HomeMy WebLinkAbout2018-01-29Final
Planning and Development
Committee
Agenda
Date: January 29, 2018
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@clarington.net.
Alternate Format: If this information is required in an alternate format, please contact
the Accessibility Coordinator, at 905-623-3379 ext. 2131.
Audio Record: The Municipality of Clarington makes an audio record of General Government Committee meetings. If you make a delegation or presentation at a General Government Committee meeting, the Municipality will be audio recording you
and will make the recording public by publishing the recording on the Municipality’s
website.
Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non-audible mode during the meeting.
Copies of Reports are available at www.clarington.net
Planning and Development Committee Agenda
Date: January 29, 2018 Time: 7:00 PM
Place: Council Chambers
Page 2
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 January 8 Minutes Minutes of a Regular Meeting of January 8, 2018 Page 5
7 Public Meetings
7.1 Public Meeting Draft Terms of Reference for the Southeast Courtice Secondary Plan
Applicant: Municipality of Clarington
Report: PSD-011-18
Location: Southeast Courtice
Page 16
7.2 Public Meeting Application for a Proposed Zoning By-law Amendment
Applicant: Alpa Pre-Engineered Panel Systems Inc.
Report: PSD-012-18
Location: 2021 and 2033 Baseline Road,
Bowmanville
Page 18
Planning and Development Committee Agenda
Date: January 29, 2018 Time: 7:00 PM
Place: Council Chambers
Page 3
7.3 Public Meeting Application for a Proposed Zoning By-law Amendment
Applicant: WED Investments Limited (Kaitlin
Corporation)
Report: PSD-013-18
Location: 1599 Green Road, Bowmanville
Page 20
8 Delegations
8.1 Marilyn Morawetz, Jury Lands Foundation, Regarding Report CAO-002-18 Potential Locations for Durham Hospice
9 Communications - Receive for Information
There are no Communications to be received for information.
10 Communications – Direction
There are no Communications for direction.
11 Presentations
No Presentations
12 Planning Services Department Reports
12.1 PSD-011-18 Southeast Courtice Secondary Plan Study – Terms of Reference Page 22
12.2 PSD-012-18 Applications by Alpa Pre-Engineered Panel Systems Inc. to allow the expansion of the existing industrial business at 2021 Baseline to 2033 Baseline Road
Page 47
12.3 PSD-013-18 Applications by WED Investments Limited for a Draft Plan
of Subdivision and Rezoning to permit a Townhouse
development in the Bowmanville West Town Centre, Bowmanville
Page 56
Planning and Development Committee Agenda
Date: January 29, 2018 Time: 7:00 PM
Place: Council Chambers
Page 4
12.4 PSD-014-18 2017 Planning Applications Page 67
12.5 PSD-015-18 Potential Locations for Durham Hospice - Clarington
13 Chief Administrative Office
13.1 CAO-002-18 Potential Locations for Durham Hospice - Clarington
14 New Business – Consideration
15 Unfinished Business
15.1 PSD-005-18 Applications for Draft Plan of Subdivision and Rezoning by Lindvest Properties (Clarington) Limited to develop a former school block as a 51 lot subdivision in Newcastle
Page 79
16 Confidential Reports
No Reports
17 Adjournment
Planning and Development Committee Minutes January 8, 2018
- 1 -
If this information is required in an alternate accessible format, please contact the
Accessibility Coordinator at 905-623-3379 ext. 2131.
Minutes of a meeting of the Planning and Development Committee held on Monday, January 8, 2018 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
Regrets: Councillor C. Traill
Staff Present: A. Allison, D. Crome, R. Maciver, F. Langmaid, K. Richardson, C. Pellarin, J. Gallagher, S. Gray
1 Call to Order
Councillor Neal 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-001-18
Moved by Mayor Foster, seconded by Councillor Hooper
That the Agenda for the Planning and Development Committee meeting of January 8, 2018 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.
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6 Adoption of Minutes of Previous Meeting
Resolution #PD-002-18
Moved by Councillor Cooke, seconded by Mayor Foster
That the minutes of the regular meeting of the Planning and Development Committee,
held on December 4, 2017 and the special meeting of the Planning and Development Committee, held on December 4, 2017, be approved. Carried
7 Public Meetings
7.1 Proposed Community Improvement Plans
Applicant: Municipality of Clarington Report: PSD-001-18
Location: Amendments to the Orono, Bowmanville, and Newcastle Community
Improvement Plans
Faye Langmaid, Manager of Special Projects, made a verbal and electronic presentation to the Committee regarding the Proposed Community Improvement Plans.
Myno Van Dyke, Chair, Newcastle Village Community Improvement Plan (CIP) Liaison
Group, spoke in support of the proposed Community Improvement Plans. Mr. Vandyke
advised the Committee that the CIP has played an integral part in the improvements over the past ten years in Newcastle Village. He stated that the input from the CIP Group was well received by staff and would like the Newcastle Village CIP Group to continue. Mr. VanDyke thanked the Committee and Staff for their work on the Proposed Community
Improvement Plans. He stated that the Newcastle Village CIP Group supports the
amendments proposed for Newcastle Village.
Del Dykstra, Vice Chair, Bowmanville Community Improvement Plan (CIP) Liaison Group, spoke in support of the proposed Community Improvement Plans. Mr. Dykstra advised the Committee that the Bowmanville CIP supports the Community Improvement
Plan for Bowmanville. He stated that the Bowmanville CIP Liaison Group has resulted in
good discussion and decisions made regarding the Bowmanville area.
Frank Maitland, Chair, Orono Community Improvement Plan (CIP) Liaison Group, spoke in support of the application. Mr. Maitland stated that he was concerned with one storefront in the Orono area that has sheets covering the windows and does not look like
a storefront. He advised the Committee that the Orono CIP supports the Community
Improvement Plan for Orono.
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7.2 Application for a Proposed Zoning By-law Amendment
Applicant: Lancaster Homes Inc. and Falconcrest Homes Ltd. Report: PSD-002-18 Location: 2101 Green Road, Bowmanville
Bob Russell, Planner II, made a verbal and electronic presentation to the Committee
regarding the application.
No one spoke in opposition to, or in support of, the application.
7.3 Application for a Proposed Zoning By-law Amendment
Applicant: Tomba Enterprises Ltd. Report: PSD-003-18 Location: 355 North Street, Newcastle
Bob Russell, Planner II, made a verbal and electronic presentation to the Committee
regarding the application.
Allison Potts, local resident, spoke in opposition to the application. She stated that she received an empty envelope when the notice for this public meeting was sent out to residents. Ms. Potts advised the Committee that the Public Notice sign is not visible from the road when driving past. She stated that she was unable to find information
regarding an environmental assessment within the Report, and is concerned that the
development will affect the water flow to the houses backing on to the proposed development. Ms. Potts advised the Committee that she does not have an issue with townhouses. She stated that she is not concerned about her property value, she is concerned about her property. Ms. Potts explained that, because the development will be three storeys, she is concerned that there will be lighting coming in to the backyards
and homes behind the proposed development. She expressed concern regarding the increase in traffic and the safety of the entrance onto North Street from the new proposed street within the development. Ms. Potts would like to know the proposed fencing details for the development backing onto the homes, so that it is not an eyesore
to the neighbourhood.
Debby Brunt, local resident, spoke in opposition to the application. Ms. Brunt stated that she is concerned with the increase in traffic and safety on the roads in the area.
Scott Collocutt, local resident, spoke in opposition to the application. He stated that his property is surrounded by 40 foot trees, 50 years of age and has no intention of
removing them. Mr. Collocutt advised the Committee that he has had water issues on
his property and the trees on his property do not help. He stated that 20 years ago a 13 house development for this area was not approved because it was high density. Mr. Collocutt explained that the proposed fence and berm along the railway tracks are at the lowest minimum height required. He stated that the proposed development only allows
for eight visitor parking spots for 29 homes. Mr. Collocutt indicated that this proposed
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development does not match with any other development in Newcastle. He advised the
Committee that the high density proposal is on a property which is too small. Mr. Collocutt stated that this development is not required as there is a subdivision to the north being developed which includes 1000 homes and two schools, and which will fit in with existing homes in Newcastle. He advised the Committee that he is not against
development of the site but the site is approved for a duplex, not three storey townhomes and that the development should follow existing approvals.
Gilles Morin, local resident, spoke in opposition of the application. Mr. Morin expressed his concerned with the application.
Paul Demczak, Planning Consultant from Batory Management, was present on behalf of
the applicant. Mr. Demczak thanked staff for their presentation and Report. He spoke to the concerns raised regarding environmental and storm water management and stated that these concerns will be addressed through the applicant’s storm water management report. Mr. Demczak mentioned that the intent for the proposed development is to not impact additional drainage or water run-off to existing properties. He stated that through
the lighting plan, they plan to keep all lighting on the proposed development and therefore no light pollution will be projected on to the neighbours properties. Mr. Demczak spoke to the concerns raised of traffic, he advised the Committee that a traffic report has been submitted and will address the issues raised of turning and the intersection of Monroe Street and North Street. He explained that through the
application, no trees will be removed on adjacent private properties. Mr. Demczak spoke to the concerns raised of the building being three storeys in height and the impact it will have on privacy. He stated that the applicant will look at mitigating features and landscape details within the development to mitigate those impacts. Mr. Demczak advised the Committee that the height of the development will be three storey
townhouses. He stated that that berm will be designed to the satisfaction of the CP Railway.
8 Delegations
8.1 Brenda Metcalf, Chair, Agricultural Advisory Committee, Regarding the Agricultural
Advisory Committee - 2017 Accomplishments
Brenda Metcalf, Chair, Agricultural Advisory Committee (AAC) was present regarding the Agricultural Advisory Committee - 2017 Accomplishments. She made a verbal presentation to accompany a handout. Ms. Metcalf reviewed the accomplishments of the
AAC for 2017, which included highlights, events and presentation at their meetings. She explained the importance of the farming industry. Ms. Metcalf thanked the Committee for the opportunity to speak and the municipal staff for their work with the AAC.
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Resolution #PD-003-18
Moved by Mayor Foster, seconded by Councillor Partner
That the delegation of Brenda Metcalf – Regarding the Agricultural Advisory Committee -
2017 Accomplishments, be received with thanks;
That the Agricultural Advisory Committee be thanked for their efforts; and
That the Council Liaison for the Agricultural Advisory Committee, be thanked.
Carried
Recess
Resolution #PD-004-18
Moved by Councillor Hooper, seconded by Councillor Cooke
That the Committee recess for 5 minutes.
Carried
The meeting reconvened at 8:32 PM with Councillor Neal in the Chair.
9 Communications - Receive for Information
Resolution #PD-005-18
Moved by Councillor Cooke, seconded by Mayor Foster
That Communication Items 9.1 to 10. 3, be approved as recommended, on consent. Carried
9.1 Minutes of the St. Marys Cement Community Relations Committee dated October 3, 2017
That Communications Item 9.1, the minutes of the St. Marys Cement Community Relations Committee dated October 3, 2017, be received for information.
10 Communications – Direction
10.1 Roger Anderson – Durham Regional Police Services Board – Regarding Next Generation Common Communication Platform
That Correspondence Item 10.1 from Roger Anderson – Durham Regional
Police Services Board – Regarding Next Generation Common Communication Platform, be referred to the Director of Planning Services.
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10.2 John A. Roznik – Request to Extend the Use of Temporary Living Quarters at 1093 Gifford Road, Clarke
That Communication Item 10.2, from John A. Roznik, be approved for the six month extension for the use of temporary living quarters at 1093 Gifford Road, subject to signing a further Letter of Undertaking.
10.3 David and Michelle Roth – Request to Extend the Use of Temporary Living Quarters at 9209 Grasshopper Park Road
That Communication Item 10.3, from David and Michelle Roth, be approved for the six month extension for the use of temporary living quarters at 9209 Grasshopper Park Road, subject to signing a further
Letter of Undertaking.
11 Presentation(s)
No Presentations
12 Planning Services Department Reports
12.1 PSD-001-18 Orono, Bowmanville and Newcastle Community Improvement Plans; Review and Amendments
Resolution #PD-006-18
Moved by Councillor Hooper, seconded by Mayor Foster
That Report PSD-001-18 be received;
That the Orono Community Improvement Plan Amendment 2 contained in Attachment 1 to Report PSD-001-18, be approved;
That the Bowmanville Community Improvement Plan Amendment 2 contained in
Attachment 2 to Report PSD-001-18, be approved;
That the Newcastle Community Improvement Plan Amendment 1 contained in Attachment 3 to Report PSD-001-18, be approved;
That Planning Services staff finalize the Amendments and the by-laws be included on a
future Council agenda; and
That all interested parties listed in Report PSD-001-18 and any delegations be advised of Council’s decision. Carried
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12.2 PSD-002-18 An Application by Lancaster Homes Inc. Application for Rezoning to Extend the maximum three (3) year period for a Temporary New Homes Sales Facility
Resolution #PD-007-18
Moved by Councillor Hooper, seconded by Councillor Cooke
That Report PSD-002-18 be received;
That the application to amend the Zoning By-law submitted by Lancaster Homes Inc. be approved and that the Zoning By-law contained in Attachment 1 to Report PSD-002-18 be passed;
That the Durham Regional Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD-002-18 and Council’s decision; and
That all interested parties listed in Report PSD-002-18 and any delegations be advised of Council’s decision. Carried
12.3 PSD-003-18 Development Applications by Tomba Enterprises Ltd. for 29 Townhouse dwellings accessed by a private lane in Newcastle
Resolution #PD-008-18
Moved by Councillor Partner, seconded by Mayor Foster
That Report PSD-003-18 be received;
That the applications for a Draft Plan of Subdivision, and Rezoning submitted by Tomba Enterprises Limited for 29 townhouse dwellings continue to be processed and that a subsequent report be prepared; and
That all interested parties listed in Report PSD-003-18 and any delegations be advised of Council's decision.
Carried
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12.4 PSD-004-18 An Application by Strategic Property Management for Removal of (H) Holding Symbol, 415 Baseline Road West, Bowmanville
Resolution #PD-009-18
Moved by Mayor Foster, seconded by Councillor Cooke
That Report PSD-004-18 be received;
That the application submitted by Strategic Property Management to remove the (H) Holding Symbol be approved;
That the by-law to remove the (H) Holding Symbol be forwarded directly to Council at such time as an amending site plan agreement with the transfers of requested road widening and sight triangles is executed; and
That Council’s decision and a copy of Report PSD-004-18 be forwarded to the Region of Durham and the Municipal Property Assessment Corporation. Carried
12.5 PSD-005-18 Applications for Draft Plan of Subdivision and Rezoning by Lindvest Properties (Clarington) Limited to develop a former school block
as a 51 lot subdivision in Newcastle
Resolution #PD-010-18
Moved by Councillor Woo, seconded by Mayor Foster
That Report PSD-005-18 be received;
That the Official Plan Amendment COPA 2017-0001 is no longer necessary and
the file be closed;
That the Director of Planning and the Director of Engineering Services be authorized to amend the Foster North East Neighbourhood Design Plan as contained in Attachment 1 to Report PSD-005-18;
That the application for a Draft Plan of Subdivision S-C-2017-0001 submitted by Lindvest
Properties (Clarington) Limited, to permit the development of 51 residential units, be
supported subject to the conditions generally as contained in Attachment 2 to Report PSD-005-18;
That the application to amend the Zoning By-Law by Lindvest Properties (Clarington) Limited be approved and that the By-law in Attachment 3 to Report PSD-005-18 be
passed;
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That once all conditions contained in the Official Plan and Zoning By-law with respect to
the Removal of the (H) Holding Symbol are satisfied, the By-law authorizing the Removal of the (H) Holding Symbol be approved;
That the Durham Regional Planning Department and Municipal Property Assessment Corporation be forwarded a copy of report PSD-005-18 and Council's decision; and
That all interested parties listed in Report PSD-005-18 and any delegations be advised of Council's decision. Carried
12.6 PSD-006-18 2018 Seasonal Sidewalk Patios Program; Application, Guidelines and Approval Procedures
Resolution #PD-011-18
Moved by Councillor Hooper, seconded by Councillor Partner
That Report PSD-006-18 be received;
That the 2018 Application for Seasonal Sidewalk Patios on municipal property (Attachment 1) to Report PSD-006-18, be approved;
That subject to the provisions outlined in the application and Boulevard By-law 2013-066
the Director of Engineering Services and Director of Planning Services will review, circulate for comment and approve the site plans for seasonal sidewalk patios;
That exceptions to the Traffic and Parking Bylaw 2014-059, Section 20(1) Retail Sales be granted for the sidewalk patio locations;
That Council authorize staff to take all necessary actions to assist with the
implementation for the summer 2018 season;
That Staff report on any issues encountered with the 2018 patio season and recommend any necessary amendments for future years; and
That all interested parties and any delegations be advised of Council’s decision.
Carried
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Resolution #PD-012-18
Moved by Councillor Cooke, seconded by Councillor Woo
That Items 12.7 to 12.10, be approved, on consent, with the exception of Item 12.8 Carried
12.7 PSD-007-18 Environmental Stewardship, 2017 Annual Report
That Report PSD-007-18 be received for information.
12.9 PSD-009-18 Community Improvement Annual Report for 2017
That Report PSD-009-18 be received; and
That all interested parties listed in Report PSD-009-18 and any delegations be advised of this information report.
12.10 PSD-010-18 Heritage Incentive Grant, 2017 Annual Report
That Report PSD-010-18 be received for information.
12.8 PSD-008-18 Bill 139 - Building Better Communities and Conserving Watersheds Act, 2017
Resolution #PD-013-18
Moved by Mayor Foster, seconded by Councillor Hooper
That Report PSD-008-18 be received for information. Carried
13 New Business – Consideration
There were no New Business Item to be considered under this Section of the Agenda.
14 Unfinished Business
15 Confidential Reports
There were no Confidential Reports scheduled under this Section of the Agenda.
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16 Adjournment
Resolution #PD-014-18
Moved by Councillor Partner, seconded by Councillor Woo
That the meeting adjourn at 9:26 PM.
Carried
________________________ ________________________
Chair Deputy Clerk
15
Notice of Public Meeting
The Draft Terms of Reference for the Southeast Courtice Secondary Plan
The Municipality is seeking public comments before making a decision to commence the preparation of the Secondary Plan.
Purpose of the Meeting
The Municipality of Clarington has been requested by a group of landowners to prepare a
Secondary Plan for the south-east portion of Courtice. A Secondary Plan is part of the Official Plan, providing more detailed direction for a specific area regarding land uses, transportation, infrastructure, natural heritage, phasing and urban design.
You are invited to present your comments on the Draft Terms of Reference for this project.
No planning approvals are under consideration at this time. The Draft Terms of Reference
outline the process for the Secondary Plan Study, including the opportunities for public input. Once finalized, the Terms of Reference will be the basis for a Request for Proposals for a consulting team to lead the project.
Study Area
How to be Informed
The Draft Terms of Reference and staff report are available for review at the Planning Services Department and on our website at www.clarington.net/community.
For more information or to be added to the project mailing list, contact:
Carlos Salazar, Manager, 905-623-3379, ext. 2409, or by email at csalazar@clarington.net or Lisa Backus, Principal Planner, 905-623-3379, ext. 2413 or by email at lbackus@clarington.net
How to Provide Comments
Date: Monday, January 29, 2018
Time: 7:00 pm
Place: 40 Temperance Street, Bowmanville, ON L1C 3A6 Council Chambers, Municipal Administrative Centre
File Number: PLN 41.10 16
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.
David J. Crome, MCIP, RPP Director of Planning Services
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17
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 Clarington Official Plan and Zoning By-law 84-63
Proposal
Alpa Pre-Engineered Panel Systems Inc.
the existing industrial business at 2021 Baseline onto adjacent lands to the east, 2033 Baseline Road. The expansion will include a 1,980 square metre addition to the existing building, an outdoor storage area totalling 11,200 square metres, additional parking and loading spaces and stormwater management facilities.
Property
Address:
The properties are located at the south-west corner of Baseline Road and Rundle Road in Courtice.
How to be Informed
background studies are available for review at the Planning Services Department.
Questions? Please contact Brandon Weiler 905-623-3379, extension 2424, or by email at How to Provide Comments
Date: Monday, January, 29, 2018 Time: 7:00 pm
Place: 40 Temperance Street, Bowmanville, ON L1C 3A6
Council Chambers, Municipal Administrative Centre
18
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 so.
David J. Crome, MCIP, RPP Director of Planning Services
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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 proposed Draft Plan of Subdivision and an application to amend the Zoning By-law.
Proposal
WED Investments Limited (Kaitlin Corporation) is proposing a townhouse development in the Bowmanville West Urban Centre. The applicant has purchased the property at 1599 Green Road and proposes 12 additional townhouse units, which would result in a townhouse (condominium) development with a total of 112 units.
The applications are deemed complete.
Property
1599 Green Road, and Blocks 1 and 4, Plan 40M-2601
Description of the location: East side of Green Road between Prince William Boulevard and Clarington Boulevard
Additional information and background studies are available for review at the Planning Services
Department. Questions? Please contact Anne Taylor Scott 905-623-3379, extension 2414, or by
email at ataylorscott@clarington.net
Speak at the Public Meeting:
Date: Monday, January 29, 2018 Time: 7:00 PM Place: 40 Temperance Street, Bowmanville, ON L1C 3A6 Municipal Administrative Centre
Council Chambers
Or write to the Planning Services Department to the attention of Anne Taylor Scott
File Number: S-C-2017-0009 and ZBA2016-0010
20
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 so.
David J. Crome, MCIP, RPP Director of Planning Services
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Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 29, 2018
Report Number: PSD-011-18 Resolution:
File Number: PLN 41.10 By-law Number:
Report Subject: Southeast Courtice Secondary Plan Study – Terms of Reference
Recommendations:
1.That Report PSD-011-18 be received;
2.That Planning Services staff be authorized to commence the preparation of the
Southeast Courtice Secondary Plan;
3.That staff be authorized to finalize the draft Terms of Reference and issue a Request forProposal to retain the necessary consultants for the preparation of the Secondary Plan;
4.That the Director of Planning Services be authorized to execute the necessary cost-recovery agreements with the Southeast Courtice Landowners Group Inc. for the
preparation of the Secondary Plan; and
5.That all interested parties for Report PSD-011-18, any delegations and the Region ofDurham Planning Department be notified of Council’s Decision.
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Municipality of Clarington PSD-011-18 Page 2
The purpose of this report is to inform the landowners within the Southeast Courtice Secondary Plan area of the request by the Southeast Courtice Landowners Group Inc. for
Council to initiate the preparation of a Secondary Plan for these lands. This report seeks Council authorization for staff to commence the preparation of the Secondary Plan generally in accordance with the draft Terms of Reference.
1. Background
1.1 The Southeast Courtice Secondary Plan area is located generally between the
Robinson Creek valley in the west and Hancock Road in the east. It extends from south
of Bloor Street northward to Durham Highway 2. There are approximately 60 landowners within this Secondary Plan area. There is a mixture of parcel sizes within the Secondary Plan area, including larger farm parcels and residential lots.
Figure 1: Southeast Courtice Secondary Plan Area
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Municipality of Clarington PSD-011-18 Page 3
1.2 Landowners met in mid-2017 to review the Secondary Plan process and determine participation. It was recognized that smaller residential properties would not be
interested and willing to be bound by the legal and financial obligations associated with the Landowners Group. Only landowners with a greater than 0.8 hectare (2 acre) parcel were specifically asked if they were interested in financially contributing to the Secondary Plan process. Essentially, the landowners that were willing and able to contribute financially are now members of the Southeast Courtice Landowners Group
Inc.
1.3 The Southeast Courtice Landowners Group Inc. (Landowners Group) is an incorporated body representing the majority of the landowners (green highlight) within the Secondary Plan Area (red dashed line) as represented on Figure 1 above. The Landowners Group represents about 66 % of the Secondary Plan Area ownership. The Official Plan policy
requires ownership representing generally 75 % of the developable land within the Secondary Plan area. The intent of this policy was to ensure that a critical mass of landowners were participating. Therefore, staff is satisfied that the Landowners Group has met the intent of the Policy.
1.4 The Landowners Group is represented by a Trustee. Delta Urban Inc. (DUI) has been
retained as the Group Manager and is the lead consultant representing the Landowners Group.
1.5 The Landowners Group and staff have met regularly for the past six months to discuss the Secondary Plan process as well as the Robinson Creek and Tooley Creek Subwatershed study. The Landowners Group has agreed to fund 50% of the cost of the
Subwatershed Study including staff resources. The funding agreement with the Trustee for the Landowners Group was executed in December 2017.
1.6 The Landowners Group has a submitted a letter (See Attachment 1) to request the Municipality commence the preparation of the Secondary Plan and draft Terms of Reference for the Secondary Plan. As noted in this request to initiate, the Landowners
Group has committed to funding 100% the preparation of the Secondary Plan including staff resources.
2. Secondary Planning Process
2.1 Getting Authorization for a Privately-Initiated Secondary Plan
2.1.1 The Clarington Official Plan provides policy direction for the preparation of a privately initiated Secondary Plan. In summary the process is as follows:
1) Consultation with municipal staff and the establishment of the Landowners Group.
2) Receipt of a Request to Initiate a Secondary Plan and a proposed Terms of Reference.
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Municipality of Clarington PSD-011-18 Page 4
3) Public Meeting and a Decision of Council to initiate the preparation of the Secondary Plan.
4) If Council decides to proceed with the Secondary Plan process, the Municipality will retain the necessary consultants.
5) All costs associated with the process, planning staff time, consultants and project and administration of the Secondary Plan are to be covered 100% by the landowners group.
6) Work will only be initiated once a funding agreement is in place between the Trustee for the Landowners Group and the Municipality.
2.1.2 Staff met on numerous occasions with a number of the landowners prior to the formation of the Landowners Group and have met regularly since the group was incorporated and a Trustee appointed.
2.1.3 In November, the Landowner Group requested that the Municipality initiate the Secondary Plan. A draft Terms of Reference was included in the request. The Terms of Reference submitted by the Landowners Group was circulated to various Municipal Departments as well as external agencies. Comments received from the agencies will be incorporated in the final Terms of Reference
as appropriate.
2.1.4 In anticipation of Council’s authorization to commence, the Landowners Group has submitted a draft Funding Agreement for the Secondary Plan to staff for review.
2.2 Summary of the Draft Terms of Reference
2.2.1 Similar to the Wilmot Creek Secondary Plan, the draft Terms of Reference has incorporated a ‘green lens’ approach to development. All studies and the Secondary Plan will be required to include details of how development in the Secondary Plan area will meet Council policies. In particular the goal over time is to reach net zero communities and the techniques that will be employed to
reduce greenhouse gas emissions.
2.2.2 The draft Terms of Reference are highly integrated with the Robinson Creek and Tooley Creek Subwatershed Study, as a substantial portion of the Subwatershed Study must be completed before any preliminary land uses can be contemplated in the Secondary Plan. The Subwatershed Study work plan has made reciprocal
provisions.
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Municipality of Clarington PSD-011-18 Page 5
2.2.3 The draft Terms of Reference integrates the Secondary Plan process with several other major initiatives in the area including the Courtice Employment
Lands Secondary Plan and the related Transportation Hubs Study for the Courtice GO Station. The draft Terms of Reference incorporate Phases 1 and 2 of the Municipal Class Environmental Assessment process for major roads such that the need and general alignment will be established as part of the Secondary Plan process.
2.2.4 Public participation will be integrated throughout the draft Terms of Reference. Consultant Proposals will evaluated on their commitment to the Municipality’s online media program. The recommended public participation will begin with a number of visioning sessions with the landowners, agencies, interested citizens and the business community regarding emerging trends in sustainable
neighbourhood design, energy efficient development practices, and transit supportive land uses. Public Information Sessions will be held at specific stages of the planning process. These public participation requirements are in addition to any statutory Open House and Public Meeting requirements under the Planning Act.
2.2.5 The draft Terms of Reference contemplates this project being led by a Steering Committee. Although not yet finalized, it is anticipated that the Steering Committee will include Municipal, Region of Durham and CLOCA staff, Delta Urban project manager, landowner representatives and the lead consultant.
2.2.6 Should Council decide to proceed with the Secondary Plan, staff will issue a
Request for Proposal to engage a team of consultants to undertake the Secondary Plan.
3. Conclusion
It is respectfully recommended that Council authorize staff to undertake the preparation of
the Southeast Courtice Secondary Plan.
4. Strategic Plan Application
Not applicable.
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Municipality of Clarington PSD-011-18 Page 6
Submitted by:Reviewed by: David J. Crome, MCIP, RPP Andrew C. Allison, B. Comm, LL.B
Director of Planning Services CAO
Staff Contact: Carlos Salazar, Manager of Community Planning at extension 2409 or csalazar@clarington.net or Lisa Backus, Principal Planner at extension 2413
or lbackus@clarington.net
Attachments:
Attachment 1 – Trustee request to initiate the Secondary Plan Attachment 2 – Draft Terms of Reference
LB/COS/ah/nl
I:\^Department\LDO NEW FILING SYSTEM\PLN Planning Files\PLN 41 Secondary Plans\PLN 41.10 - Southeast Courtice Secondary Plan\Staff Report\PSD-011-18\PSD-011-18.Docx
A list of interested parties to be notified of Council’s decision is on file in the Planning Services
Department.
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Attachment 1
to PSD-011-18
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Attachment 2 to Report PSD-011-18
1
Draft Terms of Reference for Southeast Courtice Secondary Plan
Table of Contents
1. Introduction ............................................................................................................................................ 3
1.1 Study Area ..................................................................................................................................... 3
1.2 Study Goals and Objectives .......................................................................................................... 3
1.3 Related Studies ............................................................................................................................. 3
2. Scope of Work ....................................................................................................................................... 6
3. Phase 1: Background and Analysis Report ........................................................................................... 6
3.1 Project Kick-off Public Information Centre .................................................................................... 6
3.2 Background and Analysis Reports ................................................................................................ 6
3.3 Environmental Assessment (EA) .................................................................................................. 7
3.4 On-line Community Engagement .................................................................................................. 7
3.5 Opportunities and Constraints Analysis ........................................................................................ 8
3.6 Public Information Centre including Municipal EA requirements .................................................. 8
3.7 Background and Analysis Summary Report ................................................................................. 8
3.8 Deliverables for Phase 1 ............................................................................................................... 8
4. Phase 2: Urban Design and Sustainability Principles and Alternative Land Uses ................................ 8
4.1 Best Practices ............................................................................................................................... 8
4.2 Urban Design and Sustainability Principles .................................................................................. 8
4.3 Alternative Land Use Plans for the Southeast Courtice Secondary Plan Area ............................ 9
4.4 Design Charrette and Information Sessions ................................................................................. 9
4.5 Public Information Centre .............................................................................................................. 9
4.6 Deliverables for Phase 2 ............................................................................................................... 9
5. Phase 3: Preferred Land Use Plan ...................................................................................................... 10
5.1 Selection of Preferred Land Use Plan for the Southeast Courtice Area ..................................... 10
5.2 Meeting with the Steering Committee on Evaluation of Preferred Land Use Plan ..................... 10
5.3 Selection of the Preferred Land Use Plan ................................................................................... 10
5.4 Preparation of Final Supporting Materials ................................................................................... 10
5.4.1 Transportation Network and Report ........................................................................................ 10
5.4.2 Urban Design and Sustainability Guidelines ........................................................................... 10
5.4.3 Functional Servicing Report .................................................................................................... 10
5.4.4 Fiscal Impact Study ................................................................................................................. 11
5.5 Draft Secondary Plan Policies ..................................................................................................... 11
5.6 Draft Zoning By-law ..................................................................................................................... 11
5.7 3D Demonstration Plan ............................................................................................................... 11
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5.8 Public Information Centre ............................................................................................................ 11
5.9 Deliverables for Phase 3 ............................................................................................................. 11
6. Phase 4: Final Draft Secondary Plan Preparation and Adoption by Council ....................................... 12
6.1 Deliverables for Phase 4 ............................................................................................................. 12
7. Project Management ............................................................................................................................ 12
7.1 Steering Committee .................................................................................................................... 12
7.2 Technical Advisory Committee(s) ............................................................................................... 12
8. Appendix A – General Study Terms of References ............................................................................. 14
9. Appendix B – Priority Green Development Framework ....................................................................... 18
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1. Introduction
1.1 Study Area
The Southeast Courtice Secondary Plan (SECSP) Study Area is illustrated in
Figure 1 and is located within both the Robinson Creek and Tooley Creek
Watersheds.
Figure 1: Southeast Courtice Secondary Plan Area
1.1 Secondary Plan Priorities
The purpose of the study process is to create a Secondary Plan that conforms to
and implements the Clarington Official Plan, the Durham Region Official Plan,
Provincial Policies and Plans. It will also follow the recommendations from the
Robinson Creek and Tooley Creek Subwatershed Plans.
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The Secondary Plan will address these five priorities:
Sustainability and Climate Change
Clarington Council adopted a sustainable, “green lens” approach to development
throughout the Official Plan. This Secondary Plan will address the criteria
developed for Secondary Plans in Clarington’s Green Development Program and
will be guided by the Priority Green Development Framework. An excerpt from the
Priority Green Development Framework for Secondary Plans can be found in
Appendix B to this draft Terms of Reference.
It is intended that sustainable development principles and practices shall be
infused into every part of the Secondary Plan, including the design of
neighbourhoods and arrangement of land uses. The requisite studies and the
resultant Secondary Plan shall include measureable targets to move towards a net
zero community.
Urban Design
The goal for any new development is that it celebrates and enhances the history
and character of Clarington. New neighbourhoods are to be created with a sense
of place and all development should result in a high quality design. Excellence in
urban design will consider elements like building design, complete streets, views,
park connectivity, sun and shadow impacts, and active transportation as well as
the integration of green infrastructure in neighborhood design.
Affordable Housing
Clarington Council, through Official Plan policy supports the provision of a variety
of housing types, tenure and costs for people of all ages, abilities and income
groups. The Clarington Official Plan encourages a minimum of 30% of all new
housing built in Urban Areas to be affordable.
The Secondary Plan must reflect this policy and demonstrate how this Secondary
Plan area contributes to meeting Council’s affordable housing target.
Community Engagement
Clarington Council is committed to community consultation and engagement. The
preparation of this Secondary Plan will be supported by a thorough public
engagement strategy to include a range of public consultation initiatives. These efforts will be in addition to any statutory meetings requirements.
Coordination of Effort
An Environmental Assessment (EA) will be required for all new major (collector
and arterial) roads required for the Southeast Courtice Secondary Plan. All public
notices, communications and review periods will be designed to ensure that they
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conform to the requirements of both the Planning Act and Municipal Class EA. This will avoid confusing the public with multiple messages and focus Municipal
resources more effectively.
1.2 Related Studies
The following studies are or will be undertaken at the same time as the SECSP and must be incorporated as part of the study process.
Robinson Creek and Tooley Creek Subwatershed Study
The SECSP study area is located within the watersheds of the Robinson Creek
and Tooley Creek. The Municipality of Clarington has initiated a Subwatershed
Study (SWS) for these combined watersheds. Each phase of the SECSP study will
integrate and be responsive to the findings of the SWS with regard to natural systems.
The SWS will include the preparation of a Master Drainage Plan for the
subwatersheds including an implementation plan for the preferred land use plan
created through the SECSP study.
Courtice Employment Land Secondary Plan
The Courtice Employment Lands (CEL) are located adjoining to, and immediately
south of, the SECSP study area. The Municipality of Clarington will be undertaking
a Secondary Plan study for the CEL at the same time as the SECSP. A collector
road will form the boundary between the two Secondary Plan Areas. The SECSP
study and its integrated EA will take the lead in establishing the alignment of this
collector road. The SECSP will coordinate with the CEL Secondary Plan study to
ensure that land uses and policies along the border of these two plans are complementary.
Transportation Hubs Study – Courtice GO Station
There is a future GO Transit Rail Station along the west side of Courtice Road
within the Courtice Employment Lands to the south of the SECSP area. The
analysis of the Transportation Hub Study for the Courtice GO Station will be
incorporated into the CEL Secondary Plan. The SECSP study will establish land uses, policies and mobility/connectivity options that respond and complement the
recommendations from the Transportation Hub study.
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2. Scope of Work
The scope of work will proceed in four Phases.
Phase 1: Background and Analysis Report
The initial phase will involve a detailed technical analysis of the area including
servicing, infrastructure and initial public participation.
Phase 2: Urban Design and Sustainability Principles and Alternative Land
Use Plans
This phase will present alternative land use plans based on urban design and
sustainable principles and best practices along with the input from the public and
guided by the Steering Committee. This phase will utilize a charrette process to
refine the Principles and Alternative Land Use Plans.
Phase 3: Preferred Land Use Plan for the Southeast Courtice Area
Based on the preceding analysis and public engagement a Preferred Land Use
Plan will be developed for the Secondary Plan area. Once the Land Use Plan has
been refined the remaining studies can be completed that will support the
recommended Land Use Plan.
Phase 4: Final Draft Secondary Plan and Adoption by Council
The recommendation phase will include the preparation of drafts of the Secondary Plan, the implementing zoning by-law and implementing urban design and
sustainability guidelines. This phase includes the statutory meetings prior to
Council to making a decision.
3. Phase 1: Background and Analysis Report
3.1 Project Kick-off Public Information Centre
The Secondary Plan will begin with a public information centre (PIC) facilitated by
the Consultant. This PIC will give the public an opportunity to be formally
introduced to the project, process and invite them to share their interest and ideas
for the Secondary Plan area. This meeting will also be advertised as the initiation
of the EA process for the future collector and arterial roads.
3.2 Background and Analysis Reports
In this Phase, the following studies/tasks will commence. Not all will be completed
in Phase 1 as they may require additional input from subsequent phases. However, it is expected that draft reports will be complete at the end of this phase.
A summary of the scope of work for each study or task is provided in Appendix A.
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• Prepare a Subwatershed Study Integration Schedule
• Review of existing planning documents and studies
• Prepare a Planning Background Report
• Prepare a Landscape Analysis
• Prepare a Functional Servicing Report
• Conduct a Transportation Needs Analysis
• Prepare an Agricultural Impact Evaluation
• Prepare a Sustainability Plan and Green Development Principles
• Conduct a Commercial Analysis
• Conduct an Archeological and Heritage Analyses
The Subwatershed Study Integration Schedule will be prepared in Phase 1 to help identify when in the Secondary Plan process integration with the Subwatershed
Study is necessary.
3.3 Environmental Assessment (EA)
An Environmental Assessment (EA) for new major (collector and arterial) roads
required to service the Southeast Courtice Secondary Plan area will be undertaken
as part of the Secondary Plan process. The EA will proceed through the Integrated
Approach as set out in Section A.2.9 and Appendix 8 of the Municipal Class EA,
2015. These roads are subject to Schedule C of the Municipal Class EA.
The consultant’s proposal must satisfy the requirements of sections A.2.9.4,
A.2.9.5, and Appendix 8 of the Municipal Class EA, including:
• Clear indication on project notices and communications that an integrated approach is being used;
• Extended public review periods that cover the requirements of both the
Planning Act and MCEA;
• Preparation of a document to support the Planning Act application demonstrating how the MCEA process was satisfied; and
• Issuance of a Notice of Study Completion for the MCEA process.
3.4 On-line Community Engagement
A variety of different stakeholders will need to be engaged throughout the process.
To complement the public information centres, public meetings and workshops
outlined in these terms of reference, the Municipality will provide the online
engagement tools available through “Bang the Table” platform
(http://www.bangthetable.com/engagementhq/engagement-tools/). The
Proponents will select the appropriate tools from the “Bang the Table” toolkit, such
as visual preference surveys and forums, and include them in their work plan. The
Proponent will be responsible to provide the related content for these tools. In
addition to the engagement tools listed above the Proponent is encouraged to
propose its own engagement strategies.
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3.5 Opportunities and Constraints Analysis
Based on the preliminary analysis and conclusions of the technical reports noted
above and public input received, the consultant will prepare a detailed
opportunities and constraints analysis.
3.6 Public Information Centre including Municipal EA requirements
The consultant will present the Opportunities and Constraints Analysis at a public
information centre.
The consultant will also present the problem/opportunity statement as required by
the Municipal Class EA process.
3.7 Background and Analysis Summary Report
Phase 1 will conclude with a Background and Analysis Summary Report. It will
consolidate and summarize the findings of the different technical reports and
include public input to date. Critical to this analysis will be the Stage 1
Subwatershed Study Characterization report from the subwatershed study.
This Phase 1 report will inform the preparation of the Urban Design and
Sustainability Principles and the Alternative Land Uses to be prepared in Phase 2.
3.8 Deliverables for Phase 1
• Kick-off PIC
• Online Engagement
• Opportunities and Constraints Analysis
• PIC to share the Opportunities and Constraints Analysis
• Background and Analysis Summary Report
4. Phase 2: Urban Design and Sustainability Principles and
Alternative Land Uses
4.1 Best Practices
The consultant will review best practices regarding emerging trends in sustainable
neighbourhood planning and design including: urban design techniques, practices and methods that promote energy efficiency, optimal use of land and transit
supportive land uses and forms.
4.2 Urban Design and Sustainability Principles
Based upon the analysis of best practices, the Priority Green Development
Framework and the applicable policies in the Official Plan, the consultant will
propose a set of urban design and sustainability principles. The urban design and
sustainability principles are intended to guide the preparation of alternative land
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use concepts. The Principles will form the starting point/basis for the Design Charrette.
In addition, the consultant shall prepare a methodology and criteria to apply the
Urban Design and Sustainability Principles for use in Phase 3 as an evaluation
criteria of the Preferred Land Use Plan.
4.3 Alternative Land Use Plans for the Southeast Courtice Secondary Plan Area
The consultant shall prepare up to three alternative land use plans for the Study
Area based on the findings of the Background and Analysis Summary Report and the public information sessions. The alternatives shall indicate the proposed land
uses by type (e.g., residential, institutional, open space and commercial, etc.),
scale and density. Each land use plan shall also include a proposed transportation
network. Accompanying the alternative land use plans will be an analysis and
evaluation of the individual plan based on environmental, servicing, transportation,
density, sustainability, fiscal, social and other appropriate criteria.
The alternative land use plans shall be supported by an explanatory report and a
summary public information package that visually summarizes the analysis of each
concept.
4.4 Design Charrette and Information Sessions
The consultant will design a charrette for landowners, agencies, interested citizens
and businesses. These sessions should include a presentation of best practices
on topics including green streets, mixed-use buildings, active transportation
networks and net zero community design.
4.5 Public Information Centre
The alternative land use plans for the Study Area, with supporting components
shall be presented at a PIC.
The PIC will also present the alternative road alignments so as to fulfill the Phase
2 requirements of the Municipal Class EA process.
4.6 Deliverables for Phase 2
• Urban Design and Sustainability Principles and Evaluation Criteria
• Design Charrette and Information Sessions
• Alternative Land Use Plans
• PIC
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5. Phase 3: Preferred Land Use Plan
5.1 Selection of Preferred Land Use Plan for the Southeast Courtice Area
The consultant shall apply the Urban Design and Sustainability Principles
developed in Phase 2 to the evaluation of the alternative land use plans. The
Preferred Land Use Plan may not necessarily be one of the specific alternative
land use plans prepared in Phase 2 but rather a hybrid of elements of the various
land use plans.
The Preferred Land Use Plan will be the basis for the Impact Assessment and
Stormwater Management Plan work in the Subwatershed Study.
5.2 Meeting with the Steering Committee on Evaluation of Preferred Land Use
Plan
The consultant will present the Preferred Land Use Plan to Municipal
Staff/Steering Committee wherein a general concurrence and agreement to proceed should be reached.
5.3 Selection of the Preferred Land Use Plan
Based on discussions with the Municipal Staff/Steering Committee, the consultant
shall refine the selected option.
5.4 Preparation of Final Supporting Materials
5.4.1 Transportation Network and Report
The consultant shall finalize the transportation network based on the preferred
land use plan and finalize the Transportation Report to fulfill the requirements of
Phase 1 and 2 of the Municipal Class EA process.
5.4.2 Urban Design and Sustainability Guidelines
The Consultant shall prepare the Urban Design and Sustainability Guidelines that will be included as an appendix to the Secondary Plan.
5.4.3 Functional Servicing Report
The consultant shall finalize the servicing plan, phasing plan and costing schedule
based on the preferred land use plan and finalize an accompanying Functional
Servicing Report. The preferred land use concept will be the basis of the SWS
team’s preparation of a Storm Water Management Plan. This plan will be integrated with the Functional Servicing Report for the SECSP.
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5.4.4 Fiscal Impact Study
The preferred land use concept will be the basis of a Fiscal Impact Study for the
build out of the SECSP area. The Municipality will hire a Consultant to prepare this
analysis independent of this project.
5.5 Draft Secondary Plan Policies
The consultant will prepare the necessary policies that will, together with the
Preferred Land Use Plan, form a Draft Secondary Plan for South-East Courtice.
5.6 Draft Zoning By-law
A draft zoning by-law will be prepared that implements the Secondary Plan policies.
5.7 3D Demonstration Plan
The consultant will prepare a 3D model as a draft Demonstration Plan of the build
out of the SECSP area that reflects the Preferred Land Use Plan and proposed draft policies.
5.8 Public Information Centre
The consultant shall present the Preferred Land Use Plan, draft demonstration
plan and draft policies for the SECSP to the public.
The recommended Major Roads Plan will be presented to complete the Class EA
component of the study.
5.9 Deliverables for Phase 3
• Preferred Land Use Plan
• Transportation Network and Report (consistent with Phase 1 and 2 of
Municipal Class Environmental Assessments)
• Urban Design and Sustainability Guidelines
• Functional Servicing Report
• Fiscal Impact Study
• Draft Secondary Plan
• Draft Zoning By-law
• 3D Demonstration Plan
• Public Information Centre
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6. Phase 4: Final Draft Secondary Plan Preparation and Adoption by
Council
This Phase will focus on preparing the final documents for the statutory public
process and Council decision. The consultant will prepare the final Draft Southeast
Courtice Secondary Plan and any Official Plan Amendments if required. The
consultant will present the final draft documents at the statutory open house and
public meetings.
6.1 Deliverables for Phase 4
• Southeast Courtice Secondary Plan including schedules (land Use, transportation, parks and open space) supporting SECSP policies; o Urban Design and Sustainability Guidelines as Appendix to the
Secondary Plan
• Official Plan Amendment
• Zoning By-law (the statutory process for the Zoning By-law will follow
Council’s adoption of the Secondary Plan)
7. Project Management
The consultant’s proposed work plan needs to include the number of meetings
necessary for the Steering Committee to review draft technical reports,
presentations, surveys or any other product as part of this process. Sufficient time
should be allowed for the Steering Committee members to review and arrive at a decision.
The Planning Services Department will be responsible for the overall project
management, administration, and day to day operations. The project will be fully
funded by the Southeast Courtice Landowners Group Inc.
7.1 Steering Committee
• The Steering Committee will be composed of:
• The lead Consultant
• Municipal Staff representing key departments. (Planning and Engineering)
• Staff of key commenting agencies such as the Region of Durham and
CLOCA.
• The project manager – DeltaUrban Inc.
• One land owner from the Landowners Group (not their representative).
7.2 Technical Advisory Committee(s)
Technical Advisory Committee(s) will be established for various technical
disciplines as needed. Examples of such disciplines are stormwater management,
municipal servicing, transportation, urban design and planning. Meetings of the
various Technical Advisory Committee(s) will be established to review and
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comment upon the findings of the technical reports in Phases 1, 2 and 3 as appropriate prior to their publication. These committee(s) will be composed of the
lead consultant, Municipal and Regional Staff and a technical consulting advisor to
the Southeast Courtice Landowners Group as appointed by the Group.
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Appendix A – General Study Terms of References
1. Subwatershed Study Integration Schedule
The Subwatershed Study Integration Schedule will outline the relationship between
the SECSP and the Robinson and Tooley Creek Subwatershed Study. It will
describe the critical junctures in each Study that cross-rely on the other study.
Although each study is undertaken independently, they cannot be completed in
isolation of one another.
2. Review of Existing Planning Documents and Studies
A general review shall be undertaken of all relevant planning documents and studies
which may relate to the study area, including any submissions from respective
development interests.
3. Planning Background Report
This Component shall include the following:
• An inventory of existing and proposed land uses by area and type within and
adjacent to the Study Area.
• A review of property ownership within the Study Area.
• Identify opportunities and constraints to the development of lands within the
Study Area.
• Identify any impact that development may have on existing uses within the Study Area.
• Identify need and potential for commercial uses (neighbourhood, community or
broader scale).
• Incorporate the findings from the Subwatershed Study.
4. Landscape Analysis
This Component shall include the following:
• Describe and assess the existing context of the lands within the Study Area.
• Identify the Study Area’s topography and grading; existing built form; and natural features.
• Prepare a summary of the Study Area in terms of parcel, topography, and built environment as foundation for the Area’s development.
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5. Functional Servicing Report
Identify and assess the future availability of the provision of water and sanitary
sewer services and constraints to the Study Area. This review shall include the
identification of the geographic limits to servicing and the costs, staging and
financing which will be required to facilitate urban development in this area. These
matters shall be prepared in close consultation with the Municipality’s Engineering
and Building Services Department and the Region of Durham.
Stormwater drainage and water quality matters will be addressed through the Subwatershed Study and incorporated into the development of options and
selection of a preferred land use plan.
Once the preferred land use plan is prepared, a general servicing base plan will be
prepared based on the analysis, the Subwatershed Study and review of any
requirements of the Municipality, the Region of Durham and Provincial Ministries
and/or agencies. The servicing plan shall illustrate, among other matters, in
graphic and textual form, the general provision of water services, sanitary sewer
services and storm water drainage and associated facilities, if appropriate, for the Study Area. The servicing plan shall also include an appropriate phasing and
costing schedule.
6. Transportation Needs Analysis
This Component shall include the following:
• A review of the existing and proposed transportation linkages to the Study Area.
• A general review of the various transportation linkages to the Study Area from the existing and proposed transportation facilities.
• An assessment of the Durham Region Transportation Master Plan and, in particular, the opportunities for transit and transit supporting development
patterns, in relation to the Study Area.
7. Agricultural Impact Evaluation
This Component shall include the following:
• A review of agricultural land uses surrounding the Study Area, and applicable planning policies and regulations.
• An assessment to determine the potential adverse physical and operational
impacts of the proposed uses described in the SECSP on surrounding agricultural uses; and to address issues of concern in consultation with the Clarington Agricultural Advisory Committee (“CAAC”).
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• An assessment of potential alternatives to land use configurations that
avoid/mitigate impacts to prime agricultural areas, and compliance with minimum distance separation formulae.
• All mitigation/avoidance measures shall be incorporated within the Urban Area.
8. Sustainability Plan and Green Development Principles
In conjunction with, and as part of, the findings of all other parts of the Secondary
Plan study, the consultant shall identify and assess sustainable development
principles and practices. This study shall utilize as a minimum the Priority Green
Clarington Development Framework and Official Plan Policies.
In addition, the consultant shall prepare a set of guiding principles and standards for
sustainable development (including servicing, roads, parks, open space, residential,
commercial, institutional, land and buildings and development), which support, but
are not limited to, the following:
• An approach to development that incorporates/utilizes/respects the vital function of Green Infrastructure.
• A development pattern that encourages and supports transit usage.
• A development pattern that is adaptable over time for future generations and promotes redevelopment of land and repurposing of buildings.
• A land use and development pattern which establishes good connectivity and mobility in the area for automobiles, cyclists and pedestrians and provides healthy lifestyle choices.
• A mix of housing and other uses which help create a complete community and
contribute to the health and vibrancy of the existing and future community.
• Green development standards that include resilient infrastructure and reduced greenhouse gas emissions in support of the move towards a net zero community.
A component of the Sustainability Plan and Green Development Principles will be a
Neighbourhood Energy Plan which will include consideration of:
• Energy use early in the land-use and infrastructure planning process and identify opportunities to integrate local energy solutions at the building or
neighbourhood scale. It should identify development and infrastructure to
Minimize the use of electricity, natural gas and gasoline consumption;
• Address energy-efficient building orientation, design and construction; and
• Identify opportunities and targets for on-site energy generation, district heating
and renewable energy options including opportunities for changing stations.
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It is intended that sustainable development principles and practices outlined above shall be infused into every thematic area of the Secondary Plan, including the
design of neighbourhoods and arrangement of land uses.
The Sustainability Plan and Standards should include measureable targets to move
towards a net zero community.
9. Commercial Analysis
This Component shall include the following:
• A review of commercial background information available from the Municipality
and Region including the existing inventory of retail space.
• An identification of the need for neighbourhood and/or community based commercial uses based on a residual demand basis.
• An identification of the need for commercial uses to serve a broader geographical area.
• Identify need and potential for higher order uses (e.g., hotel, office, etc.) if appropriate.
The Commercial Analysis shall include the appropriate technical planning and
market study components to establish the current overall supply of floor space in the Courtice Urban Area and the justification for space needs in the Study Area.
10. Archaeological and Heritage Analyses
This Component shall include the following:
• Undertake an analysis of archaeological potential (Stage 1 Archaeological
Assessments as per the Ministry of Tourism, Culture and Recreation).
• Undertake an historical analysis of all existing structures within the Study Area, including review of the Municipality of Clarington’s Heritage Inventory, and establish the historical importance, if any, of the structures.
• Identify those heritage features that warrant preservation.
Prepare a strategy for the incorporation of heritage structures into the SECSP. In
completion of this task, the consultant shall consult with Clarington Heritage
Committee.
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Appendix B – Priority Green Development Framework
The Sustainability Plan and Green Development Standards will demonstration how, at a
minimum, the criteria for Secondary Plans established in the Priority Green Clarington
Development Framework and Implementation Plan are addressed, and how the
Secondary Plan can support moving towards net zero communities that are resilient to
the potential impacts of climate change.
The four themes that represent the core elements of a sustainable community and are addressed by the Priority Green Clarington – Green Development Framework and
Implementation Plan are:
Built Environment
The built environment is the constructed physical environment in which we live, work
and play each day. It considers the design and layout of a neighbourhood, including
land use mix and diversity, and the interaction of the buildings, road systems and other
infrastructure that we encounter.
Mobility
Mobility is about reducing vehicle dependency and offering choices for residents to
travel in to, out of and through neighbourhoods each day. It speaks to facilitating active
transportation in order to reduce pressure on Clarington’s transportation network and
reduce emissions from entering the environment, while contributing to human health
and well-being.
Natural Environment & Open Space
This theme seeks to protect and enhance ecologically significant components of
Clarington’s natural heritage system, to encourage design that works with natural
conditions and gains benefit from the environmental, economic and social benefits of
the natural landscape, and promotes linkages to a diverse range of open spaces, parks
and recreation facilities.
Infrastructure & Buildings
Green neighbourhoods strive to use resources more efficiently, leading to potential cost
savings. This theme identifies means to maximize energy and water conservation, minimize the consumption of resources, and contribute to climate change mitigation and
adaptation.
46
Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 29, 2018
Report Number: PSD-012-18 Resolution:
File Number: COPA2017-0013 and ZBA2017-0038 By-law Number:
Report Subject: Applications by Alpa Pre-Engineered Panel Systems Inc. to allow the expansion of the existing industrial business at 2021 Baseline to 2033 Baseline Road
Recommendations:
1.That Report PSD-012-18 be received;
2.That the Official Plan Amendment and Zoning By-law Amendment applicationssubmitted by Alpa Pre-Engineered Panel Systems Inc. continue to be processed andthat a subsequent report be prepared; and
3.That all interested parties listed in Report PSD-012-18 and any delegations be advised
of Council’s decision.
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The Municipality is seeking the public’s input on applications to amend the Clarington Official
Plan and Zoning By-law 84-63, submitted by Alpa Pre-Engineered Panel Systems Inc. The
applications would permit the expansion of the existing industrial business at 2021 Baseline Road to 2033 Baseline Road. The expansion will include a 1980 square metre addition to the existing building, outdoor storage area, additional parking and loading spaces and
1. Application Details
1.1 Owner/Applicant: Alpa Pre-Engineered Panel Systems Inc.
1.2 Agent: Adrian Litavski, Johnston Litavski Ltd.
1.3 Proposal: General
To allow the expansion of an existing business at 2021 Baseline
Road to incorporate lands at 2033 Baseline Road including:
• A 1,980 square metre addition to an existing building of the same size
• Outdoor storage area of approximately 2.5 ha
• Parking and loading spaces
• Stormwater management facilities
Official Plan Amendment
To change the designation of the lands at 2021 and 2033 Baseline Road from Light Industrial to General Industrial with appropriate policies to allow greater outdoor storage.
Rezoning
To rezone the lands at 2033 Baseline Road from the “Agricultural
(A) Zone” to an appropriate zone that would permit the industrial development.
1.4 Area: 4.82 hectares (11.9 acres)
1.5 Location: South-west corner of Baseline Road and Rundle Road
1.6 Roll Numbers: 181701002015910
181701002015605
1.7 Within Built Boundary: No
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2.Background
2.1 Amendment 107, a comprehensive update to the Official Plan, was approved by the Region of Durham on June 19, 2017. In order to submit the Clarington Official Plan Amendment application Alpa Pre-Engineered Panel Systems Inc. required Council’s
permission to accept the application within two years of the comprehensive update.
Council approved the applicant’s request on September 18, 2017.
2.2 The applicants have owned and operated their pre-engineered panel manufacturing business from 17 Cigas Road in Courtice since February 2011, expanding to this location in 2015. Prior to the applicants owning the property it was occupied by a truss
manufacturing company. The applicants submitted a site plan application for 2021
Baseline Road in March of 2017 for the existing stormwater management infrastructure on the site. A stormwater pond was constructed without approval and impacted the Canadian Pacific Railway. There remain a number of stormwater management issues and the site plan has not been finalized at the time of writing this report.
2.3 The applicants are looking to expand the existing business onto the abutting property to
the east, 2033 Baseline Road. Official Plan and Zoning By-law amendment applications were received on November 20, 2017.
Figure 1: Proposed expansion of the existing business at 2021 Baseline Road.
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PSD-012-18 Page 4
2.4 The applicant has submitted the following studies in support of the applications:
• Planning Justification Report;
• Stormwater Management Design Brief;
• Phase I Environmental Site Analysis;
• Phase I & II Archaeological Assessment; and
• Traffic Impact Study.
2.5 The studies are being reviewed by staff and agencies and will be summarized in a
future report.
3. Land Characteristics and Surrounding Land Uses
3.1 The subject lands consist of two parcels, 2021 and 2033 Baseline Road. 2021 Baseline
Road has an existing industrial use with an 1,981 square metre panel manufacturing and assembly building, outdoor storage in the side and rear yards, an accessory building and water retention pond in the rear yard, parking and loading spaces in the front and side yards. 2033 Baseline Road currently has a single detached dwelling which would be demolished.
3.2 The surrounding uses are as follows:
3.2.1 North – Single detached dwellings, a transport depot (CCT Auto Trans) and agricultural lands. 2011 Baseline Road has a single detached dwelling and a number of vehicles on the site. It is currently surrounded by the existing industrial use on the east, west and south.
3.2.2 South – CP Rail line, single detached dwellings, Owasco Auto Mall under construction and future Metrolinx Go Rail Layover Facility.
3.2.3 East – Agricultural lands and single detached dwellings.
3.2.4 West – Agricultural lands, a light and heavy equipment rental business and a transportation depot.
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Figure 2: Surrounding Land Use
4.Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement requires municipalities to promote economic development by providing an appropriate mix and range of employment uses and
providing opportunities for a diversified economic base. Employment areas shall support a wide range of economic activities and ancillary uses.
4.2 Growth Plan
4.2.1 The Growth Plan 2017 promotes economic development and competitiveness in the Greater Golden Horseshoe. Municipalities are to promote more efficient use
of existing employment areas, vacant and underutilized employment lands, and increasing employment densities.
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4.2.2 The Growth Plan requires upper tier municipalities to set a target for employment
densities that reflects the current and anticipated type and scale of employment
that characterizes the employment areas. Municipalities may identify prime employment areas within their Official Plan which are employment areas for uses that are more land extensive or have low employment densities.
5.Official Plans
5.1 Durham Region Official Plan
5.1.1 The subject sites are designated “Employment Areas” in the Regional Official Plan. Employment Areas are intended to accommodate a full range of
employment uses such as, but not limited to: manufacturing, warehousing,
offices, and the storage of goods and materials.
5.1.2 The Region of Durham has set a target ratio of jobs to population of 50% or one job for every two persons in employment areas for the Region as a whole.
5.2 Clarington Official Plan
5.2.1 The subject lands are designated Light Industrial in the Clarington Official Plan
and are within the Greenfield Area. The Light Industrial designation permits manufacturing, fabricating and assembly uses; however, the policies direct the uses to generally be conducted within a building and restricts outdoor storage. The Light Industrial designation permits a maximum of 25% of the total gross
floor area of the building as outdoor storage space. The General Industrial
designation permits manufacturing, fabricating and assembly uses as does the Light Industrial designation but allows outdoor storage up to 100% of the total gross floor area. In both cases outdoor storage areas are to be located at the rear of the property and appropriately screened.
5.2.2 In order to expand the business to the adjacent property to the east the
applicants are proposing to designate both properties General Industrial with a site specific policy for their outdoor storage requirements.
5.2.3 The Official Plan sets a target of achieving one job for every three residents in Clarington by 2031 and to accommodate 50% of the forecasted employment
growth within designated employment areas. The Plan also targets a gross
density of 50 jobs per gross developable area in Greenfield Areas.
5.2.4 Baseline Road is designated as a Type C Arterial Road.
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6.Zoning By-law
6.1 2021 Baseline Road is currently zoned General Industrial (M2) and 2033 Baseline Road is currently zoned Agricultural (A). The existing industrial use meets the permitted uses of the M2 zone.
6.2 A Zoning By-law Amendment is required to permit the proposed industrial use expansion
on 2033 Baseline Road. The amendment would rezone the property from “Agricultural (A) Zone” to an appropriate zone that would permit the industrial development.
7.Public Notice
7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on December 21, 2017 and Public Meeting signs were installed fronting onto Baseline Road and Rundle Road on December 28, 2017.
7.2 Staff have not received any comments at the time of finalizing this report.
8.Agency Comments
8.1 Durham Region
Comments from Durham Region Planning, Works, Health and Transportation have not
been received at the time of finalizing this report but will be included in a subsequent
report.
8.2 Central Lake Ontario Conservation Authority
Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report but will be included in a subsequent report.
8.3 Other Agencies
Comments from CP Rail and Hydro One have not been received at the time of finalizing this report. Enbridge provided comments that they had no objections to the proposed applications.
9.Departmental Comments
9.1 Engineering Services Department
The Engineering Services Department, including the Building Division, has no objections, in principle, to the applications for Official Plan amendment and Zoning By-law
amendment. However, a number of comments have been provided that will need to be
addressed through site plan approval, should the initial applications be approved. Prior to any development of the subject lands the applicant/owner will be required to address the
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PSD-012-18 Page 8
following areas of concern to the satisfaction of the Engineering Services Department
through application for site plan approval:
•Traffic;
•Road Dedication;
•Road Improvements;
•Grading;
•Drainage;
•Stormwater Management;
•Entrance Construction; and
•Noise Attenuation.
9.2 Emergency and Fire Services Department
The Emergency and Fire Services Department has no objections to the applications provided the Ontario Building Code requirements are met and the outdoor storage of materials meet the Ontario Fire Code requirements. These issues will be addressed
through the Site Plan process.
10.Discussion
10.1 The existing business at 2021 Baseline Road has been operating there since 2015 and
prior to that a truss manufacturing company occupied the lands. The applicant’s business is the design and manufacturing of pre-engineered floor, wall and truss systems. The manufacturing of the product occurs within the existing building but requires a significant amount of outdoor storage for products until they are shipped offsite, as well as storage of lumber used in the manufacturing.
10.2 The proponent has calculated outdoor storage area of 11,200 m2 based on the storage piles shown on the preliminary site plan. This would be 23 percent of the site. There are two problems with this calculation:
•the stacking areas shown do not fully utilize the area set aside for storage; and
•outdoor storage should be calculated to include the areas required to maneuver the
product (drive aisles) and to comply with the Ontario Fire Code.
Staff calculate that the outdoor storage area is approximately 25,000 m2.
10.3 The Clarington Official Plan has the following limits on outdoor storage:
•Light Industrial – 25 percent of the total gross building area.
•General Industrial – 100 percent of the total gross building area.
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According to staff’s calculation, the area for outdoor storage would be the equivalent of
636 percent of the total gross building area or greater than 50 percent of the total site
area.
11.Concurrence
Not Applicable.
12.Conclusion
The purpose of this report is to provide background information on development
applications submitted by Alpa Pre-Engineered Panel Systems Inc. for the Public
Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues.
13.Strategic Plan Application
Not applicable.
Submitted by: Reviewed by: David Crome, MCIP, RPP Andrew C. Allison, B. Comm, LL.B Director of Planning Services Chief Administrative Officer
Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ex 2424 or bweiler@clarington.net
A list of interested parties to be notified of Council’s decision is on file in the Planning Services
Department.
BW/CP/ah/nl
I:\^Department\LDO NEW FILING SYSTEM\Application Files\COPA-Official Plan Amendment\2017\COPA2017-0013 2021-2033 Baseline Road (ZBA2017-0038)\Staff Report\PSD-012-18.docx
55
No Attachments
Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 29, 2018
Report Number: PSD-013-18 Resolution:
File Number: S-C-2017-0009 & ZBA2016-0010 By-law Number:
Report Subject: Applications by WED Investments Limited for a Draft Plan of Subdivision and Rezoning to permit a Townhouse development in the Bowmanville West Town Centre, Bowmanville
Recommendations:
1.That Report PSD-013-18 be received;
2.That the applications for a Draft Plan of Subdivision and Rezoning, submitted by
WED Investments Limited for the development of townhouse block continue to beprocessed and that a subsequent report be prepared; and
3.That all interested parties listed in Report PSD-013-18 and any delegations beadvised of Council's decision.
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Municipality of Clarington Report PSD-013-18 Page 2
Report Overview
This is a public meeting report to provide an overview of the applications by WED Investments
Ltd., a Kaitlin company. The proposed draft plan of subdivision would create 1 block (0.263
hectares) for 12 townhouse units to be developed together with adjacent Kaitlin lands previously zoned. The overall townhouse development would yield a total of 112 townhouse units on a private lane network. The rezoning application proposes to place these lands in appropriate zones to permit the requested townhouse development.
1.Application Details
Owner/Applicant:WED Investments Ltd.
Proposal:Proposed Draft Plan of Subdivision
To create 1 medium density block (0.263 ha) for 12 townhouses to be developed together with adjacent lands yielding a total of 112 condominium townhouse units on a
private lane network.
Rezoning
To place lands in appropriate residential zone to permit the requested townhouse development.
Area of Draft Plan of Subdivision: 0.264 hectares
Location: Lands located on the east side of Green Road, between the
extension of Clarington Boulevard and Prince William Drive, Bowmanville (Part of Lot 16, Concession 1, Former Township of Darlington)
Roll Number: 1817 010 020 16900; 1817 010 020 16800; and, 1817 010
020 17000
Within Built Boundary: Yes
2.Background
2.1 Kaitlin has been acquiring lands and proposing a 112 unit townhouse development on the
east Side of Green Road between Clarington Boulevard and Prince William Boulevard. The ownership has been acquired in stages but the site was comprehensively designed as one development being marketed as MODO North.
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Municipality of Clarington Report PSD-013-18 Page 3
2.2 The proposed development and the stages of the applications are shown on Figure 1.
• Block 1 - 76 townhouse units previously zoned by Council on March 20, 2017
• Block 2 - 24 townhouse units currently under review and was the subject of a public
meeting on June 6, 2016.
• Block 3 - 12 townhouses on the balance of the lands more recently acquired and the
subject of this public meeting
Figure 1: Key Map
The ownership for each of the blocks, shown on Figure 2, are all Kaitlin companies or owners.
The subject property is owned by WED Investments Ltd.
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Municipality of Clarington Report PSD-013-18 Page 4
Figure 2: Ownership Map
2.3 The lands identified as Blocks 1 and 2 on Figure 1 were part of draft approved plan of subdivision S-C-2016-0001, which among other things created the block for the extension of Clarington Boulevard. The plan of subdivision has been final approved and registered. Since Kaitlin anticipates proceeding with a common element condominium
for the townhouses, the newly acquired lands must be a block in a plan of subdivision.
Accordingly a one block plan of subdivision is proposed for Block 3.
2.4 The current zoning and plan of subdivision applications for the lands shown as Block 3 were deemed complete on December 5, 2017.
2.5 Kaitlin proposed adjustments to provisions of the R3-52 Zone include:
•Adding semi-detached unit as a permitted use – there is one semi-detachedunit proposed within the site plan; and
•Adjust some setback regulations for individual townhouse units.
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Municipality of Clarington Report PSD-013-18 Page 5
2.6 Given the layout of the site plan area, there may be limited units that require unit specific relief from the R3-52 Zone. This will be further reviewed and refined, as
needed, through the finalization of the site plan application and will be addressed in a future staff report.
3. Land Characteristics and Surrounding Uses
Figure 3: Current Photograph of the Subject Lands
3.1 The lands at 1599 Green Road are currently vacant. The single detached dwelling and
garage were demolished in 2017 (Figure 3). Site works are underway on the adjacent
Kaitlin lands in accordance with the provisions of the subdivision agreement. The extension of Clarington Boulevard is underway with completion anticipated in 2018.
3.2 The surrounding uses are as follows:
North Existing commercial and retail development
South Proposed residential development of MODO South Lands and CP
Railway
East Municipal parkette block
West Existing single detached residential dwellings on the west side of Green Road
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Municipality of Clarington Report PSD-013-18 Page 6
4. Provincial Policy
4.1 Provincial Policy Statement
4.1.1 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.
4.1.2 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.
4.1.3 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
4.2.1 The Growth Plan for the Greater Golden Horseshoe was amended in May 2017
and all decisions of Council after July 1, 2017 must conform to the amended
policies. The Growth Plan provides for more direction on densities in and around GO station areas in support of transit investment.
4.2.2 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.
4.2.2 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
5.1.1 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.
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5.1.2 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.
5.1.3 Development in Regional Centres shall be based on the following principles:
•Compact urban form which is transit-supportive;
•Provides a mix of uses and opportunities for intensification;
•Follows good urban design principles with focus on public spaces andpedestrian connections, with parking located to the rear or within buildings;and
•Enhances grid connections for pedestrians and cyclists.
5.1.4 The Bowmanville Regional Centre is designated as a Transportation Hub, which will provide transfers between different modes of transit service. Development within approximately 500 metre radius or 10 minute walk should be mixed use or at higher density to support future transit services.
5.1.5 Green Road is identified as Type B Arterial Road and private access points are
generally spaced a minimum of 80 metres apart in Urban Areas. As the site is adjacent to an arterial road and proximate to the railway, noise and vibration impacts must be mitigated in accordance with Ministry of Environment guidelines.
5.1.6 As the lands are within the Built Boundary, on an annual basis, urban areas
across the Region shall be planned to accommodate a minimum 32 percent of all
residential development occurring annually through intensification within built-up areas.
5.2 Clarington Official Plan
5.2.1 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.
5.2.2 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.
5.2.3 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.
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5.2.4 The 1996 Clarington Official Plan policies for the Bowmanville West Town Centre together with the direction of the Secondary Plan required a density of between
31 and 60 units per hectare.
5.2.5 The direction of the updated Official Plan requires all new applications generally within a 500 metre radius of the future Bowmanville GO Station to have a minimum net density of 200 units per hectare with no height limitation.
5.2.6 The development must satisfy the Official Plan’s comprehensive Urban Design
policies that encourage a high quality public realm, and give priority to sustainable design, including environment-first principles, walkability, land efficiency, compact and connected communities and resource and energy efficiency. Attractive and safe communities are encouraged to create a sense of place and a diversity of built form. The built form should facilitate active
transportation and public transit.
5.2.7 The location near the future planned GO train station is supportive of higher densities.
5.2.8 Green Road is identified as an arterial road consistent with the Durham Regional Official Plan. Prince William and Clarington Boulevards are collector streets
5.3 Bowmanville West Town Centre Secondary Plan
5.3.1 The subject lands are designated as Medium Density Residential in the Bowmanville West Town Centre Secondary Plan. The designation allows for residential development having a density between 31 and 60 units per hectare. Permitted dwelling types include townhouses, stacked townhouses, and low rise
apartment buildings not exceeding three storeys in height. These policies are not consistent with the newly adopted Clarington Official Plan or provincial or regional policy.
5.3.2 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 residential buildings and site layout.
5.3.3 The Secondary Plan is currently in the process of being updated in 2018 to conform to the new Clarington Official Plan, as amended by OPA 107.
6.Zoning By-law
6.1 Zoning By-law 84-63 zones Block 3 at 1599 Green Road Agricultural (A) Zone.
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Municipality of Clarington Report PSD-013-18 Page 9
7.Public Notice and Submissions
7.1 Notice of the Public Meeting was mailed on January 4, 2018, in addition to posting on the municipal website and in the Planning Services Department E-update.
7.2 During the processing of draft plan of subdivision S-C-2016-0001, a neighbourhood Public Information Centre was held to discuss the development of the MODO North and
South projects. General information was provided regarding the future development
opportunities at 1599 Green Road and the coordination required.
7.3 One individual had an enquiry about the tenure of the units via social media and a reply was provided. Another resident has questions about pedestrian crossings over Green Road. The owner of the Seasons Retirement Home had general questions about
development in the area and wishes to receive continued updates.
7.4 At the time of writing this report no further comments or concerns were received.
8.Agency Comments
8.1 Comments from the Region of Durham and the Central Lake Ontario Conservation
Authority have not been received at this time.
8.2 CP Railway does not object to the applications, and has provided standard conditions of approval.
8.3 Canada Post has no objections to the applications and has provided their standard
requirements for mail delivery to be incorporated into the site plan.
8.4 Rogers has no objections to the applications.
9.Departmental Comments
9.1 Engineering Services has no objections to the proposed development, they require the
standard conditions regarding site alteration and parkland dedication. An amendment to the subdivision agreement will be required to include the subject parcel.
9.2 Emergency and Fire Services has no objections.
9.3 The Building Division has no comments or objections to the Draft Plan of Subdivision or
Rezoning.
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10.Discussion
10.1 This site at 1599 Green Road is located within the Bowmanville West Town Centre, adjacent to lands with previous approvals. The previous applications for a Draft Plan of Subdivision and Rezoning received prior to the approval of the new Clarington Official Plan. The previous applications were reviewed against the Durham Regional Official
Plan, the 1996 Clarington Official Plan, the draft policy direction of OPA 107, and the
Bowmanville West Town Centre Secondary Plan.
10.2 With the approval of the new Clarington Official Plan and the 2017 Growth Plan, the policy direction is changing for the Bowmanville West Urban Centre. However, Planning Staff must also consider the context of the relatively small parcel that was intended to
develop in a coordinated matter with the earlier applications on Blocks 1 and 2. The
subject site (Block 3) is a residual parcel needed to round out the development block contemplated with the earlier approval.
10.3 Staff are concurrently processing a site plan application and will ensure all zoning regulations are drafted appropriately based on the latest overall site design, and that the
appropriate conditions are in place to ensure the proper coordination of development
prior to reporting back.
10.4 The purpose of the public meeting is to provide an opportunity for further public input. These public comments will be compiled, discussed with the applicant and addressed in a subsequent staff report.
10.5 Once the principle of development can be supported, draft conditions of approval and a
zoning by-law amendment would be recommended for Council’s consideration.
11.Concurrence
Not Applicable.
12.Conclusion
12.1 The purpose of this report is to provide background information on the proposed Draft
Plan of Subdivision and Rezoning applications submitted by WED Investments Ltd. for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon resolution of the identified issues.
13.Strategic Plan Application
Not applicable.
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Municipality of Clarington Report PSD-013-18 Page 11
Submitted by: Reviewed by:
David J. Crome, MCIP, RPP Andrew C. Allison, B.Comm, LL.B
Director of Planning Services CAO
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ataylorscott@clarington.net
The following is a list of the interested parties to be notified of Council’s decision:
Enzo Bertucci, Kaitlin Corporation Chris Ball, Seasons Retirement Home Allison Weisner
ATS/CP/nl
J:\REPORTS TO CLERKS\Electronic Reports\1 - Reports Awaiting CAO's Signature\PD January 29\PSD-013-18\PSD-013-18.docx
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No Attachments
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: January 29, 2018
Report Number: PSD-014-18 Resolution Number:
File Number: PLN 7.17 By-law Number: Not Applicable
Report Subject: 2017 Planning Applications
Recommendation:
1.That Report PSD-014-18 be received for information.
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Municipality of Clarington Report PSD-014-18 Page 2
Report Overview
In 2017, development application activity undertaken by the Planning Services Department, assisted by other Departments included the following:
• 62 preconsultation meetings held with applicants on pending projects to develop
application submission requirements
• 11 new draft plans of subdivision received proposing 958 housing units
• 5 Draft approvals for draft plans of subdivision or revisions to draft plans comprising 598
housing units
• 2 Extensions to draft plan approval
• 9 Plans of subdivision or partial plans of subdivision registered for an additional 1083
new housing units
• 1 new plan of condominium received for 20 units
• 12 official plan amendment applications received; 5 approved; 3 closed with the adoption
of OPA 107
• 38 zoning applications received; 41 approved
• 49 site plan applications received; 29 approved
• 82 minor variance applications received; 81 approved; 1 withdrawn
• 53 reports to the Durham Land Division Committee
• 101 permanent sign permits approved
• 131 temporary sign permits approved
• 46 applications for in-house apartments received; 25 in-house apartments registered
• 32 Statutory Public Meetings held on development applications
Summary
o 1,284 new housing units and lots approved
o 54,024 square footage of industrial space approved
o 36,715 square footage of commercial space approved
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Municipality of Clarington Report PSD-014-18 Page 3
1. Purpose
1.1 This report summarizes planning application activity within the Municipality of Clarington for 2017. In addition, this report provides information from the previous two years for comparative purposes to assist in identifying emerging issues and possible trends over a three year period.
2. Plans of Subdivision and Part Lot Control
2.1 The Director of Planning Services is the delegated approval authority for Plan of Subdivision applications. However, Staff reports to Council on applications for proposed
Draft Plans of Subdivision at the public meeting stage and when approval is
recommended for an application for proposed Draft Plan of Subdivision.
2.2 Some subdivision applications can take a number of years to reach draft approval. There may be many revisions before a proposed plan is draft approved. The charts in this report do not include the applications that have been previously submitted in prior
years and are awaiting revisions or working toward approvals.
2.3 In 2017 eleven new applications for proposed Draft Plan of Subdivision were received.
New and Revised Subdivision Applications Received By Unit Type
2017 2016 2015 2017 2016 2015 2017 2016 2015 2017 2016 2015
Total 343 17 183 0 0 6 419 356 112 196 0 0
2.4 Newcastle received the majority of applications. Two of these applications are to facilitate future common element condominium applications. This is true of two
applications in Bowmanville and one in Courtice. As the Municipality continues to see
applications for higher density and intensification the trend is expected to continue in the future. It is expected that as Secondary Plans are completed in the coming years both Bowmanville and Courtice will see the majority of new applications for Proposed Plans of Subdivision in future years.
2.5 In 2017, townhouse units were the dominant form of housing being applied for in
subdivision applications, followed by single detached dwellings. Further there was a significant rise in applications including apartment units. This is consistent with Provincial Policy that encourages intensification as part of creating complete communities. It is expected that townhouse and apartment units will continue to
represent a larger percentage of units applied for in the coming years, although many of
these will be on existing lots and not necessarily within plans of subdivision. This is
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Municipality of Clarington Report PSD-014-18 Page 4
expected as a result of both Provincial Policy, the cost of housing and a shift in demographics leading to an increase in demand for smaller units, including townhouses
and apartment units.
Draft Approved Plan and Issued Revisions to Draft Approval By Unit Type
2017 2016 2015 2017 2016 2015 2017 2016 2015 2017 2016 2015
Rural
Total 191 554 681 0 28 120 284 540 356 123 0 80
2.6 There were five Draft Approvals issued for proposed Plan of Subdivision applications and two extensions issued to Draft Approved plans of subdivision. In 2017, the number of Draft Approved plans and the number of homes resulting from the 2017 draft
approvals has decreased slightly compared to 2016. The draft approved subdivisions in 2017 will provide for 598 more dwelling units throughout the Municipality once the applications are registered. The draft approved plans provide diverse types of development, including: single detached, townhouses and apartment units.
2.7 The Planning Act allows a Municipality to impose a date by which final approval must be
achieved, after which draft approval expires. The Municipality of Clarington typically allows for a three year period from the date of draft approval to allow the applicant sufficient time to meet all conditions imposed. If the applicant is unable to fulfill all conditions within this timeframe, extensions may be granted.
2.8 In 2017 there were nine Plans of Subdivision registered in the Municipality, totaling
1083 new residential units. The registered subdivisions provide diverse types of development, including: single detached, semi-detached, townhouses and apartment units. It is expected that the number of units registered will remain strong in the coming years as the number of draft approved subdivision units remains high and market
demand remains strong in Clarington.
Final Approval By Unit Type
2017 2016 2015 2017 2016 2015 2017 2016 2015 2017 2016 2015
Total 564 557 269 4 4 0 392 139 0 123 0 0
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2.9 In 2017 there were four subdivisions appealed to the Ontario Municipal Board due to failure to make a decision.
2.10 Part Lot Control applications are processed by Staff and approval of these applications has been delegated to the Director of Planning Services. However, it is necessary to have a By-law adopted by Council to implement the decision. Applications for Part Lot Control allow lots and/or blocks within a registered Plan of Subdivision, constructed for semi-detached or townhouses to be split and individually sold. The individual lot is
created after construction has commenced to ensure that the lot line is based on the location of footings and/or common walls. In 2017, a total of two applications for Part Lot Control were received and four applications were approved.
3. Plans of Condominium
3.1 A condominium is the form of housing tenure that usually has individual ownership of a dwelling unit and joint ownership of common elements and facilities. Condominiums are most commonly used for townhouses and apartment buildings. One application for Proposed Plan of Condominium was received in 2017 for a 20 unit townhouse
development in Bowmanville.
Condominium Application Activity
2017 2016 2015 2017 2016 2015 2017 2016 2015
Total 1 1 0 0 0 0 0 1 2
4. Official Plan Amendments
4.1 In a number of cases, Official Plan Amendments received supported policies adopted through Official Plan Amendment 107. Due to the timing of the approval of the Official Plan by the Region, Staff advised a number of applicants to submit applications for Official Plan Amendments along with their rezoning applications, as a precaution should
Amendment 107 be delayed. The approval of OPA 107 on July 10, 2017 allowed three
of the Official Plan amendment applications received in 2017 to be closed and/or withdrawn due to conformity with the policies of the Adopted Official Plan. It is expected that within the coming year the number of Official Plan Amendment applications received will decrease, as the Planning Act provides for a two-year freeze on
amendments following a comprehensive review and approval. Council may grant
individuals permission to submit applications.
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4.2 Planning Services Staff review and processes applications to amend the Clarington Official Plan.
Clarington Official Plan Amendment Activity
2017 2016 2015
4.3 In 2017, twelve Official Plan Amendments were received and five amendments were
approved. Among the approved amendments was an application to redesignate lands from Prestige Employment to Light Industrial to allow Toyota Canada Inc. to relocate their eastern Canada parts distribution centre to Bowmanville and an application to relocate a previously approved mixed-use building and increase height from five storeys
to six in Newcastle.
4.4 Further, there was one Official Plan Amendment, which Council denied, appealed to the Ontario Municipal Board, scheduled to be heard in early 2018. The application pertains to amending the Official Plan to permit an agri-tourism use on an existing agricultural property.
5. Zoning By-Law Amendments
5.1 Zoning By-law Amendments include by-laws for the removal of a Holding Symbol which is often used as a technique to ensure that municipal requirements related to an
approval are implemented through development agreements.
Zoning By-Law Amendment Activity
Amendment
2017 2016 2015 2017 2016 2015
Total 38 24 18 41 30 26
5.2 In 2017, the number of Zoning By-law amendment applications received increased by a significant 58%. A total of 41 applications were approved which represents a 36% increase from 2016. Among the approved applications were 18 to remove a Holding Symbol. Pre-conditions to ensure the suitability for development were satisfied and
removal of the “H” signifies development will proceed according to municipal
requirements.
5.3 Further, there was one Zoning By-law Amendment appealed to the Ontario Municipal Board, scheduled to be heard in early 2018. The application pertains to amending the Zoning By-law to permit an agri-tourism use on an existing agricultural property.
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6. Site Plans
6.1 The Clarington Site Plan Control By-law requires site plan approval prior to issuance of a building permit for the majority of Commercial, Industrial, Institutional and Multi-Residential developments. In addition, site plan is required for any development applications on the Oak Ridges Moraine.
Site Plan Application By Type
2017 2016 2015 2017 2016 2015
Total 49 35 22 29 20 20
6.2 In 2017, the number of Site Plan applications received and approved increased
significantly. The number of applications received increased by 40% and approved increased by 45%.
6.3 All types of site plan applications increased from the previous year with the exception of minor residential and mixed-use development. The following chart summarizes the
number of units or floor area for site plan applications received and approved in 2017.
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Site Plan Units and Floor space By Type
Land Use Type Applications Received Applications Approved
Number of Units Floor Space (m2 2
Major Residential+ 1043 - 197 -
Minor Residential++ 2 - 4 -
Mixed Use - - - -
Commercial - 3207 - 3411
Industrial - 24737 - 5019
Government/Institutional - 1020 - -
Agricultural - 9886 - 557
+ Major Residential uses are Residential units consisting of more than three units
++ Minor Residential uses are Residential units consisting of three or less units
7. Minor Variances
7.1 The Committee of Adjustment is appointed by Council to make decisions on minor
variances to the Municipality’s Zoning By-law.
Minor Variance Applications
Application Decision 2017 2016 2015
Total number of Applications Received 82 75 65
7.2 There was a noteworthy increase in the number of applications received in 2017 from each of the previous two years. A number of these were to deal with problems that builders were encountering with models that did not comply with zoning. In 2017, eight applications were tabled to a future meeting in order to allow the applicants to further
refine their proposals. Furthermore, the Committee applied conditions to 8 of the 82
approvals to ensure that each variance respects any distinctive site characteristics. There were no applications denied by the Committee, although one application that the Committee tabled twice was withdrawn by the applicant.
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8. Land Divisions
8.1 The Planning Services Staff provide coordinated comments for all Clarington departments to the Durham Region Land Division Committee on consent applications.
8.2 In 2017, there was a significant increase in applications for new residential lots and boundary adjustments compared to the previous years. 24 applications for consent to create new lots were approved in the urban residential areas of the Municipality of Clarington.
9. Sign Permit Applications
9.1 Sign permits are required for most signs within the Municipality of Clarington. Sign permits are divided into two categories: Permanent and Temporary. The table below
shows the sign permit activity for 2017 based on geographic area. In 2017, a total of
232 signs were issued.
9.2 Temporary sign activity decreased by 20% in 2017 whereas, permanent sign permit activity increased significantly by 260%. With an increase in commercial site plan applications approved in 2017, there has been an influx in applications required for
permanent signage. The majority of temporary and permanent signs are being located
in Bowmanville, Courtice and Newcastle.
Comments to Land Division Committee By Type
Type
2017 2016 2015 2017 2016 2015 2017 2016 2015
Urban
Total 43 21 36 4 3 10 6 1 1
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Urban Area Number of Applications
Permanent Temporary
Courtice 8 4 7 41 73 61
Bowmanville 66 10 25 65 77 72
Newcastle 18 3 0 18 12 14
Hamlets and Rural Areas 9 11 2 7 2 8
10. Apartment-In-House
10.1 An apartment-in-house application provides the Emergency and Fire Services Department and Building Services Division with the opportunity to ensure the unit complies with the Building Code and is on the Emergency and Fire Services data base. In addition, the apartment-in-house application ensures that apartment in-houses are
located in the appropriate zones and that sufficient parking is provided on the lot.
Apartment-In-House Activity By Geographic Area
2017 2016 2015 2017 2016 2015
Total 46 36 18 25 18 8
10.2 In 2017, the number of apartment-in-house applications received and registered has significantly increased compared to the previous two years. Apartment-in-house applications received increased by 28% and Apartment-in-house registrations increased by 39%. With the need for affordable rental units, the cost of homes and aging
population it is expected that the demand for apartment-in-house accommodation will
continue to grow.
11. Pre-Consultation Meetings
11.1 Pre-consultation meetings are required before most development applications can be
submitted. They assist in ensuring applications being submitted have all required supporting documents and the proponent is aware of all required steps. The details of a pre-consultation meeting remain confidential until a formal application is submitted. The number of pre-consultation applications provides a good indication of future proposals
within the Municipality of Clarington.
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Pre-Consultation Meetings By Type
2017 2016 2015
Total 62 61 46
11.2 The overall number of pre-consultation meetings held in 2017 remains relatively
consistent compared to 2016. In 2017, the number of Major residential pre-consultations remained consistent. The majority of the major residential pre-consultations were for proposals in Courtice and Bowmanville which is consistent with the Provincial Policy direction, as well as the policies of the Official Plan that identify Courtice and
Bowmanville as centres for growth. Industrial pre-consultations increased from the
numbers in 2016 and 2015. Pre-consultations for mixed-use development remained relatively consistent compared to 2016. Mixed-use proposals have started to emerge as Clarington continues to work towards implementing the Growth Plan for the Greater Golden Horseshoe. It is expected that mixed-use proposals will continue to grow in the
coming years. Commercial and agricultural pre-consultations remained relatively
consistent.
12. Concurrence
Not Applicable.
13. Conclusion
13.1 Development activity has increased in nearly all categories in 2017 when compared with
the two previous years. The number of new and approved applications has increased in 2017 from those received in 2016. The numbers of final approved new dwelling units in plans of subdivision, site plans, minor variances and apartment-in-houses have increased substantially in 2017 compared to the past two years. These numbers indicate
a continued strong interest in growth and investment in Clarington.
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13.2 As secondary plans are prepared for new residential areas, and infrastructure projects to increase sanitary treatment capacity in Newcastle Village and sewers are extended in
Courtice, it is expected that interest in major residential development will continue to be high in the coming years. Furthermore, the consistency in pre-consultation activity in 2017, with a specific focus on major residential development, it is expected that there will be continued major residential building in Clarington in the years to come. Industrial development activity has increased and based on pre-consultations and site plan
applications it is expected to remain strong.
13.3 Detailed charts for each of the application type identifying applications received and approved can be obtained by contacting the Planning Services Department.
14.Strategic Plan Application
Not applicable.
Submitted by:Reviewed by: David J. Crome, MCIP, RPP Andrew Allison, B. Comm, LL.B Director of Planning Services Chief Administrative Officer
Staff Contact: Carlo Pellarin, Manager, Development Review, 905-623-3379 ext. 2408 or cpellarin@clarington.net
No Attachments
No interested parties to be notified of Council’s decision.
CP/AT/ah
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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: January 8, 2018
Report Number: PSD-005-18 Resolution:
File Number: S-C-2017-0001, COPA 2017-0001 By-law Number: and ZBA2017-0001
Report Subject: Applications for Draft Plan of Subdivision and Rezoning by Lindvest Properties (Clarington) Limited to develop a former school block as a 51 lot subdivision in Newcastle
Recommendations:
1.That Report PSD-005-18 be received;
2.That the Official Plan Amendment COPA 2017-0001 is no longer necessary andthe file be closed;
3.That the Director of Planning and the Director of Engineering Services be authorized to
amend the Foster North East Neighbourhood Design Plan as contained in Attachment 1to Report PSD-005-18;
4.That the application for a Draft Plan of Subdivision S-C-2017-0001 submitted byLindvest Properties (Clarington) Limited, to permit the development of 51 residentialunits, be supported subject to the conditions generally as contained in Attachment 2 to
Report PSD-005-18;
5.That the application to amend the Zoning By-Law by Lindvest Properties (Clarington)Limited be approved and that the By-law in Attachment 3 to Report PSD-005-18 bepassed;
6.That once all conditions contained in the Official Plan and Zoning By-law with respect to
the Removal of the (H) Holding Symbol are satisfied, the By-law authorizing theRemoval of the (H) Holding Symbol be approved;
7.That the Durham Regional Planning Department and Municipal Property AssessmentCorporation be forwarded a copy of report PSD-005-18 and Council's decision; and79
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8.That all interested parties listed in Report PSD-005-18 and any delegations be advisedof Council's decision.
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This report recommends approval of a proposed Draft Plan of Subdivision and Zoning By-
law Amendment applications submitted by Lindvest Properties (Clarington) Limited. The
applications would permit a 51 lot subdivision in the Foster Neighbourhood in Newcastle. The application was triggered as a result of the Kawartha Pine Ridge District School Board decision to waive their option for a school block.
The application for an Official Plan Amendment is no longer required as the public school
symbol on the subject lands was removed by Clarington Official Plan Amendment 107.
1.Application Details
1.1 Owner/Applicant: Lindvest Properties (Clarington) Limited
1.2 Proposal: To develop a vacant block previously designated and draft approved for an elementary school together with 13
previously draft approved single detached dwelling lots for a
subdivision containing a total of 51 single detached dwelling lots in the Foster Neighbourhood.
1.3 Area: 3.05 hectares
1.4 Location: 90 Grady Drive, Newcastle
1.5 Roll Number: 181703013016562
1.6 Within Built Boundary: No
2.Background
2.1 On February 29, 2016, the Kawartha Pine Ridge District School Board notified Lindvest
and the Municipality of its decision to waive their option to retain the subject site for the development of a public elementary school.
2.2 On January 5, 2017, Lindvest Properties (Clarington) Limited submitted applications for a Draft Plan of Subdivision, Clarington Official Plan Amendment and Zoning By-law
Amendment to develop the former public elementary school block together with 13
previously draft approved lots as a 50 lot single detached dwelling subdivision (see Figure 1). The 13 previously draft approved lots front on the south side of the future extension to Whitehand Drive, abutting the north side of the former school block.
2.3 A statutory public meeting was held on February 21, 2017. Comments received from the
public included concerns over the loss of the future school and questions regarding
surrounding developments. This is discussed more in Section 8 of this report.
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Figure 1: Original Draft Plan of Subdivision Proposal
2.4 Since the public meeting, and in response to concerns from staff, the applicant has revised the draft plan of subdivision; adding an additional lot and reworking the street layout (see Figure 2). The draft plan now includes a crescent road that will connect with
the future extension of Whitehead Drive at two intersections and eliminates the previously
proposed cul-de-sac and a road connection to Grady Drive. The proposal consists of 35 lots with a minimum frontage of 12 metres and 16 lots with a minimum frontage of 15 metres.
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Figure 2: Revised Draft Plan of Subdivision Proposal
2.5 The applicant submitted the following studies in support of the applications which are reviewed in Section 7 of this report:
•Planning Justification Report
•Urban Design Brief
•Functional Servicing Report
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3.Land Characteristics and Surrounding Uses
The subject lands are currently vacant and have been used to stockpile excess soils on a temporary basis. The lands were previously used for agriculture.
The surrounding uses are as follows:
North – Draft approved plan of subdivision, future detached dwellings
South – Existing single detached dwellings East – Rickard Neighbourhood Park West – Draft approved plan of subdivision, future detached dwellings
4.Provincial Policy
4.1 Provincial Policy Statement
The Provincial Policy Statement identifies settlement areas as the focus of growth. Planning authorities are encouraged to create healthy, livable and safe communities by
accommodating an appropriate range and mix of residential, employment, recreational
and open space uses to meet long term needs. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure.
The subject applications are consistent with the Provincial Policy Statement.
4.2 Provincial Growth Plan
The lands are located in a Designated Greenfield Area within a settlement area. In the
Region of Durham the Growth Plan establishes the target of 50 jobs and residents combined per net hectare in the Designated Greenfield Area. This target is measured across the Region of Durham. The Growth Plan encourages the creation of complete communities that are compact, transit-supportive and offer a range and mix of housing types, high quality public open space and easy access to local stores and services.
The subject applications are consistent with the Provincial Growth Plan.
5.Official Plans
5.1 Durham Region Official Plan
The Durham Region Official Plan designates the lands as Living Areas. Lands designated Living Area permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. The proposed development conforms with the
Durham Region Official Plan.
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5.2 Clarington Official Plan
The Clarington Official Plan designates the lands as Urban Residential. The subject
lands are within the Foster Neighbourhood. The Urban Residential designation shall predominantly be used for housing purposes, providing for a variety of densities, tenure and types. Neighbourhoods are to be walkable, compact, connected and create a high quality public realm. The proposed development will integrate into the surrounding
community and be consistent with the neighbourhood identity that surrounds it.
The proposal conforms to the Clarington Official Plan.
6.Zoning By-law
Zoning By-law 84-63 zones the subject lands Urban Residential Exception (R1-42),
Holding - Urban Residential Exception ((H)R1-67) and Holding - Urban Residential Exception ((H)R2-45). The former school site is zoned R1-42 which permits only a public school. The 13 lots that were draft approved and front onto the future extension of Whitehead Drive were zoned (H)R1-67 and (H)R2-45 when subdivision 18T-89059 was
draft approved.
The proposed Zoning By-law Amendment (Attachment 3) will allow for the development of 51 single detached dwelling units. The lands will have a similar zoning as surrounding developments, to the south and east, and will be in keeping with surrounding development in the neighbourhood.
7.Summary of Background Reports
7.1 Planning Justification Report, D. G. Biddle & Associates, December 2016, updated October 2017
A Planning Justification Report was submitted in support of the applications. The report
identifies the Official Plan policies and how the proposal meets the policies of the urban residential designation. The report outlines why an Official Plan Amendment is no longer required after the Region of Durham approved Clarington Official Plan Amendment 107. The report also concludes that the proposed development is compatible with the
surrounding community.
7.2 Functional Servicing Report, D. G. Biddle & Associates, December 2016, updated October 2017
A Functional Servicing Report was submitted in support of the applications. The brief provides the details of how the proposed subdivision can be serviced (water, sanitary and storm) from existing and new infrastructure.
The report identifies that lots fronting onto future Street A where the grade of the road is higher than 105.0 metre contour (lots 28-33 and 45-51) will need to be put on hold due to lack of water pressure. The holding symbol on the zoning of the lots can be lifted when
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the Region of Durham has installed a supplementary reservoir to boost water pressure to
the area.
7.3 Urban Design Brief, D. G. Biddle & Associates, December 2016, updated October 2017
An Urban Design Brief was submitted in support of the applications. The brief provides an architectural context and design goals while outlining the rationale for the proposed
development in terms of the compatibility of built form, massing, density and lot fabric
within the greater neighbourhood.
8.Public Submissions
A public meeting was held on February 21, 2017. Staff was contacted by one resident
prior to the public meeting and four area residents spoke at the public meeting. The main concern raised by area residents was the loss of the future elementary school. Many residents are of the opinion that a new school is warranted and should be located in this neighbourhood. Some residents also inquired about adjacent developments and the
timing of projects within the Foster North Neighbourhood.
Staff have followed up with residents via e-mail and phone to respond to area residents questions regarding surrounding developments and the school board’s responsibilities for future school construction.
9.Agency Comments
9.1 Durham Region Planning
Durham Region Planning Department has no concerns or objections to the approval of the draft plan of subdivision, subject to conditions, or the rezoning applications. The
Region stated that the proposed subdivision complies with Provincial and Regional
Planning Policy.
9.2 Durham Region Works
Durham Region Works Department has no objections to the approval of the draft plan of subdivision, subject to conditions. The Works Department has identified that there is
constraints to providing water service to specific lots within the proposed subdivision with
existing infrastructure. As the Functional Services Report identified there is a water pressure issue in this area and the existing infrastructure will not be able to provide water to lots that are above 105.0 metre elevation. In addition to the lots 28-33 and 45-51 were identified in the Functional Servicing Report, the Region has identified that lot 44 will also need to be placed on hold.
The lots will be removed from hold once a water pumping station has been constructed to address the existing water pressure constraints. Durham Region anticipates issuing a request for proposals for that work. There is no identified timeline for the completion of that project. 86
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9.3 Ganaraska Region Conservation Authority
Ganaraska Conservation Authority has no concerns or objections to the approval of the
draft plan of subdivision. Ganaraska is satisfied that the stormwater management proposed in the subdivision meets the intent of the approved stormwater pond.
9.4 Kawartha Pine Ridge District School Board
The Kawartha Pine Ridge District School Board was circulated on the application and provided no comments.
10.Departmental Comments
10.1 Engineering Services has no objections to the draft approval subject to conditions which
will be addressed through the subdivision agreement. Among the works the applicant will
be required to undertake include the following:
•Remove the existing median in Grady Drive and repair the road to an acceptablecondition;
•Replace or erect fencing around the lots abutting the park and the park to the east;and
•Provide a new pathway from the future sidewalks to the existing pathway in thepark.
Engineering Services also required that lots 19 to 22 be widened to provide for adequate room to accommodate driveway aprons. The future side walk will be adjacent to these lots and there is concern over driveway entrances being located to close together.
11.Discussion
11.1 During the review process staff, together with the applicant reviewed ways to eliminate the need for a cul-de-sac. The revised plan eliminates deficient spacing between intersections, provides good vehicle access through the development and provides
pedestrian connections to Rickard Park. The elimination of the cul-de-sac will also allow
for an additional lot, making more efficient use of infrastructure.
11.2 The Region of Durham approved Clarington Official Plan Amendment 107 on June 19, 2017. Included in that amendment was the removal of school symbols from Official Plan maps. The removal of the school blocks made the applicants application to amend the
Official Plan, COPA2017-0001, redundant and the application is no longer required to
facilitate the subdivision application. The Foster North East Neighbourhood Design Plan is also proposed to be amended to reflect the elimination of the school block and introduction of lots and a crescent shaped road as shown in Attachment 1.
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11.3 Comments received from the public focused on the loss of a future school in the
neighbourhood and concerns existing schools were at capacity. The Municipality
designates school sites in coordination with the school boards through a Secondary Plan. At the time of development, the school boards independently determine whether to proceed with a site based on school enrollment and the provincial funding formula. Our understanding is that an elementary school may be considered on other lands in the
Foster Neighbourhood.
11.4 Currently any future lots over the 105 metre elevation, Lots 28-33 and 44-51, will not be able to be built on due to water pressure constraints. A conditional draft approval dealing with servicing capacity applies equally to other draft approved lands in the Lindvest Subdivision. Durham Region will be undertaking infrastructure improvements in
Newcastle that will result in an increase to water pressure to this area.
11.5 The new proposed zoning is similar areas of existing lots developed to the south of the subject lands and future developments to the north, east and west. The zoning will permit single detached dwellings with similar setbacks and development provisions.
12.Concurrence
Not Applicable.
13.Conclusion
In light of the Kawartha Pine Ridge School Board no longer requiring the school block, theapplicant has prepared a plan of subdivision proposing 51 lots for single detacheddwellings. The subdivision design has been refined through the planning process toremove the cul-de-sac and providing a crescent street design. The subdivision lots will be
similar to the surrounding area and subject to the same Community Theme Plan. The
refined plan of subdivision provides improved access to the Rickard Neighbourhood Parkfrom the west.
It is respectfully recommended that that the applications for a Neighbourhood Design PlanAmendment, a Draft Plan of Subdivision and Rezoning be approved.
14.Strategic Plan Application
The recommendations contained in this report conform to the Strategic Plan.
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Submitted by:Reviewed by:
David Crome, Andrew C. Allison, B.Comm, LL.B Director of Planning Services CAO
Staff Contact: Brandon Weiler, Planner, (905) 623-3379 ex. 2424 or bweiler@clarington.net
Attachments: Attachment 1 - Foster Creek North Neighbourhood Design Plan. Attachment 2 - Proposed Conditions of Draft Approval. Attachment 3 - Proposed Zoning By-law Amendment
List of interested parties to be notified of Council's decision is on file in the Planning Services Department.I
:\^Department\LDO NEW FILING SYSTEM\Application Files\SC-Subdivision\S-C-2017\S-C-2017-0001 Lindvest\Staff Report\PSD-005-18 Draft Recommendation Report.docx
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Attachment 1 to Report PSD-005-18
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CONDITIONS OF DRAFT APPROVAL File Number: S-C-2017-0001
Issued for Review: _____________ Notice of Decision: _____________ Draft Approved: ________________
__________________________ David J. Crome, MCIP, RPP Director of Planning Services Municipality of Clarington
Part 1 – Plan Identification
1.The Owner shall have the final plan prepared on the basis of approved draft plan
of subdivision S-C-2017-0001 prepared by D.G. Biddle & Associates identified as
job number 116037, dated October 5, 2017 which illustrates a total of 51residential dwelling units, including 32 single detached dwelling lots with aminimum lot frontage of 12 metres, 19 single detached dwelling lots with aminimum lot frontage of 15 metres, 2 blocks and a new road (Street A).
The redline revisions are:
1.Widen Block 52 1.5 metres to 9 metres in width and reduce the width of the13m lots, maintaining a minimum of 12m frontages, eliminating the easementshown on lots 11 and 12.
Part 2 – General
2.1 The Owner shall enter into a subdivision agreement with the Corporation of the
Municipality of Clarington (the “Municipality”) that contains all of the terms and conditions of the Municipality’s standard subdivision agreement respecting theprovision and installation of roads, services, drainage, other local services and all internal and external works and services related to this plan of subdivision. A copy
of the Municipality’s standard subdivision agreement can be found at
https://www.clarington.net/en/do-business/resources/application-forms/subdivision-agreement.pdf
2.2 The Owner shall name all road allowances included in the draft plan to the satisfaction of the Municipality of Clarington and the Regional Municipality of
Durham (the “Region”).
Attachment 2 to
Report PSD-005-18
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2.3 All works and services must be designed and constructed in accordance with the
Municipality’s Design Guidelines and Standard Drawings.
2.4 All driveway apron locations must be approved by the Director of Engineering.
Architectural Control
2.4 (1) The Owner shall be 100% responsible for the cost of the “Control Architect”to review and approve all proposed models and building permits, to the satisfaction of the Director of Planning Services.
(2) No residential units shall be offered for sale to the public on the draft plan until such time as architectural control guidelines and the exterior architectural design of each building has been approved by the Director of Planning Services.
(3) No building permit shall be issued for the construction of any building on any
residential lot or block on the draft plan, until the architectural control
guidelines for the development and the exterior architectural design of each building and the location of the building on the lot has been approved by the Director of Planning Services.
Marketing and Sales
2.5 (1) The Owner shall prepare a Land Use Plan which shows the draft plan and
surrounding land uses. The Land Use Plan shall be in a format approved by the Director of Planning Services.
(2) The Owner shall erect and maintain a sign on the development site and/or in the sales office which shows the Land Use Plan as approved by the Director
of Planning Services.
(3) The Owner shall submit its standard Agreement of Purchase and Sale to the Director of Planning Services which includes all warning clauses/ notices prior to any residential units being offered for sale to the public.
Site Alteration
2.6 Draft plan approval does not give the Owner permission to place or dump fill or
remove fill from, or alter the grade of any portion of the lands within the draft plan. The Owner shall be required to obtain a permit from the Municipality under Site Alteration By-law 2008-114, as amended, for any such work. If any portion of the lands are within an area regulated by a conservation authority, the Owner shall
obtain a permit from the conservation authority in addition to obtaining approval
from the Director of Engineering Services regarding the intended haulage routes, the time and duration of the site alteration work and security relating to mud clean up, road damage and dust control in accordance with the Dust Management Plan
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in Section 4.7. After registration of a subdivision agreement, the provisions of the
Municipality’s standard subdivision agreement shall apply to any proposed site
alteration on the lands covered by the subdivision agreement.
Part 3 – Final Plan Requirements
3.1 The following road allowances shown on the draft plan shall be dedicated to the Municipality upon registration of the final plan:
(a) Street A
3.2 The Owner shall transfer to the Municipality (for nominal consideration free and clear of encumbrances and restrictions) the following lands and easements:
(b) Open Space Lands as shown in Block 53 on the draft plan.
(c) Servicing Corridor shown as Block 52 on the draft plan for the purpose of providing services to lots fronting onto Street A.
Part 4 –Plans and Reports Required Prior to Subdivision Agreement/Final Plan Registration
4.1 The Owner shall submit the following plans and report or revisions thereof:
Functional Servicing
(1) The Owner shall submit an updated Functional Servicing Report satisfactory to the
Director of Engineering Services and Ganaraska Region Conservation Authority.
Environmental Sustainability Plan
(2) The Owner shall submit an update of the Environmental Sustainability Plan based on the preliminary Environmental Sustainability Plan entitled Energy Conservation and Sustainability Plan, prepared by Lindvest Properties (Clarington) Limited,
dated October 4, 2017, to the satisfaction of the Director of Planning Services.
Such plan shall identify the measures that the Owner will undertake to conserve energy and water in excess of the standards of the Ontario Building Code, reduce waste, increase recycling of construction materials and utilize non-toxic, environmentally sustainable materials and finishes. The plan shall include the
location of a shade tree, or provision for a voucher from a local nursery to allow the
purchaser to acquire a shade tree to provide passive solar gain during the various seasons.
Soils Management Plan
(3) Prior to Authorization to Commence, the Owner shall provide a Soils Management
Plan for review and approval by the Director of Engineering Services. Such plan shall provide information respecting but not limited to any proposed import or export of fill to or from any portion of the Lands, intended haulage routes, the time
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and duration of any proposed haulage, the source of any soil to be imported, quality assurance measures for any fill to be imported, and any proposed
stockpiling on the Lands. All imported material must originate from within the Municipality of Clarington. The Owner shall comply with all aspects of the approved Soils Management Plan. The Director may require the Owner to provide security relating to mud clean up, dust control and road damage.
Dust Management Plan
(4) Prior to Authorization to Commence Works, the Owner is required to prepare a Dust Management Plan for review and approval by the Director of Engineering Services. Such plan shall provide a practical guide for controlling airborne dust which could impact neighbouring properties. The plan must:
(a) identify the likely sources of dust emissions;
(b) identify conditions or activities which may result in dust emissions;
(c) include preventative and control measures which will be implemented to minimize the likelihood of high dust emissions; (d) include a schedule for implementing the plan, including training of on-site personnel;
(e) include inspection procedures and monitoring initiatives to ensure effective
implementation of preventative and control measures; and (f) include a list of all comments received from the Municipality, if any, and a description of how each comment was addressed.
Part 5 –Special Terms and Conditions to be Included in the Subdivision
Agreement
5.1 Road Improvements
The applicant will be responsible for 100% of the cost, financial and otherwise, for the cost of removing the centre median on Grady Drive as well as the restoration of the road. Any final decision regarding the extent of the works required will be made
solely at the discretion of the Director of Engineering Services.
5.2 Community Theme Plan
The Owner shall adhere to the “Foster Creek North Community Theme Plan”approved by the Director of Planning services and Director of Engineering Services. The plan includes design concepts for a community theme including
gateway treatments, landscape treatments, lighting fixtures, fencing details and
related design issues for the overall design, location and configuration of trails and open space buffers. All Engineering Drawings shall conform with the approved Community Theme Plan.
Part 6 – Agency Conditions
6.1 Region of Durham
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(1) The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan
that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of
the Region. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Region, and are to be completed prior to final approval of this plan.
(2) Prior to entering into a subdivision agreement, the Region shall be satisfied that adequate water pollution control plant and water supply plant capacities
are available to the proposed subdivision.
(3) The Owner shall grant to the Region any easements required for provision of Regional services for this development and these easements shall be in the location and of such widths as determined by the Region.
(4) The Owner shall satisfy all requirements, financial and otherwise, of the
Region. This shall include, among other matters, the execution of a
subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services.
6.2 Conservation Authority
(1) Prior to any on-site grading or construction of final registration of the Plan, the Owner shall submit and obtain approval from the Municipality of Clarington, and the Ganaraska Region Conservation Authority for reports describing the following:
(a) The intended means of conveying stormwater flow from the site,
including use of stormwater techniques which are appropriate and in accordance with the provincial guidelines. [The stormwater management facilities must be designed and implemented in accordance with the recommendations of the Master Plan];
(c) The means whereby erosion and sedimentation and their effects will be
minimized on the site during and after construction in accordance with
the provincial guidelines. The report must outline all actions to be taken to prevent an increase in the concentration of solids in any water body as a result of on-site or other related works, to comply with the Canada
Fisheries Act.
(2) The Owner shall satisfy all financial requirements of the Ganaraska Region
Conservation Authority. This shall include Application Processing Fees and Technical Review Fees as per the approved Authority Fee Schedule.
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6.3 Canadian Pacific Railway
(1) The Owner shall insert a clause in all Offers of Purchase and Sale or Lease
and in the title deed or lease of each dwelling within 300 m of the railway right-of-way warning prospective purchasers or tenants of the existence of
the Railway’s operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the
inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units, and that the Railway will not be responsible for complaints or claims arising from the use of its facilities and/or operations.
6.4 Canada Post Corporation
(1) The Owner shall satisfy the following requirements of Canada Post
Corporation and the Municipality with respect to the provision of mail delivery to the Subdivision Lands and the provision of community mailbox locations, as follows:
(a) The Owner shall advise Canada Post as to the excavation date for the first foundation/first phase as well as the date development work is
scheduled to begin.
(b) If applicable, the Owner shall ensure that any street facing installs have a pressed curb or curb cut.
(c) The Owner shall advise Canada Post as to the expected first occupancy date and ensure the site is accessible to Canada Post 24 hours a day.
(d) The Owner will consult with Canada Post and the Municipality to determine suitable permanent locations for the Community Mail Boxes. The Owner will then indicate these locations on the appropriate servicing plans.
(e) The Owner agrees, prior to offering any units for sale, to display a map
on the wall of the sales office in a place readily accessible to potential homeowners that indicates the location of all Community Mail Boxes within the development, as approved by Canada Post.
(f) The Owner will provide a suitable and safe temporary site for a Community Mail Boxes upon approval of the Municipality (that is
levelled with appropriate sized patio stones and free of tripping
hazards), until curbs, sidewalks and final grading are completed at the permanent locations. Canada Post will provide mail delivery to new residents as soon as the homes or units are occupied.
(g) Owner agrees to provide the following for each Community Mail Boxes
and to include these requirements on the appropriate servicing plans (if
applicable):
i) Any required walkway across the boulevard, per municipal standards; and
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ii) Any required curb depressions for wheelchair access, with an opening of at least two meters (consult Canada Post for detailed
specifications).
6.5 Utilities
(1) The Owner shall coordinate the preparation of an overall utility distribution plan that allows for the safe installation of all utilities including the separation between utilities to the satisfaction of the Director of Engineering Services.
(2) All utilities will be installed within the proposed road allowances. Where this is not possible, easements will be provided at no cost to the utility provider. Proposed easements are not permitted on lands owned by the Municipality unless it can be demonstrated that there is no other alternative. Such easements must not impede the long term use of the lands and will be at the
discretion of the Director of Engineering Services.
(3) The Owner shall cause all utilities, including hydro, telephone, and cable television within the streets of this development to be installed underground for both primary and secondary services.
Part 7 – Standard Notices and Warnings
7.1 The Owner shall include a clause in Agreements of Purchase and Sale for all Lots informing the purchaser of all applicable development charges in accordance with subsection 58(4) of the Development Charges Act, 1997, S.O. 1997, C.27.
7.2 The Owner shall include the notices and warnings clauses set out in Schedule 3 of
the Municipality’s standard subdivision agreement in Agreements of Purchase and
Sale for all Lots or Blocks.
7.3 The Owner shall include the following notices and warning clauses in Agreements of Purchase and Sale for the Lots or Blocks to which they apply:
7.4 Railway Noise, Vibrations and Fencing
(1) The Owner shall include the following warning clause in agreements of
purchase and sale for Lots 1-51:
“The Owner shall insert a clause in all Offers of Purchase and Sale or Lease and in the title deed or lease of each dwelling within 300 m of the railway right-of-way, warning prospective purchasers
or tenants of the existence of the Railway’s operating right-of-way;
the possibility of alterations including the possibility that the Railway
may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units, and that the Railway will not be responsible for
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complaints or claims arising from the use of its facilities and/or operations.”
7.5 Nearby Park
The Owner shall include the following warning clause in agreements of purchase and sale for Lots 1-51:
“Park - The adjacent Block 160 in Plan 40M-2445 is designated for parkland uses including community events and recreation facilities
which, when developed, may contain active lighted facilities for night-time services.”
7.6 Nearby Public Walkway
The Owner shall include the following warning clause in agreements of purchase and sale for Lot 51:
“Public Walkway – This lot abuts Block 160 in Plan 40M-2445 which
has been designated for use as a public walkway which, when developed, may contain active lighted facilities for night-time services.”
7.7 Chain Link Fencing
The Owner shall include the following notice in the agreements of purchase and
sale for Lots 11, 12, and 48-52:
“Chain Link Fencing – Chain link fencing is a required feature between this lot and the adjacent park and/or walkway. This fencing must be located on the public portion of the abutting land and will be maintained by the Municipality after the developer has been released
from any further responsibility for the fence.”
7.8 Canada Post Corporation
The Owner shall include the following notice in the agreements of purchase and sale for all lots:
“Mail Service - Purchasers are advised that Canada Post intends to service this property through the use of community mailboxes that may be located in several locations within this subdivision.”
Part 8 - Clearance
8.1 Prior to final approval of the plan for registration, the Municipality’s Director of Planning Services shall be advised in writing by,
(a) Durham Region how Conditions 6.1 (1) to (4) have been satisfied;
(b) Ganaraska Region Conservation Authority how Conditions 6.2 (1) and (2) have been satisfied; and
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(c) Canada Post how Conditions 6.4 (1) have been satisfied;
Part 9 – Notes to Draft Approval
9.1 Terms used in these conditions that are not otherwise defined have the meanings given to them in the Municipality’s standard subdivision agreement.
9.2 As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to
final approval. The Planning Act provides that draft approval, may be withdrawn at any time prior to final approval.
9.3 If final approval is not given to this plan within five (5) years of the draft approval date, and no extensions have been granted, draft approval shall lapse and the file shall be closed. Extensions may be granted provided valid reason is given and is
submitted to the Director of Planning Services for the Municipality of Clarington
well in advance of the lapsing date.
9.4 Where an agency requirement is required to be included in the Municipal subdivision agreement, a copy of the agreement should be sent to the agency in order to facilitate their clearance of conditions for final approval of this plan. The
addresses and telephone numbers of these agencies are:
(a) Durham Regional Planning Department, 605 Rossland Road East, P.O. Box 623, Whitby, Ontario L1N 6A3 (905) 668-7721.
(b) Ganaraska Region Conservation Authority, Box 328, Port Hope, Ontario LIA 3W4 (905) 885-8173.
(c) Veridian Connections, c/o Peter Petriw, P. Eng., Manager, Engineering and Construction, 55 Taunton Road East, Ajax, Ontario L1T 3V3.
(d) Enbridge Gas Distribution, Sales Development Co-ordinator, 1350 Thornton Road South, Oshawa, Ontario L1J 8C4.
(e) Bell Canada, c/o John La Chapelle, Planner, Right of Way Control Centre,
100 Borough Drive, Floor 5 – Blue, Scarborough, Ontario M1P 4W2.
(f) Rogers Cable Inc., c/o Cindy Ward, 301 Marwood Drive, Oshawa, Ontario L1H 1J4.
(g) Canada Post, Metro Toronto Region, 1860 Midland Ave. 2nd Floor Scarborough ON, M1P 5A1
I:\^Department\LDO NEW FILING SYSTEM\PROCEDURAL MANUALS\Subdivision - 2012 Complete-updated June 2016\S-C 14 - Conditions of Draft Approval.docx
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Attachment 3 to Municipality of Clarington Report PSD-005-18
Corporation of the Municipality of Clarington
By-law Number 2018-______
being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the
Corporation of the Municipality of Clarington
Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to
amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for
ZBA2017-0001;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘5’ to By-law 84-63, as amended, is hereby further amended by changing the
zone designation from "Holding – Urban Residential Exception ((H)R1-67) Zone" to
"Holding – Urban Residential Exception ((H)R2-45) Zone", from “Urban Residential
Exception (R1-42) Zone” to “Holding – Urban Residential Exception ((H)R2-45) Zone”,
and from “Urban Residential Exception (R1-42) Zone” to “Holding – Urban Residential
Type One (R1) Zone” as illustrated on the attached Schedule ‘A’ hereto.
2. Schedule ‘A’ attached hereto shall form part of this By-law.
3. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
By-Law passed in open session this _____ day of ____________, 2018
__________________________ Adrian Foster, Mayor
__________________________ C. Anne Greentree, Municipal Clerk
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CAO Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 29, 2018
Report Number: CAO-002-18 Resolution:
File Number: RE 6.3.4.3 and RE 6.3.15 By-law Number:
Report Subject: Potential locations for Durham Hospice - Clarington
Recommendations:
1. That Report CAO-002-18 be received;
2. That if Council wishes to donate land to Durham Hospice – Clarington, that staff be directed to declare approximately 0.8 hectares (2 acres) of the municipally-owned property south of 1895 Cobbledick Road shown in Figure 1 of Report CAO-002-18, as surplus and transfer such property to Durham Hospice – Clarington for nominal consideration, subject to the conditions set out in section 2.11 of this Report;
3. That staff be directed to take all steps to effect the transfer;
4. The Mayor and Clerk be authorized to execute any documentation necessary to effect the transfer; and
5. That the owner of 1895 Cobbledick Road be notified of Committee’s recommendation and all interested parties listed in Report CAO-002-18 and any delegations be advised of
Council’s decision.
Municipality of Clarington Report CAO-002-18 Page 2
Report Overview
Durham Hospice – Clarington is seeking a donation of land from the Municipality for the
purpose of developing a hospice. They identified lands south of 1895 Cobbledick Road as a
potential site. They have also considered the Jury House parcel located within Camp 30 site (2020 Lambs Road) as a possible development site. Staff’s preferred location would be the Jury House lands because it would help to “kick-start” the adaptive reuse of the Camp 30 lands and would not impact longer term park planning. However, it is recognized that there are other
considerations. Durham Hospice – Clarington prefers the Cobbledick Road site.
1. Background
1.1 At the January 2, 2018 General Government Meeting, Durham Hospice - Clarington provided a presentation and request for land donation of property for the development of a five bed residential hospice (with possible future expansion) in Clarington. The letter (Attachment 1) and presenter suggested the property on Cobbledick Road, a 0.8 hectare
(two acre) parcel south of 1895 Cobbledick Road and shown in Figure 1 (next page).
Durham Hospice – Clarington also requested the opportunity to examine the Jury House at 2020 Lambs Road - the northernmost of the historic buildings - as a possible site. Council passed the following resolution:
Whereas through the Durham Hospice Clarington Group, Clarington has
been identified and approved for a five bed residential hospice;
Whereas securing a site for the residential hospice is of the utmost importance and critical to success; and
Whereas two municipally owned sites have high potential for fitting of space and location considerations, being Cobbledick Road and the Jury
House on the Jury Lands, better known as the Training School/Camp 30
Lands;
Now Therefore Be it Resolved That Staff be requested to work with Durham Hospice Clarington Group to closely examine each site for the potential fit and timelines for the hospice project and report back at the
January 29, 2018 Planning and Development Committee Meeting.
1.2 Architectural and structural information on the Jury House, current and future servicing information for both sites were provided to the Hospice’s architects.
1.3 Durham Hospice has indicated that approximately 0.8 hectares (two acres) of property would be necessary. The exact configuration and size will be confirmed and a survey
prepared once the layout and servicing requirements are more fully determined.
Municipality of Clarington Report CAO-002-18 Page 3
2. Comments
Cobbledick Road Property
The Municipality acquired the lands from the Elford S. Cobbledick Estate by way of a joint purchase agreement with Jeff Kelso who acquired 1895 Cobbledick Road (0.65 ha). The Municipality acquired 8.73 hectares (21.57 acres) on the west side of Wilmot
Creek and facilitated the land division of the house at 1895 Cobbledick Road. The
municipal lands were acquired for $148,800 and closing costs in June of 2002. The lands were acquired as part of the Municipality’s Land Acquisition Strategy at a time it was opportune to do so. The acquisition of this community parkland was advanced to minimize land acquisition costs and secure a future area of parkland as set out in the
Official Plan.
Figure 1: Cobbledick Road Parcel
2.2 A suitable parcel (Figure 1) on the Cobbledick Road property could be privately serviced as a rural property with its own well, firefighting capability, septic system and reserve septic. GO Transit currently runs along Highway 2 (500 metres to the north of the site). Durham Transit services Newcastle from Bowmanville twice daily, Monday to Friday (no
return). There is no sidewalk on Cobbledick Road, it is a rural cross-section road and
not within the urban area. Urbanization of the road and/or urban servicing is not anticipated in the foreseeable future.
Municipality of Clarington Report CAO-002-18 Page 4
2.3 The future development of the parkland to the south is anticipated to be active recreation fields (see Attachment 2). The Wilmot Creek valleylands are owned by the
Province of Ontario (Ministry of Natural Resources and Forestry) and could be managed as part of the Samuel Wilmot Nature Area (SWNA). As part of the overall municipal trail system, a trail linking south to the SWNA and north to other Ministry lands is planned to be developed on the west side of the creek.
2.4 The Cobbledick Road site is part of a larger Community Park intended to be developed
similar to Clarington Fields in Bowmanville with lit facilities. The potential donation of land on Cobbledick Road would affect the anticipated recreational field layout - at least one ball diamond would be eliminated.
2.5 Durham Hospice prefer this site for its greenfield advantages.
Jury House, 2020 Lambs Road
2.6 The Municipality has a legal agreement with the owners of the Lambs Road School Property (Kaitlin Corporation and Fandor Homes) that includes provisions for the transfer of the historical buildings, campus and valleylands when the development applications for the southern parcel at Lambs Road and Concession 3 is approved. The owners and staff are in discussions regarding amendments to the legal agreement to
benefit both parties. The owners have been involved in the discussions with Hospice Durham – Clarington. The owners are supportive of the Jury House being the potential location for a hospice.
2.7 The Lambs Road property (Figure 2) may require interim servicing of a well and septic system; however the developer is anxious to proceed and once their development is
approved the municipal water and sewer servicing would be within reach of the Jury House. The future municipal servicing of the site is an advantage for the long term needs of the Hospice. With full municipal services, the land required could be smaller since there would be no requirement for a septic tile bed or a reserve septic tile bed. Durham Transit has a planned route along Concession Street and expansion within the
neighbourhood in the future plans as the subdivisions develop. Currently the closest Durham Transit stop is as Mearns and Concession (1 kilometre from the Jury House). Service is provided at 30 minute intervals daily, except Sundays which is hourly. There is currently no sidewalk on Lamb’s Road or Concession Street, but both will be redeveloped to urban cross-sections as residential development occurs. The municipal
trail system includes a path along the Soper Creek on the west side linked with the existing trail at Camp 30.
2.8 The future development of the campus as passive parkland, repurposing of the historic buildings with adjacent themed gardens is the concept plan for the Camp 30 lands (Attachment 3). The Jury House or Lodge, as it was originally called is separated from
the main portion of the campus by a tributary and adjacent to the Soper Creek valleylands. The land immediately east of the Jury Lodge will be residential and occur as part of the overall subdivision plans. A hospice located in the Jury Lodge meets the
Municipality of Clarington Report CAO-002-18 Page 5
overall intent of the redevelopment of the campus and would provide a neighbourhood setting overlooking the valleylands.
Figure 2: Jury Lodge Parcel, 2020 Lambs Road
2.9 The Jury Lands Foundation and owners are supportive of the Hospice being located on the site. It is acknowledged that costs for renovation will be higher than a new build. Durham Hospice’s report did not include a cost estimate or exploration of the funding
avenues available to National Historic Sites (e.g. This Place Matters operated by the
National Trust and the National Cost-Sharing Program for Heritage Places).
2.10 Lambs Road School Properties Limited (Kaitlin Corporation and Fandor Homes) have indicated that they would transfer the subject lands to the Municipality in consideration for their future parkland obligations. They would also provide appropriate easements to
the Municipality so that the lands could be accessed for construction and long term
operational requirements. Over the longer term, with the development of the lands at 2020 Lambs Road, they would also extend sanitary sewer and water supply services to the property boundary of the proposed site at no cost to the Hospice.
Municipality of Clarington Report CAO-002-18 Page 6
Conditions
2.11 If Council wishes to donate lands to Durham Hospice – Clarington, staff recommend
that such donation be conditional upon the following matters:.
(a) The property should be reconveyed to the Municipality at no cost if it is not developed for the purpose of a hospice prior to December 31, 2020;
(b) The property should be reconveyed to the Municipality at no cost if it cease to operate as a hospice prior to December 31, 2028; and
(c) The name “Clarington” must be included in the facility’s name and the Municipal contribution must be recognized appropriately.
2.12 It is assumed that Durham Hospice will be responsible for all survey costs, development application and building fees, servicing costs, development charges and other applicable municipal, Regional and Conservation Authority fees.
Official Plan and Zoning
2.13 The Official Plan would consider a hospice as a type of community facility. Community facilities are encouraged to locate in urban areas and hamlets. The lands at 2020 Lambs Road are designated Residential and a hospice would be a permitted use. The lands at Cobbledick Road are outside the urban boundary and designated Community
Park. An Official Plan amendment is therefore required for that site.
2.14 A hospice meets the definition of a Long Term Care Facility under Zoning By-law 84-63. A Long Term Care Facility is permitted in the Major Institutional (P1), Urban Residential Type 4 (R4) and Commercial C1 zones. The Cobbledick site is zoned Agriculture (A) and the 2020 Lambs Road site is zoned Urban Residential Type 1 -Special Exception
10 (R1-10). Both sites would require rezoning to permit the hospice.
2.15 Both sites would have to go through a planning application which will involve notice to neighbours and a public meeting once a planning application is received. Notwithstanding this, if Council wishes to donate the Cobbledick Road land to Durham Hospice – Clarington, staff recommend that the property owner at 1895 Cobbledick
Road be immediately notified of Council’s intention.
3. Concurrence
3.1 This report has been reviewed by the Director of Planning Services, Director of
Engineering Services and Director of Finance who concur with the recommendations.
Municipality of Clarington Report CAO-002-18 Page 7
4. Conclusion
4.1 Durham Hospice – Clarington is seeking a donation of the land from the Municipality for the purpose of developing a hospice. They prefer the Cobbledick site for its greenfield advantage. Staff believe the Jury Lodge site would be of advantage to the Municipality in achieving the long term goals the Municipality jointly with the Jury Lands Foundation
have established for Camp 30. This development would be the kick-start of the overall
campus revitalization and would not impact longer term park planning. However, it is acknowledged that the repurposing of the Jury Lodge will cost more than new build.
5. Strategic Plan Application
Not applicable.
Submitted by: Andrew Allison, B. Comm, LL.B CAO
Attachments:
Attachment 1 – Durham Hospice letter
Attachment 2 – Future Concept Plan for Cobbledick Lands Attachment 3 – Future Concept Plan for Camp 30
The following is a list of the interested parties to be notified of Council’s decision:
Melodie Zarzerczny, Board Chair, Durham Hospice
Devon Daniels, Lambs Road School Properties Ltd,
Marilyn Morawetz, Jury Lands Foundation Owner 1895 Cobbledick Road
Attachment 1 to
Report CAO-002-18
Future Concept Plan for Cobbledick Lands Attachment 2 to Report
CAO-002-18
------------------.. ---.... ___________ .....
E Lambs Rd
Attachment 3 to
Report CAO-002-18
Future Concept Plan for Camp 30
Presentations and Handouts
SOUTHEAST
COURTICE
SECONDARY PLAN
TERMS OF
REFERENCE
PUBLIC MEETING
January 29, 2018
PSD-011-18
Co
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Bloor Street
Durham Highway 2
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Secondary
Plan
Boundary
THE SECONDARY PLAN WILL ADDRESS:
Sustainability and Climate Change
Urban Design
Affordable Housing
Community Engagement
Integrated Environmental Assessment
THE SECONDARY PLAN WILL BE
INTEGRATED WITH:
Robinson Creek and Tooley Creek
Subwatershed Study
Courtice Employment Lands Secondary
Plan
Transportation Hub Study –Courtice GO
Station
SOUTHEAST COURTICE SECONDARY PLAN –DRAFT TERMS OF REFERENCE
Phase 1
Technical Background
•Subwatershed Integration;
•Policy Review;
•Planning Background Report;
•Transportation Analysis;
•Functional Servicing Report;
•Agricultural Impact
Evaluation;
•Sustainability Plan & Green
Development Principles;
•Commercial Analysis
•Archeological & Heritage
Analysis
Environmental Assessment
Opportunities and Constraints
Analysis
Preferred Land Use Plan
Transportation Network
and Report
Urban Design and
Sustainability Guidelines
Functional Servicing
Report
Fiscal Impact Study
Draft: Secondary Plan,
Zoning By-law &
Demonstration Plan
Phase 3
Preferred Land Use Plan
PUBLIC INPUT
PIC
Online Engagement
Final Secondary Plan
with Urban Design and
Sustainability Guidelines
Official Plan Amendment
Zoning By-law
Phase 4
Final Secondary Plan
PUBLIC INPUT
Open House and
Statutory Public Meeting
Online Engagement
PUBLIC INPUT
Two PICs
Online Engagement
Phase 2
Urban Design and
Sustainability Principles
and Alternative Land Uses
Best Practises
Urban Design and
Sustainability Principles
Alternative Land Use
Plans
PUBLIC INPUT
Charrette
PIC
Online Engagement
NEXT STEPS
Staff be authorized to commence the Southeast Courtice
Secondary Plan
Staff be authorized to finalize the Terms of Reference and
issue a Request for Proposal to retain the necessary
consults for the preparation of the Secondary Plan
The Planning Director be authorized to execute the
necessary cost-recovery agreement with the Landowners
Group
THANK YOU
Application By: Alpa Pre-Engineered Panel
Systems Inc.
Official Plan and Zoning By-law Amendment applications to permit the expansion of the existing pre-engineered panel manufacturing business at 2021 Baseline Road to the adjacent property to the east 2033 Baseline Road.
Public Meeting: Monday, January 29, 2018
Clarington Planning Services Department
Comments
•Comment 1
•Comment 2
•Comment 3
Applications By:
WED Investments Limited (Kaitlin Corporation)
Proposed Draft Plan of Subdivision and Rezoning to permit a Townhouse development in the Bowmanville West Town Centre
Public Meeting: January 29, 2018
Clarington Planning Services Department
Policy Context
Public Comments