along Courtice Main Street Recommendations: That Report PSD -067-17 be received; 2. That Amendment No. 113 to the Courtice Main Street Secondary Plan as contained in Attachment 1 of Report PSD -067-17 be adopted; 3. That the application to amend the Zoning By-law submitted by High Street Courtice be approved and that the Zoning By-law contained in Attachment 2 to Report PSD -067-17 be passed; 4. That the Darlington Boulevard access be permitted on a temporary basis until such time as traffic signals are installed on Highway 2; 5. 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 in phases if necessary; 6. That the Director of Engineering Services be authorized to negotiate lease arrangements with High Street Courtice Inc. for a sales pavilion on the lands identified as "Proposed Municipal Parking Lot" on Figure 1 and report back to Council; 7. That Planning Services Department be authorized to undertake a Master Block Plan for the remaining parcels on the east side of Darlington Boulevard; 8. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -067-17 and Council's decision; and 9. That all interested parties listed in Report PSD -067-17 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -067-17 Report Overview Page 2 This report recommends approval of the proposed applications by High Street Courtice Inc. to amend the Courtice Main Street Secondary Plan and Zoning By-law to permit a multi -unit residential development on the south side of Highway 2, east of Darlington Boulevard in Courtice. The proposed amendments provide for apartment buildings and townhouses on a private lane system, yielding 459 units and 5 single detached dwellings on Darlington Boulevard, for a total of 464 units. 1. Application Details 1.1. Owner/Applicant: High Street Courtice Inc. 1.2. Agent: Weston Consulting 1.3. Proposal: Application to amend the Clarington Official Plan and Courtice Main Street Secondary Plan: To permit townhouse development (up to 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 to allow limited townhouse development. 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) 1.4. Area: 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 Municipality of Clarington Report PSD -067-17 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: Page 3 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 Statutory Public Meeting held by Council for Revised Application September 11, 2017 2.2 A key map reflecting the latest draft site plan is included in this report as Figure 1 on the following page. 2.3 The following studies were submitted in support of the applications and circulated for comments. They have been updated where necessary to address comments following the first public meeting and to include 11 Darlington Boulevard. A detailed analysis of the supporting documents is provided in Section 7 of this 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 Noise Impact Study; x Stage 1 Archaeological Assessment; and x Phase 1 Environmental Site Assessment. Municipality of Clarington Report PSD -067-17 _ W o Shoppe W Drugm §Courtice 2 �1 Page 4 DURHAM i-1!G!-{WAY2 ��0 0 Gi s"ar Future rlq�n ��ro,posed LCB a Commerci I � Municipal»;]; I ✓ ,asp. ,» T. IB ,Lot, 7 a]g- > , > rni >a>, apa,a,,) oOle Mill (J(--rJ� �' ♦ � ,,>a�;'a;,�;a;aa; ?a��'.; Park ELI El 111111 � � ♦ ' > aa', > a� n` J l � � raJ,y7jJa, j�J?�3ja)y7�j)]Ja��i3�•�7"��3� 1 ` I EJ m IF.fTfT� i »)3 Zala,a Q se�eetY a ,;�;;'a;0 Area Of Development TT - :E CR »:Space L'ands�� 17 LLQWWLJ77 Jia, ,']a'' Q Legend Subject Lands Q Non -developable Lands ;�j>';��;)',�;� NP 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 - zea 2016-0024 - �� - - = RyVE COPA 201 65-000 9 �� Figure 1: Area of Development Municipality of Clarington Report PSD -067-17 3. Land Characteristics and Surrounding Uses Page 5 3.1 The subject lands are currently vacant, except for 3 single detached dwellings located at 11, 13 and 15 Darlington Boulevard. These will 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 (nine 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. 4. Provincial Policy 4.1 Provincial Policy Statement 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. The proposed applications are consistent with the Provincial Policy Statement. Municipality of Clarington Report PSD -067-17 4.2 Provincial Growth Plan Page 6 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. As implemented by the Regional Official Plan, a minimum of 32 percent of all residential development occurring annually within Clarington shall be within the built up area. The proposed applications conform to the objectives of the Growth Plan. 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. 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 percentfor 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 and Climate Change guidelines. The proposed applications conform to the Durham Regional Official Plan. Municipality of Clarington Report PSD -067-17 5.2 Clarington Official Plan Page 7 The lands are predominantly within a Regional Corridor. The lots fronting Darlington Boulevard are residential and 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. Where lands are within 120 metres of a natural heritage or hydrologic feature, an Environmental Impact Study is required. Revised environmental policies require a minimum 15 metre setback to a valley or woodland. 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. Views and connections to natural heritage features shall be preserved and enhanced. The proposed amendment to the Courtice Main Street Secondary Plan would allow for limited townhouse development in the Mid -Rise High Density Designation. The development otherwise conforms to the Courtice Main Street Secondary Plan. Municipality of Clarington Report PSD -067-17 6. Zoning By-law Page 8 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 recommended Zoning By-law Amendment proposes to establish amended zones and regulations to reflect the revised development plan. The Holding provision is recommended to continue to be used and only be removed by By-law at such time the applicant has satisfied the Municipality of Clarington with respect to the various site plan issues identified in this report. C1 -2D Dru Shoppers r COurtice Terrace Health R4-22 Centre r Pi 02 C24 DURHA i, rC2- � krGHWAY 2 C'1-78 C9 ESS❑ C5_10 Gas Bar C7-5 Future IR -7 LCB C5 Commercial R4 7 - C7-39 0011 (H)R4-7 ill ark o- oc (H)R4-30 s a m n v RE CR a LJ j �J Open Space Lands IfJRI— F7 Figure 2: - Zoning of Subject Lands Municipality of Clarington Report PSD -067-17 7. Summary of Background Studies 7.1 Planning Justification Report & Addendum, Weston Consulting, 2016-2017 Page 9 This report provided a detailed planning context of the subject lands and surrounding neighbourhood along Highway 2. The report identifies that the land is predominantly within a Regional Corridor in the Region's Official Plan and within the Courtice Main Street Secondary Plan Area, now also identified as a Regional Corridor in the Clarington Official Plan. Previous development approvals are also described. The report summarizes all supporting material submitted with the applications and finds that the development proposal is consistent with the Provincial Policy Statement, conforms to the Growth Plan and conforms to current Durham Regional Official Plan, Clarington Official Plan and the Courtice Main Street Secondary Plan. The development would support the vision of complete, compact community along the Highway 2 corridor and provide a variety of housing options along Highway 2. Proposed draft amendments were submitted by the Planning consultant, in addition to a submission for the dedication of lands owned by the Municipality back to the developer for development purposes. 7.2 Functional Servicing/Stormwater Management Report, D.G. Biddle & Associates, 2016-2017 The Functional Servicing/Stormwater Management report provided analysis of existing watermain and sanitary sewer connections in the vicinity of the site. The land can be serviced by connecting to existing water and sanitary services are available via the 900mm trunk sanitary sewer that crosses the site. Stormwater storage for the site will be provided in underground storage tanks, with outlets in 2 locations to Farewell Creek. One outlet will follow a similar route to the existing stormwater outfall from Highway 2. Stormwater quality will be addressed through oil/grit separators, bio-swales and other low impact development techniques to CLOCAs satisfaction. 7.3 Environmental Impact Study, Niblett Environmental Associates Ltd., 2016-2017 The Environmental Impact Study (EIS) assesses impacts to the natural environment, including vegetation communities, the valley and Farewell Creek itself. Original EIS work dates back to 2007, while updated field work was completed in 2015-2016. The EIS supports the proposed development limit of 6 metres from the top of bank or a suitable setback to the dripline, whichever is greater. A compensation plan is required due to the removal of on-site woodlands. The current compensation plan proposes enhancement plantings within the valley adjacent to the development. The details of compensation will be finalized at the site plan stage. Municipality of Clarington Report PSD -067-17 Page 10 A plant salvage plan is required to transplant the regional rare pale snapweed to the valley. Development cannot occur during sensitive timing windows for breeding birds (vegetation removal) and spawning fish (in -water works). These recommendations and several other standard mitigation measures are to be incorporated as conditions of site plan approval. 7.4 Hydrogeological Investigation, Terraprobe, August 2016 The Hydrogeological Investigation provides an analysis of the onsite soils and characterizes groundwater flowing through the site. The report acknowledges that the development should maintain the pre -development water balance, maintaining infiltration and minimizing runoff. Shallow groundwater was observed to the southeast toward Farewell Creek. The report does not find any limitations to development however recommends the use of Low Impact Development techniques to provide for infiltration. Further monitoring is required to supplement the findings of the subject report. A permit to take water, administered by the Ministry of Environment and Climate Change, is likely to be required. A further dewatering assessment will be a requirement prior to development. 7.5 Soil Investigation Reports, Trow Associates Inc., July 2007 The Soil Investigation Reports from 2007 assists in informing other technical reports such as the Hydrogeological Investigation and Slope Stability Reports. The report identifies, through borehole testing, soil composition. 7.6 Geotechnical/Slope Stability Reports, Soil Engineers Ltd., 2015-2017 Slope Stability assessments of the site have established a long term stable slope limit, or top -of -bank. Top -of -bank will be newly created by filling in some areas, and cutting others to establish the development limit. Retaining walls are proposed along the valley wall and adjacent to the future municipal parking lot. Retaining walls will be further reviewed during the detailed design process. 7.7 Transportation Impact Study & Update, Nextrans, 2016-2017 The study assessed development access, capacity analysis, traffic infiltration, parking rates and transportation demand management. The report recommends that development proceed on the basis of 2 permanent access points to Highway 2 being a full movement access to Highway 2 at Street W, and a right- in/right-out access at Highway 2 and Street X. The report recommends the signalization of Highway 2 and Street W. Municipality of Clarington Report PSD -067-17 Page 11 The final report assumes that the Darlington Boulevard Access via Street Y will not proceed, resulting in negligible infiltration through the residential neighbourhood. The reduction in parking rates are supported by proximity to transit and emerging opportunities for cycling and other alternatives to car ownership. Several adjustments to turning lanes and timing of signals are recommended and will be subject to further discussion with the Region of Durham and Clarington staff. 7.8 Urban Design Report and update, Weston Consulting, 2016-2017 The Urban Design Report provides an overview of the site and neighbourhood context. The urban design policies of the Courtice Main Street Secondary Plan and associated Urban Design guidelines are analysed in detail to support the proposed built form, design principles, landscape design and circulation plan. This study will be refined and implemented through the site plan approval process. 7.9 Noise Impact Study, May 2017 The Noise report identifies noise mitigation techniques in the form mandatory air conditioning for apartment units and special wall construction and window glazing for the building along Highway 2. The report does not identify the need for noise fencing to mitigate road noise in the shared outdoor amenity space given projected noise levels being less than Ministry of Environment and Climate Change guidelines. The report also recommends warning clauses for in agreements of purchase and sale. A generator on adjacent lands was identified as a source of noise that requires mitigation. This will require further discussion with the applicant and may involve discussion with the neighbouring property owner. The noise study will require an update during the site plan stage once final grading is established. 7.10 Archaeological Assessment, Amick Consultants, 2016-2017 A Stage Two Archaeological Assessment was completed and no archaeological resources were found. The site is cleared from an archaeological perspective. 7.11 Environmental Site Assessment, Soil Engineers, 2016-2017 A Phase 2 Environmental Site Assessment was completed for the Highway 2 properties and no further study is required The Highway 2 properties are cleared from a soils contamination perspective. A Phase 1 Environmental Site Assessment was completed for the Darlington Boulevard properties and a Phase 2 report is required prior development. This will be a condition of removing the Holding (H) Symbol. Municipality of Clarington Report PSD -067-17 Page 12 8. Public Notice and Submissions 8.1 A combined notice of the Public Information Centre and Public Meeting was mailed on December 22, 2016. The Public Information Centre was held on January 11, 2017, while the first Public Meeting was held on January 30, 2017. A second Public Meeting was held on September 11, 2017 as a result of the revised applications. Details of the application were also included in the Planning Services Department E -update. Details of the application, including copies of supporting material and drawings were posted to the development application page on the Municipality of Clarington website. 8.2 Notification was mailed to those within 120 metres and all those on the Interested Parties list which is over 100 people. Public meeting signs were posted on the property and a special page on the municipal website continues to be dedicated to the subject development proposal and reflects the latest plan. 8.3 During the consultation period, the followings issues and concerns were raised by residents: x Development is too dense; high density not wanted or needed; it should be located around the GO Rail station; 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 Impact of access on the adjacent commercial lands; 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; x The new single detached lots should have a 200 foot depth; x No temporary access to Darlington Boulevard should be provided as it will leave open the possibility of a permanent access; x Development should be phased from north to south with an assessment of impacts and mitigation prior to releasing subsequent phases. Municipality of Clarington Report PSD -067-17 Page 13 8.4 An area resident provided comments in writing requesting that the proposed lots, building types more closely reflect the established Darlington Boulevard neighbourhood. The resident also objects to access for the development to Darlington Boulevard on a temporary basis which may open the door for a permanent access. A phased approach to development is recommended to assess impacts and mitigation prior to releasing subsequent phases. Higher densities should be focused around the Courtice GO site where impacts on residents would be minimal. 8.5 The owner of adjacent commercial lands to the north objects to removing the access to Darlington Boulevard. Mr. Goldman provided details of previous development approvals during which the access was secured as a secondary access for the 2009 approval. The landowner is concerned that without the Darlington Boulevard access, all of the traffic will have to utilize the two Highway 2 access points and cross through the commercial parcel, which may have a negative impact to future commercial tenants. As an alternative, it would be acceptable to allow the temporary access to proceed until the future lane is complete opposite the LCBO lane. Mr. Goldman also requests how phasing and construction access will be contemplated. 8.6 The owner of the LCBO Plaza identified that the development will have a major impact on the residents, business owners and customers. Traffic generated by 464 units and the Darlington Boulevard access are identified as the primary concerns. The owner opines that if a signalized access to King Street is not possible then other lands designated for residential development should be pursued. 8.7 A more recent submission from area residents entitled "Darlington: Rural Living in the Heart of Courtice" requested that Council consider two options: a) That the High Street Courtice proposal be severed in its consideration so that properties which have a Darlington Boulevard address have 200 ft in depth and that semi-detached dwellings be developed facing the interior or that the Darlington Boulevard; or b) That the Council consider only the portion of the proposal which excludes the Darlington Boulevard properties and undertake a comprehensive planning process for the Darlington Boulevard properties. 9. Agency Comments 9.1 Central Lake Ontario Conservation Authority (CLOCA) CLOCA is satisfied with the development limit of six metres from the redefined top of bank, based on the analysis of long term stable slope. Municipality of Clarington Report PSD -067-17 Page 14 CLOCA identified several comments in a detailed comment letter from August 2017. Many of these are technical site plan related comments however CLOCA requests that a special condition for removing the holding symbol be included in the Zoning By-law amendment as follows: "Address all other standard site plan comments from the Conservation Authority, including providing suitable: x Infiltration measures to achieve an appropriate water balance; x Water quality treatment; x Stormwater quantity controls; x Erosion Controls; and x Implementation of EIS recommendations, including any necessary addenda reports." 9.2 Regional Planning Regional Planning has not provided formal comments on the latest submission, however the Region's initial comments on the initial 442 unit proposal found that the proposed development is consistent with the Provincial Policy Statement and conforms to the Growth Plan. The proposal provides for high density development with a wide variety of building forms and is consistent with the Regional Official Plan and will contribute towards Clarington's intensification targets. As the Region's plan also identifies a significant woodland and the Farewell Creek, the supporting EIS and recommendations must be addressed to the satisfaction of CLOCA, Clarington and Regional staff. To mitigate noise from Highway 2, the recommendations of the Noise Impact Study will be implemented during the site plan and condominium approvals. Prior to final approval the Region requires clearance from the Ministry of Culture Tourism and Sport regarding archaeological potential, and completion of a Phase Two Environmental Site Assessment or a Record of Site Condition. Regional Works identified many concerns with the recommendations of the Functional Servicing Report and the Traffic Impact Study. Revisions to the site plan were recommended to better provide for pedestrian connections to transit stops and to widen lanes to accommodate for Regional Waste pickup. With respect to signalization, the Region of Durham does not object to a signal at the principle access along Highway 2, subject to an approved design (which would include centre medians). If the signal is not warranted, the Region will follow the unwarranted signal approval process. The Municipality will recuperate installation and operating costs from the developer. Municipality of Clarington Report PSD -067-17 10. Departmental Comments 10.1 Engineering Services Page 15 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: Traffic and On -Site Parking 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. 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 did identify 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 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 are to be finalized through the review of the reports 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. Municipality of Clarington Report PSD -067-17 Page 16 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. 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 Services. A 10 metre connection was requested. This matter is further discussed below. 10.2 Operations Department Operations Department has no objections to the applications and acknowledges that roads and services will be part of a future condominium. The department has provided detailed site plan comments relating to the suitable provision of snow storage areas and maintenance of clean roads during the construction period. 10.3 Clarington Fire and Emergency Services Clarington Fire and Emergency Services has no objections to the applications and has provided site plan related comments relating to fire routes, signage and fire hydrant connections. 11. Discussion 11.1 A Neighbourhood in Transition The area around the subject property is a residential area in transition (See Figure 3 for overview) The large lots along Darlington Boulevard and Highway 2 were primarily created in the late 1940s to early 1950s when this was still a rural portion of Darlington Township. The lots were generally between 0.5 to 1 acre in size have a depth of approximately 344 feet and were serviced with private wells and septic systems. Since that time, a number of the lots on Highway 2 have redeveloped and services were extended. Municipality of Clarington Report PSD -067-17 Page 17 On the west side of Darlington Boulevard, many of the rear portions of the properties were severed in the late 1980s and early 1990s and continue today. In addition there has been new lot creation on Darlington Boulevard, as well as new homes replacing smaller homes on existing lots. rr*411 �' v 7 a Y2 r r BolahoodlPointe of View Developments Inc. /V (High Density Residential dURMA1q' Zoning Approved 1988) 'BVI 2117412 Ontario Ltd. MG 17Wgy2 (Commercial Zoning Approved 2005) olAfn -i- '' f r � i .i 1276467 Ontario Ltd. 4. (High Density Residential 1 - Zoning Approved 2009) t �a To O" IRE CR ��. a ~ r `- - X - R7 o. ��. 0.2 Ha NE o Building J Future Additional Parkland Lot Creation Late 80's to Current 1276467 Ontario Ltd. Future Lot Creation (Low Density Residential Lands Acquired for Park Proposal) A72007 -0Q05 + Municipally Owned COPA 2007=0002 Ar2018 141 Limits of High Street Courtice Inc (See ZB002 Figure 3: Prior Development Considerations Municipality of Clarington Report PSD -067-17 Page 18 The following applications identified on Figure 3 have been previously approved and zoned by Council: Wayne Bolahood - Approved July 11, 1988 x 333 apartment units and 1100 square metres of commercial. x Building Height — maximum12 stories. 1276467 Ontario Limited — Approved March 2, 2009 x 177 apartments and 6 townhouses. x Building Height — maximum 8 stories. 2117412 Ontario Limited — Approved March 19, 2005 x 3281 square metres commercial floor space. In addition to the above, a site development concept for 43 Darlington Boulevard was submitted in the consideration at the time of the 1276467 Ontario Limited application for the redevelopment of lands, including portions of the rear yards of properties at the southerly end of Darlington Boulevard. (These lands were part of the 1276467 Ontario Limited holdings but severed from the larger parcel through the conveyance of land to the Municipality for a stormwater pond and parkette.) As Darlington Boulevard is upgraded to an urban standard and sanitary sewer services are extended to allow for development on full municipal services, further redevelopment of the large lots can be anticipated. This could include: x severance of rear yards facing an internal street (as noted in the development concept noted above) similar to the west side of Darlington Boulevard where lots have been severed with frontage on Foxhunt Trail. x consolidation of parcels and redevelopment through condominium blocks similar to the subject development application. In addition, there are two commercial properties that abut the south and east sides of the Esso service station that will redevelop in the future. 11.2 Implementing the Regional Corridor The subject lands are located along the Courtice Main Street which has been identified as a priority area to accommodate growth. The lands have a lengthy history of development review and approvals and the development has the potential to significantly contribute to density and intensification targets along the principal transit spine in the community. This project will allow for a greater diversity of housing types including bungalow townhouses, two -three storey townhouses, rental apartments and condominium apartments. The proposed unit yield of 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. Municipality of Clarington Report PSD -067-17 11.3 Integration into the Neighbourhood Page 19 According to the Clarington Official Plan, new development should respect and reinforce the character of existing neighbourhoods, having regard to the pattern of lots, streets and blocks, the size and configuration of lots, building types of nearby properties, the height and scale of buildings and the setback of buildings from the street, rear and side yards. As noted earlier, existing development along Darlington Boulevard occurred at a time when this was a rural area outside of Oshawa. Large rural lots on private services are not the norm for urban areas. The Official Plan promotes redevelopment for the efficient use of serviced lands in settlement areas, particularly in priority intensification areas along the Highway 2 corridor. Darlington Boulevard was not built as part of an urban neighbourhood. Transformation from a rural area rather than integration is the predominant objective. The subject lands are located along the Courtice Main Street which has been identified as a priority area to accommodate growth. The lands have 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, standard townhouses, rental apartments and condominium apartments. Notwithstanding this process of transformation to an urban character and implementation of the high density corridor, there are opportunities to address some of the public concerns in the immediate area of existing dwellings along Darlington Boulevard: x Lots on Darlington Boulevard will be wider than the current zoning permissions. The proposed rezoning requires a minimum lot frontage of 18 metres rather than the existing zoning for 15 metre wide lots. This is still quite large compared to typical new single detached lots but not as wide as many of the neighbouring lots. x The height of the new dwelling along Darlington Boulevard and the nearby townhouses will be limited to eight metres. The current R1 zoning along Darlington Boulevard permits dwelling height of up to 10.5 metres, with the potential for three storeys. The draft zoning by-law recommends limiting height to eight metres which would permit bungalows, bungaloft-style or two storey dwellings, but would preclude three storey dwellings along Darlington Boulevard. This height limitation would also apply to the townhouse units closest to the existing dwellings (within 30 metres) or abutting the new single detached lots. x Lots on Darlington Boulevard will have an increased front yard setback to 10 m for the 5 single detached dwellings. The minimum setback in the existing R1 zone is 4.5 metres to the dwelling. Staff have reviewed the existing front yard setbacks along the street and recommend an increased setback of 10 metres. The proposed lot depth is approximately 39 metres (128 ft) which can easily accommodate a suitable building envelope with a 10 metres front yard setback and the required year yard setback of 7.5 metres. Municipality of Clarington Report PSD -067-17 One submission requested that all lots have a depth of 61 metres (200 ft). The proposed lot depth will be less than requested in Ms. Reinant's submission. 11.4 Mitigating Environmental impacts Environmental impacts identified in the report from Niblett Environmental include: x Removal of a small tributary to the Farewell Creek. x Removal of vegetation above the top of bank. x Regrading lands over the top of bank. x Stormwater impacts from urbanizing the lands. Page 20 Staff, CLOCA and the applicant's consulting team met on August 17, 2017 to work through technical issues relating to the Environmental Impact Study and other studies that inform the development limit along the Farewell Creek valley. Most issues are close to resolution, however the compensation plan for loss of habitat and vegetation requires significantly more work. The applicant may be required to compensate on lands beyond the Farewell Creek Valley and/or pay a cash contribution, though the site plan process. At this time, Staff and CLOCA are satisfied with the established development limit that will form the boundary along the Farewell Creek as proposed by the applicant and the justification submitted by Niblett. Implementation details and final implementation of the mitigation plan will be resolved through the site plan process. Given the subject application was submitted prior to OPA 107 coming into effect, a 6 metre setback to top -of -bank was determined to be acceptable. The applicant is cautioned that should the remaining technical studies as identified CLOCA may require adjustments to the site that may negatively impact unit yield. 11.5 Vehicular Access and Traffic Traffic The proposed development would generate 189 two way trips (35 inbound, 154 outbound) in the morning peak hour and 231 trips (154 inbound and 77 outbound) in the afternoon peak hour. Under existing conditions, the Darlington Boulevard/Highway 2 intersection is operating at acceptable levels of service with the exception of the eastbound left turn. Highway 2 Signalization It has been important for this development and the commercial development through which it gains access to Highway 2 to have a signalized entrance. The new signals would not only benefit the Courtice Uplands development but would assist in the further deterioration of the Darlington Boulevard intersection as background traffic continues to grow. Municipality of Clarington Report PSD -067-17 Page 21 The work undertaken by Paradigm Transportation Solutions has assisted the Region in concluding that a signalized access will be permitted at Highway 2. Since it will not meet the Region's warrants for signals, it would be the Municipality's responsibility to pay for signalization. The Municipality will recover 100% of the costs associated with the signals from the developer. A Neighbourhood without a Collector Road System The lands known as the Farewell Neighbourhood (between the Farewell Creek and Townline Road, south of Highway 2) is one of the smallest neighbourhoods in Clarington. It has been highly constrained by pre -urban development that occurred on Townline Road, Highway 2 and Darlington Boulevard. Due to its relatively small size and the constraints for through traffic, no collector road system was previously identified. Access was determined on the basis of lots acquired by the sub divider, Traffic Infiltration into the Neighbourhood The Municipality's study reviewed travel times, calculated anticipated traffic volumes and undertook traffic counts. The conclusion was that traffic infiltration by "outsiders" to the neighbourhood was minimal, approximately 13 to 25 vehicles in the AM peak and PM peak hours respectively. This is one vehicle every two — five minutes and some of this may be neighbourhood residents accessing commercial uses at the intersection of Darlington Boulevard and Highway 2. Paradigm notes that speeds are not excessive but the existing narrow pavement width may give that impression Darlington Boulevard Entrance The residents of Darlington Boulevard have requested that no access to the site be permitted from Darlington Boulevard because of traffic impacts. As noted in the Paradigm Report, Darlington Boulevard and several other roads (Kingwood Drive and a portion of Foxhunt Trail are approaching the upper end of traffic volumes anticipated on local road. These roads function as the collector road system for the neighbourhood. The reason for this is that there are no designated collector roads that serve the neighbourhood and the number of residents that use it (approximately 350 homes). The pre-existing strip residential development along Darlington Boulevard prevented all but one access point from the east (located at the south end). Commercial development on the north precluded access from the north with the exception of Darlington Boulevard. Lastly the Farewell Creek prevent traffic connections to the east. This particular neighbourhood does not have the flexibility of an urban grid street system to disperse traffic. The Municipality is planning to reconstruct Darlington Boulevard to an urban standard with increased pavement width, curb and gutter and sidewalks which will greatly improve safety and provide sanitary sewer services to the area. The Paradigm report recommends that traffic calming measures be incorporated into the planned reconstruction. Municipality of Clarington Report PSD -067-17 Page 22 The Paradigm report recommends that the Darlington Boulevard access (Street Y) be eliminated to address traffic impacts through the neighbourhood to Olive Avenue. The rationale is that it would create traffic levels over the range to be more characteristic of a neighbourhood collector road and provide an unsafe condition. The transportation consultant for the applicant notes that with the elimination of the Darlington Boulevard access, the new traffic signals for the PM peak hour will result in a level of Service D and a 23 second delay per vehicle. The Official Plan encourages strong connectivity of street systems and multiple access points that allows for traffic to disperse by providing an array of alternative routes. Not only should the concerns of existing residents be considered but the needs and lifestyle of future residents needs should be a factor. Requiring all traffic to access the development via the Highway 2 entrances requires residents to traverse a commercial development to enter or exit from their home. While most of the residents in the northerly portion of the site will use Highway 2 as this access regardless, the southerly townhouse residents will have to travel 400 metres (1/4 mile) through the private laneway system to leave their residence. An access to Darlington Boulevard would provide better choice for these future residents. This development will have more residential units than the existing residential neighbourhood over to Townline Road (464 versus approximately 350). The existing neighbourhood has four access points — three on Townline Road and Darlington Boulevard whereas the new development warrants all -way access points as outlined in the Main Street Courtice proposal. Improvements to Highway 2 and Darlington Boulevard through urbanization will address some of the congestion issues at peak hours at the intersection with Highway 2. The completion of the rear urban laneway from Darlington Boulevard to Townline Road will also assist by providing an alternative route for commercial traffic. In the fullness of time, when commercial properties are redeveloped around the Esso gas station, the internal residents would also have access to Darlington Boulevard by means of the rear laneways planned along the south limit of the commercial properties. Eventually, access to and from the development can also occur via a shared common rear lane opposite the LCBO access to Darlington Boulevard as identified in the Secondary Plan. Having regard for the potential traffic infiltration which could increase with a southerly entrance despite the desire for more flexible transportation network, it is recommended that there be no permanent access to Darlington Boulevard. Municipality of Clarington Report PSD -067-17 Temporary Access and Construction Traffic Page 23 Due to phasing requirements, Engineering Services is prepared to permit temporary access for the early phases of townhouse development. This will occur over a relatively short period whereas the timetable for the construction of the apartment buildings is much longer and the signalization of Highway 2 would not occur until later. There would also be potential difficulty in accessing the Highway 2 entrance in the early stages of construction. Residents raised concerns about construction traffic using Darlington Boulevard. A final construction traffic and phasing plan will be required through the site plan process. Construction traffic will be required to use the Highway 2 entrance for virtually all of the project. The only exception would be that Darlington Boulevard may be used in limited circumstances for development of lands adjacent to Darlington Boulevard. 11.6 Prematurity of approving the Courtice Uplands in advance of a Master Block Plan for the Lands on the East side of Darlington Boulevard Several Darlington Boulevard residents have requested that all the properties on Darlington Boulevard be subject to a comprehensive Master Block Plan and that the portion of the subject development application which includes 11, 13 and 15 Darlington Boulevard be placed on hold until such time as that Plan has been completed. Staff do not support such a position given the current stage of this application. However. recognizing that there will be the potential for further redevelopment as sewers are extended, It would be very helpful however to complete such a plan prior to further redevelopment within the Darlington Boulevard area. There are two potential areas that would be subject to such further planning: North of the Courtice Uplands site This area includes the Commercial lands and the residential lands to the north of the subject site. The proponent are provided some indication on what this could look like through discussion with staff. It would be important to look at this area more thoroughly due to the traffic issues surrounding the commercial development in this area, the potential site development opportunities. South of the Courtice Uplands site Residential Lands south of the subject application. This includes the redevelopment opportunities at the rear of existing properties, the municipal park block and trail connections. Staff recommend that this work be initiated in the 2019 work program. Municipality of Clarington Report PSD -067-17 Page 24 11.7 Connecting the Neighbourhood to the Farewell Creek valley and trail system From a neighbourhood design perspective, this is large development with private roads that has limited connectivity by public streets. Introducing a public street network is difficult given the constraints of the site and impacts on development yield on a site that is already zoned for development. In the absence of public streets, Staff requested improved public linkages to the valley system that will better connect with the rest of the neighbourhood. This is an important objective of the Official Plan and Council's Strategic Plan as the Municipality develops an active transportation network of trails, bike lanes and sidewalks. The Farewell Creek trail will be a major spine for the active transportation network. The latest plan proposes easements to provide for public access, however, it does not address cycling connections that would satisfy staff's objectives. Staff have requested a wider, more robust connection, versus simply an easement over the private sidewalk network. This was echoed by the delegation of Mr. Boate at the September 11, 2017 meeting on behalf of Durham Region Cycling Coalition. The goal is to allow for trail users to connect to Darlington Boulevard and the commercial areas to the north and west, and for the residential neighbourhood to access the valley and trail system. A wider connection, would allow for a sidewalk and/or trail connection, landscaping, benches and other street furniture and create a better public realm versus the proposed sidewalk connection. After further discussion with the applicant, the ten metre corridor for a three metre multi- use path could not be accommodated without the loss of a number units that was unacceptable to the proponent. Through the site process, the following concept illustrated on Figure 4 is proposed: x A three metre multi -use path would be designed within the six metre corridor from Darlington Boulevard to the townhouse units would be designed to accommodate three metre multi -use path to the Municipality's standard. x A sidewalk would be built on the north side of the townhouse units for pedestrians and cyclists would use the vehicular laneway. x A three metre multi -use path would be designed in a north -south alignment to connect through the Play Area to the municipal park. Municipality of Clarington Report PSD -067-17 Page 25 `i ��� ,.-'00- Figure 4 Multi -use path connection through condominium While this much less desirable than a continuous multi -use path on wider right-of-way, other opportunities should then be considered in the future to connect to the municipal park and Farewell Creek trail. (see Figure 5). Municipality of Clarington Report PSD -067-17 Page 26 Figure 5 — Proposed Farewell Creek Trail Network Municipality of Clarington Report PSD -067-17 Page 27 Public access easements would need to be secured not only for this connection but also for a north -south pedestrian connection along Street X up to Highway 2. 11.8 On-site stormwater Servicing details to be finalized Staff and CLOCA are satisfied with the principle of underground storage and bio -retention areas for on site management of stormwater quality and quantity. The final design details of infiltration areas and other stormwater management features will be confirmed at the site plan approval stage. Adjustments to the final site plan may be required to fully implement stormwater management for the site. This has the potential to reduce unit yield. Appropriate conditions for future maintenance and operation of stormwater management elements will be included in site plan and condominium agreements. The future condominium corporation(s) will be responsible for not only the on-site stormwater structures but the outlets in the valley as well. 11.9 Parkland dedication will require payments -in -lieu Municipal parkland dedication will be calculated based on the rate of 1 ha per 300 units. The developer will be required to provide a cash payment in lieu of parkland, less any previous contributions related to prior development approvals. Final parkland calculation will be determined at the site plan stage however the methodology for the calculation is as follows: Gross Parkland requirement 1.55 ha Less previously dedicated Parkette Block 0.20 ha Less municipal parking lot for Tooley's Mills Park 0.16 ha* Less developer contribution for purchase of 71 Old Kingston Rd. 0.30 ha Cash -in -lieu payment based on fair market value of: 0.89 ha The final size of the municipal parking lot area to be determined as per discussion in Section 11.2. 11.10 Request to declare municipal lands surplus and transfer to the developer High Street Courtice is requesting that approximately 0.18 hectares of land previously transferred to the Municipality be declared surplus and acquired for use within the proposed development. These lands are part of the Farewell Creek valleylands. This matter is addressed separately in report PSD -068-17. The development of these lands is supported by the Environmental Impact Study work and final compensation and restoration plans will require approval from CLOCA and Planning Services staff. 11.11 Sales Pavilion on lands to be dedicated for Tooley's Mill Park The proponents have submitted a Site Plan application for a sales pavilion on lands to be dedicated to the Municipality for park purposes, specifically for a parking lot for the Tooley's Mill Park (See Figure 6 below). While this land is currently owned by the proponent, by the end of the site plan process these lands will be transferred to municipal ownership. Municipality of Clarington Report PSD -067-17 Page 28 There may be some mutual benefit in a shared parking facility but it would encumber the use of the site limiting the number of parking spaces. Further, the proposed site plan provides for a different access point and there would need to be substantial regrading of the site for the eventual municipal use. 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, and to ensure no conflict when Tooley's Mill Park has scheduled events that will require parking. The following outline of terms for a lease agreement are contemplated and would be further negotiated with the Engineering Services Department: x Relocated access and approved grading/site plan to satisfaction of Director of Engineering Services. x Lease agreement would terminate December 2019. It is recommended that the Director of Engineering be authorized to finalize the terms of the lease agreement for consideration by Council. I 0 46 aL'BS - ell ti F 0.22 al Approximate Extent of s Additional Lands � it Figure 6: Proposed Sales Trailer Site Plan Municipality of Clarington Report PSD -067-17 11.12 Recommended Official Plan Amendment 113 Page 29 It is determined that no amendment to the Clarington Official Plan is required to permit the 27 unit townhouse component on the rear of the Darlington Boulevard lots. Staff have provided a proposed amendment to the Mid Rise High Density Designation policy in the Courtice Main Street Secondary Plan to allow limited townhouse development, up to three storeys. 11.13 Recommended Zoning By-law Amendment The proposed zoning by-law amendment will establish three zones for the site. One zone for the five lots along Darlington Boulevard with increased front yard and side yard setbacks of 10 metres and 1.5 respectively. An R3 exception zone would apply to the rear of the Darlington Boulevard lots, permitting only townhouse units up to two storeys, while an R4 Exception Zone would apply to the remaining lands and would establish provisions for densities, unit mix, and regulations for the apartment uses and the townhouse uses. A special rate for visitor parking has been established. The minimum requirement in the Zoning by-law would require one space for every four units, while the recommended Zoning By-law would require one space for every six units or 0.15 space for every unit. This reduction is supported by the work of the Traffic consultant and staff have no objection to the shortfall which equals a seven percent reduction in the overall parking requirements (from 563 to 522). The applicant has agreed to look for other opportunities to provide for additional parking through the site plan process. Special Conditions have been added for removing the Holding (H) symbol as follows: a) Durham Region provides clearance with respect to the Environmental Site Assessment and Archeological Study; b) An agreement is entered into with respect to the funding of signals on Highway 2; c) Any necessary cross -easements to access Highway 2 and Darlington Boulevard are created to the satisfaction of the Municipality; and d) Central Lake Ontario Conservation Authority provides clearance with respect to infiltration measures to achieve an appropriate water balance, water quality treatment, stormwater quantity controls, erosion controls, implementation of Environmental Impact Study recommendations. 12. Concurrence Not applicable. 13. Conclusion In consideration of all agency, staff and public comments, it is respectfully recommended that the applications by High Street Courtice Inc. to amend the Clarington Official Plan and Zoning By-law for a multi -unit residential development be approved. Municipality of Clarington Report PSD -067-17 14. Strategic Plan Application Not applicable. Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Page 30 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 Attachments: Attachment 1: Official Plan Amendment Attachment 2: Zoning By Law List of interested parties can be obtained through the Planning Services Department. ATS/CP/av;tg IAADepartmentlDO N— . —.— SYSTEM\Application Files\ZBA-Zoning\2016\ZBA2016-0024 High Street Courtice\Staff Reports', Attachment 1 to Report PSD-067-17 Ciffingoin Amendment Number 113 To The Municipality of Clarington Official Plan Purpose: To amend the Clarington Official Plan and the Courtice Main Street Secondary Plan to adjust limits of the Environmental Protection Area, to increase the minimum density target and to permit limited townhouse development, up to 3 storeys, in the Mid - Rise High Density Designation. Basis: This amendment is based on applications by High Street Courtice Inc. to permit a multi -unit residential development, which will result in 464 units, including apartments and townhouses, on lands south of Durham Highway 2, and east of Darlington Boulevard, and predominantly within the Courtice Main Street Secondary Plan area. Actual Amendment: The Courtice Main Street Secondary Plan is hereby amended as follows. New text is shown as an underline and deleted text is shown with a stFkethre u`vh. 1. "5.4.7 Mid -Rise High Density a) Notwithstanding Section 5.1.5, the height of any apartment building shall be a minimum of 6 storeys and a maximum of 10 storeys. b) Permitted dwelling types shall include apartment buildings and townhouses. c) The density for all lands designated Mid -Rise High Density Residential shall be a minimum of 100 units per net hectare. 2. Map A2 — Land Use — Courtice Urban Area of the Clarington Official Plan is amended as shown on Exhibit "A" to this Amendment. 3. Map C — Secondary Plan Areas - of the Clarington Official Plan is amended as shown on Exhibit "B" to this Amendment. 4. Map A — Land Use — of the Courtice Main Street Secondary Plan is amended as shown on Exhibit "C" to this Amendment. 5. Map B — Urban Design Precincts — of the Courtice Main Street Secondary Plan is amended as shown on Exhibit "D" to this Amendment. Attachment 1 to Report PSD-067-17 Ciff;w9wn Implementation: The provisions set forth in the Municipality of Clarington Official Plan and the Courtice Main Street Secondary Plan, regarding the implementation of the Plan, shall apply in regard to this Amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan and the Courtice Main Street Secondary Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment. I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0024 High Street Courtice\Staff Reports\PSD-067-17 Recommendation Report\Attachment 2 HSC Zoning By-law.docx Attachment 1 to Report PSD -067-17 Exhibit "A", Amendment No.113 to the Municipality of Clarington Official Plan, Map A2, Land Use, Courtice Urban Map Exhibit "B", Amendment No.113 to the Municipality of Clarington Official Plan, Map C, Secondary Plan Areas, Clarington Urban Areas Bowmanville Lake Ontario Attachment 1 to Report PSD -067-17 1 (TAUNTON ROAD) � ¢ L NASH ROAD 1 1 a SECONDARY PLAN AREAS a MG�'I'AY2 rc - w 0 Amend Secondary Plan Boundary j w Y a OP � a CONCE PEaBLESTONE rc ROAD =U W p 1 77 0 a) j I O 0 O u� 1 � CC ¢ I BASELINE ROADI I I FIlG71WAY ENIZ p Bowmanville Lake Ontario Attachment 1 to Report PSD -067-17 1 (TAUNTON ROAD) � ¢ i NASH ROAD Newcastle Villag -SQCFSSION SECONDARY PLAN AREAS a MG�'I'AY2 rc - w 0 Amend Secondary Plan Boundary j w Y r� OP O o' CONCE a 1 O =U W p 1 77 0 1 j I O 0 O u� 1 � I BASELINE ROADI I I FIlG71WAY ENIZ p Y ME Q1 cOUFtICe 4 MAno 0.'¢ T- O 0 xO C � O CONCESSION 1 v O 1 - URBAN BOUNDARY NOTE SECONARY PLAN BOUNDARIES ALL EXISTING SECONDARY PLANS NEED CONCESSION ROAD 5 COMPLETED TO BE UPDATED TO CONFORM TO THE OFFICIAL PLAN EXCEPT FOR COURTICE - NOT COMPLETED MAIN STREET SECONDARY PLAN. Bowmanville Lake Ontario Attachment 1 to Report PSD -067-17 1 (TAUNTON ROAD) � ¢ i (TAUNTON ROAD) MAP C Newcastle Villag -SQCFSSION SECONDARY PLAN AREAS a x rc a - w Z Y 0 OP CONCE IONROAD4 O Bowmanville Lake Ontario Attachment 1 to Report PSD -067-17 � 1 1 REGIONAL ROAD 4 � ¢ i (TAUNTON ROAD) MAP C Newcastle Villag -SQCFSSION SECONDARY PLAN AREAS ROAD4 x OFFICIAL PLAN MUNICIPALITY OF CLARINGTON JULY, 2017 OFFICE CONSOLIDATION Y 0 o Bt1O.ROAD a 1 1 O a Q m � Y MAno p xO rr K ' CONCESSION v O CONCESSIOwN CONCESSION ROAD 5 /1 1 OO � � � F � N ELEWETTROAD S H1GNWA1 Q 4 ¢ n BROWVJEW 351 ROAD 3 � W � 1 1 J � ¢ i Y MAP C Newcastle Villag -SQCFSSION SECONDARY PLAN AREAS ROAD4 x OFFICIAL PLAN MUNICIPALITY OF CLARINGTON JULY, 2017 OFFICE CONSOLIDATION 0 o � 0 o O a Q m � Y LL STREET CONCESSIOwN OO � � � F � N S H1GNWA1 Q 2 BROWVJEW CAD s U ¢ Ir 1� � 1 1 J � ¢ i MAP C Newcastle Villag N SECONDARY PLAN AREAS / CLARINGTON URBAN AREAS OFFICIAL PLAN MUNICIPALITY OF CLARINGTON JULY, 2017 OFFICE CONSOLIDATION Attachment 1 to Report PSD -067-17 Exhibit rill Amendment No.113 to the Municipality of Clarington Official Plan, Map A, Land Use, Courtice Main Street Secondary Plan -- -- - DURHAM HIGHWAY 2 Change From "Mid -Rise High Density i' Residential" To "Environmental DURHAM HrGH r-- Protection Area" - --�- r -FRAIL 0 U Add "Mid -Rise High Density Residential" To Amended n. Secondary Plan Boundary W o m z C J � \ a - Amend Secondary Plan Boundary a /V Commercial Mid -Rise High Density Residential dIF Greenway Feature --- Private Laneway MAP A Commercial Mixed Use Low Rise High Density Residential Proposed Location Of Central Square === Private Street Community Facility Medium Density Residential • Proposed Location of Public Library 111111 Public Street LAND USE 0 Environmental Protection Area — Seconds Plan Boundary 1 —� Prominent Intersection • • • • Trails COURTICE MAIN STREET i nt y %— SECONDARY PLAN i ®Town Centre Commercial � Town Centre JULY, 2017 OFFICE CONSOLIDATION Exhibit "D", Amendment No.113 to the Municipality of Clarington Official Plan, Map B, Urban Design Precincts, Courtice Main Street Secondary Plan WEST GATEWAY IBLACK CREEK PRECINCT _ PRECINCT Amend "West Gateway Precinct" Boundary t Amend Secondary Plan Boundary V +IE Greenway Feature `� Prominent Intersection —. Trails — Secondary Plan Boundary Attachment 1 to Report PSD -067-17 EAST GATEWAY PRECINCT TOWN CENTRE PRECINCT MAP B URBAN DESIGN PRECINCTS COURTICE MAIN STREET SECONDARY PLAN JULY, 2017 OFFICE CONSOLIDATION Attachment 2 to Municipality of Clarington Report PSD -067-17 Corporation of the Municipality of Clarington By-law Number 20 - 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, for ZBA 2016-0024; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 2 "Definitions" is hereby amended by inserting the following definition: "Amenity Area shall mean an area that is designed and intended primarily for the leisure and recreation of the occupants of a building or site." 2. Section 15.4 "Special Exceptions — Urban Residential Type Four (R4) ZONE" is hereby amended by deleting Section 15.4.30 in its entirety and replacing with the following: 15.4.30 Urban Residential Exception (R4-30) ZONE Notwithstanding 3.16 a., 3.16 d., 15.1 a., 15.2 a., 15.2 c., 15.2 g., 15.2 h., 15.2 i, those lands zoned "R4-30" on the Schedules to this By-law shall only be used subject to the following zone provisions: a. Permitted Uses i) Apartment Building ii) Link Townhouse Dwelling b. Density i) minimum 100 units per net hectare ii) maximum 125 units per net hectare iii) The number of Link Townhouse Dwelling units shall not exceed 15% of the total number of units within the R4-30 zone. C. Private Lane Width (Minimum) d. Regulations for Apartment Buildings: 6.5 metres i) The street fagade (minimum) shall be 70% of the length of Street Line along Highway 2 and shall have a setback between 1.7 metres and 8.5 metres ii) Setback to R3-53 Zone (minimum) iii) Setback to Environmental Protection Zone (minimum) iv) Setback to Commercial Zone (minimum) v) Setback to a Link Townhouse unit vi) Maximum height vii) Minimum height viii) Underground Parking Structure Setbacks (minimum) 45 metres 1.5 metres 10 metres 15 metres 10 storeys 9 storeys 45 metres to R3-53 Zone, otherwise 1.2 metres from any property line ix) Provisions for air intake, parking structures, and stairwells a) Minimum 40 metres setback to R3-53 Zone, otherwise 3 metres to any property line b) Maximum height of air intake/exhaust 1 metre c) Maximum height of stairwell for access to underground parking 2.5 m x) Visitor Parking (minimum) 0.15 spaces for each apartment dwelling unit, 10% of which shall be accessible parking spaces. In all other, respects the Parking Table referred to in 3.16 a. shall continue to apply. A) Bicycle Parking (minimum) 0.5 space per dwelling unit A minimum of 75% of the required spaces shall be within a building or structure. xii) Minimum indoor amenity space 2 square metres per unit xiii) Minimum outdoor amenity space 4 square metres per unit e. Regulations for Link Townhouse Dwellings: i) Front yard setback to a private street or sidewalk (minimum) 6 m Page 2 ii) Exterior side yard setback to a private street or sidewalk (minimum)1.2 m iii) Minimum setback between dwellings without a common wall 2.4 m iv) Minimum setback to residential zone v) Minimum setback to commercial zone vi) Minimum setback to EP zone vii) Minimum outdoor private amenity space per unit viii) Minimum outdoor shared amenity space iv) Maximum height 10 metres 6 metres 7.5 metres 30 square metres 4 square metres per unit 12 metres 3. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception: "14.6.53 Urban Residential Exception (R3-53) ZONE Notwithstanding 3.16 d., 14.1 a., 14.4 a., 14.4 b., 14.4 c., 14.4 g., those lands zoned "R3-53" on the Schedules to this By-law shall only be used subject to the following zone provisions: a. Permitted Uses i) Link Townhouse Dwelling b. Density (maximum) 45 units per hectare. C. Regulations for townhouse dwelling units i) Front yard dwelling setback to a private street or sidewalk (minimum) 3 m ii) Front yard garage setback to a private street or sidewalk (minimum) 6 m iii) Exterior side yard setback to a private street or sidewalk (minimum)1.2 m iv) Setback between dwellings without a common wall (minimum) 2.4 m v) Setback to residential zone (minimum) vi) Minimum outdoor private amenity space per unit vii) Minimum outdoor shared amenity space vii) Maximum height 1.2 m 30 square metres 4 square metres per unit Page 3 8 m for units within 30 metres of adjacent R1 or R1 Exception Zones, otherwise the maximum height shall be 12 m d. Private Lane Width (Minimum) 6.5 metres 4. Section 12.4 "Special Exceptions — Urban Residential Type One (R1) Zone" is hereby amended by amended by adding thereto, the following new Special Exception: 12.4.98 Urban Residential Exception (R1-98) ZONE Notwithstanding 12.1, 12.2 a., 12.2 b., 12.2 d. i), and 12.2 h., those lands zoned "R1-98" on the Schedules to this By-law shall only be used for single detached dwellings subject to the following zone provisions: a. Lot Area (minimum) 700 square metres b. Lot frontage (minimum) 18 metres C. Yard Requirements (minimum) i) Front Yard Setback 10 metres ii) Side Yard Setback 1.5 metres d. Building Height (maximum) 8 metres" 5. Section 12.4 "Special Exceptions — Urban Residential Type One (R1) Zone" is hereby amended by amended by adding thereto, the following new Special Exception: 12.4.99 Urban Residential Exception (R1-99) ZONE Notwithstanding 3.12 c., 12.1, 12.2, and 12.3, those lands zoned "R1-99" on the Schedules to this By-law shall only be used for a public use, and a Temporary Sales Office, subject to terms and conditions of a municipal lease agreement, and subject to the following zone provisions: a. Lot Area (minimum) 1500 square metres b. Lot frontage (minimum) 50 metres C. Yard Requirements (minimum) i) Front Yard Setback 15 metres ii) Interior Side Yard Setback 2.5 metres ii) Rear Yard Setback 4 metres d. Building height (maximum) 5 metres Page 4 e. Floor area (maximum) 400 square metres f. Parking Spaces (Minimum) 20 g. Loading Spaces nil Pursuant to the requirements of Section 39 of the Planning Act, 1990, as amended, the temporary sales office use shall cease on December 31, 2019." 6. Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Urban Residential Exception (R4-7) Zone" to "Urban Residential Exception (R1- 99) Zone" "Holding — Urban Residential Exception ((H)R4-7) Zone" to "General Commercial Exception (C1-39) Zone" "Urban Residential Type One (R1) Zone" to "Holding - Urban Residential Exception ((H)R1-98) Zone" "Urban Residential Type One (R1) Zone" to "Holding - Urban Residential Exception ((H)R3-53) Zone" "Holding - Urban Residential Type One ((H)R1) Zone" to "Holding - Urban Residential Exception ((H)R3-53) Zone" "Holding — Urban Residential Exception ((H)R4-7) Zone" to "Holding — Urban Residential Exception ((H)R4-30) Zone" "General Commercial Exception (C1-39) Zone" to "Holding — Urban Residential Exception ((H)R4-30) Zone" "Urban Residential Exception (R4-7) Zone" to "Holding — Urban Residential Exception ((H)R4-30) Zone" "Environmental Protection (EP) Zone" to "Holding — Urban Residential Exception ((H)R4-30) Zone" "Urban Residential Exception (R4-7) Zone" to "General Commercial Exception (C1- 39) Zone" "Holding — Urban Residential Exception ((H)R4-7) Zone" to "Environmental Protection (EP) Zone" and, "Urban Residential Exception (R4-7) Zone" to "Environmental Protection (EP) Zone" as illustrated on the attached Schedule 'A' hereto. 7. Schedule `A' attached hereto shall form part of this By-law. Page 5 8. Special provisions for removing the (H) Holding Symbol in the R4-30 and R3-53 Zone. In addition to the general provisions of the Official Plan with respect to the removal of the (H) Holding symbol, Council shall only enact a by-law to remove the (H) Holding Symbol from the R4-30 and R3-53 Zone when: a) Durham Region provides clearance with respect to the Environmental Site Assessment and Archeological Study; b) An agreement is entered into with respect to the funding of signals on Durham Highway 2; c) Any necessary cross -easements to access Durham Highway 2 and Darlington Boulevard are created to the satisfaction of the Municipality; and d) Central Lake Ontario Conservation Authority provides clearance with respect to infiltration measures to achieve an appropriate water balance, water quality treatment, stormwater quantity controls, erosion controls, implementation of Environmental Impact Study recommendations. 9. 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 , 2017 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk Page 6 This is Schedule "A" to By-law 2017- passed this day of , 2017 A.D. DURHAM HIGHWAY2 i 0 LU J D O IM Z 0 0 Z J 011 V� ❑ Q' - Zoning Change rom'R4-7'To'R1-99' - Zoning Change From '(H)R4-7' To 'C1-39 W Zoning Change From 'R1'TO'(H)R1-98' 1- U) Zoning Change From 'R1'To'(H)R3-53' J a 0 Zoning Change From '(H)R1' To'(H)R3-53' _ Zoning Change From'(H)R4-T To '(H)R4-30' - Zoning Change From'C1-39' To'(H)R4-30' Zoning Change From 'R4-7' To'(H)R4-30' 0 Zoning Change From 'EP' To'(H)R4-30' N - Zoning To Remain'(H)R4-30' /f Zoning Change From'R4-T To'C1-39' - Zoning Change From'(H)R4-7' TO'FP Zoning Change From 'R4 -T TO'EP' Courtice • ZBA 2016-0024 • Schedule 4 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk Page 7 The Regional Municipality of Durham Corporate Services Department Legislative Services 605 ROSSLAND ROAD EAST PO BOX 623 WHITBY, ON L1N 6A3 CANADA 905-668-7711 1-800-372-1102 Fax: 905-668-9963 durham.ca Don Beaton, B.A.S., M.P.A. Commissioner of Corporate Services "Service Excellence for our Communities" THIS LETTER HAS BEEN FORWARDED TO THE EIGHT AREA CLERKS September 20, 2017 Ms. A. Greentree Clerk Municipality of Clarington 40 Temperance Street Bowmanville, ON L1C 3A6 RE: Motion re Cannabis Legislation Our File: C00 Ms. Greentree, please be advised that the Council of The Regional Municipality of Durham, at their meeting held on September 13, 2017 adopted the following motion: "That Regional Chair Anderson prepare a letter on behalf of Regional Council to the Federal and Provincial Governments, requesting to delay the implementation of the sale of marijuana until Durham Police and area municipalities have an opportunity to review the impact the legislation will have on their processes." Ralph Walton, Regional Clerk/Director of Legislative Services RW/ks If this information is required in an accessible format, please contact 1-800-372-1102 ext. 2009. 19 100% Post Consumer 2117412 Ontario Limited 1552 Bayview Avenue, Suite 2 Toronto, Ontario M4G 3B6 TEL. (416) 485-8805 FAX. (416) 485-8806 October 2, 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 I am writing as a follow-up to my letters to you of January 23 and September 10, 2017 and also in reference to Planning Services Report, PSD -067-17 which is on the agenda for this evening's Planning Services Committee meeting. As you are aware, 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 the above -referenced report. As previously stated, we remain supportive of the proponent's application and believe that the proposed development will be a landmark asset to fulfilling the vision of the approved Courtice Main Street Secondary Plan. There has been however, as with any development of this magnitude, much concern expressed with regards the management of vehicular traffic for this community both from local residents and from ourselves as neighbouring property owners. My purpose in writing to you is to try and remove some of the passion from the arguments expressed and offer sober thought to the issues before Council. As previous owners of most of the lands that are the subject of the current application, we are well -aware of the legitimate concerns expressed by Darlington neighbourhood residents about traffic infiltration into their community. Many drivers use the community as a short-cut to and from southeast Oshawa and the Harmony Road/Highway 401 interchange, in order to avoid the busy intersection of Townline Road and Highway 2. This problem has existed for years and is exacerbated by the rural configuration of Darlington Blvd. and the increased traffic resulting from the location of the LCBO on Darlington Blvd., a location that this writer and many residents cautioned about before the location was approved. In the approval process for the residential lands, we were required by the Municipality to acquire the property at 15 Darlington Blvd. in order to provide a secondary access to our proposed development. We complied with this request and all subsequent development applications showed this driveway, which was approved as a site access by the Municipality in 2009. Now that development of the residential site is closer to fruition, the concerns of local residents regarding traffic congestion and safety issues are heightened and there is much clamor to close the Darlington driveway to mitigate such concern. I respectfully request, however, that Staff and Council take pause to consider the result of such a closure. First, it is important to understand that the traffic management plan within the proposed residential development and our adjacent commercial lands was always envisioned to be designed in such a way as to prevent infiltration through the sites from non-residents seeking to avoid the intersection of Darlington Blvd. and Highway 2. This would be accomplished via some form of controlled access or gating system for the Darlington Blvd. driveway. Let us now consider what would happen if the Darlington Blvd. access/egress is removed for residents of the proposed development. If those residents wish to proceed to Highway 401 to Toronto how will they do so? Granted, some might invest in the extra distance and expense to proceed east along Highway 2 to the new Highway 418 and hence south to the 401 but I would venture that most would exit the residential development onto Highway 2 then proceed west. Where would such drivers then turn to head south? Many, if not all of them would turn at Darlington Blvd which, despite its congestion is the less onerous alternative than the intersection of Highway 2 and Townline Blvd. The result then is the same amount of traffic from the residential development using Darlington Blvd. along its full length instead of from mid -block and increased congestion at Highway 2 and Darlington Blvd. A similar impact would result from traffic coming from Toronto to the residential site. While closing the driveway from Darlington Blvd. to the proposed residential site might be politically opportune, it will, in fact, have the effect of increasing traffic congestion on the northern half of that street and at the already busy intersection of Darlington Blvd. and Highway 2. There was indeed, wisdom in the initial directive from Staff and Council to have the Darlington access as a permanent feature for the residential development in order to mitigate traffic flow along the entirety of the street. I have, in previous correspondence, also emphasized how the closure of the Darlington driveway will negatively impact our commercial property by increasing traffic flow through it. I will state again, that it was never our vision to have either the Darlington driveway or the signalized access serve our respective developments but both. Furthermore, I request that Staff and Council pay particular attention to the approved 2 right turn in and out access onto Highway 2 that is exclusively on our commercial property at its western boundary. If I were a resident of one of the units on the western side of the proposed residential development and did not have access to my home via Darlington Blvd., how might I most efficiently gain such access if I were driving east on Highway 2? Would I proceed all the way to the future signalized intersection or would I take advantage of the closer right turn into the commercial development? The answer is clear, I would infiltrate through the commercial development thus placing upon it an unfair burden of traffic. Such infiltration onto the commercial site will be augmented by the addition of a number of townhouses on the properties located at 13 and 11 Darlington Blvd. There is one further aspect of traffic management for this proposal that deserves further consideration from Council. This relates to the access point for the proposed sales office location for the proponent and, more importantly, the proposed future permanent parking facility for Tooley's Mill Park. As you are aware, we were instrumental in providing some of the land that now forms Tooley's Mill Park and are proud to have participated in making this beautiful setting available for greater public use. Aside from the many concerts and events that have taken place at this venue in recent years, it is also planned as the trailhead for future walking and cycling paths. The site, however, has been plagued by a lack of parking to accommodate visitors. I believe the proposed parking site, once appropriate environmental mitigations are in place, offers an appropriate solution to this dilemma. I wish, however, to direct Council to attached Engineering Services Report (EGD -032- 12) dated November 26, 2012 that was presented to The General Purpose and Administration Committee of the Municipality. In that report, concerns were noted regarding the access into the proposed parking areas from Highway 2. This access is on a downward grade with restricted site lines. I would venture an opinion that as a developer, I would not be permitted to provide such an access from a busy public highway onto my site due to safety concerns. My points to Council on this matter are twofold. First, what studies and improvements have been performed to optimize the safety of this proposed access to a future public parking lot in order to assure user safety and minimize Municipal liability? Second, as noted in the Engineering Services Report, the section of Highway 2 at this access point will be medianed in the future. This will result in drivers wanting to access the site from the east having to proceed beyond it and find an opportunity to turn about. The most likely point to change directions will be at the first available roadway which is the joint driveway into the proposed residential development and our commercial site, thus placing additional traffic burden on those properties. Similarly, drivers exiting the site will be forced to proceed east. Those wishing to head west will also use the first available opportunity which will be at Centrefield Drive thus placing additional burden on the businesses and residences on Centrefield north of Highway 2. In our earlier discussions with the Municipality, consideration had been given to using the future signalized intersection on Highway 2 to our respective properties and the road network of the residential development as a means of access/egress to the future Tooley's Mill parking lot. The current vehicular access to the Park from Highway 2 would then be closed. This plan would have been accomplished via the execution of required easement and cost-sharing agreements amongst the parties. While I cannot speak for the owners of the one residence on Old Kingston Road who would be impacted by the alternate access, it may well be worth their while to accept a safer, full turn access to their home in the future than the perilous current arrangement that will be directionally restricted in the future. Also, the possibility of having the access to Tooley's Mill Park tied to the signalized intersection may advance the timing by the Region for installation of the traffic signal as demands from users to their elected representatives for such signalization will increase. I understand that consideration of having access to this parking lot via the residential development has been removed from the plan under consideration and while not wishing to impede the proponent's aspirations, wonder if there might not be some way of offering an improved access to the proposed parking area? At the very least, I believe it is incumbent upon the Municipality to ensure that the access as currently proposed meets current safety standards and that all reasonable measures to ensure such safety are implemented. Yours truly, fJeff Goldm 1 President cc: Members of Council Mr. D. Crome Mr. A. Cannella Mr. A. Allison Mr. A. Hirschfield 4 Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: November 26, 2012 Resolution#:. - 5 7/-/ d- By-law#: Report#: EGD -032-12 File#: Subject: TOOLEY'S MILL PARK -POSSIBLE PROGRAMMED USES RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report EGD -032-12 be received for information. 2. THAT all interested parties listed in Report EGD -032-12 be advised of Council's decision. /0 Submitted by: Reviewed by: A. .Cannella, Director Engineering Services ASC/PW/dv Franklin Wu, Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379 REPORT NO.: EDG-032-12 1. BACKGROUND PAGE 2 At the October 22, 2012 Council meeting, Council approved the following Resolution; THAT Staff report back to General Purpose and Administration Committee by November 26, 2012 on building a permanent structure which would accommodate, among other activities, musical events in the park at 71 Old Kingston Road in Courtice; and THAT Staff include in the report electrical feeds for the structure, and for lights on Old Kingston Road. 2. COMMENTS The Municipality acquired a .43 ha (1.06 acre) piece of land at 71 Old Kingston Road in 2009 for parkland. The property is located along the west side of Farewell Creek directly opposite the only remaining home on the west portion of Old Kingston Road (Attachment 1). In the late 19th century a grist mill and miller's house occupied the site. The mill ceased operations in the 1920's and the site became the Prestonvale Tourist Camp. A stone cairn and plaque entitled "The Peoples Mill" was installed in 2010 to commemorate the history of the site. Although it has yet to be officially named the site is known as Tooley's Mill Park. The park size is small relative to other parks in Clarington but its location adjacent to the Farewell Creek provides an idyllic starting point for a future recreational trail system that will extend south through the creek valley linking to the residential areas south of the park. The park location and size make it appropriate for passive uses such as seating areas, walkways and perhaps a children's play area. This site will also provide park space for the new residents and visitors coming from the proposed commercial/ residential development west of the park. To make the park available for wider public REPORT NO.: EDG-032-12 PAGE 3 use and enjoyment a first phase development is included in the 2013 capital budget for Councils consideration. Vandalism is always a concern when parks are located in relatively secluded locations such as this. Regardless of what features are included in the park it will need to be designed and constructed with this in mind. Constructing a permanent structure such as a gazebo or bandshell could allow for programmed events such as concerts in the park, outdoor theater, art in the park, and other special events. The gazebo could be surrounded by a combination of turf and hard surfaces to accommodate crowds of varying sizes. Walkways, seating areas and a playground could also be constructed to create a civic gather place for Courtice residents. Installing a washroom building would also be recommended if the site becomes regularly programmed for special events. A Conceptual Master Plan has been prepared to illustrate the park layout with those features (Attachment 2). The Conceptual Master Plan also includes the valley land west of the park that is currently in private ownership. Those lands will eventually be dedicated to the municipality with the approval of the commercial/residential site. While the park is large enough to construct a permanent structure for musical events and other activities there is presently very little opportunity to provide parking at or around the site. The width of Old Kingston Road in its current state would allow for parallel parking on one side only which could generate 18-20 parking spots. If a wider road was constructed parallel parking on both sides of the street could be accommodated roughly doubling the parking to 36 to 40. Overflow parking could end up on surrounding streets or in the private parking lots on the north side of Hwy 2. Since Old Kingston Road is a dead end street, a turning circle or another type of turnaround would need to be constructed at the end of the road to allow cars to turn around and exit. REPORT NO.: EDG-032-12 PAGE 4 One potential opportunity for additional parking could be within the proposed development of the commercial/ residential land west of the park however the exact plans for that development are not known at this time. Turning movements from Hwy 2 onto Old Kingston Road for westbound cars is also a concern. There is a centre lane on Hwy. 2 but at this location it is used for eastbound traffic to turn left at Centerfield Drive. Staff is currently investigating options for improving vehicular access to the park in consultation with the Region of Durham and the owners of the lands west of the park site. In its current configuration and based on the requested future use of the site, i.e. large community events, safety related to site access is a concern. It should also be noted that ultimately access/egress to and from the site for westbound vehicles will be eliminated with the future development of a centre median on Hwy. 2. Council's resolution also requested that staff include in the report electrical feeds for the structure, and for lights on Old Kingston Road. The west section of Old Kingston Road currently has no street lighting but the electrical service required for street lighting and for park lighting could be easily accessed from existing Hydro One service on the north side of Old Kingston Road. The lack of lighting on this portion of Old Kingston Road was previously identified and will be evaluated for inclusion the 2013 Street Lighting Improvement Program. It is anticipated that walkway type lighting would also be required on Old Kingston Road east of Farwell Creek to tie into the existing street lighting. 3. CONCURRENCE: N/A REPORT NO.: EDG-032-12 PAGE 5 4. CONCLUSION There is physical space in Tooley's Mill Park to build a permanent structure for programmed special events such as musical events, however parking and vehicular access could be a problem when large numbers of people come to the park. Bowmanville's Concerts in the Park attract an average of 250 people per event to Rotary Park which is also .43ha in size. In Bowmanville the audience generally arrives by foot or by car with parking available along Queen Street, Temperance Street, King Street and in municipal lots. If similar audiences come to Tooley's Mill Park for special events there is currently not enough public parking available in the vicinity of the park to accommodate those crowds. Constructing a parking lot on this small site is not recommended because it would require a large portion of the parkland. With or without a permanent structure for programmed uses Tooley's Mill Park can be developed to provide residents with a creek -side park in a beautiful setting. The park will also be a gateway to the future recreational trail. Staff are pursing solutions to the access and parking concerns with the goal of resolving those concerns and developing Tooley's Mill Park as a civic space for Courtice residents which could accommodate musical and other special events. When the commercial/residential development west of the park is completed it may provide another parking option for visitors which could allow for larger civic events in Tooley's Mill Park. Public consultation would be initiated should Council want to pursue a musical /special events venue on this site. REPORT NO.: EDG-032-12 CONFORMITY WITH STRATEGIC PLAN PAGE 6 The recommendations contained in this report conform to the general intent of the following priorities of the Strategic Plan: Promoting economic development Maintaining financial stability _ Connecting Clarington Promoting green initiatives X Investing in infrastructure X Showcasing our community Not in conformity with Strategic Plan Staff Contact: Peter Windolf, Manager of Park Development Attachments: Attachment 1 - Site Context Aerial Map Attachment 2 - Conceptual Master Plan List of interested parties to be advised of Council's decision: Jeff Goldman, Durham Custom Homes ciffftwil Attachment 1 to Report PSD -073-17 Planning Services Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Date of Meeting: Addendum to Report: File Number: Council May 24, 2016 PSD -033-16 18T-89007 Resolution: By-law Number: Report Subject: Extension to Draft Approval for 19 Estate Residential Lots by Michael and Cathy Clark Part Lot 1, Concession 1 in the former Township of Clarke Recommendations: That Addendum to Report PSD -033-16 be received; 2. That extension to Draft Approval for 18T-89007 be supported subject to the Conditions as contained in Attachment 2 to PSD -033-16 and that no further extensions be granted; 3. That the Durham Regional Planning and Economic Development Department, Municipality of Port Hope and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -033-16 and the Addendum Report to PSD -033-16 and Council's decision; and 4. That all interested parties listed in Report PSD -033-16 and the Addendum Report to PSD -033-16 and anv deleaations be advised of Council's decision. Municipality of Clarington Addendum to Report PSD -033-16 Report Overview Page 2 At its meeting of May 2, 2016, Council referred Staff Report PSD -033-16 to the Council meeting of May 24th, 2016 and requested staff meet with staff from the Municipality of Port Hope to discuss their proposed Conditions of Draft Approval and their concerns regarding an extension of Draft Approval for a 19 lot estate residential subdivision in the former Township of Clarke. A meeting was held on May 5, 2016, to explore alternative means of achieving the Municipality of Port Hope's objectives, while allowing for the extension to draft approval with conditions that Clarington Staff were prepared to support. All proposed solutions were unacceptable to Port Hope. Staff recommend Report PSD -033-16 now be approved. Background 1.1 At the Council Meeting of May 2, 2016, Council deferred making a decision on Report PSD -033-16 to the May 24, 2016 Council meeting. Report PSD -033-16 recommended an eighteen (18) month extension to a draft approved plan of subdivision to allow the applicant to fulfill all conditions and register the plan. The report also discussed concerns raised by the Municipality of Port Hope regarding the extension to draft approval. Port Hope requested that the extension not be granted since the draft approval was granted many years prior and does not meet with current provincial directives. Port Hope requested that if the extension to draft approval was granted, additional Conditions of Draft Approval be imposed. 1.2 The draft approval was set to lapse on April 27, 2016, and as such the Director of Planning Services, under delegated authority, issued a one month extension to draft approval, so that Staff from Planning Services could meet with Staff from Port Hope. 1.3 On May 5, 2016 staff met with Staff from Port Hope to explore alternatives to achieve Port Hope's main desire to protect for an interchange at the Townline Road East and the Highway 401. 1.4 A lengthy discussion resulted in an impasse. Staff from Port Hope requested that no extension be granted and if it was, that all conditions as previously requested be added to the Conditions of Draft Approval for this subdivision. 2. Discussion 2.1 The main concern from Port Hope's perspective is the potential impediment the subdivision would create to their desire to create an interchange at East Townline Road and Highway 401. Port Hope staff are confident that the interchange will not be impacted by the existing eastbound OnRoute in Port Hope or the future weigh scale station on the north side of the west bound 401 lanes east of Townline Road. Staff suggested that the conditions of Draft Approval be amended and that Open Space Block 21 be conveyed to the Municipality of Clarington should an interchange at East Municipality of Clarington Addendum to Report PSD -033-16 Page 3 Townline Road become a reality, having these lands in public ownership will avoid the necessity of expropriation. Port Hope staff did not believe this would satisfy the future land requirements for an interchange or address potential land use conflicts caused by the residential developments proximity to the interchange. Staff also explored the option of dedication of the Open Space Blocks with the applicant who advised it would negatively impact their real estate deal. 2. Staff remain of the opinion that the conditions of Draft Approval requested by Port Hope are either: a) satisfied; b) contrary to the Region's Official Plan; or c) not relevant to the extension of draft plan approval. As such the conditions, as requested are not recommended to be imposed. Staff from Port Hope advised they will be seeking direction from their Council as to whether or not to appeal the Director's decision to extend draft approval to the Ontario Municipal Board. As previous noted, the applicant would be responsible for all costs associated with defending the extension to draft approval in the event of an appeal. 3. Conclusion 3.1 As previously mentioned, the Owners are motivated to fulfill Conditions of Draft Approval and register the plan. If an extension is not granted, the conditions will lapse and the draft approved plan will expire. It is respectfully recommended that the extension of draft approval for an additional 17 months, being October 27, 2017 be approved. 4. Strategic Plan Application Not applicable Municipality of Clarington Addendum to Report PSD -033-16 Submitted by: Reviewed b� David4. Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Cynthia Strike Principal Planner, 905-623-3379 ext. 2410 or cstrike@clarington.net Attachments: Attachment 1: Report PSD -033-16 Attachment 2: Conditions letter from Port Hope Attachment 3: Conditions email from Port Hope The following is a list of the interested parties to be notified of Council's decision: Theodhora Merepeza, Municipality of Port Hope Peter Angelo, Municipality of Port Hope Jennifer Savini, Templeton Meeninga Robbie Laroque, D.G Biddle Cathy Clark CI Clarftwii Planning Services Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: April 25, 2016 Report Number: PSD -033-16 Resolution: File Number: 18T-89007 By-law Number: Report Subject: Extension to Draft Approval for 19 Estate Residential Lots Recommendations: That Report PSD -033-16 be received; 2. That the extension to Draft Approval for 18T-89007 be supported subject to the Conditions as contained in Attachment 2 to PSD -033-16 and that no further extensions be granted; 3. That the Durham Regional Planning and Economic Development Department, Municipality of Port Hope and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -033-16 and Council's decision; and 4. That all interested parties listed in Report PSD -033-16 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -033-16 Page 2 Report Overview The report recommends an extension to draft approval for a period of eighteen months to October 27, 2017, as well as advises Committee and Council of concerns from the Municipality of Port Hope regarding the extension to Draft Approval. 1. Application Details 1.1 Owner/Applicant: Michael and Cathy Clarke 1.2 Proposal: 19 lot estate residential subdivision 1.3 Area: 32 hectares 1.4 Location: Part Lot 1, Concession 2, former Township of Clarke (see Figure 1) 1.5 Roll Number: 030-010-05610 1.6 Within Built Boundary: No Figure 1: Subject Property Municipality of Clarington Report PSD -033-16 2. Background Page 3 2.1 In 1988, the Region of Durham approved an Official Plan Amendment to permit a 19 lot estate residential subdivision at the most easterly boundary of the Municipality. The implementing zoning by-law was approved by the Town of Newcastle in 1991. The Region Draft Approved the subdivision on July 21, 1992. 2.2 Prior to 1995, the Region of Durham was the subdivision approval authority. Plans of subdivision were draft approved with no time limit for obtaining final approval. In 2011, the Municipality of Clarington amended Conditions of Draft Approval for 18T-89007, by including an expiry date of 3 years to 2014. In 2014, an application for extension to Draft Approval was granted by the Director of Planning Services. At that time the Conditions of Draft Approval were amended by adding conditions to ensure development would proceed in keeping with current policies and guidelines and changed the expiry to April 27, 2016. 2.3 The Owners have retained an engineering firm to prepare engineering drawings as part of fulfilling conditions of draft approval, however, they cannot obtain final approval in advance of the April 27, 2016 expiry date. As a result, the Owners have requested an 18 month extension to October 27, 2017. 2.4 Complete engineering drawings are just one component of fulfilling conditions of draft approval, yet are integral to ensuring all the details of the development can proceed in keeping with various policies and guidelines. The engineering drawings are approved by the Municipality's Director of Engineering Services, the Conservation Authority, Region of Durham and in this instance, the Ministry of Transportation because the subject property abuts Highway 401. At the time of draft approval, the Township of Hope, (now the Municipality of Port Hope) had two conditions as follows: 10. That the Owner shall retain a professional engineer to prepare and submit a Master Drainage and Lot Grading Plan to the Town of Newcastle for approval. All plans and drawings must confirm to the Town's Design Criteria as amended from time to time. The Owner shall also submit a copy of this plan to the Township of Hope. 29. That prior to final approval of this plan, the Owner shall satisfy all requirements, financially and otherwise of the Township of Hope. This includes a contribution to Boundary Road." 2.5 Since receiving the first engineering submission, the staff at the Municipality of Port Hope advised Clarington of concerns with the estate residential subdivision. Following a meeting with staff from Port Hope, a letter was received requesting that a number of conditions be added and recommended that an extension to draft approval not be granted stating that the draft approved plan does not conform to and is not consistent with provincial policy directives. Municipality of Clarington Report PSD -033-16 Page 4 On March 31, 2016, a further objection was received from Port Hope regarding a requirement that Open Space Block 21 be merged with Lot 14. In their view, the Open Space Block would be required for a future interchange at Townline Road East and Highway 401. In addition, the more northerly Open Space Block 20 should have a second access on Regional Road 2. The draft plan was redlined as a condition of draft approval by the Region of Durham in 1992 (see Attachment 2). 3. Discussion 3.1 The Municipality of Port Hope is requesting an amendment to the most recent Conditions of Draft Approval (2014) that are beyond the original request. The amendment includes the requirement for 8 additional studies and compliance with Port Hope's Site Alteration and Fill By -Law: One of the studies requested was to determine the amount of land required to build an interchange at East Townline Road to support rural employment. Detailed stormwater management plans and studies were submitted by the applicant's engineering consultant with the engineering submission in September 2015. Both Clarington Engineering Services, Ministry of Transportation and the Conservation Authority support, in principle the engineering, however require additional information with the second engineering submission. The Township of Hope in its condition of Draft Approval in 1992, only requested a copy of the approved Master Grading and Lot Grading Plan but did not specifically request to approve the drawings. 3.2 Staff are of the opinion that some of the requests have either been satisfied, such as the hydrogeological study which was peer reviewed and accepted by the Region of Durham in 2015; not permitted such as communal systems which are contrary to the Region's Official Plan; or studies that are not relevant to the draft plan and appear to be geared to support development on land external to the draft plan such as an interchange which is not identified in the relevant Official Plans or by the Ministry of Transportation. Additional conditions requiring studies or assessments to address the impacts of this development on natural heritage features, emergency services and soft services in an adjacent municipality are not warranted, nor is a traffic impact study to assess intersection improvements generated by 19 estates residential lots. 3.3 The subject property is identified as Protected Countryside in the Province's Greenbelt Plan of 2005. The approvals for this development were granted prior to the Greenbelt Plan and Provincial Policy Statement coming into effect in 2005 and as such development can proceed provided the Conditions of Draft Approval can be satisfied. 3.4 The Director of Planning Services has delegated authority for the disposition of subdivisions and is recommending an eighteen month extension and that no further extensions be granted. This application has been draft approved for almost 24 years. The applicants have been granted numerous extensions and have not been able to obtain final approval. Furthermore, the subject site is in the Greenbelt and would not be Municipality of Clarington Report PSD -033-16 Page 5 permitted under current environmental policies in the Regional and Clarington Official Plans with the extension proposed, the approvals will have been in place for over 25 years. If it can't proceed by then, the approval should lapse. The conditions requested by The Municipality of Port Hope are not included in the amendment to the condition of draft approval. The Director of Planning Services will issue a Notice of Decision advising interested parties of the decision and advising of the appeal date which is 20 days after the decision is made, for anyone wishing to appeal. At that time, the Municipality of Port Hope may appeal the Director's decision to the Ontario Municipal Board. The applicant would be responsible for all costs associated with defending the extension to draft approval in the event of an appeal. 4. Conclusion The Owners are motivated to fulfill conditions of draft approval and register the plan. If an extension is not granted the conditions will lapse and the draft approved plan will expire. It is respectfully recommended that the extension of draft approval for eighteen months, being October 27, 2017 be approved. 5. Strategic Plan Application Not applicable Municipality of Clarington Report PSD -033-16 Submitted by: f Reviewed by: David /Crome, MCIP, RPP Director of Planning Services Franklin Wu, Chief Administrative Officer Staff Contact: Cynthia Strike Principal Planner, 905-623-3379 ext. 2410 or cstrike@clarington.net Attachments: Attachment 1: Redlined Draft Approved Plan of Subdivision Attachment 2: Amendment Conditions of Draft Approval The following is a list of the interested parties to be notified of Council's decision: Theodhora Merepeza, Municipality of Port Hope Robbie Laroque, G.D. Biddle Cathy Clarke 11 1 t ioiv l o Durham Subject Site AL -1I 18T-89007 ` I I l 1 '/i NOTES � I "I i f 1 R �,a�s�4a6�9ox1/lh� � ✓ � �aP \ / // ,ai. I} s rra c c ig w y 40 T_ 9F C �` � � SURV6>'ORS CERTFCsaTC — 1 a G'3`�a"r. �� ��H�x M s� I •is macaw c.a� as�l ,� ,/_�. ri '� ums s"`^' Municipality of Clarington Attachment 2 to Report PSD -033-16 AMENDMENT TO THE CONDITIONS OF DRAFT APPROVAL DRAFT PLAN OF SUBDIVISION 18T-89007 The Notes to Draft Approval are amended to add a new Note 1, as shown below, and the existing Notes to be renumbered accordingly. If final approval is not given to this plan by October 27, 2017 of the amendment to draft approval date, and no extensions have been granted, draft approval shall lapse and the file shall be CLOSED. TOWN HALL 56 Queen Street Port Hope, ON UA 3Z9 N t: 905.85.4544 f: 905.885.7698 admin@porthope.ca MUNICI� pA pF www.porthope.ca PORT HOPE Cynthia Strike (By e-mail) Principal Planner Planning Services Department Municipality of Clarington 40 Temperance Street Bowmanville, ON L1 C 3A6 March 10, 2016 Subject: Clarke Subdivision —19 Estate Residential Units File No.18T-89007 The Draft Approved rural subdivision (19 residential estate lots on private services on an approximate 13.5 ha parcel) in the Municipality of Clarington (referred as Clarke Subdivision) is proposed between the Highway 401 and County Road 2, with the main access on East Townline Road which is a boundary road between the Municipality of Port Hope and Clarington. Although the original Draft Approval for this proposed subdivision was granted in 1992 (24 years ago), to our knowledge, the Municipality of Port Hope (or its predecessor) has not previously been contacted by the landowner or any representative to determine what the Municipality's requirements are with respect to satisfying the Conditions 19 and 29 of the current Draft Approval until recent inquiries were received from D.G. Biddle and Associates Limited on behalf of the landowner. Contemporaneous with the inquiry from D.G. Biddle and Associates Limited, you have notified us that the current conditions of the draft approval as set out in Consolidated Conditions of Draft Approval (Date of Consolidation July 22, 2015) are set to expire on April 27, 2016. Accordingly, we take this opportunity to advise that in order to satisfy Conditions 19 and 29 of the Draft Approval, the Municipality of Port Hope (MPH) would require all of the following: 1) The proponent shall, in consultation with Ministry of Transportation and MPH, provide a transportation environmental study assessment, including but not limited to determination of the extent of lands required to construct a full movement intersection to support the unconstrained development of the existing employment generation lands between East Townline Road and Wesleyville Road; and Page 1 of 3 2) The proponent shall provide a comprehensive hydrogeological study to ensure the capacity and sufficiency of the development lands and water resources to support private onsite wells and septic systems including complete laboratory analysis in accordance with Safe Drinking Water Act and in consideration of the environmental protection areas surrounding the development; and 3) The proponent shall provide a detailed analysis for a communal water system and communal sanitary sewer system in support of all homes within the development, including fire protection, water treatment and wastewater treatment; and 4) The proponent shall provide a comprehensive storm water management study in compliance with MPH and Ganaraska Region Conservation Authority requirements; and 5) The proponent shall provide a detailed traffic impact assessment including but not limited to requisite improvements to East Townline Road and potential signalization of East Townline Road at County Road 2 and provide sufficient consideration of EDR traffic for safe ingress and egress to both East Townline Road and County Road 2 including ensuring sufficient response times for fire and emergency services during such incidents; and 6) The proponent shall provide a detailed assessment of sufficiency for emergency response by fire, ambulance and police services, including but not limited to response times, shuttle service abilities, requirements for on-site fire -water storage tank(s), risk associated with singular access point to subdivision, etc.; and 7) The proponent shall provide a servicing impact assessment relative to 'soft - services' including the additional pressure this development will place on MPH's public transit system and limitations thereof, Parks Recreation and Culture facilities, library services, etc.; and 8) The proponent shall provide an Environmental Impact Study to determine impacts to natural heritage features and the wildlife that surrounds the residential block; and 9) The proponent shall address the requirements of MPH's Site Alteration and Fill By-law 4712012 and shall provide a complete submission in compliance of same, including by not limited to chain of custody of all fill materials, laboratory analysis of soils by qualified persons and laboratories, confirmation of Table 1 and/or 2 soils as may be in order. If the proposed subdivision does not achieve Final Approval by the current due date, MPH firmly believes that no further extension should be granted. The reasons for such include: • The subject lands are outside an identified settlement area and the proposal is not considered necessary for development related to the management of uses of resources or resource-based recreational activities. Therefore the subdivision does not conform to the Growth Plan for the Greater Golden Horseshoe, specifically the Sections 2.2.2 i) and i). Page 2 of 3 • The subject lands are also identified as Natural Heritage System within the "Protected Countryside" designation in the Greenbelt Plan 2005. This proposal does not conform to applicable policies of the plan. • The proposed subdivision in rural areas is not consistent with the Provincial Policy Statement (PPS) 2014, specifically Sections 1.1.5 (Rural Lands in Municipalities) and 1.6.6 (Sewage, Water and Storm Water). • In addition, the area south of Highway 401 is designated as a Rural Employment Area of Wesleyville consisting mainly of "General Employment", "Service Employment", "Highway Commercial" and "General Agricultural" with close proximity to the rail corridor. Location of the proposed residential development approximately 200 m north of a major highway will jeopardize the ability of the necessary infrastructure to support the designated employment areas. In that regard we are of the view that the proposed subdivision would not conform with Sections 2.2.5, 2.2.6 of the Growth Plan and would not be consistent with Sections 1.3, 1.6.8, 1.6.9 and 1.7 of the PPS. If the proposed subdivision is to receive an extension to the current Draft Approval, MPH recommends that the above -noted paragraphs be included as separate conditions of any Draft Approval extension as a means of identifying the specific measures that would have to be taken to satisfy the Municipality as of this date. The above -noted paragraphs would be in addition to and not in lieu of existing conditions 19 and 29 in order that the Municipality's interests are protected should there be a further lengthy passage of time before the Draft Conditions are satisfied, Should you require any additional information, please do not hesitate to contact the undersigned. S'ncerely, ( 4VM, ,_ Theodhora Merepeza, C.P., MCIP, RPP Municipal Planner Municipality of Port Hope CC. Robbie Larocque, P.Eng. Water Resources Manager, Associate D.G. Biddle and Associates Limited 96 King Street East Oshawa, ON L1 H 1 B6 John Macdonald, Ministry of Municipal Affairs & Housing Page 3 of 3 Gamble, Theresa From: Theodhora Merepeza <TMerepeza@porthope.ca> Sent: April -01-16 12:48 PM To: Strike, Cindy Cc: Pellarin, Carlo Subject: RE: Clarke Subdivision -Redlining -Blocks 20 and 21 Hi Cindy, The rationale for our request is because the southern block (21) would be necessary for a future interchange and the northern block (20) should have a second access to Regional Road 2. Theodhora From: Strike, Cindy [mailto:cstrike@clarington.net] Sent: March -31-16 10:25 AM To: Theodhora Merepeza Cc: Pellarin, Carlo Subject: RE: Clarke Subdivision_REdlining_Blocks 20 and 21 Good morning Theodora, Could you please provide a rationale for your request? Cindy From:Qheodhoral/lerepezaglmailto:TMerepeza@porthope.cajO Sent:34archIAB1916110:191AMPI To:3trike,[EindyRcstrike@clarington.net>0 Cc:Weter[AngeIoRPAngelo@porthope.ca>;©eanetteMavidsonRJDavidson@porthope.ca>0 Subject:[Elarke[Subdivision_REdIining_BIocks[2OCbnd[21 HiMindy, As[b[followMp[bftburmetterWatednMarch[10,[2016NveNvould[Mike3o[bddlbnotherl@tem: x Municipality[3bfUPort[dope[3bbjects[theleedlining[3bf[the[1Planjli.e.11that[Block[2lCghalldorml)art[bfillot[14[bnd[Block 203 h a I Igo r rn J) a rtnbf1Lot1B1b r[T) Sincerely, Theodhora Merepeza, M.C.P., MCIP, RPP Municipal Planner Municipality of Port Hope 56 Queen Street Port Hope, ON L1A 3Z9 905-885-2431 ext. 2507 tmerepeza(cbporthope.ca www.porthope.ca Office Location: 5 Mill Street S "Development Team Values Statement. Our Development Team is committed to working with you our clients, with the highest degree of professionalism, accuracy and knowledge in a timely, coordinated and informed way. We value honesty, respect, collaboration and our ability to be responsive in a timely manner to our clients, colleagues and partners". This email communication is in response to an inquiry, an established business relationship between the parties or initial communication to establish a business relationship. In accordance with the anti -spam Federal legislation, If you wish to be removed from future communications, please respond to the sender of this email with written request to be removed and discontinue email communications. PRIVILEGE AND CONFIDENTIALITY NOTICE This e-mail thread and any attachments are intended only for the named recipient(s) and may contain information that is legally privileged, confidential, or exempt from disclosure As regulated by the Personal Information Protection and Electronic Documents Act, S.C.2000 CS,. If you have received this message in error, or are not the named recipient(s), you may not retain copy or use this e-mail or any attachment for any purpose or disclose all or any part of the contents to any other person. Any such dissemination, distribution or copying of this e-mail or its attachments is strictly prohibited. Thank you. 0) Municipality of Clarington Attachment 2 to Report PSD -073-17 AMENDMENT TO THE CONDITIONS OF DRAFT APPROVAL DRAFT PLAN OF SUBDIVISION 18T-89007 The Notes to Draft Approval are amended to add a new Note 1, as shown below, and the existing Notes to be renumbered accordingly. If final approval is not given to this plan by October 17, 2018 of the amendment to draft approval date, and no extensions have been granted, draft approval shall lapse and the file shall be CLOSED. Application to amend Zoning By-law 84-63 by: Eiram Development Corporation To permit a mixed use development containing townhouses and a commercial building with apartments on the second floor Public Meeting: October 2, 2017 i Concession Road 3 . � Freeland Avenue 4 : Is Walkway 00 t - I IRA Legend 43 Townhouses 16 Back -to -Back Townhouses Mixed Use Building (1 st floor -1204 sq m commercial 2nd floor -12 residential units) Amenity Area Neighbourhood Square Clarington Official Plan E AJ 1 r l3I19i m5: 1::. ' I ' so � � 5 1 - 4 1 r 17 at } � L 1 .�5� ,' '_ '�•�� - � •r '.�+. �'r "' ice, - � Ile M � '• .:, 4:aJ � 4: S '. • % •Y • ' ILL �4 , -3. �+y . - f rl' T.'' . Agency Comments im r a i Concession Road 3 . � Freeland Avenue 4 : Is Walkway 00 t - I IRA Legend 43 Townhouses 16 Back -to -Back Townhouses Mixed Use Building (1 st floor -1204 sq m commercial 2nd floor -12 residential units) Amenity Area Neighbourhood Square Application By: 1891211 Ontario Limited A revised rezoning application to permit three apartment buildings containing 425 dwelling units, Bowmanville West Urban Centre Public Meeting: October 2, 2017 Kina Street W r mo 4 II r h 4 tii*i-4 {■ice �1 �� ! i Pin�- ^Ada dft. NJ im - . 1 llil ill ril I_1L _ �I 1���ul Iiililll�I ..t4� �l1f�IilV1i1l l��ll1ilLl,,!! 1II .'.I 11:4.j MrII Iii �� r■ � ISBN maim r�i ii, siiir�rJ I s As mm. i � .1r 14;w fil• a 1_111� I 11401"A .. � I�J. � I M� _ W4w iberty ' Garnet B. Rickard Pentecostal ze rc eation Complex r Church � r 1 - Y King Stree -W Subject Property _'. Amenity Building 2 dvMMMft- -46 Amenit'� ... , Building 1, BU AI 3 a . 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Buildings dding LO FutureAc,.``- c RetaillCommercial o De elopment M . IE t. suture Prince Williams Blud Extension _ G 3 Oq er1' V. Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 www.kohnarchitects.00m KING; STRFFT WFST Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 www.kohnarchitects.00m Is. m I LIQ ,Ir 1 II 1! I! I■N !I� II SII I! ii {II 11 � I If I I■■ . ill Y �� if q 1111■ -' n ! - � � `- In I11 I1 11i y'�� r ■ n� 1 INIIIAL ""Im Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416-703-6700 www-kohnarchitecm-oom ------------------------ - --- -- -- - - -- I -- I , RRIVATE BUILDING 2 BUILDING 3 pD AMENIT � I 1'STOREYS BLDG2 BSTOREYS O l d GFA: 12, 69 sm I(t36, St]sU GFA- 103UN1F / STOREYS/ ITY (6308sU GFA: 8614am (92, )i2sF) AMEN / S1 T0 / I / G 750 (00]3s1 4 - 1I `II BUILDING b III 125fOREYS --- — — - / )S UNITS 1)2, SR)s¶ re � Q / IX agFQ da cga@ - IT. GP man / / / / PUBLIC MEETING SITE PLAN / 15-117 Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 www_kohnarchitects_com �J �I� - "'}'�,#IEIVIrI�IIAi� •� I#lE�l . 11I`.�14 �� Jim tib �lI�I�Illll�I��N r Ir Eirl Muni n X111 :. - ft Ana Lj.LjjjjjjJ rim 0 ■�i,.. � � � � Mi �� 11 ■■� �Wom In�� ii mill ,. 41. I . r� M � ■ i ■� r■ � +� 1!r 111 �� �� `' rs. ,� I� I • . EI■ �1 �� 11 Ei � �■ ■. I11 Ilw E!1 ! �4 ■ • .. ur 3 1 �� �� ii ~ � 1� .y . �■ r. , Ir ill llrllrl1r11r��I:;,E111[IftIIII •" a lir [II R IMP�I,r iir 11r ,a � ■F -w ��� 1111' �t Jill 11,01 EI jo KING STREET WEST Vx//AVwwmF- - �ff-: L- t� BUILDING 2 AMENITY BUILDING 3 BUILDING 1 FIFE 118-1 I F ® P PG�F�G Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416-703-6700 www-kohnarchitecm-oom / I / Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS PHASES REQUIRED PARKING PROPOSED PARKING REQUIRED STORAGE LOCKERS PROPOSED STORAGE LOCKERS REQUIRED BICYCLE PARKING PROPOSED BICYCLE PARKING ❑ Phase 1 364 366 323 323 162 177 ❑ Phase 2 115 113 102 102 51 51 Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 www_kohnarchitects_com B D F A C E I 9R 213 — 41111 — 1 412 169.680,• r1,.@Rm,+ 11 RAaC 11980+ 3 a C Z � zB 2B F, 1-0 7 �lrfiat�= 1e@Rar 0 w 2B 414 m ,Ba.AAm,• 9 a09 69.8A0i+ � gAem+ 1B Q 649V w 12 1BO 2B 407 p 401 0 0 I 14 — 1B N A@.@80P 5RA.1fi0P New 4Mm' 1B 1B if yew 9d" I 18 — W1B• — FLOOR PLAN - LEVEL 4 Q� SCAL&MMO A210 Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS FLOOR PLAN - LEVEL 2-3 Q SEALMUMB A210 B71 n D Y n Y I 2 I I I 211 —29 — 26 — 100.R90,• 111.®60. 1 210 16B60 lmw 211 3 169.1@0,' nRsm' � N 111.880. n9�ar 4 5 2 — z6 N 108 111 B9Bep 6 ®,Am'= 7 0 8 � 1�-2 �• Baiam� 6 2B 209 C9 IJ7-1 2B 212 10 0 e — — 1@R.8A01' 18RA0' 1B 0 91.8Q0t= 9Bear �7� haw W MOVING 12 0 I 1B 13 O — — _ 0 101 0 213 Pa.Qf,= u _ w 1B _ 213 15 — 102 1B < < 4 IMAM. ,low — — —z6104 69.Rd(dt• 948W [17 103 I 19 —17'6j-, — 1B 1B 207 0 z6 16 Zoe o 201 RBaRap Q — it 14 — 0 — 1B 205 1 1B 202 7-7 4140' 2B 2a 18 — 204 — 203 19 — 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS FLOOR PLAN - LEVEL 2-3 Q SEALMUMB A210 FLOOR PLAN - LEVEL 1 SCALMUMB A210 Kohn Kohn Partnership Architects Inc - 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 wwwkohnarchitects_oom A B 600 I 2 I I I 211 —29 — 109 L 110 100.R90,• 111.®60. 16B60 lmw 3 a N I 4 5 2 — z6 108 111 B9Bep 6 ®,Am'= 7 0 8 � 1�-2 �• Baiam� ¢ C9 IJ7-1 10 0 e — — 1B 0 106 Q haw W MOVING 12 0 I 1B 13 O — — _ 0 101 2B F1—A� 105 O Rm Pa.Qf,= u 14 1B 15 — 102 fiR.RBO Q §@1aN G — —z6104 [17 103 I 19 —17'6j-, FLOOR PLAN - LEVEL 1 SCALMUMB A210 Kohn Kohn Partnership Architects Inc - 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 wwwkohnarchitects_oom FLOOR PLAN -LEVEL 7 SeALE®® A211 Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS FLOOR PLAN - LEVEL b SEALE6111MO A211 T B C D F I I I I 1 4 2B 26- 511 s1z 5 ��®a= � ,666 I � I 1B 1B ( 7 — " .44%. ggP1 J 510 .44%. 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A� i_■ on ■■ �■ ■■ ■, ,■ �� ■ ■■ i ■■ ■ SOUTH ELEVATION 2 SCALH® A401 NORTH ELEVATION seAL�r�nmQ®e Aao1 Kohn Kohn Partnership Architects Inc_ 116 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS el416 0367Avenue,www-kohnarc neon -Toronto ON M5V2K6 Tel 416.703-6700 www-kohnarchitects-corn T.O. MECH PENTHOUSE J EVEL 12 Ir I _ �� ��7. ITT, ULEVEL LEVEL9fr, .m m ■■ __ _� 4 ■■ r moi loon m ■_ED Y.I:nAA■■o■.gi ii Ja ` ■■ ■■ m ;r—m, Minium MIS .iiip IN im ■"�E_�■_� .1<i I � m IIn!! 11= Mou P4= rif Elm� ■ii i�In NORTH ELEVATION seAL�r�nmQ®e Aao1 Kohn Kohn Partnership Architects Inc_ 116 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS el416 0367Avenue,www-kohnarc neon -Toronto ON M5V2K6 Tel 416.703-6700 www-kohnarchitects-corn WEST ELEVATIONa W'4LEE ® Aa oz F (E J D l C) B l A) I I I I I I I O. M6 PENTHOUSE .16 ROOF — — LEVELS 11.11 i � J LEVEL 18.16 f7t LEVEL 16.61 LEVEL 1l.B6 LEVEL 4 LEVEL 3 LEVEL I.M LEVEL I I.M EAST ELEVATION s SCALEICUMM A402 Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 19 16 17 16 15 14 13 12 11 10 l 9 ) (8 1 ( 7 ) l 6 ) (5 ) (4 ) l 3 ) (2 ) ( 1 ) PENTHOUSE .16 ROOF b. _LEVEL8 11.11 _LEVEL? 1B.A6 _LEVEL6 16.M 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS _LEVELS tt06 _LEVEL4 _LEVEL3 _LEVEL 2 I.M IMIWAIMN SOUTH ELEVATION A402 �� SCALER@® .s 1�t1• IAN a __ Ewa 0-1 hE ■h dl . pt ��� `. imm Moan !l� iE - � �>•YIAS BEmYo>•AA>tY1•mm�Y�7m�s����e:mssii1111111[!111111111 m III milli ��� i��u�� NORTH ELEVATION �� SCALUUUMU A402 Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416-703-6700 www-kohnarchitecm-oom ormas- ■_110116 ■ J �;■■ � : ,Aon:: ��::::_ii ,:.. a ' ll _ mISSIS NMm -' � '9N� ■■ - ���■�ii - i' __ �■ __ ■■ _ _ _ __ n�NiiNN�m■! mNii �■ ■■ ■■ ■� ■■ ■■ ■ J �;■■ ■■ �nWNWV ■� i� 1 iii 1511 ME FEE,■il ■� �SSM i-1 1 MMl ---■. 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" 1�7s.i1■% �iis �i�i lfri S.i 1_0_0�io.. a! ii al H lr gob 1o1 ■■!o� ��1�� 1:fIlfllil ■■ITi■ III11lIIIII 1118 i�1ii G�i1GIiF11 IMEIN id, inliiliil?i fi��iliiliil!l,ai�ul iii iil is � i'ii ,9lif iif i9.11111 iil ill!! Ililil i'iililillili liiniiil iiiiil IN ii11111ill!141 Illiilir 1011- rlllll��Ilflll' flll�;i{iliil?1?l� II., - �, 1111 II II I III�,illlll>a�� 1111119,-,iiiliiliiliil1,liill1111'! 1101... :•i:::: •• ::I:; =i 1111.._1._:11 f II:.Ille:f Va iij�jNlr-;y low w ' rM I-iii!Wo 1 %iii 11 11 ' a � � A 1 � r■ 0':111 � 3 I' %i g 1.ai r .mi 1111 uii clin 1`■ . • .7w V. r� ii ii 1111 _;E lig Ifs 1.l: C% 5-.1 I.:' R■_■ ■■ 7:30am 12:00pm 6:00pm Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS I � I � I � f \ 9:00am 3:00pm 6:40pm Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 www_kohnarchitects_oom Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS 110 mom i � r a i s� Kohn Kohn Partnership Architects Inc_ 116 Spadina Avenue, Suite 501, Toronto ON M5V 2K6 Tel 416.703.6700 www.kohnarchitects.00m Transportation Study Update PROPOSED RESIDENTIAL DEVELOPMENT 215. 219 & 223 Ding Street West CLARINGTON, ONTARIO August 2017 Project No: NT -15-047 Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS n e x1l r1r CONSULTING ENGINEERS NextEng Consulting Group Inc. Table 4.1 — Site Traffic Trip Generation Lard Use (Sze) �i Parameter I n In AM Peak Out dour Total Weekday PM Peak dour in Out. Tota Residential Condominium/ iniumr Townhouse (425 units)New Trip Rates D.07 0.32 0.39 0.31 0.15 0.46 Total Tn'ps 28 136 164 132 65 197 On -Auto Mede (5%) 1 7 8 7 3 10 Trips 27 129 156 125 2 18 R The development propo sI is expected to generate 1 two-way trips (27 inbound and '120 outbound.) during the weekday morning peak hour and 187 two -Way trip (125 ifi b ou n d and 6Z outbound) during the afternoon pe ca k hour. Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS nex1rrans CONSULTING ENGINEERS NextEng Consulting Group Inc. CCNSUILTPNG ENGF%EERS Table 5.1 - Level of Service - Future Total Traffic Assessments Under future total condition, the study intersections are expected to continue operating with sufficient capacity and acceptable level of service during the AM and PM peak hours_ The proposed site access is expected to operate with excellent level of service_ No critical movements were identified_ Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS nex1rrans CONSULTING ENGINEERS NextEng Consulting Group Inc. Weekday AM Peak Hour Weekday PM Peak Hour Intersection Movement LOS Delay 96in LOS Delay Queue EB -L D (0.69) 35.7 35.4 E (0.99) 67_D 93.3 EB -T D (0.73) 36.0 78.4 C (0.81) 32.2 111.6 EB -R A (0.41) 6.3 17.1 A (0.54) 6.1 26.3 WB -L D (D.84) 49.6 50.4 1)(-0.84) 44-D 61.5 Durham Road 57 'AVB -T D (D.78) 38.0 84.4 C (0.77) 32.0 98.2 and King Street WB -R A (0.17) 3.2 5.7 A (0.18) 4.3 8.9 West NB -L C (D.76) 33.2 55.2 D (0.92) 49.6 98.2 NB -T B (0.42) 16.7 64.0 C (0.66) 27.6 106.4 (Existng Signalized) NB -R A (0.11) 3.2 7.4 A (0.26) 3.9 12.6 SB -L C (D.21) 24.7 19.5 E (0.83) 63.2 69.6 SB -T E (0.98) 63.7 176.5 1)(0.80) 46.3 105.8 SB -R A 0.39 5.2 17.4 A 0.36 6.4 16.2 EB -TR B (0.64) 17.7 53.7 C (0.82) 23.2 126.2 King Street West B -t_ C (D.62) 31.7 25.6 C (0.67) 25.6 32.1 and Roenigk Drive B -T B ( 0.71) 19.3 62.1 B (0.53) 11. D 68.4 (ExisVng Signalized) NB -L B (0.10) 13.2 15.5 C (0.12) 23.3 19.0 NB -R A (0.21) 4.6 12.2 A (0.30) 5.7 15.5 EB -L B (0.65) 15.9 27.1 E (0.97) 55.9 710.7 EB -T B (0.65) 15.5 57.7 B (0.80) 18.3 127.3 King Street West EB -R A (0.18) 2.7 6.6 A (0.21) 1.6 6.6 and og g VVB-LTR B (0.57) 17.8 29.5 B (0.63) 19.6 60.6 Sttreetreet NB -L B (0.37) 19.8 17.8 E (0.69) 79.9 67.4 (Exisknrg Signalized) NB -TR B (O.D7) 11.6 8.4 B (0.10) 19.7 17.6 B -L B (O -D6) 12-8 6.6 C (0.09) 22.0 13.4 ,9B -TR ,4 0.55 6.0 23.3 B 0.60 11.1 50-6 EB -L A (0_D7) 7.6 5.3 A (0.13) 6.6 6.6 King Street West E6 -TR B (0.46) 10.8 56.9 B (0.63) 11.4 106.7 and Temperance WB -L A (01.01) 7.0 1.6 A (0.D3) 5.6 2.3 Strut 'B -TR B (0.48) 11.2 61.5 B (0.64) 11.6 1 D7.0 NB -LTR B (0.07) 16.6 8_2 C (0.18) 23.6 19.7 S�gnal� €�j SB -LTR B 0-19 15.0 16.7 B 0.30 17.4 23.4 King Street West EB -TR B (0.70) 18.3 53.7 B (0.77) 13.8 94.9 and Proposed Site WB -L B (O -D2) 11.3 1.6 A (0.13) 9.2 3.5 Access ' B -T B (0.52) 15.0 35.9 A (0.45) 8.7 40.3 NB -L B (0.17) 11.5 19.2 C (0.11) 20.8 17.3 (Future SrgnafrzeOk NB -R A(0_D21 6.2 2.9 B (0_D1) 13.0 3.1 Under future total condition, the study intersections are expected to continue operating with sufficient capacity and acceptable level of service during the AM and PM peak hours_ The proposed site access is expected to operate with excellent level of service_ No critical movements were identified_ Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS nex1rrans CONSULTING ENGINEERS NextEng Consulting Group Inc. We have, reviewed the City;s ZoningCity; By-law o.. 84-63 and the parking requirement for W development propo-sal is Beta lied in Table 6.1. Table 6.1 — Zoning By-law No. 84-63 Parking Requi renie nt Land Use No. of Unit ; GFA Source Parking Fates Parking Requirement Parking Supply Difference 1 -Bedroom 215 units BL No. 84-63 {1.00 spaces per unit 15 r_.� -Be r_1[T,' .210 units 1-25 spaces per unit 263 i s i.tor 425 units 0. 5 spaces pe r unit 107 Total 58 5 608 +23 In accordance with the p 1 -king pro -visions outlined in the City's By-law, ea total of 585 parking space (478 sp.rac r for tenants and 107 spaces for v -is itor) are required, including. Th propos p r i rig SLIPPIY of 608 spaces (479 sp s for tenants nd 129 spaces. for visitors) exceeds the parking requir m nts. Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS n e x1l r1r CONSULTING ENGINEERS NextEng Consulting Group Inc. 1 AI,IENI TY BLf5G 1 2 ';TC, %EYS GFA' '.50sro 25u?J�f; UIL-"Ik. 12 ST'.Y EW_5 Iia I_,rdl :� FA: 16,20751 f"1754g5f} PROPOSED PAVEMENT im �� s5a E91L? hRN {1vPl 1 ,talrl��p-7d] _ WVMF L =E§dK EI(zsYlFxe harlP li7 @E NFyO+lE1a I � y ...• .., .. .. I �—'�'�••51[i!-&dit ITYPI II I I •tlI 4I I�il ' Ii I r , jr■ 1'I.I .I r �! U11 I; I I II' I I j I I I I II I I I I I I 1 AI,IENI TY BLf5G 1 2 ';TC, %EYS GFA' '.50sro 25u?J�f; UIL-"Ik. 12 ST'.Y EW_5 Iia I_,rdl :� FA: 16,20751 f"1754g5f} PROPOSED PAVEMENT im �� s5a E91L? hRN {1vPl 1 ,talrl��p-7d] _ WVMF L =E§dK EI(zsYlFxe harlP li7 @E NFyO+lE1a I � y ...• .., .. .. I �—'�'�••51[i!-&dit ITYPI Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS fT EXISTING FLUSH MEDIAN— PROPOSED FLU531 MEDIAN Ld - PLO -rte tea, ,ypt. E1550 �.°.5'�SBd`7 p� P'- to 4s nex1rrans CONSULTING ENGINEERS NextEng Consulting Group Inc. —! FI-YNC' UILDING 2 AMErIITr °1 2 BUILDING 3 w 1160 UNITS M a STrhEYS 15. B STOREYS I I J GFA: 12, 123,1, F.F.F (130, 4Sas'i p.r,L 95 UMTS GFR: 1805,9E {M. = YFA5 Ham Eum Y4i1Ra :5 FSP saw �1?pJ I�• ix 9 111PE J, L tS ,6 +8 1.6 .6 16 FAME 0g5A IT 17 16 11 'I2 0- - _ PLAN u,' +n f gpr)" 1-.wa NAIR R ONU�2.� x y. Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS fT EXISTING FLUSH MEDIAN— PROPOSED FLU531 MEDIAN Ld - PLO -rte tea, ,ypt. E1550 �.°.5'�SBd`7 p� P'- to 4s nex1rrans CONSULTING ENGINEERS NextEng Consulting Group Inc. The findings and conclusions of our .anal is are as follows: ■ The development proposal consists of three (3) condominium buildings with a total of 425 dwelling units (215 1 -bedroom units and 210 2 -bedroom units). 01 The site will be accommodated by a single signalized site dr�veway via King Street Vlles# as requested by the Municipality of Clarington and it is now shifted for an additional 30rn to the east as required by the Region. The development proposal is expected to genecate 156 two-way tris (27 inbound and 129 outbound) during the weekday morning peak hour and 187 two-way trips (125 inbound and fit outbound) during the afternoon peak hour. The intersection capacity analysis results (based on the methodology and procedures outlined in the Highway Capacity Manual, HCM 2000, published by the Transportation Research Beard) indicate that the shady intersection is expected to operate with sufficient capacit and good level of service and therefore with no mitigation required. ff Th e proposed parking supply of 608 par .i ng spaces sati sfi ed the City's Zoni rig By-law parking requirements. The location of the proposed site access at King Street Nest is feasible and operational from a sight distance and traffic engineering perspective as concluded In the analysis. The proposed loading spaces are accessible from a 6r ula on perspective. Public Meeting, October 2, 2017 KING STREET WEST, BOWMANVILLE Bowmanville, ON 1891211 ONTARIO LIMITED & YYZED PROJECT MANAGERS nex1rrans '_iONSULTING ENGINEERS NextEng Consulting Group Inc. rm- or =� - A 3 r *. -ft4 - �•40. .- . F 01, ; - ■ F 4 -JMMPi i - i The Clarington Official Plan does not contain references that specifically address or recommend mid -density or high-density development on Darlington Blvd. Darlington Blvd. falls outside the targeted area identified in the Courtice Main Street Secondary Plan. ���i — 1�i'inxwr: 1111I� 1�: � IIIA ! � II nuu■�■■ IUR�Ih�IC iII�IIIII�� IN`Ixl 1111111 ■ter w � ���� � r 1111�1E�1=—_—_ � x— - � � � � lilt � ���I:' • `� �1i41RIi4I111►r�� �p _ � �IIL9■I` _ Ifs � - -/� _ == 1 �IjIU �If111411t11fi1 r -- ��!� - C ■ I ZlSfllilli11141 G= �Ilx —_ .�� — {+�rlf: Yt� �• !1= ►v�lillrj;� rNwniw 5= Inil'= = wLHI W'111kw� = �` �+ =� — �Ilr ilpi341f E rT/= — — IaffI�111nFy1p��-�QL'S!��Inr� ��a�+#� �+ �� � Ifii���ff• _ �� —Mill !'R=_! '�I+��.III:.'I�� i fIRn14M rlltllllilliil■ w� �y4lyri _ f10f�1:' ifi� lJ� �F '31 [lU11 I _ pp C � � Nl — w� }irf# r� — = Yi!ilii: i � �► EiAL4Iia RAL LIVING IN THE HEART OF COURTICE ®1� �0 If 0 ® =M1 o NJ LRF.ShI FESI DEM f ' =_r JM GEI+�i 4Y ==S.7ENTIAL la o NJ _el ou n , a_ ....'�.. Darlington Blvd. has been identified IJ RURAL LIVING IN THE HEART OF COURTICE Irs. 0 Darlington Blvd. is zoned R1. 0 Amending the Zoning By -Law is premature until a Darlington Blvd. neighbourhood concept plan / urban design plan / secondary plan is created. 0 Rezoning should not be permitted until all infill & intensification areas on Darlington Blvd. have been identified. Examples are: 0 43 Darlington Blvd. o Three properties between the Esso Station and #11. o Potential infill on both sides of this street. i RURAL LIVING IN THE HEART OF COURTICE AMAh AM ula a o IL k t r Ips• uye �, - Klnu n I,� ;;fi+a, Current' Proposal - AI s "gid z .1, n J O J. s �� M 4' 'Aa. 1 l}A .49 ,' y{41 A, -r. Nings vlrwr C' - _ a a. 41 • 0'sC 43 Darl' gton 5 1 05 Or IV , Q , 0'. 0 - , i]510101AI-_rQb 05 s�4 G, - - SP 0 Property frontages on Darlington Blvd. vary in range. 0 RURAL LIVING IN THE HEART OF COURTICE 11 LIVING IN THE HEART OF COURTICE CONSIDERATION #2: Separate High Street Courtice into two development proposals and deal with each individually. 1. All the properties within the Secondary Plan is treated as one development proposal. 2. Darlington Blvd #11, #13, #15, which falls outside the Secondary Plan, is treated a second development proposal. o Municipality can approve the first proposal and not delay the mid - density / high-density development (1) while decisions regarding all development potentials on Darlington Blvd. are being considered (2) o Development of the Darlington Blvd. properties are premature until sewers have been installed. o Redevelopment of the Darlington Blvd. properties should not be accomplished on a site by site bases. LIVING IN THE HEART OF COURTICE � til • kf �� 2 7 - Irk n' .j JLI ^7 ' _. • ,� �°� .���.:� ��� _� .� :.. � :. �,.,, • will ■iiCb E31 Mh C: M> daO .. _ .. .. .. �� cip _ [ii Handout from Delegation Ryan Guetter on October 2, 2017 r �I i II' i u�1 1 mo.�. .�:..®.■u - L m l� RD tam..:oa.a° w' %v" �"�" . -`'� r � g a y;X S ria .Y •«ti =�� ®®® o®� — ��V =o.�-- -_-- _� "' i i�III�I101f�pJhlu� ul,V�ul�ui9VIViV�f'II�W�pouu �iuo:ao��., � =PV — \=_ �� ------------------------------------------------------------------ rr