HomeMy WebLinkAbout2018-03-12Final
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Planning and Development
Committee
Agenda
Date: March 12, 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(a.clarington.net.
Alternate Format: If this information is required in an alternate format, please contact
the Accessibility Coordinator, at 905-623-3379 ext. 2131.
Audio Record: The Municipality of Clarington makes an audio record of General
Government Committee meetings. If you make a delegation or presentation at a
General Government Committee meeting, the Municipality will be audio recording you
and will make the recording public by publishing the recording on the Municipality's
website.
Cell Phones: Please ensure all cell phones, mobile and other electronic devices are
turned off or placed on non -audible mode during the meeting.
Copies of Reports are available at www.clarington.net
CIarifl#oII Planning and Development Committee Agenda
Date: March 12, 2018
Time: 7:00 PM
Place: Council Chambers
1 Call to Order
2 New Business — Introduction
Members of Committee are encouraged to provide the Clerk's Department, in advance of the
meeting, a copy of any motion the Member is intending to introduce, (preferably electronic)
such that staff could have sufficient time to share the motion with all Members prior to the
meeting.
3 Adopt the Agenda
4 Declaration of Interest
5 Announcements
6 Adoption of Minutes of Previous Meeting
6.1 February 20 Minutes of a Regular Meeting of February 20, 2018 Page 5
Minutes
7 Public Meetings
7.1 Public Meeting Application for a Proposed Zoning By-law Amendment Page 14
Applicant: Highcastle Homes and Akero
Developments Inc.
Report: PSD -022-18
Location: North of Concession Road 3, East side of
Middle Road, in the Northglen
Neighbourhood of Bowmanville
7.2 Public Meeting Application for a Proposed Zoning By-law Amendment Page 16
Applicant: Fifty Five Clarington Ltd. & Modo
Bowmanville Towns Ltd.
Report: PSD -023-18
Location: 51 & 55 Clarington Boulevard, Bowmanville
Page 2
CIarifl#oII Planning and Development Committee Agenda
Date: March 12, 2018
Time: 7:00 PM
Place: Council Chambers
8 Delegations
8.1 Emma West, Planner, Bousfields Inc., Regarding Report PSD -024-18, An Application by
MODO Bowmanville Towns Ltd for a rezoning to permit a 103 townhouses in the
Bowmanville West Urban Centre
9 Communications - Receive for Information
There are no Communications to be received for information.
10 Communications— Direction
10.1 Valiant Rental Beth Kelly, President, Valiant Rental Properties Limited - Page 18
Properties Regarding Report PSD -023-18 A Revised Application by
Limited Fifty Five Clarington Ltd. & Modo Bowmanville Towns Ltd.
(Kaitlin) to rezone lands to permit two 12 -storey
apartment buildings containing 434 dwelling units at 51 &
55 Clarington Boulevard, Bowmanville
(Motion to refer correspondence from Beth
Kelly, Valiant Rental Properties Limited,
regarding Report PSD -024-18, to the
Director of Planning Services to be
considered as part of the application review
process)
11 Presentations
No Presentations
12 Planning Services Department Reports
12.1 PSD -022-18 An Application by Akero Developments Inc. to amend Page 19
Draft Approval to add one new lot and change various
zone regulations within Draft Approved Plan of
Subdivision S -C 2007-0005 in the Northglen
Neighbourhood, Bowmanville
Page 3
CIarifl#oII Planning and Development Committee Agenda
Date: March 12, 2018
Time: 7:00 PM
Place: Council Chambers
12.2 PSD -023-18 A Revised Application by Fifty Five Clarington Ltd. & Page 27
Modo Bowmanville Towns Ltd. (Kaitlin) to rezone lands to
permit two 12 -storey apartment buildings containing 434
dwelling units at 51 & 55 Clarington Boulevard,
Bowmanville
12.3 PSD -024-18 An Application by MODO Bowmanville Towns Ltd for a Page 39
rezoning to permit a 103 townhouses in the Bowmanville
West Urban Centre
12.4 PSD -025-18 Applications by WED Investments Ltd., Devon Daniell, Page 73
MODO Bowmanville Towns Ltd. for a Draft Plan of
Subdivision and Rezoning to permit a Townhouse
development at 1569 and 1599 Green Road,
Bowmanville
13 New Business — Consideration
14 Unfinished Business
14.1 Confidential Report LGL -002-18, Proposed Settlement of OMB
Report Appeals - Courtice High Street Inc. [Tabled from the
LGL -002-18 February 26, 2018 Council Meeting] [Distributed Under
Separate Cover]
15 Confidential Reports
No Reports
16 Adjournment
Page 4
Cladwwn Planning and Development Committee
Minutes
February 20, 2018
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 Tuesday,
February 20, 2018 at 7:00 PM in the Council Chambers.
Present Were: Mayor A. Foster, Councillor S. Cooke, Councillor J. Neal,
Councillor W. Partner, Councillor C. Traill and Councillor W. Woo
Regrets: Mayor Foster and Councillor R. Hooper
Staff Present: D. Crome, 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 -026-18
Moved by Councillor Cooke, seconded by Councillor Partner
That the Agenda for the Planning and Development Committee meeting of
February 20, 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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Clarftwn Planning and Development Committee
Minutes
February 20, 2018
6 Adoption of Minutes of Previous Meeting
Resolution #PD -027-18
Moved by Councillor Traill, seconded by Councillor Woo
That the minutes of the regular meeting of the Planning and Development Committee,
held on January 29, 2018, be approved.
Carried
7 Public Meetings
7.1 Application for a Proposed Zoning By-law Amendment
Applicant: Fourteen Estates Limited
Report: PSD -016-18
Location: Ormiston Street, Hampton and Lands Northeast of Old Scugog
Road and Ormiston Street
Amanda Tapp, Planner, made a verbal and electronic presentation to the Committee
regarding the application.
Amanda Townson, local resident, spoke in opposition to the application. Ms.Townson is
unclear what nitrate dilution is and what is happening on the proposed property. She is
disappointed that her lifestyle is being affected.
Shelley Wallace, local resident, spoke in opposition to the application. Ms. Wallace
stated that Fourteen Estates removed trees from her property without notice. She
explained that they cleared an area fifty feet wide and twenty-five feet deep.
Ms. Wallace mentioned that she spoke to the Municipality of Clarington, Central Lake
Ontario Conservation Authority (CLOCA) and Fourteen Estates to replace the trees but
they have not been replaced two years later. She is concerned with the future
enforcement of the applicant's actions in regard to environmental aspects of the property
and surround properties.
John Dugwell, local resident, spoke in opposition to the application. Mr. Dugwell is
concerned with the noise, dust and dirt from the proposed development. He mentioned
that the initial site plan did not include the additional two lots and is concerned that the
applicant will keep adding lots. Mr. Dugwell would like know what happens with the
nitrates and how it will affect his well system. He stated that he has removed big rocks
that could potentially damage residents' vehicles and property. Mr. Dugwell mentioned
that, at the rate the builder is building the homes, only one house a year will be built over
the next 15 years. He stated that the light pollution from the recently built houses is too
bright.
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Cladwwn Planning and Development Committee
Minutes
February 20, 2018
Don Dair, local resident, spoke in opposition to the application. Mr. Dair is concerned
that the water table has already changed due to the construction and future construction
will effect water run-off. He would like to know the effects of nitrate to the surrounding
properties.
Vesna Whalen, local resident, spoke in opposition to the application. Ms. Whalen is
concerned with the run-off from the proposed houses and the affects they will have on
the existing wells and septic tanks. She stated that the two additional lots are not
necessary.
Nicole Mastrangelo, local resident, spoke in opposition to the application.
Ms. Mastrangelo is concerned about the nitrate and with the clear cutting of the trees.
She stated that nitrates can help vegetation but it can also have a negative affect if there
are too many nitrates. Ms. Mastrangelo explained that she would like the small town feel
of Hampton to remain and the two additional properties are not needed.
Carolyn Molinari, Planner, CM Planning, spoke on behalf of the applicant, Fourteen
Estates Limited. Ms. Molinari stated that this was the first she has heard of most of the
residents' concerns. She explained that she brought the business cards of the Site
Manager for the residents with concerns. Ms. Molinari stated that the severance of the
two properties was approved last summer and a condition was to have increased nitrate
dilution. She mentioned that there will no development to the subject area and it will
remain environmentally protected.
7.2 Application for a Proposed Zoning By-law Amendment
Applicant: Landmark -Newcastle Limited
Report: PSD -017-18
Location: 403 and 415 Mill Street South, Newcastle
Brandon Weiler, Planner, made a verbal and electronic presentation to the Committee
regarding the application.
Lonny Gibson, local resident, spoke in opposition to the application. Mr. Gibson stated
that he is disappointed in the size of the proposed development on a lot less than one
acre. He explained that the surrounding area is an established neighbourhood that is R1
and the development will be the first thing residents and visitors will see as they drive
into Newcastle. Mr. Gibson is concerned with the disruption of the existing surrounding
trees at the rear of his yard. He stated that the proposal indicates that trees on his
property being removed. Mr. Gibson explained that the existing cedars along the side
of the property are too far gone to salvage and would like to see a fence to keep
his existing privacy. He stated that the proposed visitor parking is directly outside his
bedroom window and runs adjacent to his side yard and deck with a minimal set back.
Mr. Gibson is concerned with the bright lights, and car horns from locking and unlocking
car doors, but more importantly, the car exhaust fumes. He stated that he would like
to see the parking spots moved to another location. Mr. Gibson mentioned that the
proposal does not illustrate where garbage will be stored. He would like any garbage to
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Clarftwn Planning and Development Committee
Minutes
February 20, 2018
be stored away from the existing properties. Mr. Gibson explained that he is concerned
with the re-routing of water on the development land. He stated that the area floods a
large portion of his yard each year. Mr. Gibson is concerned with the proposed access
into the development. He mentioned that it is a high traffic area and this development
will only intensify the traffic. Mr. Gibson would to ensure that the appropriate safety
measures are taken into account to address this issue. He expressed his concern
regarding the development on the .95 acre property and that the development is not
suitable in terms of size, shape or built form. Mr. Gibson stated that the proposed
development is not compatible with the surrounding neighbourhood in terms of scale,
mass, height, set -backs, shadowing and parking location. He explained that he is not
against the development of this land or intensification, but shoehorning a
development into a small piece of property at the entrance way of Newcastle Village is
not maintaining the standard we should be protecting. Mr. Gibson stated that, if
intensification needs to be met, then he suggested that a few semi-detached homes
on the property would be more suitable. He would like a second public meeting if
this proposal moves forward and urged the Committee to reject the application.
Dorella Forget -Lancaster, local resident, spoke in opposition to the application. Ms.
Forget -Lancaster displayed pictures, from her portable device, for the Committee. She
stated that the property would be better suited for smaller density. Ms. Forget -Lancaster
mentioned that this area has a lot of traffic and the proposed application will only
increase the traffic. She explained that it is too much density on that corner. Ms. Forget -
Lancaster stated that the building in the other areas of Newcastle should be finished
before approving this application.
Stuart McReynolds, local resident, spoke in opposition to the application. Mr.
McReynolds chose Newcastle Village because of the small town feel. He stated that the
mature area is what brought his family to the area. Mr. McReynolds explained that he
did not envision 22 homes being built in that area. He stated that he wants this area to
be a safe place for his family to grow. Mr. McReynolds is concerned with of quality of
life, as well as concerns regarding noise, garbage, and traffic with the development of
this land. He stated that this proposal discourages active and green transportation and it
is not in compliance with the feel of Newcastle Village.
Dennis Mackey, local resident, spoke in opposition to the application. Mr. Mackey stated
that he concurred with the previous speakers. He explained that his property is six to ten
inches higher than the subject property and Mill Street is 3' to 4' higher than the subject
property. Mr. Mackey is concerned with the impact of the artesian well on the property.
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Clarftwn Planning and Development Committee
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February 20, 2018
Robin Solowka, local resident, spoke in opposition to the application. Ms. Solowka
stated that one of Clarington's strategic plan's goals is to keep the small town feel and
this application does not keep the small town feel. She explained that there are no other
townhouse complexes like this, and it does not fit in this area. Ms. Solowka mentioned
that she is not stifling community growth and added that bungalows would be better
suited for the area. She stated that families will live there and it will add more people
and traffic. Ms. Solowka explained that there is lots of growth in Newcastle and this is
not good growth.
Vesna Whalen, local resident, spoke in opposition to the application. Ms. Whalen stated
that these units will not be entry level homes, and will cost close to $400,000.
Suspend the Rules
Resolution #PD -028-18
Moved by Councillor Partner, seconded by Councillor Woo
That the Rules of Procedure be suspended too allow Mr. Gibson to speak a second time.
Motion Lost
Jenny Gibson, local resident, spoke in opposition of the application. Ms. Gibson stated
that there is a lot of development in Newcastle, including affordable houses. She
explained that this development is not a reasonable solution and the area is too small to
put 22 homes on this property.
Mike Pettigrew, Biglieri Group Ltd., spoke on behalf of the applicant. Mr. Pettigrew
addressed concerns from residents about garbage pickup. He stated that garbage
pickup will be private internal pick up on the site. Mr. Pettigrew mentioned that the visitor
parking and onsite parking meets the by-law requirement. He explained that storm water
and flooding will be addressed through the development application process.
Mr. Pettigrew stated that the price point for the homes would be between $350,000 and
$400,000 but would be dependent on the market at the time. He defined what is
considered affordable. Mr. Pettigrew explained that the ownership type would not be
owned be one individual and rented out, it would be sold to individuals. He stated the
Municipality of Clarington will review the site plan application through the application
process. Mr. Pettigrew offered to answer questions from the Committee.
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Clarftwn Planning and Development Committee
Minutes
February 20, 2018
7.3 Application for a Proposed Zoning By-law Amendment
Applicant: Bowmanville Lakebreeze East Village Ltd.
Report: PSD -018-18
Location: 100 Bennett Road and 2675 South Service Road, Bowmanville
In the interest of expediency, Councillor Neal asked whether there was anyone present
to speak in opposition to or in support of the application.
No one was present to speak in opposition to or in support of the application. As a result,
the Planner did not make a presentation.
Recess
Resolution #PD -029-18
Moved by Councillor Cooke, seconded by Councillor Partner
That the Committee recess for 10 minutes.
Carried
The meeting reconvened at 8:56 PM with Councillor Neal in the Chair.
8 Delegations
No Delegations
9 Communications - Receive for Information
There are no Communications to be received for information.
10 Communications— Direction
There are no Communications for direction.
11 Presentation(s)
No Presentations
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Clarftwn Planning and Development Committee
Minutes
February 20, 2018
12 Planning Services Department Reports
12.1 PSD -016-18 An Application by Fourteen Estates Limited to rezone a 0.48 ha
parcel to restrict the use of lands for open space purposes to allow for
nitrate dilution to permit an additional two residential lots in Hampton
Resolution #PD -030-18
Moved by Councillor Traill, seconded by Councillor Cooke
That Report PSD -016-18 be received;
That staff consider the public comments received in the further processing and
preparation of a subsequent of the proposed application for Zoning By-law Amendment
(ZBA2017-0035); and
That all interested parties listed in Report PSD -016-18 and any delegations be advised
of Council's decision.
Motion withdrawn
Paul Davis, Durham Region Health Department, spoke to Report PSD -016-18.
Resolution #PD -031-18
Moved by Councillor Traill, seconded by Councillor Cooke
That Report PSD -016-18 be received;
That staff consider the public comments received in the further processing and
preparation of a subsequent of the proposed application for Zoning By-law Amendment
(ZBA2017-0035); and
That all interested parties listed in Report PSD -016-18 and any delegations be advised
of Council's decision.
Carried
12.2 PSD -017-18 An Application by Landmark -Newcastle Limited to Amend
Zoning Bylaw 84-63 to Permit the Development of 22 Townhouse Units at
415 Mill Street South and 403 Robert Street East, Newcastle.
Resolution #PD -032-18
Moved by Councillor Traill, seconded by Councillor Cooke
That Report PSD -017-18 be received;
That the Zoning By-law Amendment application submitted by Landmark -Newcastle
Limited continue to be processed and that a subsequent report be prepared; and
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Clarftwn Planning and Development Committee
Minutes
February 20, 2018
That all interested parties listed in Report PSD -017-18 and any delegations be advised
of Council's decision.
Carried
12.3 PSD -018-18 An Application by Bowmanville Lakebreeze East Village Ltd. to
Amend the R3-43 zone to Permit a 341 Unit Townhouse Development
(Kaitlin) in Port Darlington Neighbourhood in Bowmanville
Resolution #PD -033-18
Moved by Councillor Cooke, seconded by Councillor Traill
That Report PSD -018-18 be received;
That the proposed application for Rezoning ZBA 2017-0019 continue to be processed
including the preparation of a subsequent report; and
That all interested parties listed in Report PSD -018-18 and any delegations be advised
of Council's decision.
Motion lost
Resolution #PD -034-18
Moved by Councillor Traill, seconded by Councillor Cooke
That Report PSD -018-18 be tabled to the Council meeting of February 26, 2018.
Carried
Resolution #PD -035-18
Moved by Councillor Cooke, seconded by Councillor Traill
That Reports PSD -019-18 and PSD -020-18, be received on consent.
Carried
12.4 PSD -019-18 Extension to Draft Approval for Two Draft Approved
Plans of Subdivision by Smooth Run Developments (DG Group Inc.)
and Brookfield Homes (Ontario) Ltd in Newcastle
That Report PSD -019-18 be received;
That the extension to Draft Approval for S -C 2005-003 be supported
subject to the Conditions as contained in Attachment 2 to Report PSD -019-
18;
That the extension to Draft Approval for S -C 2005-004 be supported
subject to the Conditions as contained in Attachment 3 to PSD -019-18;
12
Clarftwn Planning and Development Committee
Minutes
February 20, 2018
That the Durham Regional Planning and Economic Development
Department and Municipal Property Assessment Corporation be forwarded
a copy of Report PSD- 019-18 and Council's decision; and
That all interested parties listed in Report PSD -019-18 and any delegations
be advised of Council's decision.
12.5 PSD -020-18 An Application by 3D Cana Inc. for the Removal of
Holding (H) Symbol at 685 Lake Road in Bowmanville to Permit the
Development of a New Industrial Building
That Report PSD -020-18 be received;
That the application submitted by 3D Cana Inc. to remove the Holding (H)
symbol be approved and that the By-law in Attachment 1 to Report
PSD -020-18 be approved;
That Council's decision and a copy of Report PSD -020-18 be forwarded to
the Region of Durham and the Municipal Property Assessment
Corporation; and
That all interested parties listed in Report PSD -020-18 and any delegations
be advised of Council's decision.
Carried
13 New Business — Consideration
There were no New Business Item to be considered under this Section of the Agenda.
14 Unfinished Business
15 Confidential Reports
There were no Confidential Reports scheduled under this Section of the Agenda.
16 Adjournment
Resolution #PD -036-18
Moved by Councillor Traill, seconded by Councillor Cooke
That the meeting adjourn at 9:42 PM.
Chair
Carried
Deputy Clerk
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13
Clarbgtoa
Nonce of Public Meeting
A land use change has been proposed, have your say!
The Municipality is seeking public comments before making a decision on an application to amend
the Zoning By-law.
Highcastle Homes and Akero Developments Inc. propose to amend the Draft Approved Plan of
Subdivision S -C-2007-0005 to add one lot and to make changes to various zones to:
x permit bungalofts (bungalows with a loft not exceeding 50% of the ground floor);
x increase lot coverages;
x allow garages to project beyond the front or exterior side wall or covered porch;
x provide a maximum garage width of 6.4 metres for two zones;
x change the lot frontages of five lots on future Ronald Hooper Avenue; and
x reduce the interior side yard of a townhouse block (Block 58) on future Bill Hutchison
Crescent from 4.5 metres to 1.84 metres.
Address: North of Concession Road 3, on the east side of Middle Road, in the Northglen
Neighbourhood of Bowmanville.
Delete three 11 metre lots and
replace with three 11.3 metre lots
a Delete one 12 metre lot and
x replace with a 11.3 metre lot
Permit a single detached dwelling
PAReduce interior side yard setback
from 4.5m to less than 1.84m
BLt]CK 71 _ 6''.
Future Reduced frontage and exterior
SchooG tigR _ side yard setback
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Subdivision S -C-2007-0005
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Concession Road 3 zBA 2017-0024
The proposed amendment, additional information and background studies are available for review
at the Planning Services Department Questions? Please contact Cynthia Strike, Principal
Planner 905-623-3379, extension 2410, or by email at cstrike clarington.net
Speak at the Public Meeting:
Date: Monday, March 12, 2018
Time: 7:00 pm
Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6
Council Chambers, Municipal Administrative Centre
Or write to the Planning Services Department to the attention of Cynthia Strike.
File Number: ZBA 2017-0024
Freedom of Information and Protection of Privacy Act
The personal information you submit will become part of the public record and may be released to the
public. Questions about the information we collect can be directed to the Clerk's Department at 905-
623-3379, extension 2102.
Accessibility
If you have accessibility needs and require alternate formats of this document or other
accommodations please contact the 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: a) you will not be entitled to appeal the decision to the
Ontario Municipal Board or the Local Planning Appeal Tribunal, as appropriate; and b) you will not
be able to participate at a hearing of an appeal before the Ontario Municipal Board or Local
Planning Appeal Tribunal, as appropriate unless, in the opinion of the Board or the Tribunal, there
are reasonable grounds to do so.
David J. Crome, MCIP, RPP
Director of Planning Services
I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0024 Northglen East\Public Notice\Notice of Public Meeting.docx
15
Clarbgton
Notice of Public Information Centre
Notice of Public Meeting
A land use change has been proposed, have your say!
The Municipality is seeking public comments before making a decision on an application to amend
Zoning By-law 84-63.
Applicant: Fifty Five Clarington Ltd. & Modo Bowmanville Towns Ltd.
Application to Amend the Zoning By-law:
To permit a multi -unit residential development containing a total of 201 dwelling units in two 6
storey buildings:
f Building at 51 Clarington Boulevard: 136 units (6 storeys) with surface parking;
f Building at 55 Clarington Boulevard: 65 units (6 storeys) with underground
parking;
The application submission has been deemed complete.
Address: 51 & 55 Clarington Boulevard, Bowmanville
The proposed zoning by-law amendment together with any additional information and background
studies submitted in support of the application are available for review at the Planning Services
Department.
Questions or Comments? Please contact or write to Anne Taylor Scott, Senior Planner
905-623-3379, extension 2414, or by email at ataylorscott clarington.net
Public Information Centre: Statutory Public Meeting:
The Applicant will be hosting a Public
Information Centre on: Date: Monday, May 15, 2017
Time: 7:00 p.m.
Date: Thursday, May 4, 2017 Place: 40 Temperance Street,
Time: 6:30 p.m. to 8:30 p.m. Bowmanville, ON L1 C 3A6
Place: Church of Jesus Christ of Latter Municipal Administrative Centre
Day Saints, 2425 Highway 2, Council Chambers
Bowmanville, Ontario
16
File Number: ZBA 2017-0003 (Cross-reference SPA 2017-0005)
Freedom of Information and Protection of Privacy Act
The personal information you submit will become part of the public record and may be released to the
public. Questions about the information we collect can be directed to the Clerk's Department at 905-
623-3379, extension 2102.
Accessibility
If you have accessibility needs and require alternate formats of this document or other
accommodations please contact the Clerk's Department at 905-623-3379, extension 2109.
Appeal Requirements
If you do not speak at the public meeting or send your comments or concerns to the Municipality of
Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario
Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario
Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to.
David J. Crome, MCIP, RPP
Director of Planning Services
IAADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA Zoning\2017\ZBA2017-0003 55 Clarington Blvd\Public Meeting\51-55 Clarington Notice of PIC & Public Meeting.docx
17
VALIANT RENTAL
PROPERTIEs LIMITED
January 26, 2018
Clarington Planning Committee
Municipality of Clarington
40 Temperance Street
Bowmanville, ON L1C 3A6
RE: 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
Report Number: PSD -013-18 File Number: S -C-2017-0009 & ZBA2016-0010
Dear Sir & Members of Planning Committee,
We are the Owners and Managers of Clarington Shopping Centre which is located on the north side
of Prince William Blvd.
As such we are respectfully asking for an acknowledgement from the applicant that Clarington
Shopping Centre is a busy shopping centre with traffic access and truck access onto Prince William
Blvd.
There will also be the need for redevelopment of some form for the former Target Store space and
that in the future the landowners to the south of Clarington Centre will not impede our
redevelopment in the future due to noise nor traffic.
As always we are willing to work with our neighbours to avoid conflict.
President
177 NONQ1 'ON ROAD, 20r" ()51IA%v-A, ON rAKx I 1.163S2
11:905579.1626 P: 905.579.9472
Clarftwa
PI nnin Services
Planning Se ces
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: March 12, 2018
Report Number: PSD -022-18 Resolution Number:
File Number: S -C 2007-0005
ZBA 2017-0024 By-law Number:
Report Subject: An application by Akero Developments Inc. to amend Draft Approval
to add one new lot and change various zone regulations within Draft
Approved Plan of Subdivision S -C 2007-0005 in the Northglen
Neighbourhood, Bowmanville.
Recommendations:
1. That Report PSD -022-18 be received;
2. That the proposed applications for an amendment to Draft Approval and Rezoning
ZBA 2017-0024 continue to be processed including the preparation of a subsequent
report; and
3. That all interested parties listed in Report PSD -022-18 and any delegations be advised of
Council's decision.
19
Municipality of Clarington
Report PSD -022-18
Report Overview
Page 2
The Municipality is seeking the public's input on an amendment to a draft approved plan of
subdivision to add one lot and changes to various zone regulations, specifically to permit
bungalofts, add one new lot, to change the lot frontages of five lots, allow garages to project
beyond the front wall or exterior side wall of the dwelling, remove porches from lot coverage
and reduce interior side yard setback for a street townhouse block in Northglen East.
1. Application Details
1.1. Owner: Akero Developments Inc.
1.2. Applicant: Highcastle Homes
1.3. Agent: D.G Biddle & Associates
1.4. Proposal: Proposed Amendment to Draft Approval of Plan of Subdivision
To delete the vehicular access to Block 59 from Ronald Hooper
Avenue; and to add one lot.
Proaosed Zonina By -Law Amendment
To amend the Zoning By -Law for the plan of subdivision to:
x permit bungalofts;
x remove covered porches and balconies from the lot
coverage calculations;
x delete three lots with 11.0 metres of frontage and one lot
with 12 metres of frontage and replace with four lots with
11.3 metres of frontage;
x permit garages to project from the front wall of the dwelling
or covered porch projection on all lots;
x reduce the interior side yard of a townhouse block from 4
metres to 1.2 metres; and
x reduce the exterior side yard of lots abutting Concession
Road 3 and Middle Road.
1.5. Area: 40 hectares
1.6 Gross Density 38 jobs and persons per gross developable hectare
1.6. Location: North of Concession Road 3, east side of Middle Road, being
Part Lots 12 & 13, See Figure 1.
20
Municipality of Clarington
Report PSD -022-18
1.7. Roll Numbers: 18-17-010-080-04000, 18-17-010-080-04025
1.8. Within Built Boundarv: No
RONALD HOOPER AVENUE
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75A 2017-0024
2. Background
2.1. Highcastle Homes submitted an amendment to draft approval to add one lot and a
rezoning application to change the zone regulations of the lands located at the north-
east quadrant of Middle Road and Concession Road 3, in the Northglen Neighbourhood
referred to herein as Northglen East. These lands were draft approved with a medium
density block (Block 59) with two entrances, one on Ronald Hooper Avenue and the
other on Bill Hutchison Crescent, as well as seven lots for single detached dwellings,
(See Figure 2).
21
Delete thr7n,tre lots and
replace wi11.3 metre lots
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Delete one 12 metre lot and
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replace with a 11.3 metre lot
Permit a single detached dwelling
Reduce interior side yard setback
from 4.5m to less than 1.84m
Reduced frontage and exterior
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Figure 1: Location Map
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75A 2017-0024
2. Background
2.1. Highcastle Homes submitted an amendment to draft approval to add one lot and a
rezoning application to change the zone regulations of the lands located at the north-
east quadrant of Middle Road and Concession Road 3, in the Northglen Neighbourhood
referred to herein as Northglen East. These lands were draft approved with a medium
density block (Block 59) with two entrances, one on Ronald Hooper Avenue and the
other on Bill Hutchison Crescent, as well as seven lots for single detached dwellings,
(See Figure 2).
21
Municipality of Clarington
Report PSD -022-18 Page 4
2.2. The applicant proposes to develop Block 59 with a vehicular access off of Middle Road
while also maintaining the access on Bill Hutchison Crescent. By doing this, the
previously approved access on Ronald Hooper Avenue is now proposed to be a new
lot. This has the effect of changing the lot frontages on the south side of Ronald Hooper
to four 12 metre lots and four 11.3 metre lots. The proposed amendment increases the
number of units in the entire draft plan by only one lot, from 364 to 365 (See Figure 2).
2.3. The applicant also proposes to reduce the interior side yard of a street townhouse block
58 from 4.0 metres to 2.0 metres.
Figure 2: Detail of Specific Lot Changes
2.4. Subsequent to the submission of the application by Highcastle, the owner, Akero
Development Inc. advised that all the lots in Northglen East were sold to five different
builders, four of which had built homes in Northglen West, the lands on the west side of
Middle Road. In 2014, some of the zone regulations in Northglen West were changed to
allow for the following:
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Figure 2: Detail of Specific Lot Changes
2.4. Subsequent to the submission of the application by Highcastle, the owner, Akero
Development Inc. advised that all the lots in Northglen East were sold to five different
builders, four of which had built homes in Northglen West, the lands on the west side of
Middle Road. In 2014, some of the zone regulations in Northglen West were changed to
allow for the following:
22
Municipality of Clarington
Report PSD -022-18
x Bungalofts;
x Exclude unenclosed porches and balconies from lot coverage calculations;
Page 5
x Allow for greater garage widths; and
x To allow for a maximum garage projections of 2 metres beyond the front or
exterior wall of the dwelling.
2.3 Bungalofts are one storey homes with a partial second floor (loft) which comprises not
more than 50 percent of the ground floor excluding the garage.
2.4 The 2014 zoning amendment was only for the plan of subdivision in Northglen West.
The builders would like to use the same models as they did in Northglen West but now
the models do not comply to the zoning in Northglen East, originally approved in 2008.
3. Land Characteristics and Surrounding Uses
3.1 In the plan of subdivision known as Northglen East are relatively flat and Phases 1 and 2
have been graded and site servicing has commenced, as shown in Figure 3.
3.2 The surrounding uses are as follows:
North Vacant and draft approved for single detached dwellings (Phases 1 & 2)
South Concession Road 3 and single detached dwellings
East Estate Residential
West Middle Road, vacant and draft approved for single detached dwellings and
future medium density block
Figure 3: View of subject site looking northeast along Middle Road
23
Municipality of Clarington
Report PSD -022-18 Page 6
4. Provincial Policy
Provincial Policy Statement
4.1 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.
Provincial Growth Plan
4.2 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
Durham Region Official Plan
5.1 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.
Clarington Official Plan
5.2 The Clarington Official Plan designates the lands as Urban Residential. The subject
lands are within the Northglen 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 rezoning conforms to the policies of the Clarington
Official Plan.
6. Zoning By-law
6.1 There are various urban residential zones in the Northglen Neighbourhood. A rezoning
is required to facilitate the requested change in Northglen East medium density block
and surrounding lots, and to have similar built form to the models in Northglen West.
24
Municipality of Clarington
Report PSD -022-18
7. Public Notice and Submissions
Page 7
7.1 The Public Notice of this meeting was given by mail to landowners within 120 metres of
the subject site. Public Notice signs were also installed on each property's frontage
along Middle Road and Concession Road 3.
7.2 As of writing this report, no comments have been received by members of the public.
8. Agency Comments
Central Lake Ontario Conservation Authority
8.1 The Central Lake Ontario Conservation Authority offered no objection to the proposed
amendments.
Region of Durham
8.2 Comments are outstanding from the Region of Durham.
9. Departmental Comments
Engineering Services
9.1 The Engineering Services Department offered no objection to the proposed
amendments.
10. Discussion
10.1 The builders in all four phases of Northglen East have built homes in Northglen West in
conformity with the zoning by-law, which was updated in 2014. The builders wish to use
the same models however they are not consistent with current zoning in Northglen East,
which was approved in 2008. Using the same zone regulations will provide a consistent
architectural style through the entire Northglen Neighbourhood. The addition of one lot
is considered minor as well as the reduction of the interior side yard to a street
townhouse block on fronting onto Bill Hutchison Crescent.
10.2 The medium density block on the south side of Ronald Hooper Avenue was draft
approved with an access onto the street which will be relocated off of Middle Road. The
draft plan will be amendment to add one lot. The lot frontages on the balance of 21 to
24 lots as shown on Figure 3, will be adjusted to allow dwellings sufficient in size to
permit two car garages.
25
Municipality of Clarington
Report PSD -022-18
11. Conclusion
Page 8
The purpose of this report is to provide background information on the proposed
rezoning submitted by Highcastle Homes 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.
Submitted by: Reviewed by: for CAO
David J. 4rome,MCIP, RPP Andrew Allison, B. Comm, LL.B
Director of Planning Services CAO
Staff Contact: Cynthia Strike, Principal Planner, 905-623-3379 ext. 2410 or
cstrike clarington.net
CS/nl
List of interested parties to be notified of Council's decision:
Hannu Halminen, Akero Developments Inc.
Domenic Tassone, Highcastle Homes
Michael Fry, D.G. Biddle & Associates
I:\^Department\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2017\ZBA2017-0024 Northglen East\Staff Report\PSD-022-18.docx
26
Clarftwn
Planning Services
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: March 12, 2018
Report Number: PSD -023-18 Resolution Number:
File Number: ZBA2017-0003 By-law Number:
Report Subject: A Revised Application by Fifty Five Clarington Ltd. & Modo
Bowmanville Towns Ltd. (Kaitlin) to rezone lands to permit two 12 -
storey apartment buildings containing 434 dwelling units at 51 & 55
Clarington Boulevard, Bowmanville
Recommendations:
That Report PSD -023-18 be received;
2. That the revised application for Rezoning ZBA 2017-0003 continue to be processed
including the preparation of a subsequent report; and
3. That all interested parties listed in Report PSD -023-18 and any delegations be advised of
Council's decision.
27
Municipality of Clarington
Report PSD -023-18
Report Overview
Page 2
The Municipality is seeking public input on a revised application by Fifty Five Clarington Ltd.
and Modo Bowmanville Towns Ltd. (Kaitlin). The proposed multi -unit residential development
would introduce a total 424 apartment units in two twelve -storey buildings along the extension
of Clarington Boulevard in the Bomwanville West Urban Centre. These lands are part of the
Bowmanville Transit Hub, a major travel destination with multi -modal transportation transfer
opportunities.
1. Application Details
1.1 Owner/Applicant: Fifty Five Clarington Ltd. and Modo
BowmanvilleTowns Ltd. (Kaitlin Corporation)
1.2 Original Proposal To rezone the lands to permit two 6 storey apartment
buildings containing a total of 201 dwelling units in
two 6 storey buildings as follows:
x Building at 51 Clarington Boulevard: 136 units
with surface parking;
x Building at 55 Clarington Boulevard: 65 units
with underground parking;
1.3 Revised Proposal: To rezone the lands to permit two 12 storey
apartment buildings, both with underground parking,
as follows:
x 302 units at 51 Clarington Boulevard; and
x 132 units at 55 Clarington Boulevard.
1.4 Area of Subject Lands: 1.82 hectares
1.5 Location: 51 and 55 Clarington Boulevard (Part of Lot 16,
Concession 1, former Township of Darlington)
1.6 Roll Number: 1817 010 020 17280 and Part of 1817 010 020 16800
1.7 Within Built Boundary: Yes
Municipality of Clarington
Report PSD -023-18 Page 3
2. Background
2.1 The original application was deemed complete on March 14, 2017 and circulated to staff
and agencies for comments.
2.2 A Public Information Centre and Public Meeting were held on May 4, 2017 and May 15,
2017, respectively.
2.3 This revised application came forward as a result of overall discussions assessing
opportunities for higher densities for the Bowmanville West Urban Centre and
Transportation Hubs, with the site's close proximity to the future GO Train Station in
Bowmanville as shown on Figure 1.
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29
Municipality of Clarington
Report PSD -023-18
2.4 The following studies were submitted in support of the application, and updated
accordingly to reflect the revised submission:
x Archaeological Assessment
x Phase 1 Environmental Site Assessment
x Storm Water Management Report
x Urban Design Plan
x Functional Servicing Report
x Traffic Impact Study
x Shadow Study
x Vibration Study
x Energy Conservation and Sustainability Plan
x Noise Study
3. Land Characteristics and Surrounding Uses
Page 4
3.1 The subject lands are currently vacant (Figure 2). Construction crews are onsite
extending Clarington Boulevard and completing preliminary servicing and grading work
related to the subdivision. (Figure 3). No significant vegetation is present on the site. An
informal pedestrian connection crosses the site and provides a connection south of the
railway.
3.2 The surrounding uses are as follows:
North - Municipal parkette block and existing commercial development.
South - CP Railway; existing low-rise apartment buildings along Aspen Spring Drive.
East - Existing retirement home and apartment building.
West - Proposed medium density townhouse development.
Figure 2: South View of Subject Lands
30
Municipality of Clarington
Report PSD -023-18
JMI=
Page 5
Figure 3: West View of the Extension of Clarington Boulevard
4. Provincial Policy
Provincial Policy Statement
4.1 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.
4.2. 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.
4.3 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.
Provincial Growth Plan
4.4 The subject lands are located within the defined Built Boundary of Bowmanville.
Population and employment growth will be accommodated by directing a significant
portion of new growth to the built up areas through intensification and efficient use of
existing services and infrastructure. A minimum of 40 percent of all residential
development occurring annually within each upper tier municipality will be within the
built up area.
4.5 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.
31
Municipality of Clarington
Report PSD -023-18
Page 6
4.6 The Growth Plan provides for higher density targets along transit corridors and around
transit stations, including the subway network, light rail lines, bus rapid transit routes
and the GO Transit network.
4.7. Major transit station areas on priority transit corridors, will be planned in a transit -
supportive manner that maximizes the size of the area and the number of potential
transit users that are within walking distance of the station. A major transit station area
is generally defined as the area within approximately 500 metre radius of a transit
station, representing about a 10 minute walk.
4.8 Major transit station areas will be planned for a minimum density target of 150 residents
and jobs combined per hectare for those that are served by the GO Transit rail network.
4.9 Within major transit station areas on priority transit corridors, land uses and built form
that would adversely affect the achievement of the minimum density targets in the
Growth Plan will be prohibited.
4.10 Public transit will be the first priority for transportation infrastructure planning and
investments. Decisions on transit planning and investment will be made based on many
factors including the following:
x Supporting the transit priorities identified in the Plan, including the GO Rail
extension to Bowmanville;
x Prioritizing areas with existing or planned higher residential or employment
densities to optimize return on investment and the efficiency and viability of
existing and planned transit service levels;
x Increasing the capacity of existing transit systems to support strategic growth
areas; and
x Expanding transit service to areas that have achieved, or will be planned to
achieve, transit -supportive densities and provide a mix of residential, office,
institutional and commercial development.
4.11 The application conforms to the Growth Plan.
5. Official Plans
Durham Regional Official Plan
5.1 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.
5.2 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. Gross densities are
measured over the entire Secondary Plan area, including roads, parks and other
infrastructure.
32
Municipality of Clarington
Report PSD -023-18
5.3 Development in Regional Centres shall be based on the following principles:
Page 7
x Compact urban form which is transit -supportive;
x Provides a mix of uses and opportunities for intensification;
x Follows good urban design principles with focus on public spaces and pedestrian
connections, with parking sited to the rear or within buildings; and
x Enhances grid connections for pedestrians and cyclists.
5.4 The Bowmanville Regional Centre is designated as a Transportation Hub. A
Transportation Hub is a major destination and facilitates 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.
5.5 The lands are within the Built Boundary. On an annual basis, a minimum of 40 percent
of all residential development is to occur through intensification inside the Built
Boundary. The Clarington urban areas shall be planned to accommodate a minimum 32
percent of all residential development occurring annually through intensification within
the built-up area. Regional Centres and Transportation Hubs to be a key focus of
intensification.
Clarington Official Plan
5.6 The Clarington Official Plan designates the subject lands Urban Centre. Urban Centres
shall be comprehensively developed to provide residential and/or mixed use
developments in order to achieve higher densities, transit oriented development and
reinforce the objective of having a diverse mix of land uses. Urban Centres will be
planned and developed as a centre providing the highest level of retail and service uses
and are the primary focal point of cultural, community, recreational and institutional uses
in Clarington. Bowmanville is the predominant Urban Centres in Clarington.
5.7 The Bowmanville GO Rail Station is identified as a Transportation Hub. The lands
around it are to develop as a mixed use, higher density place. The Clarington Official
Plan requires Transportation Hubs areas to be developed at a net density of 200 units
per ha. The Official Plan states that the Municipality will work in partnership with the
Province and the Region to provide a transit -supportive environment including directing
density to Transportation Hubs, the Regional Transit Spine and Regional and Local
Corridors.
5.8 Core objectives of the Official Plan are to encourage transit -supportive, mixed use and
compact urban form in Priority Intensification Areas, which the subject lands are a part
of. Available and planned public infrastructure should be used efficiently. Lands within
the broader Urban Centre are to develop to a minimum net density of 120 units per
hectare. Mixed-use and apartment buildings are to be the predominant form, ranging in
height from 4 to 12 storeys.
33
Municipality of Clarington
Report PSD -023-18
Page 8
5.9 The lands are located within the Built Boundary. The Municipality has an intensification
target of at least 32% of all new residential units within the Built-up Area up to the year
2021, increasing to 40% thereafter to the year 2031. For Bowmanville, this means
4,150 new intensification units by the year 2031. The Bowmanville Urban Centres are
identified as Priority Intensification Areas.
5.10 The Bowmanville West Urban Centre has a housing target by 2031 of approximately
3,000 units, including approximately 2,557 high density and 484 medium density units.
5.11 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.
5.12 The Municipality is in the process of updating the Secondary Plans to bring them into
conformity with this Plan. Where there is a conflict or inconsistency with the parent
Plan, the Secondary Plan will prevail, unless the conflict is associated with the density
and intensification policies of the parent Plan, in which case the parent Plan shall
prevail.
Bowmanville West Town Centre Secondary Plan
5.13 The subject lands are designated as Midrise High Density Residential and Medium
Density Residential in the Bowmanville West Town Centre Secondary Plan. The Midrise
High Density designation allows for residential development having a net density
between 50 and 300 units per hectare. Permitted dwelling types include apartment
buildings up to 12 storeys in height. The westerly portion of the site, owned by MODO
Bowmanville Towns Limited, is designated Medium Density Residential for residential
development between 31 and 60 units per net hectare.
5.14 The Bowmanville West Town Centre Secondary Plan contains detailed Urban Design
policies, including an Urban Design Guidelines and policies specific to residential
buildings and site layout.
5.15 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
Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is
required to permit the proposed apartment buildings.
34
Municipality of Clarington
Report PSD -023-18
7. Public Notice and Submissions
Page 9
7.1 A combined notice of the Public Information Centre and Public Meeting was mailed on
February 2, 2018 and details of the application were also included on the municipal
website and in the Planning Services Department E -update.
7.2 A second Public Information Centre relating to the revised proposal was held February
15, 2018 at the Church of Jesus Christ of Latter Day Saints on Highway 2 in
Bowmanville. Seven area residents attend the Public Information Centre.
7.3 Generally comments were received regarding height and density and the ability for the
area to accommodate growth, however other comments received were in support of
more rental and more affordable housing, and in support of the development being
completed sooner than the anticipated timeframe for completion (approximately four
years).
8. Agency Comments
8.1 At the time of writing this report, comments from the Region of Durham and the Central
Lake Ontario Conservation Authority have not been received.
Canadian Pacific Railway
8.2 Comments regarding the revised application have not been received. CP Railway
commented on the original proposal and had no objections to the application provided
CP principal main line requirements were satisfied. CP supported the implementation of
the recommendations of the noise impact study based on the original site design.
Updated comments are required.
Metrolinx
8.3 Metrolinx noted CP Railway is the primary commenting agency and provided
recommended warning clauses to be included in future development agreements and
purchase and sale agreements regarding the future location of GO Transit facilities in
the railway corridor.
Other Agencies
8.4 Durham Regional Transit, Canada Post, Rogers, and Enbridge have no objections to
the development. Staff forwarded technical comments to the applicant.
9. Departmental Comments
Engineering Services
9.1 Engineering Staff have no objection to the findings of the Traffic Impact Study however
staff have concerns about the shared westerly access and will further review during the
site plan process for the subject lands and the townhouse application to the west.
35
Municipality of Clarington
Report PSD -023-18
9.2 The Functional Servicing Report is satisfactory. Financial contribution for post
development cleaning of the stormwater management pond may be necessary.
Page 10
9.3 General comments relating to site alteration, entrance works, revisions to the grading
plan, road occupancy and excavation, securities and deposits will be forwarded to the
applicant and implemented through the site plan process.
Building Division
9.4 The Building Division has no objections to the rezoning and has provided detailed
building code related comments for consideration as part of the site plan review.
Operations Department
9.5 The Operations Department has no objection to the proposed rezoning and site plan.
Accessibility Committee
9.6 Planning Staff met with the Accessibility Committee to review the application. The
Committee provided comments on the development to Planning Staff and these will be
forwarded to the applicant for their consideration and action as part of the site plan
review.
10. Discussion
10.1 This site is located within the Bowmanville West Urban Centre. In the existing
Secondary Plan, the majority of the site has been designated for high density
development, permitting up to 12 storeys and 300 units per hectare.
10.2 The revised development would generate a density of 238 units per net hectare, versus
the original proposal that had a density of approximately 110 units per hectare. A
perspective drawing of the proposal is included as Figure 4, below.
Figure 4: Perspective Image of Proposed 12 Storey Buildings
36
Municipality of Clarington
Report PSD -023-18
Page 11
10.3 The revised density and height is consistent with the policy direction of the Provincial
Growth Plan, the Regional Official Plan and new Official Plan that requires higher
densities around GO Station areas. This projects makes a significant contribution to
integrate land use and transit infrastructure planning.
10.4 The proposal meets key urban design criteria for Regional Centres and Priority
Intensification Areas including:
x building sited to create a strong street edge;
x entrances are visible and directly accessible to sidewalk;
x buildings would enhance the built environment with attention to massing, building
articulation and building materials; and
x adequate light and privacy for building occupants and adjacent properties.
More detailed urban design issued will be subject to the urban design review in the site
plan process.
10.5 Although the Secondary Plan update for the Bowmanville West Urban Centre has
commenced, this project implements the scale of development appropriate for the
predominant Urban Centre, increases the diversity of housing types and generally
meets the urban design goals of the Official Plan. It will not jeopardize the update to the
Bowmanville West Urban Centre Secondary Plans.
11. Concurrence
Not applicable.
12. Conclusion
The purpose of this report is to provide background information on the proposed multi-
unit residential development submitted by Fifty Five Clarington Ltd. & Modo
Bowmanville Towns Ltd. (Kaitlin) 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.
37
Municipality of Clarington
Report PSD -023-18
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Page 12
Reviewed by: for CAO
Andrew C. Allison, B.Comm, LL.B
Chief Administrative Officer
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or
ataylorscott(o)_clarington. net
ATS/CP/nl
The following is a list of the interested parties to be notified of Council's decision:
Enzo Bertucci
Ken &Irene Pattison
C. Brown
Leigh Taylor
Beth Kelly
Laura Labine
Joseph Doyle
Edward Johns
Chris Ball
Jim Scarth
Shane Stagg
Gina Stewart
Joan and Fred Johns
Rob & Amy Wilson
Pauline Couccio
Anne Mason
IA^Departmer
Report.docx
Clarftwn
Planning Services
Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: March 12, 2018
Report Number: PSD -024-18 Resolution Number:
File Number: ZBA 2016-0010 By-law Number:
Report Subject: An Application by MODO Bowmanville Towns Ltd for a rezoning to
permit a 103 townhouses in the Bowmanville West Urban Centre
Recommendations:
1. That Report PSD -0 -18 be received;
2. That the Zoning By-law Amendment application (ZBA 2016-0010) by MODO Bowmanville
Towns Ltd. (Kaitlin Corporation) for 103 townhouses on lands south of the future
extension of Clarington Boulevard be denied;
3. That the Durham Regional Planning and Economic Development Department and
Municipal Property Assessment Corporation be forwarded a copy of Report PSD -0 -18
and Council's decision; and
4. That all interested parties listed in Report PSD -0 18 and any delegations be advised of
Council's decision.
39
Municipality of Clarington
Report PSD -024-18 Page 2
Report Overview
It is recommended that the proposed Zoning By-law amendment for 103 unit townhouse
development at the south east corner of the future intersection of Green Road and Clarington
Boulevard be denied. The lands are located within 500 metres of the future Bowmanville GO
rail station, an identified Transportation Hub in the Regional and Clarington Official Plans.
Greater density is required on this site to meet the objectives of the Provincial Growth Plan for
the Greater Golden Horseshoe, the Regional Official Plan and the Clarington Official Plan and
to help build the business case and demonstrate Council's commitment to bring all day GO
train service to Bowmanville as soon as possible. Of all locations in Clarington, the
Bowmanville West Urban Centre is the area most suited for the highest levels of density in the
Municipality, being the predominant centre for commercial, residential and other activity. The
lands are within the Built Boundary and have been identified as a Priority Intensification Area.
The Municipality is currently undertaking a review of the Bowmanville West Urban Centre
Secondary Plan to bring it into conformity with the upper level plans.
1. Application Details
1.1 Owner/Applicant: MODO Bowmanville Towns Ltd.
(Kaitlin Corporation).
1.2 Proposal: To rezone the lands from the existing Agricultural
(A) zone to appropriate zones to permit a proposed
site plan containing 42 dual frontage townhouses,
60 back-to-back townhouses and one conventional
townhouse, (total 103 units).
1.3 Proposed Density 43 units per hectare
1.4 Area: 2.4 hectares
1.5 Location: 1535 Green Road, located on the east side of
Green Road, south of the future extension of
Clarington Boulevard, Bowmanville (Part of Lot 16,
Concession 1, Former Township of Darlington)
1.6 Roll Number: 1817 010 020 16800
1.7 Within Built Boundary: Yes
HE
Municipality of Clarington
Report PSD -024-18
2. Background
Page 3
2.1 The subject application was deemed complete on May 9, 2016. A Public Information
Centre was held on May 25, 2016, and Public Meetings were held June 6, 2016 and
March 13, 2017. The current site plan proposal is shown on Figure 1.
2.2 The subject lands are a block within a draft plan of subdivision that was approved on
April 25, 2017. This plan of subdivision provided for the extension of Clarington
Boulevard from its current terminus to connect with Green Road.
2.3 A site plan application on the subject side was submitted on October 14, 2016. It has
been through two submissions. The proposed site plan provides for 5.5 metre wide
dual frontage townhouses along the street edges and 6.5 metre back-to-back
townhouses in the interior. The most significant concern raised by staff has been the
need for more varied built form and higher net density on site.
BOSWELL
DRIVE
oc
a
C7
X
LL
ADDITIONAL LANDS OWNED BY THE APPLICANT
PROPOSED ALIGNMENT FOR
CLARINGTON BOULEVARD
FUTURE
DEVELOPMENT
f LEGEND
Figure 1: Conceptual Site Plan for MODO South
41
Municipality of Clarington
Report PSD -024-18
Page 4
2.4 A number of studies were submitted and circulated for comments. A summary of these
reports is included in Section 7 of this report:
x Urban Design Brief
x Functional Servicing Report
x Traffic Impact Study
x Noise and Vibration Feasibility Study
x Energy Conservation and Sustainability Plan
x Phase I Environmental Site Assessment
x Archaeological Assessment
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are relatively flat and are vacant. The dwelling and buildings were
demolished in 2016. No significant environmental features are present on or near the
site.
3.2 The surrounding uses (Figure 2) are as follows:
North - Proposed medium density townhouse development.
South CP Railway; existing low-rise apartment buildings along Aspen Spring Drive.
East - Vacant lands subject to future High Density development applications.
West - Municipal park and existing single detached residential dwellings.
3.3 The future GO Rail station for Bowmanville is located approximately 350 metres east of
the subject site.
42
Municipality of Clarington
Report PSD -024-18 Page 5
Existing Cohn ercial Uses ~ '
ILI L. x�
P_fince William Boulevard
t - EKistirlg
iMunicipal {. k 4, ".GO Sits I
` development' o * I
LO
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Figure 2: Subject lands and surrounding area
Figure 3: View of Subject Site from Green Road Park on west side of Green Road
43
Municipality of Clarington
Report PSD -024-18
3.4 Kaitlin has other development applications in process in the general area:
Modo North
Page 6
A project on the north side of Clarington Boulevard known as MODO North, which is
partially zoned and would have 112 townhouses;
Figure 4: Conventional Townhouses proposed for MODO North
Figure 5: Dual Frontage Townhouses proposed for MODO North
51 and 55 Clarington
A project abutting to the east known as 51 and 55 Clarington Boulevard, which is for
434 condominium apartment units in two 12 storey buildings.
MI
Municipality of Clarington
Report PSD -024-18 Page 7
Figure 6: Proposal for 55 Clarington Boulevard, east of the subject site
MODO Urban Towns and Apartments
A project known as MODO Urban Towns and Apartments on Brookhill Boulevard which
is north of the SmartREIT facility containing Walmart and Canadian Tire. It is proposing
a mixture of low rise apartments, containing 186 units and 127 townhouses.
Figure 7: Dual Frontage Townhouses proposed along Brookhill Boulevard
45
Municipality of Clarington
Report PSD -024-18
4. Provincial Policy
Provincial Policy Statement
Page 8
4.1 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.
4.2 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 area residents.
4.3 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.
Provincial Growth Plan
4.4 The subject lands are located within the defined Built Boundary of Bowmanville.
Population and employment growth will be accommodated by directing a significant
portion of new growth to the built up areas through intensification and efficient use of
existing services and infrastructure. A minimum of 40 percent of all residential
development occurring annually within each upper tier municipality will be within the
built up area.
4.5 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.
4.6 The Growth Plan provides for higher density targets along transit corridors and around
transit stations, including the subway network, light rail lines, bus rapid transit routes
and the GO Transit network.
4.7 Major transit station areas on priority transit corridors will be planned in a transit -
supportive manner that maximizes the size of the area and the number of potential
transit users that are within walking distance of the station. A major transit station area
is generally defined as the area within approximately 500 metre radius of a transit
station, representing about a 10 minute walk.
4.8 Major transit station areas will be planned for a minimum density target of 150 residents
and jobs combined per hectare for those that are served by the GO Transit rail network.
4.9 Within major transit station areas on priority transit corridors, land uses and built form
that would adversely affect the achievement of the minimum density targets in the
Growth Plan will be prohibited.
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Municipality of Clarington
Report PSD -024-18
Page 9
4.10 Decisions on transit planning and investment will be made based on many factors
including the following:
x Prioritizing areas with existing or planned higher residential or employment
densities to optimize return on investment and the efficiency and viability of
existing and planned transit service levels;
x Increasing the capacity of existing transit systems to support strategic growth
areas; and
x Expanding transit service to areas that have achieved, or will be planned to
achieve, transit -supportive densities and provide a mix of residential, office,
institutional and commercial development.
4.11 The application does not conform to the Growth Plan.
5. Official Plans
Durham Regional Official Plan
5.1. 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.
5.2 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. Gross densities are
measured over the entire Secondary Plan area.
5.3 Development in Regional Centres shall be based on the following principles:
x Compact urban form which is transit -supportive;
x Provides a mix of uses and opportunities for intensification;
x Follows good urban design principles with focus on public spaces and pedestrian
connections, with parking to the rear or within buildings; and
x Enhances grid connections for pedestrians and cyclists.
5.4 The Bowmanville Regional Centre is designated as a Transportation Hub. A
Transportation Hub is a major destination 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.
5.5 Green Road is identified as a Type B Arterial Road. As the site is adjacent to an arterial
road and the railway, noise and vibration impacts must be mitigated in accordance with
Ministry of Environment guidelines.
47
Municipality of Clarington
Report PSD -024-18
Page 10
5.6 The subject lands are within the Built Boundary. On an annual basis, urban areas
across the Region shall be planned to accommodate a minimum 40 percent of all
residential development occurring annually through intensification within built-up areas.
The target for Clarington is 32 percent presently. Regional Centres and Transportation
Hubs are to be a key focus of intensification.
5.7 The subject proposal does not conform to the policies of the Durham Regional Official
Plan.
Clarington Official Plan
5.8 The Clarington Official Plan designates the subject lands Urban Centre. Urban Centres
shall be comprehensively developed to provide residential and/or mixed use
developments in order to achieve higher densities, transit -oriented development and
reinforce the objective of having a diverse mix of land uses. 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. Bowmanville has the predominant
Urban Centres in Clarington.
5.9 The Bowmanville GO Rail Station is identified as a Transportation Hub. The lands
around it are to develop as a mixed use, higher density place. The Clarington Official
Plan requires Transportation Hubs areas to be developed at a minimum net density of
200 units per ha. The Official Plan states that the Municipality will work in partnership
with the Province and the Region to provide a transit -supportive environment including
directing density to Transportation Hubs, the Regional Transit Spine and Regional and
Local Corridors.
5.10 Core objectives of the Official Plan are to encourage transit -supportive, mixed use and
compact urban form in Priority Intensification Areas, which the subject lands are a part
of. Available and planned public infrastructure should be used efficiently. Lands within
the broader Urban Centre are to develop to a minimum net density of 120 units per
hectare. Mixed-use and apartment buildings are to be the predominant housing form,
ranging in height from 4 to 12 storeys.
5.11 The lands are located within the Built Boundary. The Municipality has an intensification
target of at least 32% of all new residential units within the Built-up Area up to the year
2021, increasing to 40% thereafter to the year 2031. For Bowmanville, this means
4,150 new intensification units by the year 2031. The Bowmanville Urban Centres are
identified as Priority Intensification Areas.
5.12 The Bowmanville West Urban Centre has a housing target by 2031 of approximately
3,000 units, including approximately 2,560 high density and 480 medium density units.
5.13 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
Municipality of Clarington
Report PSD -024-18
Page 11
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.
5.14 The Municipality is in the process of updating the Secondary Plans to bring them into
conformity with this Plan. Where there is a conflict or inconsistency with the Official
Plan, the Secondary Plan will prevail, unless the conflict is associated with the density
and intensification policies of the Official Plan, in which case the Official Plan shall
prevail. The proposal does not conform to the Official Plan.
Bowmanville West Town Centre Secondary Plan
5.15 The subject lands are designated as Medium Density Residential in the Bowmanville
West Town Centre Secondary Plan. This designation allows for residential
development having a density between 31 and 60 units per hectare. The subject
application is at 43 units per hectare. Permitted dwelling types include townhouses,
stacked townhouses, and low rise apartment buildings not exceeding three storeys in
height. This designation is not consistent with the Official Plan which calls for a
minimum net density of 120 units per hectare in Urban Centres and 200 units per
hectare in Transportation Hubs.
5.16 In addition to the urban design and Urban Centre policies of the Official Plan that give
direction to site design, the Bowmanville West Town Centre Secondary Plan contains
detailed urban design policies, including Urban Design Guidelines, and policies specific
to residential buildings and site layout.
5.17 The Municipality is in the process of updating the Secondary Plans to bring them into
conformity with the Official Plan. The subject application conforms to the current
Bowmanville West Town Centre Secondary Plan, but it is in conflict and inconsistent
with the Official Plan regarding densities and intensification.
6. Zoning By-law
Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is
required to place the lands in an appropriate residential zone. Zoning By -Law
amendments must conform to Provincial policy, as well as the Regional and Clarington
Official Plan policies.
7. Summary of Background Studies
Urban Design Brief
7.1 An Urban Design Brief was submitted June 12, 2017 in support of the rezoning and site
plan applications for subject lands. An Urban Design Brief had previously been
submitted covering lands both north and south of Clarington Boulevard, however it was
not satisfactory concerning lands south of the future extension of Clarington Boulevard.
The re -submitted Urban Design Brief is not satisfactory as it does not adequately
address relevant policies of the 2017 Growth Plan and the policies of the Clarington
Official Plan.
Municipality of Clarington
Report PSD -024-18
Functional Servicing Report
Page 12
7.2 The Functional Servicing Report submitted with the application was deemed acceptable
by Engineering Services and CLOCA. New development would connect to existing
services available in the vicinity of the site. Existing services were previously sized to
accommodate development of these lands, including the Aspen Springs stormwater
management pond.
Traffic Impact Study
7.3 The Traffic Impact Study assessed current and future traffic conditions and modelled
the proposed developments (north and south sides of Clarington Boulevard) together
with the completion of Clarington Boulevard. The study did not find any capacity or
design issues to be addressed as a result of the proposed development.
Noise and Vibration Feasibility Study
7.4 The Noise and Vibration Feasibility Study assesses both road and railway noise in
accordance with Ministry of Environment and Climate Change (MOECC) guidelines. To
mitigate noise impacts from road and rail traffic, certain units require central air
conditioning, upgraded building and glazing constructions and possibly an acoustical
fence and/or berm. The study finds that vibration levels are below the Canadian Pacific
(CP) Railway and MOECC Guidelines, and vibration mitigation measures are not
required.
Energy Conservation and Sustainability Plan
7.5 The Energy Conservation and Sustainability Plan submitted with the applications
provides a high level summary of sustainable development features of the development.
Additional details are required to fully satisfy the policies of the Clarington Official Plan
and Bowmanville West Town Centre Secondary Plan.
Archaeological Assessment
7.6 A Stage 1 and 2 Archaeological Assessment was completed for the subject lands. The
assessment did not identify any archaeological resources or sites requiring further
assessment and no further study is required.
Phase I Environmental Site Assessment
7.7 The Phase One Environmental Site Assessment does not identify any potential for
environmental issues and no further study is required.
50
Municipality of Clarington
Report PSD -024-18 Page 13
8. Public Submissions
8.1 A Public Information Centre for both the MODO North and MODO South developments
was held May 25, 2016 at the Holy Family Elementary School on Aspen Springs Drive
in Bowmanville. Two Public Meetings were held for the same applications, the first
being June 6, 2016 and the second being March 13, 2017. At the Public Meeting held
on June 6, 2016, three residents spoke in opposition and one resident raised concerns
with the application. At the Public Meeting held on March 13, 2017, one resident spoke
in opposition to the applications.
8.2 During the public process, concerns raised related to:
x Traffic, construction traffic, and intersection improvements;
x &sity, height and design of units;
x Phasing of development;
x Impacts to remaining property at southeast corner of Green Road and Prince
William Boulevard;
x Privacy and overlook from terraces;
x Protection and preservation of mature trees on Green Road.
9. Agency Comments
Regional Municipality of Durham
9.1 Regional Planning confirms that the lands are within a Regional Centre with a gross
density target of 75 units per hectare and a target floor space index of 2.5. No concerns
were raised from a servicing or transportation perspective.
Conservation Authorities
9.2 Central Lake Ontario Conservation Authority has no objection to the proposed rezoning.
CP Railway
9.3 CP Railway has no objections to the application.
Kawartha Pine Ridge District School Board
9.4 Kawartha Pine Ridge District School Board has no objections. Students would attend
Ross Tilley Public School and Clarington Central Secondary School.
Other Agencies
9.5 Canada Post, Rogers and Enbridge have no objections to the application.
51
Municipality of Clarington
Report PSD -024-18
10. Departmental Comments
Engineering Services
Page 14
10.1 No objection to the proposed rezoning. It is noted that the applicant will be required to
pay the Municipality for the storm water sewer stub off Green Road.
Emergency and Fire Services
10.2 No concerns with the proposed rezoning.
Operations Department
10.3 No objection to the proposed rezoning.
11. Discussion
The site is within the predominant urban Centre of Clarington
11.1 The Bowmanville Urban Centres are predominant urban centre in Clarington. The
Bowmanville East Urban Centre contains the historic downtown and major institutional
facilities like the Municipal Administration Centre and the Lakeridge Health Bowmanville
hospital. The Bowmanville West Urban Centre is planned to contain the highest
concentration of retail, commercial, residential, recreational, and cultural uses. If there
is anywhere in Clarington where higher density and mixed use development should be
located to support the planned urban structure, it is within the Bowmanville West Urban
Centre.
The site is in close proximity to the future Bowmanville GO Rail station, a
recognized Transit Hub
11.2 The Province's greater involvement in planning in recent years has been in part to
provide better coordination of land use and transportation infrastructure planning.
Developing Transportation Hubs of various sizes and magnitude is an important
component of planning the Greater Toronto and Hamilton Area (GTAH) and Durham
Region.
11.3 The future terminal station for the Lakeshore East rail line in Bowmanville will be one
such Hub. Unlike many other GO Stations which are located away from Urban Centres,
the extension of GO Rail Service to Bowmanville will service the urban centres of
Oshawa and Bowmanville. The subject lands are within a 10 minute walk of the future
Bowmanville station and therefore part of the Bowmanville Transportation Hub.
52
Municipality of Clarington
Report PSD -024-18 Page 15
Planning for higher densities around transit hubs is considered a key component
needed to support higher levels of GO Rail transit service
11.4 The current provincial commitment for GO Rail service is only for peak hour service as
of 2024. That is simply just four round trips a day: four departures in the morning and
four return trips in the evening. The Municipality's government relations efforts have
first focused on getting a commitment to build the extension and it is now to ensure the
commitment is executed. Current and future government relations effort will focus on
getting all day service to Bowmanville and eventually incorporation into the full Regional
Express Rail (RER) network with frequent service.
11.5 In the recent Metrolinx draft Regional Transportation Master Plan, it notes:
"Where and how transit stations are developed is a key to
establishing an integrated transportation system in the
GTAH. In our polycentric region, transit stations link up
people with jobs, schools, work and amenities. Achieving
enough density around stations is necessary to ensure
that there is a significant two-way ridership on RER".
11.6 The Municipality's efforts to focus growth around Transportation Hubs helps to build the
business case for improving levels of transit service over time. The Municipality's
Official Plan states that the Municipality will "direct higher density development and
economic activity around transportation hubs..."(19.4.4). To move from peak hour
service, to all day service and eventually frequent service will only be accomplished if
the Municipality does what it can to ensure that land use supports the infrastructure and
service.
11.7 Current provincial policies are recommending a minimum density of 150 residents and
jobs per gross hectare around major transit stations on the GO Rail network. The
Regional Official Plan has a target of 75 units per gross hectare in Regional Centres
and supports higher densities in Transportation Hubs. Gross density calculations
include roads, parks, stormwater ponds, transit infrastructure, etc. so on a net basis, the
density requirements is considerably higher. Combine the "take outs" noted above from
the area -wide density calculation together with consideration of existing lower density
development that will not easily redevelop, such as the single detached homes and low
rise apartments on Aspen Springs Drive, then it will take considerable effort to meet the
minimum gross density requirements around the station site. The Clarington Official
Plan requires a minimum of 200 units per net hectare in the Transportation Hub area for
new development sites in the Transportation Hub.
11.8 The MODO South application has the lowest net density of all Kaitlin projects in the
Bowmanville West Urban Centre even though sites along Brookhill Boulevard are much
further away, closer to 1,000 metres from the train station. To make up for the lower
density on the MODO blocks, Kaitlin has proposed that their lands on the east end of
the Bowmanville West Urban Centre be developed with 25 storey buildings and a floor
space index of 4.5. Their submission to the Official Plan Review on this matter is
contained in Attachment 1.
53
Municipality of Clarington
Report PSD -024-18 Page 16
11.9 While there may be some validity to higher density near Regional Road 57, the
preliminary proposal has not been reviewed and it is very much out of scale with
existing plans for the Bowmanville West Urban Centre. The viability and desirability will
be considered in the Secondary Plan update. It would be better to have greater
consistency across the Transportation Hub area rather than such a dramatic change in
heights and densities to account for lower density on the MODO sites.
Planning Policies for the Bowmanville West Town Centre are under review
11.10 Although the subject lands are currently designated Medium Density in the Bowmanville
West Urban Centre Secondary Plan, the Municipality is commencing a planning
exercise to bring the Secondary Plan into conformity with the Provincial Plans, the
Regional Official Plan and the Clarington Official Plan.
11.11 Council has authorized the study to update the Bowmanville West and the Bowmanville
East Urban Centre Secondary Plans. Consultant selection is underway. The contract
was awarded by the General Government Committee on March 5t", to be confirmed by
Council on March 19th .The study will commence shortly.
^� I Brookhill a — h'
Lt Vard
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Bowrnanvilfe West `
Urban CimtrQ t� y0 t
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Figure 8: Bowmanville West Urban Centre Study Area
11.12 Approval of the subject application on a significant site in close proximity to the GO Rail
Station will frustrate the opportunities to be explored through the Municipality's
Secondary Plan Update.
54
Municipality of Clarington
Report PSD -024-18 Page 17
The site is well suited for higher densities in relation to surrounding land uses
11.13 From a compatibility perspective, the greater part the site is not immediately abutting
low density residential areas. To the north will be medium density townhouses (MODO
North), to the east are proposed 12 storey apartments; to the south is the CP and future
GO Transit railway lines and beyond are three storey apartment buildings, and to the
west across Green Road, is a park. There are some single detached homes at the
corner of Boswell Avenue and Green Road. Much greater densities can be built on site
incorporating a transition with lower heights towards Green Road.
Numerous opportunities for townhouse development in Bowmanville
11.14 From a housing diversity and supply perspective, there are numerous opportunities for
townhouse development throughout Bowmanville whereas there are very limited
locations where the highest densities in Clarington are permitted. The proposed
development of a MODO South townhouse block is the type of development that could
occur in most residential neighbourhoods. Indeed Kaitlin has developed a similar block
on McBride Avenue west of Green Road. Kaitlin is proposing traditional, dual frontage,
stacked and back-to-back townhouses on other sites, specifically:
x 127 townhouse units on the south side of Brookhill Boulevard west of Green Road;
x 343 townhouse units in the Lakebreeze development in Port Darlington;
x A townhouse block (undetermined number of units) called Aspen Gardens at
Baseline and Green Road;
x An undetermined number of units at 2020 Lambs Road (Camp 30 site); and
x An undetermined number of units in Soper West neighbourhood
In addition to Kaitlin's sites, many other developers have townhouse blocks in process.
11.15 There are other areas where this form of development and type of housing could be
integrated successfully. However, within the framework of the Provincial, Regional and
Clarington Plans, higher densities are most appropriate around the Bowmanville GO
Transportation Hub and Bowmanville West Town Centre.
Why is this block different from MODO North?
11.16 Ideally MODO North and even the low rise apartment units along Aspen Springs Drive
should have been planned at higher densities given its proximity to the Transportation
Hub and location in the Bowmanville West Urban Centre.
11.17 The zoning approval of the MODO North parcel (Block 1 as identified in Report PSD -
025 -18) was approved by Council on April 17, 2017 prior to the Region's approval of the
Official Plan. The current applications by WED Investments and Devon Daniell are
smaller parcels entirely dependent on the original MODO North parcel for vehicular
access. They complete the original development concept previously approved on the
MODO North parcel.
55
Municipality of Clarington
Report PSD -024-18
Page 18
11.18 In the transition to the new policies of the Clarington Official Plan to implement the
Provincial and Regional Plans, staff sought to work with Kaitlin to achieve:
x greater densities and apartment units on the MODO South site;
x allow some of the lands designated "Medium Density" to be developed for higher
densities (part of the 51 Clarington Boulevard application); and
x allow the balance of lands related to the MODO North site be completed as originally
conceived.
Transition to surrounding neighbouring areas across Green Road
11.19 The subject block can be designed with much higher densities facilitated with
underground parking that is appropriate for the Transportation Hub Area while still
having consideration for the areas to the west through stepping down height across the
site. As noted above, in many ways the site is ideally suited for mid -rise development
having consideration for existing and future land uses.
The proposed development is not good planning
11.20 The primary concern with this important development site is the question of density in
Clarington's primary Urban Centre and in proximity to the future GO Train station site.
The proposed townhouse development on the MODO South site at 43 units per net
hectare will be an impediment on achieving desirable densities for the area. The
Transportation Hub density should not be achieved by averaging out with 25 storey
buildings at approximately 500 units per hectare on other Kaitlin sites within the Urban
Centre as proposed in their submission on the Clarington Official Plan. Given the
existing development around the site are single detached and lower rise apartment
condominiums built in Aspen Springs, there are limited opportunities increasing area
wide densities to meet the Transportation Hub targets.
11.21 The Clarington Official Plan as amended by OPA 107 included a provision that indicated
that in the event of a conflict between the Secondary Plan and the Official Plan with
respect to density and intensification, the provisions of the Official Plan took
precedence. This policy was included and approved by the Region, recognizing the
urgency to ensure that the time it would take to update Secondary Plan would not be an
impediment to implementing the Regional Official Plan and the Provincial Growth Plan.
11.22 It is recognized that townhouses are very marketable and that higher density
apartments may take longer to build. As noted above, there are many other
opportunities for townhouse development in Bowmanville. However the provincial
infrastructure investment in GO Rail service is a significant long term investment. The
Municipality needs to plan for the long term development and redevelopment of the
Bowmanville West Urban Centre, including both residential and commercial lands.
56
Municipality of Clarington
Report PSD -024-18
Page 19
11.23 The Municipality has aligned is fiscal planning around the important goal of achieving
higher densities around the future GO Station. In this regard, the Municipality enacted a
development charge exemption of 50 percent of the eligible development charges for
masonry clad buildings 6 stories or greater for the Bowmanville West Urban Centre.
11.24 It is understood that higher density development is harder to develop in this part of the
GTA. The availability of rental housing in Clarington, whether purpose built or the result
of renting condominium units, is very low. The current vacancy rate for rental
apartments in Clarington is 0.4 %. Anything below 3% is considered low and as such
does not afford much choice in rental accommodation and contributes to pressure on
rental rates. Increasing the number of rental units or potential rental units in an area that
is planned and primed for higher densities will help to alleviate this problem.
11.25 Townhouse units are generally not accessible to persons with mobility challenges. By
their nature, apartments are one of the few housing forms that can be readily used to
people with mobility challenges. Being located in the Urban Centre is a benefit with
persons with mobility issues due to the close proximity of many services and amenities.
12. Concurrence
Not Applicable.
13. Conclusion
13.1 The policy framework for the lands surrounding the future GO Train station in
Bowmanville have been in flux in recent years with the adoption of Regional Official
Plan Amendment 128, Clarington Official Plan Amendment 107 and changes to the
Growth Plan that requires all decisions of Council after July 1, 2017 to conform to the
provincial direction.
13.2 The requested zoning for the subject lands does not implement the policies of the 2017
Growth Plan, the Regional Official Plan or the Clarington Official Plan to develop a
transportation hub with higher density mixed-use development within the walking
distance of the future terminal GO Rail station. In consideration of all comments and
issues raised in this report, it is respectfully recommended that the rezoning application
to permit 103 townhouses on Block 2 of Plan 40M-2601 be denied.
14. Strategic Plan Application
The recommendations contained in this report conform to the Strategic Plan.
57
Municipality of Clarington
Report PSD -024-18
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Page 20
Reviewed by: for CAO
Andrew C. Allison, B.Comm, LL.B
Chief Administrative Officer
Staff Contact: Anne Taylor Scott, 905-623-3379 ext. 2424 or ataylorscott(a),clarington.net
Attachment:
Attachment 1: Letter from Kaitlin Corporation, dated September 23, 2016
ATS/CP/tg/nl
I:\ADepartnnent\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0010 MODO\Staff Report\Block 2 - Jan, 2018\PSD-024-18.do
The following is a list of the interested parties to be notified of Council's decision:
Enzo Bertucci
Sam & Corinne Marmara
Karen Muir
Jayne Daniel
Bill & Marg Todd
Rob & Amy Wilson
Pauline Cuccio
Edith Roy
Andy Brown
Henry Wildeboer
Chris Snow
Jonathan and Jessie Stagg
Valiant Rental Inc.
Justine Verkuyl
Elizabeth Nesbitt
Ari Yapa
FAI"ITLIN
COR PO RATION
September 23, 2016
Mr. David Crome, Director of Planning Services
The Municipality of Clarington
40 Temperance Street
Bowmanville, Ontario
LIC 3A6
Dear Sir
Re: Municipality of Clarington — Official Plan Amendment
Request for Consideration — Urban Centre
Please accept this letter along with plans and image attachments for your consideration of Clarington's
Official Plan Amendment.
In review of the Town's Draft Official Plan 2016 document, we see that under Table 4-2 and specifically
the Urban Centres section the following applies:
General Locational
Minimum Gross
Standard
Minimum and
Maximum
Hei ht (storeys)
4-12
Predominant Residential Built Form and
DeusiL, Units
Per Gross
Hectare
75 and a target
Criteria
Urban Centres
Mix
Mid Rise: 4-6 storeys i40%l
High Rise: 7-12 storeys (60%)
1 Includes: Mixed use buildin s, apartments
floor space index
of 2.5
We would like to implement the following changes in red bold for our Sites in our West Bowmanville
Corporate Centre:
Should you require further discussion or information regarding this matter, please do not hesitate to
contact the undersigned.
Yours very truly,
Enzo Bertucci
Director, Land Development
28 Sandiford Drive, Suite 201, Stouffville, ON L4A 1L8
T905-642-7050 F905-642-8820 Einfo@kaitlincorp.com
Kaitis9com
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Minimum Gross
Standard
Density Units
Per Gross
General Locational
Minimum and
Maximum
Predominant Residential Built Form and
Criteria
nlix
Hectare
Hei ht storeys
Mid Rise: 4-6 storeys
75 and a target
High Rise: 7-25 storeys
Urban Centres
floorspace index
4-25
f 4.5
1
Includes: Mixed use buildings—apartments
Should you require further discussion or information regarding this matter, please do not hesitate to
contact the undersigned.
Yours very truly,
Enzo Bertucci
Director, Land Development
28 Sandiford Drive, Suite 201, Stouffville, ON L4A 1L8
T905-642-7050 F905-642-8820 Einfo@kaitlincorp.com
Kaitis9com
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A
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LAND USE
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THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY
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MAP A
LAND USE
BOWMANVILLE
WEST TOWN CENTRE
SECONDARY PLAN
FEBRUARY, 2014
THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY
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INTENSIFICATION ST
CLARINGTON MIXED -USF DEVELOPMENT
MIXED USE— RESIDENTIAL
PROJECT NO. 16-090
September 19, 2 -
SCALE 1:1000
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CONDOMINIUM (GREENSTOREY
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—
KIRKORARCHITECTS + PLANNERS
20 Martin Ross Avenue, Toronto, Ontario, M3J 21<8
T(416) 665-6060, F(416) 665-1234,—kirkomrchitects.con,
INTENSIFICATION STUDY - AERIAL VIEW FROM NORTH
CLA.ZINGTON MIXED -US' DEVEL.--..,PMENT
MIXED USE- RESIDENTIAL I CLARINGTON, ON
4
PROJECT NO. 16-090
September 19, 2016
SCALE - NTS
M
- -----------
l�X
4L
KIRKOR ARCHITECTS + PLANNERS
20Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, wr irkomrchitects.
INTENSIFICATION STUDY - SITE 'A' (4.5 DENSITY)
CLARINGTON MIXED -USF DEVELOPMENT
MIXED USE- RESIDENTIAL I CLARINGTON, ON
I
PROJECT NO. 16-090
September 19, 2016
SCALE 1:750
A-
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\TRFFT
Site 'A'
1.0 ISITEAREA
1.1 SiteArea
sq.m.
sq.fl.
Residential Area
14,981.70
161,262
Park Area
1,310.85
14,110
Total Site Area
16,292.55
175,372
2.0 jProposad GFA (Condominium 8 Commercial)
2.1 Proposed GFA -Building A (Condominium)
floors
sq.m.
sq.m.
sq.fl.
Lew 1
1 x
1,500.00
1,500.00
16,146
Lekel 2
1 x
500.00
500.00
5,382
Lewis 3 1012
10 x
1,400.00
14,000.00
150,695
Total GFA - Building A (Condominium)
16,000.00
150,695
2.2 Proposed GFA - Builtling B (Condominium)
floors
sq.m.
sq.m.
sq.fl.
Leel 1
1 x
1,000.00
1,000.00
10,764
Lew2
1 x
500.00
500.00
5,382
Lewis 3 to 12
10 x
750.00
7,500.00
801729
Total GFA - Building B (Condominium)
9,000.00
96,875
2.3 Proposed GFA - Builtling C (Condominium)
floors
sq.m.
sq.m.
sq.fl.
Le. 1
1 x
800.00
500.00
8,611
Le2
1 x
500.00
500.00
5,382
Lewis 3 1025
23 x
900.00
20,700.00
222,813
Total GFA - Building C (Condominium)
22,000.00
236,806
2.4 Proposed GFA - Builtling D (Condominium)
floors
sq.m.
sq.m.
sq.fl.
Lekel 1
1 x
800.00
800.00
8,611
Level 2
1 x
500.00
500.00
5,382
Lewis 3 to 25
23 x
900.00
20,700.00
222,813
Total GFA - Building D (Condominium)
22,000.00
236,806
2.5 Proposed GFA - Builtling E (Commercial)
floors
sq.m.
sq.m.
sq.fl.
L. 1
1 x
1,450.00
1,450.00
15,808
Level 2
1 x
1,337.08
1,337.08
14,392
Total GFA - Building E (Commercial)
2,787.08
30,000
2.6 Proposed GFA - Underground Parking
sq.m.
sq.fl.
3 Levels Below Grade Parking
1,525.00
16,415
Total GFA- Underground Parking
1,525.00
16,415
2.7 Total Proposed GFA
sq.m.
sq.fl.
Proposed GFA -Building A(Condominium)
16,000.00
150,695
Proposed GFA- Builtling B(Condominium)
9,000.00
96,875
Proposed GFA- Builtling C(Condominium)
22,000.00
236,806
Proposed GFA -Building D( Condominium)
22,000.00
236,808
Proposed GFA-Builtling E(Commerda0
2,787.08
30,000
Proposed GFA -Underground Parking
1,525.00
16,415
Total Proposed GFA
73,312.08
767,597
3.0 Proposed Density - FSI
Total Proposed GFA / Site Area
4.600
4.0 jUnit Count
4.1 Building A (Condominium)
floors
Units
We
We
n/a
Total
Leel 1
1 x
0
+ 0
+ 0
+ 0
0
Lew 2
1 x
5
+0
+0
+0
5
Lewis 3 to 12
10 x
14
+ 0
+ 0
+ 0
140
Total Building A - Units
145
.0
+0
+0
145
Percentage of Total Units
(19.73%) (0.00%)
(0.00%) (0.00%)
(19.7%)
4.2 Building B (Condominium)
floors
Units
n/a
n/a
n/a
Total
Levels 1 102
2 x
5
+ 0
+ 0
+0
10
Lewis 3 1012
10 x
10
+ 0
+ 0
+0
100
Total Building B - Units
110 0+0
+0
+0
110
Percentage of Total Units
(14.97%) (0.00%)
(0.00%) (0.00%)
(15.0%)
4.3 Building C (Condominium)
floors
Units
n/a
We
n/a
Total
Lews 1 102
2 x
5
+0
+0
+0
10
Lewis 3 1025
23 x
10
+ 0
+ 0
+ 0
230
Total Building C - Units
240
+ 0
+0
+0
240
Percentage of Total Units
(32.65%) (0.00%)
(0.00%) (0.00%)
(32.7%)
4.4 Building D (Condominium)
floors
Units
rVa
We
n/a
Total
Lew ls 1 102
2 x
5
+0
+ 0
+ 0
10
Lewis 3 1025
23 x
10
+0
+ 0
+ 0
230
Total Building D - Units
240
+0
+ 0
+0
240
Percentage of Total Units
(32.65%) (0.00%)
(0.00%) (0.00%)
(32.7%)
4.5 Total Number of Units (Excludes guest suites)
735
+0+0
+ 0
735
(100.00%) (0.00%)
to 00%) (0.00%)
5.0 lVehicular Parking
5.1 Condominium Parking Required (Agincourt Commu it
y By-law 10071
ratio
units
spaces
2 1/2 Levels Below Garde Parking
1.50
x 735
1,103
5.2 Commercial Parking Required
ratio
spaces
2 1/2 Lewis Beim Gratle Parking
1 space / 30 m'
93
5.3 Total Parking Required
Total
Condominium Parking Required(Agincourt Community
B) -law 10076)
1,103
Commercial Parking Required
93
Total Parking Required
1,196
KIRKOR ARCHITECTS + PLANNERS
20 Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, www.kirkororchitects.com
INTENSIFICATION STUDY - SITE A- VIEW FROM NORTHEAST CORNER
CLArZINGTON MIXED—USr DEVEL%.oPMEN1
MIXED USE- RESIDENTIAL I CLARINGTON, ON
PROJECT NO. 16-090
September 19, 2016
SCALE - NTS
M
4L
KIRKOR ARCHITECTS + PLANNERS
20Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, wwa..kirkorarchitects.com
INTENSIFICATION STUDY - SITE 'B' (4.5 DENSITY)
CLARINGTON MIXED-USE DEVELOPMENT
MIXED USE- RESIDENTIAL I CLARINGTON, ON
KAITLIN GROUP
PROJECT NO. 16-090
September 19, 2016
SCALE 1:750
s- --- - - - - - - -�j
PRINCE WILLIAM BLVD
2.0 Proposed GFA (Condominium & OtBce Building)
2.1
2.2
2.3 Proposed GFA - Building C (Condominium) floors sq.m. sq.m. sq.ft.
Level 1 11
800.00 800.00 8,511
Level 2 1 x 500.00 500.00 5,382
Levels 3 to 25 23 x 900.00 20,700.00 222,813
Total GFA - Building C (Condominium) 22,000.00 236,806
2.4 Proposed GFA - Building D (Townhouse)
floors
sq.m.
sq.m.
sq.ft.
Levels 1 to3
3 x
450.00
1,350.00
14,5311
Total GFA - Building D (Townhouse)
222,813
1,350.00
14,531
2.5 Proposed GFA - Building E (Townhouse)
floors
sq.m.
sq.m.
sq. ft.
Levels 1 to
3 x
850.00
2,550.00
27,448
Total GFA - Building E (Townhouse)
1,825.00
19,644
2,550.00
27,448
2.6 Proposed GFA - Underground Parking
843,083
12 + 0
sq.m.
sq. ft.
3 Levels Parking (1 Level Below Grade & 2 Levels Podium)
276 + 0
1,825.00
19,644
Total GFA - Underground Parking
(3].00%) (0.00%)
1,825.00
19,644
------
--- - -
Islas
BUILDING D - I I �B BUILDING E
I
3 STOREY TOWNHOU 3 STOREY TOWNHOUSE
BUILDING Ii C (4 UNITS) (6 UNITS)
5 STORE
CONDOMINIUM
(TOTAL: 230 UNITS)
o-°ti'ToG
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3 LEVELS PARKING BUILDING B
Z5STOREY /
I ONE LEVEL BELOW GRADE & 2 LEVELS PODIUM _ ----j 2 STOREY
(TOTAL 746 UNITS & 1,119 CARS) CONDOMINIUM (GREEN ROOF)
(TOTAL: 230 UNITS)IL
/
I '
I /
I- - - - - - - - - - - '
I
- - - - - - - CANADIAN PACIFIC RAILWAY
3.0
4.0
4.1
4.2
4.3
4.4
4.5
4.6
5.0
5.1
2.7 Total Proposed GFA
sq.m.
sq.ft.
Proposed GFA- Building A(Condom inium)
31,000.00
321,841
Proposed GFA- Building B(Condominium)
22,000.00
222,813
Proposed GFA- Building C(Condominium)
22,000.00
238,808
Proposed GFA- Building D (Townhouse)
1,350.00
14,531
-
Proposed GFA- Building E(Townhouse)
2,550.00
27,448
Total
Proposed GFA- Underground Parking
1,825.00
19,644
+0 +0
Total Proposed GFA
80,725.00
843,083
------
--- - -
Islas
BUILDING D - I I �B BUILDING E
I
3 STOREY TOWNHOU 3 STOREY TOWNHOUSE
BUILDING Ii C (4 UNITS) (6 UNITS)
5 STORE
CONDOMINIUM
(TOTAL: 230 UNITS)
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Z5STOREY /
I ONE LEVEL BELOW GRADE & 2 LEVELS PODIUM _ ----j 2 STOREY
(TOTAL 746 UNITS & 1,119 CARS) CONDOMINIUM (GREEN ROOF)
(TOTAL: 230 UNITS)IL
/
I '
I /
I- - - - - - - - - - - '
I
- - - - - - - CANADIAN PACIFIC RAILWAY
3.0
4.0
4.1
4.2
4.3
4.4
4.5
4.6
5.0
5.1
A;81
4L
KIRKOR ARCHITECTS + PLANNERS
/ 20 Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, www.kirkomrchitects.com
Proposed Density - FSI
Total Proposed GFA / Site Area
4.500
Unit Count
Building A (Condominium)
floors
Units rda
his his
Total
Levels 1 to
2 x
0 +0
+0 +0
0
Levels 3 to 25
23 x
12 + 0
+ 0 + 0
276
Total Building A - Units
276 + 0
'0 + 0
276
Percentage of Tole' Units
(3].00%) (0.00%)
(000%) (0.00%)
(37.0%)
Building B (Condominium)
floors
Units We
We his
Total
Levels 1 to
2 x
0 +0
+0 +0
0
Levels 3 to 25
23 x
10 + 0
+ 0 + 0
230
Total Building B - Units
230 + 0
+ 0 + 0
230
Percentage of Total Units
(30.83%) (0.00%)
(0.00%) (0.00%)
(30.8%)
Building C (Condominium)
floors
Units n/a
his his
Total
Levels 1 to
2 x0
+0
+0 +0
0
Levels 3 to 25
23 x
10 +0
+ 0 + 0
230
Total Building C - Units
230 + 0
+0 + 0
230
Percentage of Total Units
(30.83%) (0.00%)
(o.00%) (0.00%)
(30.8%)
Building D (Townhouse)
floors
Units n/a
n/a We
Total
Level 1
1 x
4 +0
+0 +0
4
Total Building D- Units4
+0
+0 +0
4
Percentage of Total Units
(0.54%) (000%)
(0.00%) (0.00%)
(0.5%)
Building E (Townhouse)
floors
Units his
We his
Total
Level 1
1 x
6 +0
+0 +0
6
Total Building E - Units
6 +0
'0 +0
6
Percentage of Tote' Units
(0.80%) (000%)
(0.00%) (0.00%)
(0.8%)
Total Number of Units (Excludes guest suites)746
+0
+0 +0
746
(100.00%) (o.00%)
(0.00%) (0.00%)
Vehicular Parking
Parking Required (Agincourt Community By-law 10076)
ratio
units
spaces
3 Levels Parking (1 Level Below Grade & 2 Lewis Podium)
1.50
x 748
1,119
A;81
4L
KIRKOR ARCHITECTS + PLANNERS
/ 20 Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, www.kirkomrchitects.com
INTENSIFICATION STUDY - SITE B-VIEWFROMSOUTH
CLArZINGTON MIXED -USF DEVEWPMENI
MIXED USE- RESIDENTIAL I CLARINGTON, ON
PROJECT NO. 16-090
September 19, 2016
SCALE - NTS
70
4L
KIRKOR ARCHITECTS + PLANNERS
20Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, wwa..kirkorarchitects.com
INTENSIFICATION STUDY - SITE 'C' (4.5 DENSITY)
CLARINGTON MIXED-USE DEVELOPMENT
MIXED USE- RESIDENTIAL I CLARINGTON, ON
KAITLIN GROUP
I
PROJECT NO. 16-090 1
September 19, 2011 / � \\
SCALE 1:750
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I L --Z_
In \
I OUTDOOR \`
AMENITY \
o W �-
I - m \
I I z o 3 LEVELS BELOW GRADE PARKING
N = (TOTAL 698 UNITS & 1,047 CARS)
I I
O M
N\1/\1/\/\/\/\I/\I/\I/\I/\1/\1/\I/\I/\I/\1/1
I \
I
I Gil
BUILDING A
125 STOREY I
BUILDING D CC,�NDOMINIOM
3 STOREY TOWNHOUSE (TO,�AL: 230 UNITS)
(4 UNITS) I
I i
L-
1
- -
PRINCE WILLIAM BLVD
Site 'C'
1.0 ISITE AREA
1.1 Site Area
sq.m.
sq.ft.
Residential Area
13,382.17
144,044
Total Site Area
13,382.17
144,044
2.0 Proposed GFA (Condominium & Office E
vilding)
2.1 Proposed GFA - Building A (Condominium)
floors
sq.m.
sq.m.
sq.R.
Leel 1
1 x
1,000.00
1,000.00
10,764
Levels 2 W 25
24 x
750.00
18,000.00
193,750
Total GFA - Building A (Condominium)
19,000.00
193,750
2.2 Proposed GFA - Building B (Condominium)
floors
sq.m.
sq.m.
sq.R.
Laval 1
1 x
1,000.00
1,000.00
10,764
Lewis 2 W25
24x
750.00
18,000.00
193,750
Total GFA - Building B (Condominium)
19,000.00
193,750
2.3 Proposed GFA - Building C (Condominium)
floors
sq.m.
sq.m.
sq.R.
Leel 1
1 x
1,000.00
1,000.00
10,764
Levels 2 W 25
24 x
750.00
18,000.00
193,750
Total GFA - Building C (Condominium)
19,000.00
204,514
2.4 Proposed GFA - Building D (Townhouse)
floors
sq.m.
sq.m.
sq.ft.
Levels 1 W 3
3 x
450.00
1,350.00
14,531
Total GFA - Building D (Townhouse)
1,350.00
14,531
2.5 Proposed GFA - Building E (Townhouse)
floors
sq.m.sq.m.
sq.R.
Levels 1 W 3
3 x
450.00
1,350.00
14,531
Total GFA - Building E (Townhouse)
1,350.00
14,531
2.6 ProposedGFA - Underground Parking
sq.m.
sq.ft.
3 Levels Below Grade Parking
525.00
5,651
Total GFA - Underground Parking
525.00
5,651
2.7 Total Proposed GFA
sq.m.
sq.R.
Proposed GFA - Building A(Condominium
19,000.00
193,750
Proposed GFA -Building B (Condominium
19,000.00
193,750
Proposed GFA- Buil ding C(Condominium
19,000.00
204,514
Proposed GFA -Building D (Townhouse)
1,350.00
14,531
Proposed GFA -Building E (Townhouse)
1,350.00
14,531
Proposed GFA -Underground Parking
525.00
5,651
Total Proposed GFA
60,225.00
626,727
3.0 Proposed Density - FSI
Total Proposed GFA I Site Area
4.500
4.0 Unit Count
4.1 Building A (Condominium)
floors
Units
n/a
rda
n/a
Total
Levels 1 W2
2x
0
+0
+0
+0
0
Levels 3 025
23 x
10
+ 0
+ 0
+ 0
230
Total Building A - Units
230.
0
+0
+0
230
Percentage of Tots/ Unit,
(32.95%) (0.00%)
(0.00%) (0.00%)
(33.0%)
4.2 Building B (Condominium)
floors
Units
n/a
rda
n/a
Total
Lew:ls 1 W2
2x
0
+0
+0
+0
0
Levels 3 W25
23 x
10
+ 0
+ 0
+ 0
230
Total Building B - Units
230
+ 0
+0
+0
230
Percentage ofTotalUnit,
(32.95%) (0.00%)
(0.00%) (0.00%)
(33.0%)
4.3 Building C (Condominium)
floors
Units
n/a
We
We
Total
Levels 1 W2
2x
0
+0
+0
+0
0
Levels 3 W25
23 x
10
+ 0
+ 0
+ 0
230
Total Building C - Units
230
+ 0
+ 0
+ 0
230
PeroeWage of Total Units
(32.95%) (0.00%)
(0.00%) (0.00%)
(33.0%)
4.4 Building D (Townhouse)
floors
Units
n/a
rda
n/a
Total
Level 1
1 x
4
+0
+0
+0
4
Total Building D- Units
4+0
+0
+0
4
Percentage of Total Units
(057%) (000%)
(000%) (000%)
(0.6%)
4.5 Building E (Townhouse)
floors
Units
n/a
n/a
n/a
Total
Leel 1
1 x
4
+0
'0
+0
4
Total Building E- Units
4+0
+0
+0
4
Percentage ofTotal Units
(0.57%) (0.00%)
(0.00%) (0.00%)
(0.6%)
4.6 Total Number of Units (Excludes guest suit
s)
698
+0
+0+0
698
(,00.00%) (0.00%)
(0.00%) (d00%)
5.0 Vehicular Parkin
5.1 Parking Required (Agincourt Community By
4a. 10076)
ratio
units
spaces
3 Levels Below Grade Parking
1.50
x 698
1,047
4L
KIRKOR ARCHITECTS + PLANNERS
20 Martin Ross Avenue, Toronto, Ontario, M3J 21<8
T(416) 665-6060, F(416) 665-1234, www.kirkomrchitecls.com
INTENSIFICATION STUDY - SITEC -VIEW FROM SOUTHWEST
CLArZINGTON MIXED -USF DEVELOPMEN)
MIXED USE- RESIDENTIAL I CLARINGTON, ON
PROJECT NO. 16-090
September 19, 2016
SCALE - NTS
72
KIRKOR ARCHITECTS + PLANNERS
20Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, wwa..kirkorarchitects.com
Clarftwn
Planning Services
Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: March 12, 2018
Report Number: PSD -025-18 Resolution Number:
File Number: S -C-2017-0009 & ZBA2016-0010 By-law Number:
Report Subject: Applications by WED Investments Ltd., Devon Daniell, MODO
Bowmanville Towns Ltd. for a Draft Plan of Subdivision and
Rezoning to permit a Townhouse development in at 1569 and 1599
Green Road, Bowmanville
Recommendations:
That Report PSD -025-18 be received;
2. That the application for Draft Plan of Subdivision (S -C-2017-0009) submitted by WED
Investments Limited be supported subject to conditions as generally contained in
Attachment 1 to Report PSD -025-18;
3. That the Zoning By-law Amendment application (ZBA 2016-0010) submitted by WED
Investments Limited, Devon Daniell and MODO Bowmanville Towns Ltd. be approved as
contained in Attachment 2 to Report PSD -025-18;
4. That notwithstanding Section 45(1.3) of the Planning Act, Council permits the submission
of minor variances application to the Committee of Adjustment for units requiring specific
setback relief from the R3-52 Zone within the subject lands;
5. That once the three blocks identified in Figure 1 are consolidated into one parcel and all
conditions contained in the Official Plan with respect to the removal of the (H) Holding
Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be
approved;
6. That no further public meeting is required for future application for Common Elements
Condominium;
7. That the Durham Regional Planning and Economic Development Department and Municipal
Property Assessment Corporation be forwarded a copy of Report PSD -025-18 and
Council's decision; and
8. That all interested parties listed in Report PSD -025-18 and any delegations be advised of
Council's decision.
Municipality of Clarington
Report PSD -025-18
Report Overview
Page 2
This is a recommendation report for approval of the application by WED Investments Limited
for a draft plan of subdivision (1599 Green Road), and rezoning including lands owned by
Devon Daniell and MODO Bowmanville Towns Ltd. (1569 Green Road) in Bowmanville.
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 yields 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
Proposal:
WED Investments Ltd., Devon Daniell, MODO Bowmanville
Towns Ltd.
Proposed Draft Plan of Subdivision (0.264 hectares)
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.
Rezonina (2.581 hectares
To place lands in appropriate residential zone to permit the
requested townhouse development, including the abutting
lands owned by Devon Daniell/MODO Bowmanville Towns
Ltd. With an overall net density of 43 units per hectare.
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
02017000
Within Built Boundary: Yes
74
Municipality of Clarington
Report PSD -025-18 Page 3
2. Background
2.1 Kaitlin has acquired lands 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, being a proposed 112 -unit townhouse development.
2.2 The proposed development and the stages of the applications are shown on Figure 1.
x Block 1 - 76 townhouse units previously zoned by Council on March 20, 2017
x Block 2 - 24 townhouse units currently under review and was the subject of a
public meeting on June 6, 2016.
x Block 3 - 12 townhouses on the lands more recently acquired and the subject of
the public meeting held on January 29, 2018
a
7
Future
III
Cif — -
kg
Z6i
t
Existing Commercial Uses
Block 3 Limit of Proposed
(12 Townhouse 112 Condominium
Units) Townhouses
d Prince William Boulevard
Existing
I I f GO Site
I'.
Municipal.
Block
'6-Townhouse'Units
Zoning Previously
Approved For
Townhouse Units
� td
Future
Ktension of Claringto�ny GO Site
Proposed High'Density
Development
Approved Apartment
,t `\\\ ay .-} Under Construction
Figure 1: Key Map
75
Municipality of Clarington
Report PSD -025-18
*,,
ZBA
—.Id
2.3
2.4.
2.5
Page 4
The ownership for each of the blocks, shown on Figure 2, are all Kaitlin companies or
owners.
,WED
lnvestmen
�, ' Limited
i.
DevgpA
Daniell
Clarin
• ,. . s j G1 —
1 491 €1
Prince William Boulevard m"
IL�,•,�
Bowmanville ;�,,,�
Towns Ltal01�
(MODO North) ` ,,Aa
3
nville
a
Figure 2: Ownership Map
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 received final approval
and is 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.
The current zoning and plan of subdivision applications for the lands shown as Block 3
were deemed complete on December 5, 2017.
Kaitlin proposed adjustments to provisions of the R3-52 Zone include:
x Adding semi-detached unit as a permitted use — there is one semi-detached unit
proposed within the site plan; and
76
Municipality of Clarington
Report PSD -025-18 Page 5
X Adjusting some setback regulations for individual townhouse units.
2.6 Given the layout of the site plan area, there are limited units that require unit specific
relief from the R3-52 Zone, and this is further discussed in Section 11.4 of this report.
3. Land Characteristics and Surrounding Uses
3.1 The WED Investments Ltd. parcel at 1599 Green Road is vacant (Figure 3). MODO
North lands are currently vacant except for one remaining dwelling on the Devon Daniell
parcel at 1569 Green Road. Kaitlin demolished dwellings at 1535 and 1599 Green Road
in 2017. Site works are underway on the adjacent Kaitlin lands in accordance with the
provisions of the subdivision agreement (Figure 4). The extension of Clarington
Boulevard is underway with completion anticipated in 2018.
Figure 3: Photograph of the WED Investments lands at 1599 Green Road looking east
Figure 4: Photograph of MODO North lands looking south from Prince William Boulevard
77
Municipality of Clarington
Report PSD -025-18 Page 6
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.
4. Provincial Policy
Provincial Policy Statement
4.1 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.
4.2 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.
4.3 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.
4.4 The applications are consistent with the Provincial Policy Statement.
Provincial Growth Plan
4.5 The subject lands are located within the defined Built Boundary of Bowmanville.
Population and employment growth will be accommodated by directing a significant
portion of new growth to the built up areas through intensification and efficient use of
existing services and infrastructure. A minimum of 40 percent of all residential
development occurring annually within each upper tier municipality will be within the
built up area.
4.6 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.
4.7 The Growth Plan provides for higher density targets along transit corridors and around
transit stations, including the subway network, light rail lines, bus rapid transit routes
and the GO Transit network.
Municipality of Clarington
Report PSD -025-18
Page 7
4.8. Major transit station areas on priority transit corridors will be planned in a transit -
supportive manner that maximizes the size of the area and the number of potential
transit users that are within walking distance of the station. A major transit station area
is generally defined as the area within approximately 500 metre radius of a transit
station, representing about a 10 minute walk.
4.9 Major transit station areas will be planned for a minimum density target of 150 residents
and jobs combined per hectare for those that are served by the GO Transit rail network.
4.10 Within major transit station areas on priority transit corridors, land uses and built form
that would adversely affect the achievement of the minimum density targets in the
Growth Plan will be prohibited.
4.11 Public transit will be the first priority for transportation infrastructure planning and
investments. Decisions on transit planning and investment will be made based on many
factors including the following:
x Supporting the transit priorities identified in the Plan, including the GO Rail
extension to Bowmanville;
x Prioritizing areas with existing or planned higher residential or employment
densities to optimize return on investment and the efficiency and viability of
existing and planned transit service levels;
x Increasing the capacity of existing transit systems to support strategic growth
areas; and
x Expanding transit service to areas that have achieved, or will be planned to
achieve, transit -supportive densities and provide a mix of residential, office,
institutional and commercial development.
4.12 The applications do not conform to the Growth Plan.
5. Official Plans
Durham Regional Official Plan
5.1 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.
5.2 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. Gross densities are
measured over the entire Secondary Plan area, including roads, parks and other
infrastructure.
79
Municipality of Clarington
Report PSD -025-18
5.3 Development in Regional Centres shall be based on the following principles:
Page 8
x Compact urban form which is transit -supportive;
x Provides a mix of uses and opportunities for intensification;
x Follows good urban design principles with focus on public spaces and pedestrian
connections, with parking located to the rear or within buildings; and
x Enhances grid connections for pedestrians and cyclists.
5.4 The Bowmanville Regional Centre is designated as a Transportation Hub. A
Transportation Hub is a major destination and facilitates 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.
5.5 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.
5.6 Urban areas across the Region shall be planned to accommodate a minimum 40
percent of all residential development occurring annually within the Built Boundary. The
target for Clarington is 32 percent. Regional Centres and Transportation Hubs are to be
a key focus of intensification.
5.7 The subject proposal does not conform to the Durham Regional Official Plan.
Clarington Official Plan
5.8 The Clarington Official Plan designates the subject lands Urban Centre. Urban Centres
shall be comprehensively developed to provide residential and/or mixed use
developments in order to achieve higher densities, transit -oriented development and
reinforce the objective of having a diverse mix of land uses. Urban Centres will be
planned and developed as a centre providing the highest level of retail and service uses
and are the primary focal point of cultural, community, recreational and institutional uses
in Clarington. Bowmanville has the predominant Urban Centres in Clarington.
5.9 The Bowmanville GO Rail Station is identified as a Transportation Hub. The lands
around it are to develop as a mixed use, higher density place. The Clarington Official
Plan requires Transportation Hubs areas to be developed at a minimum net density of
200 units per ha. The Official Plan states that the Municipality will work in partnership
with the Province and the Region to provide a transit -supportive environment including
directing density to Transportation Hubs, the Regional Transit Spine and Regional and
Local Corridors.
5.10 Core objectives of the Official Plan are to encourage transit -supportive, mixed use and
compact urban form in Priority Intensification Areas, which the subject lands are a part
of. Available and planned public infrastructure should be used efficiently. Lands within
the broader Urban Centre are to develop to a minimum net density of 120 units per
Municipality of Clarington
Report PSD -025-18
Page 9
hectare. Mixed-use and apartment buildings are to be the predominant form, ranging in
height from 4 to 12 storeys.
5.11 The lands are located within the Built Boundary. The Municipality has an intensification
target of at least 32% of all new residential units within the Built-up Area up to the year
2021, increasing to 40% thereafter to the year 2031. For Bowmanville, this means
4,150 new intensification units by the year 2031. The Bowmanville Urban Centres are
identified as Priority Intensification Areas.
5.12 The Bowmanville West Urban Centre has a housing target by 2031 of approximately
3,000 units, including approximately 2,560 high density and 480 medium density units.
5.13 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.
5.14 The Municipality is in the process of updating the Secondary Plans to bring them into
conformity with this Plan. Where there is a conflict or inconsistency with the Official
Plan, the Secondary Plan will prevail, unless the conflict is associated with the density
and intensification policies of the Official Plan, in which case the parent Plan shall
prevail.
5.15 The proposal does not conform to the density and intensification objectives of the
Official Plan.
Bowmanville West Town Centre Secondary Plan
5.16 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.
5.17 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.
5.18 The Secondary Plan is currently in the process of being updated to conform to the
Clarington Official Plan, as amended by OPA 107.
5.19 The proposed application conforms to the existing Secondary Plan policies.
t :n
Municipality of Clarington
Report PSD -025-18
6. Zoning By-law
Page 10
6.1 The WED Investments Limited and Devon Daniell parcels remain in the Agricultural
Zone under Zoning By-law 84-63. The first phase of 76 townhouse units (Block 1 shown
on Figure 1) is zoned R3-52. Kaitlin proposes to amend provisions in the R3-52 zone,
and to rezone the WED Investments Limited and Devon Daniell parcels to match.
7. Summary of Background Studies
Functional Servicing Report
7.1 An updated Functional Servicing Report submitted with the applications was deemed
acceptable by Engineering Services and CLOCA. The development will connect to
existing services available in the vicinity of the development. Existing services were
previously sized to accommodate the subject development, including the Aspen Springs
stormwater management pond.
Noise and Vibration Feasibility Study
7.2 An updated Noise and Vibration Feasibility Study assessed both road and railway noise
in accordance with Ministry of Environment and Climate Change (MOECC) guidelines.
The 12 units on the block at 1599 Green Road do not require noise or vibration
mitigation however other units in the development will require ducting to accommodate
central air conditioning and/or upgraded building and window glazing construction.
7.3 The study finds that vibration levels are below the Canadian Pacific (CP) Railway and
MOECC Guidelines, and vibration mitigation measures are not required.
7.4 An updated Noise Study, based on final grading and site design, will be required as a
condition of final approval to ensure the Subdivision and Site Plan Agreements include
appropriate conditions to mitigate noise and warning clauses.
Archaeological Assessment
7.5 A Stage 1 and 2 Archaeological Assessment was completed for the subject lands. The
assessment did not identify any archaeological resources or sites requiring further
assessment and no further study is required.
Environmental Site Assessment
7.6 The Phase One and Two Environmental Site Assessments did not identify any potential
for environmental issues and no further study is required.
8. Public Notice and Submissions
8.1 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.
Municipality of Clarington
Report PSD -025-18
Page 11
8.2 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. Although the Public Information Centre was prior to the lands at 1599
Green Road being acquired, general information was provided regarding the future
development opportunities at 1599 Green Road and the coordination required.
8.3 During this phase of consultation, 6 individuals reached out to staff, including a
representative from Seasons Retirement Home. Questions and concerns relate to
tenure of the units, whether condo or rental, provision of a safer pedestrian crossing
along Green Road, density, and traffic given other applications in the area. One written
submission was received from a resident who has concerns over noise generated within
buildings and between units — these comments relate more specifically to wood frame
apartment buildings between 3 and 6 storeys.
8.4 The neighbouring owner of the commercial plaza requests acknowledgement that the
subject lands are adjacent to a commercial site with commercial access and traffic,
including future redevelopment opportunities at the former Target Store. A standard
condition of approval is included to address this concern.
8.5 No members of the public spoke in objection or in favour of the application at the Public
Meeting.
9. Agency Comments
Regional Municipality of Durham
9.1 The Region of Durham has confirmed the lands are within a Regional Centre with a
gross density target of 75 units per hectare, and a target floor space index of 2.5.
9.2 Regional Planning has not identified any concerns from a servicing or transportation
perspective and provided standard conditions related to site contamination, noise
impacts and archaeological potential.
Central Lake Ontario Conservation Authority
9.3 Central Lake Ontario Conservation Authority has no objection to the proposed Draft
Plan of Subdivision and Rezoning, and have forwarded standard conditions of approval.
9.4 The Conservation Authority will continue to be involved in final stormwater management
design of the subdivision and approval of the site plans.
Railways and Metrolinx
9.5 Both CP Railway and Metrolinx do not object to the applications, and have provided
standard conditions of approval.
Municipality of Clarington
Report PSD -025-18
Other Agencies
Page 12
9.6 Canada Post has no objections to the applications and has provided their standard
requirements for mail delivery to be incorporated into the site plan.
9.7 Rogers has no objections to the applications.
10. Departmental Comments
10.1 Engineering Services has no objections to the proposed rezoning. 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.
10.2 Emergency and Fire Services has no objections.
10.3 The Building Division has no comments or objections to the Draft Plan of Subdivision or
Rezoning.
11. Discussion
Completion of Original Development Concept
11.1 The overall project consists of 3 parcels, of which the first and largest parcel (Block 1)
was approved on March 20, 2017 prior to the OPA 107 coming into force. Given that the
Devon Daniell parcel (Block 2) and the WED Investment parcel (Block 3) are fully
integrated and dependent on Block 1 for vehicular access. For this reason, despite not
complying with the minimum density targets, staff recommend that the balance of the
development parcels proceed as originally contemplated as medium density
development.
11.2 The overall site is being developed at only 43 units per net hectare, considerably lower
than what is required to meet the density targets for Urban Centres and Transportation
Hubs. This means that other development sites within the Transportation Hub and
Bowmanville West Urban Centre will have to be developed at higher net densities to
meet the gross density targets of the Provincial Growth Plan, the Durham Regional
Official Plan and the Clarington Official Plan. Although a higher site density would be
preferred to implement the planning targets, staff have recognized that the smaller
Blocks 2 and 3 are rounding out the previously approved development concept.
11.3 The site plan for the first phase being Block 1 (76 units) is currently being finalized. An
amendment to the site plan approval will incorporate Blocks 2 and 3 (the WED
Investments Limited and Devon Daniell parcels). The owner is satisfied that Zoning
regulations are drafted to permit the proposed development with exceptions for certain
units, described below.
11.4 The development will eventually be incorporated under one condominium approval and
one Condominium Corporation.
Municipality of Clarington
Report PSD -025-18
Future Minor Variances Anticipated
11.5 Certain units require relief from the regulations as drafted in R3-52 Zone:
Page 13
x Some of the proposed units in Block 1 of Figure 1 do not comply to the front yard
setback requirements from units to Clarington Boulevard in the southeast corner of
site. This is caused by the curve in Clarington Boulevard resulting in irregular front
yards;
x Rear yard setback for one unit attributed to lot configuration around amenity space;
x Limited Flankage and Side yard setbacks adjacent to public/private streets, the
municipal park and between units.
11.6 Rather than adjusting the provisions of the R3-52 Zone to permit these worst-case
scenarios, it is preferred to establish standard regulations for the site overall, and
consider each deficiency on its own merits through the Committee of Adjustment.
11.7 Recent changes to the Planning Act place a 2 year moratorium on Minor Variance
applications where lands have been the subject of a privately initiated Zoning By-law
Amendment, unless Council provides an exemption by resolution that such an
exemption is permitted.
11.8 By granting permission to Kaitlin to make Minor Variance applications, Council is in no
way expressing any opinion regarding the planning merits of the applications.
Public Input
11.9 Limited public input was received during this consultation period. General inquiries and
comments relating to density and traffic were received. Comments also relate to overall
intensification in the Bowmanville West Urban Centre.
11.10 The Bowmanville West Urban Centre is planned to accommodate the highest densities
across the municipality and thus also the highest traffic volumes by all modes of travel.
Traffic and pedestrian safety is continually monitored and there are no technical
limitations to roads and other infrastructure that would prevent this development and
others with increased density from proceeding.
11.11 A conceptual elevation drawing of the units fronting on Green Road is shown in
Figure 5. It will readily integrate potential redevelopment of the existing large, formerly
rural lots, across the street.
Municipality of Clarington
Report PSD -025-18 Page 14
Figure 5: Proposed Elevation of units fronting on Green Road
Draft Approval of Plan of Subdivision
11.12 Attachment 1 contains the Recommended Conditions of Draft Approval for the one
block plan of subdivision. Conditions of Draft Approval include all recommended
conditions from departments and review agencies. The owner provided written
concurrence on the conditions.
Zoning By -Law Amendment for Block 1
11.13 Attachment 2 contains the recommended Zoning By-law Amendment. The Zoning By-
law Amendment would place lands in a Residential Exception Zone that permits the
townhouse development and establishes regulations that would be applicable to the
individual parcels -of -tied -land.
11.14 Taxes owing to the Municipality of Clarington have been paid in full.
12. Concurrence
Not Applicable.
13. Conclusion
Blocks 2 and 3 are small parcels that extend a previous approval for townhouses. They
are part of an integrated development concept. In consideration of all agency, staff and
public comments, it is respectfully recommended that the application for a Draft Plan of
Subdivision and the application for Rezoning, as submitted by WED Investments Ltd.,
Devon Daniell, and MODO Bowmanville Towns Ltd. be approved.
Municipality of Clarington
Report PSD -025-18
14. Strategic Plan Application
The recommendations contained in this report conform to the Strategic Plan.
Submitted by:
David J. Crome, MCIP, RPP
Director of Planning Services
Page 15
Reviewed by: for CAYliseon.
AndreComm, LL.B
Chief Administrative Officer
Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414
or ataylorscott(o)-clarington.net
ATS/CP/DJC/nl
Attachments:
Attachment 1 — Proposed Conditions of Draft Approval and Proposed Draft Plan of Subdivision
Attachment 2 — Proposed Zoning By-law Amendment
The following is a list of the interested parties to be notified of Council's decision:
Enzo Bertucci
Sam & Corinne Marmara
Karen Muir
Jayne Daniel
Bill & Marg Todd
Rob & Amy Wilson
Pauline Cuccio
Edith Roy
Andy Brown
Henry Wildeboer
Ari Yapa
Allison Weisner
Martin Doyle
Sonia Wood
Beth Kelly
Jonathan and Jessie Stagg
Elizabeth Nesbitt
Justine Verkuyl
Chris Ball
Jim Scarth
Chris Snow
I:\ADepartment\LDO NEW FILING SYSTEM\Application Files\SC-Subdivision\S-C-2017\S-C-2017-0009 MODO Muir\Staff Report\Recommendation Mar 12 2018\PSD-025-18 1599 Green
Road Recommendation Mar 12 2018.Docx
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Conditions of Draft Approval
File Number: S -C-2017-0009
Date: February 28, 2018
Part 1 - Plan Identification
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The Owner shall have the final plan prepared on the basis of approved draft plan
of subdivision S -C-2017-0009 prepared by D.G. Biddle & Associates Limited
identified as job number 115152, dated August 2017, which illustrates 1 block for
residential development, up to 12 units on 0.264 hectares, including 0.3 m
reserves.
Revisions:
Add 0.3 m reserve along Prince William Boulevard
2. Change unit yield to 12 units.
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Part 2 -]General
2.1 The Owner shall enter into a subdivision agreement with the Corporation of the
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provision 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
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http://clarington.net/documents/planning/subdivision-agreement-feb20l4.pdf
2.2 Prior to final approval of the draft plan of subdivision, the lands must be placed in
appropriate residential zones to implement the draft approved plan of subdivision
to the satisfaction of the Director of Planning Services..
2.3 All works and services must be designed and constructed in accordance with the
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Architectural Control
2.4 (1) 7 d -I[2 ❑ - 4AVDUEHIII]❑❑❑ IMR❑VLEUIRJ UH Mid RIAUU-I LFAbFW-
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, and site plan approval for the block has been issued.
(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, dust control and road damage. After registration of a subdivision agreement,
WH -SLR -EAR -VR VWI 0 F IFLSDQ11111VVDFML ll- EaAMRF-rD-L F FP H-VVh a l l apply to
any proposed site alteration on the lands covered by the subdivision agreement.
Part 3 - Final Plan Requirements
3.1 The Owner shall transfer to the Municipality (for nominal consideration free and
clear of encumbrances and restrictions) the following lands and easements:
(a) Reserves
L 0.3 metre reserves shown as Blocks 2 and x on the draft plan.
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:
Noise Report
(1) The Owner shall submit to the Director of Engineering Services, the Director of
Planning Services and the Region, for review and approval, an updated noise
report, based on the preliminary noise report entitled Noise and Vibration
Feasibility Study, prepared by HGC Engineering Limited, dated April 1, 2016.
(2) The Owner further agrees that future site plan applications require the
submission and implementation of detailed noise reports to assess noise
impacts from road and rail traffic to units within the site plan area. Additional
provisions and warning clauses shall be incorporated into the site plan
agreement. Future noise reports shall consider the phasing of development,
and should the subject lands develop in advance of Blocks 2, 4, and/or 5, Plan
40M-2601, the Noise Consultant shall assess noise levels in the absence of
buildings on adjacent blocks.
Functional Servicing
(3) The Owner shall submit an updated Functional Servicing Report satisfactory to
the Director of Engineering Services and Central Lake Ontario Conservation
Authority.
Environmental Sustainability Plan
(4) The Owner shall submit an update of the Environmental Sustainability Plan
based on the preliminary Environmental Sustainability Plan dated April 4, 2016
and submitted with the application S -C-2016-0001, 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.
ac
Soils Management Plan
(5) 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 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
(6) 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:
(1) identify the likely sources of dust emissions;
(2) identify conditions or activities which may result in dust emissions;
(3) include preventative and control measures which will be implemented to
minimize the likelihood of high dust emissions;
(4) include a schedule for implementing the plan, including training of on-
site personnel;
(5) include inspection procedures and monitoring initiatives to ensure
effective implementation of preventative and control measures; and
(6) 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
Lands Requiring Rezoning and Site Plan Approval
5.1 The owner shall not make an application for a building permit in respect of Block 1
until the Owner has received zoning and site plan approval from the Municipality
under Sections 34 and 41 of the Planning Act, R.S.O. 1990, C.P.13., respectively.
Coordination of Access Driveways
5.2 Prior to site plan approval of Block 1 within the plan of subdivision, an overall
access plan for Block 1 together with Blocks 1, 4 and 5, in adjacent Plan 40M-
2501 shall be approved to the satisfaction of the Director of Engineering Services.
91
The Owner agrees to obtain easements over Block 1, 4 and 5 in Plan 40M-2501
as may be deemed necessary to accommodate access.
Parkland
5.3 The Owner shall make a payment -in -lieu of parkland dedication under the
Planning Act based on the value of the land that would otherwise be required to be
conveyed to the Municipality calculated on of 5% of the land area or 0.25 hectares
per 300 units, whichever is greater.
Noise Attenuation
5.4 (1) The Owner shall implement the noise attenuation measures and warning
clauses recommended in the updated noise report entitled Noise and
Vibration Feasibility Study, prepared by HGC Engineering Limited, dated
April 1, 2016.
(2) The Owner shall not make an application for a building permit for any building
on the Lands until an acoustic engineer has certified that the plans for the
building are in accordance with the Noise Report.
Condominium Approvals
5.5 The Municipality of Clarington requires Block 1 to develop is a comprehensive
coordinated single development with Blocks 1, 4 and 5, Plan 40M-2601. This
may require front -ending and oversizing of services on a single block or
combination of blocks. The Owner agrees that:
(1) The outdoor amenity space for Blocks 1 of this Draft Plan of Subdivision will
provided in one area on Block 1, Plan 40M-2601;
(2) That utility areas, including transformers, water meters and mailboxes, to
service dwellings located Block 1 will be provided in an area or areas on
adjacent lands being Blocks 1, 4 and 5, Plan 40M-2601 and will sized and
located appropriately to accommodate the development of 12 units being
constructed on Block 1 of this Draft Plan of Subdivision;
(3) That Block 1 of this Draft Plan of Subdivision, and adjacent Blocks 1, 4 and 5,
Plan 40M-2601 will be registered as one condominium corporation;
(4) That site plans submitted for Block 1 of this Draft Plan of Subdivision, and
adjacent Blocks 1, 4 and 5, Plan 40M-2601 will provide all infrastructure
(water, sanitary sewer, storm water, utilities, etc.) and laneways to the limits
of the boundary of the overall 112 unit townhouse development, with no
physical or legal impediment for the extension of services, laneways,
garbage collection or other functions.
92
Part 6 :]Agency Conditions
6.1 Region of Durham
(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) Prior to final approval, the Owner shall provide the Region of Durham a
Reliance Letter and a Certificate of Insurance for the Phase One
Environmental Site Assessment, prepared by GHD, dated September 2015
1 R MHL5 HdR❑WIAH11 ID❑QdlSSUZ:M
(5) 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 Central Lake Ontario 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, and the West Side Creek
Master Drainage Plan;
93
(b) The intended means of providing water quality treatment for the site in
accordance with provincial guidelines and the West Side Creek Master
Drainage 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, and
(d) Details on the types and use of Low Impact Development (LID)
measures to be implemented within the development to assist in
reducing stormwater runoff and encouraging infiltration.
(2) The Owner shall satisfy all financial requirements of the Central Lake Ontario
Conservation Authority. This shall include Application Processing Fees and
Technical Review Fees as per the approved Authority Fee Schedule.
(3) The subdivision agreement between the Owner and the Municipality of
Clarington shall contain, among other matters, the following provisions:
(a) The Owner agrees to carry out the works referred to in Condition 6.2(1)
and 6.2(2) to the satisfaction of the Central Lake Ontario Conservation
Authority;
(b) The Owner agrees to maintain all stormwater and erosion and sediment
control structures and measures operation and in good repair during the
construction period, in a manner satisfactory to Central Lake Ontario
Conservation Authority; and
(c) The Owner agrees to advise the Central Lake Ontario Conservation
Authority 48 hours prior to the commencing of grading or initiation of
any on-site works.
6.3 Canadian Pacific Railway
(1) The Owner shall insert a clause in all Offers of Purchase and Sale or Lease,
and be registered on title or included in the lease for each dwelling affected
by any noise and vibration attenuation measures, advising that any berm,
fencing, or vibration isolation features implemented are not be to tampered
with or altered, and further that the Owner shall have the sole responsibility
for, and shall maintain these features.
(2) Dwellings must be constructed such that the interior noise levels meet the
criteria of the appropriate Ministry. A noise study should be carried out by a
professional noise consultant to determine what impact, if any, railway noise
would have on residents of proposed subdivisions and to recommend
mitigation measures, if required. The Railway may consider other measures
recommended by the study.
(3) 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
WH_5 DLODUVES EAUENAbf-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):
95
i) Any required walkway across the boulevard, per municipal
standards; and
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
VAHIO ❑ARSDW M0❑GXGA/I_EGAMR-IIDAJ-FP HLVULM _ldi-P HI_W RI IL3 ❑LFl_C7vl +D G
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:
Railway, Noise and Fencing
(1) The Owner shall include the following notice in the Agreements of Purchase and
Sale for all applicable units within this plan:
I-3 ❑LFCDVI-YW[ID-NDM DG-LVHG espite the inclusion of noise control
features in the design of the subdivision and individual units, noise levels from
road and rail traffic may on occasion interfere with some activities of the
dwelling occupants as the sound levels exceed the sound level limits of the
0 L b RI � ❑ALR❑P H❑1MC,G-&(OP DWI& LD❑LHD
(2) The Owner shall include the following notice in the Agreements of Purchase and
Sale for all applicable units within this plan:
:This dwelling unit was fitted with a forced air heating system and the
ducting etc. sized to accommodate a central air conditioning unit. The
installation of central air conditioning by the homeowner will allow
windows and exterior doors to be kept closed, thereby achieving indoor
sound levels within the limits recommended by the Ministry of the
Environment. (Note: The location and installation of the outdoor air
conditioning device should be done so as to comply with noise criteria of
Ministry of Environment and Climate Change publication NPC -216,
Residential Air Conditioning Devices and thus minimize the noise
impacts both on and in the immediate vicinity of the subject property).
(3) The Owner shall include the following notice in the Agreements of Purchase and
Sale for all applicable units within this plan:
7 d -I[2 ❑ -F0E\/IHFFr[DM I I HWR 3 ❑LFE MB❑G16 DOIFU IUM❑
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
WH -5 DLQDUVIRS I-AIL❑1Abf-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
RSH"
(4) The Owner shall include the following notice in the Agreements of Purchase and
Sale for all applicable units within this plan:
Warning: Metrolinx, carrying on business as GO Transit, and its assigns and
successors in interest are the owners of lands within 300 metres from the
land which is the subject hereof. In addition to the current use of the lands
owned by Metrolinx, there may be alterations to or expansions of the rail and
other facilities on such lands in the future including the possibility that GO
Transit or any railway entering into an agreement with GO Transit to use the
Metrolinx lands or Metrolinx and their respective assigns or successors as
aforesaid may expand their operations, which expansion may affect the living
environment of the residents in the vicinity, notwithstanding the inclusion of
any noise and vibration attenuating measures in the design of the
development and individual dwellings. Metrolinx will not be responsible for
any complaints or claims arising from use of such facilities and/or operations
on, over or under its lands.
(2) The Owner shall include the following warning clause in agreements of purchase
and sale for all units within the plan:
-Purchasers and tenants are notified that despite measures to
attenuate noise caused by the adjacent railway, whistling from
97
oncoming trains may be heard on a regular basis. Train whistling
protocol is regulated and enforced by Transport Canada.
Canada Post Corporation
The Owner shall include the following notice in the agreements of purchase and sale for
all units:
-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.
Lands located within the Bowmanville West Town Centre and nearby planned
Transportation Hub
The Owner shall include the following notice in the agreements of purchase and sale for
all units:
_ WIHUHd-ICRSP H❑MB RSR[ Purchasers are advised that the subject
lands are within the Bowmanville West Town Centre and proximate to a
planned Transportation Hub. Future development proposals will include mid
and high-rise apartments, major commercial, retail and mixed use
developments in support of the location proximate to planned transit facilities,
and consistent with Provincial, Regional and Clarington growth and
LAN MILFCI&KIADI J1M
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Planning Services shall be advised in writing by,
(a) Region of Durham how Conditions 4.1 (1), 5.4 (1), 6.1, and 7 have been
satisfied;
(b) Central Lake Ontario Conservation Authority, how Conditions 6.2 have been
satisfied;
(c) Canadian Pacific Railway, how Conditions 6.3 have been satisfied;
(d) Canada Post, how Conditions 6.4 have been satisfied;
Part 9 - Notes to Draft Approval
9.1 Terms used in these conditions that are not otherwise defined have the meanings
ELLHL-ARM P [LiVH�0 --LRS EG LLVIR❑DEUH-P H W
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 three 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 L1 N 6A3 (905) 668-7721.
(b) Central Lake Ontario Conservation Authority, 100 Whiting Avenue, Oshawa,
Ontario LIH 3T3 (905) 579-0411.
(c) Canadian Pacific Railway, 1290 Central Parkway West, Suite 800,
Mississauga, Ontario L5C 4R3.
(d) Canada Post, Metro Toronto Region, 1860 Midland Ave. 2nd Floor
Scarborough ON, M1 P 5A1
Attachment 2 to
Municipality of Clarington Report PSD -025-18
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 ZBA 2016-0010;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. "Section 14.6 "SPECIAL EXCEPTIONS —URBAN RESIDENTIAL TYPE THREE
(R3) ZONE" is hereby amended by deleting and replacing with a new "Urban
Residential Exception (R3-52) Zone" as follows:
14.6.52 URBAN RESIDENTIAL EXCEPTION (R3-52) ZONE
Notwithstanding Sections 14.1, 14.2, 14.3 and 14.4, on those lands zoned "R3-
52" on the Schedules to this By-law shall subject to the following zone provisions:
a. Permitted Residential Uses Link townhouse dwelling
Semi-detached dwelling
b. Density (minimum) 40 units per hectare
C. Lot coverage (maximum) 50%
d. Landscaped Open Space (minimum) 30%
e. Private Street Width (minimum) 6.5 metres
f. Outdoor Amenity Space (minimum) 4.0 square metres
per unit
g. Regulations for Linked Townhouse Dwellings and Semi-detached
Dwellings
i) For the purpose of establishing regulations for each Link
Townhouse Dwelling and Semi-detached Dwelling unit, the
100
following specific regulations shall apply as if each unit is
located on a lot.
ii) Where a Link Townhouse Dwelling Lot is a through lot with
frontage on both a Public Street or Municipal Park and a
Private Street, the lot line along the Public Street or Municipal
Park shall be deemed the Front Lot Line.
iii) Lot Area (minimum) 120 square metres
iv) Lot Frontage on a Public or Private Street (minimum) 4.5 metres
V) Yard Requirements for units fronting onto Public Street or Municipal
Park (minimum)
(a) Front Yard
i. Dwelling
4.0 metres
ii. Porch
2.0 metres
(b) Rear Yard adjacent to a Private
Street 5.7 metres
(c) Exterior Side Yard
i. Garage
6.0 metres
ii. Dwelling
4.0 metres
iii. Porch
2.0 metres
(d) Interior Side Yard
1.5 metres, nil where a
(c)
building has a common
1.5 metres
wall with any building on
Interior Side Yard
an adjacent lot in the same
zone
(e) Notwithstanding 14.6.52 g. v) (b), an unenclosed and
uncovered deck with a minimum height of 2.5 metres may
encroach in the required rear yard a maximum of 3.7 metres
provided the outdoor parking space is provided at grade.
(f) Where a setback is measured to a lot line formed by a radius
at the intersection of two private streets, the minimum setback
to the dwelling shall be 4.5 metres provided 1 outdoor parking
space is provided.
vi) Yard Requirements for units fronting onto Private Street (minimum)
(a)
Front Yard
i. Garage
6.0 metres
ii. Dwelling
4.0 metres
iii. Porch
2.0 metres
(b)
Rear Yard
7.5 metres
(c)
Exterior Side Yard
1.5 metres
(d)
Interior Side Yard
1.5 metres, nil where a
building has a common
wall with any building on
an adjacent lot in the same
zone
101
(e) Notwithstanding 14.6.52 g. vi) (a) iii., Where a setback is
measured to a lot line formed by a radius at the intersection of
two private streets, the minimum setback to the unenclosed
porch shall be 1.5 metres.
vii) Building Height (maximum) 12 metres
viii) Driveway Length (minimum) 5.7 metres
h. The provisions of Section 3.1 g. (iv) continue to apply, except where they are in
conflict with the yard requirements for a porch in Section 14.6.52 g. v) (a) ii.,
14.6.52 g. vi) (a) iii., 14.6.52 g. vi) (e), and for a deck in Section 14.6.52 g. v)
(e) of this exception zone."
2. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from "Agricultural (A) Zone" to "Holding - Urban Residential
Exception ((H)R3-52) Zone" as illustrated on the attached Schedule `A' hereto.
3. Schedule `A' attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 and Section 36 of the Planning Act.
By -Law passed in open session this day of , 20
Adrian Foster, Mayor
C. Anne Greentree, Municipal Clerk
102
This is Schedule "A" to By-law 2018- , passed this day of , 2018 A.D.
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Bowmanville • ZBA 2016-0010 • Schedule 3
Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk
103
Presentations and Handouts
Application By: AKERO DEVELOPMENTS INC.
Public Meeting: Monday March 12, 2018
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Delete three 11 metre lots and
replace with three 11.3 metre lots
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Northglen Neighbourhood Design Plan
Land Development
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Comments
• No issues have been raised from
the public or circulated agencies
• The proposed changes o not
affect the overall Northglen
Neighbourhood Design Plan.
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• The proposed zoning changes
will ensure consistent setbacks ._
and coverage for all the
dwellings in entire Northglen
Neigbhourhood.
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ZBA2017-0024
Application By:
Fifty Five Clarington Ltd. and Modo Bowmanville
Towns Ltd. (Kaitlin Corporation)
Proposed Rezoning to permit two 12 -storey apartment buildings (424
units) in the Bowmanville West Town Centre
Public Meeting: March 12, 2018
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ZBA 2016-0010
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---------------
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Prince William Boulevard"
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— Townhouse
Developmen_tAk'
[112 its)"
EXTENSION OF CLARINGTON BLVD-
--Proposed
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Site 1�`�
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Proposed - — Under Construction • v:
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9 Park'
Or FRY CRES
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ZBA•2017,0003
SPA 2017-0005
Public Comments
• Too much density;
• Negative impact to views/overlook;
• Increased Traffic and Congestion;
• Acknowledgement of future
commercial expansion;
• Interest in purchasing unit;
• Approval/construction take too long;
• Prefer Rental units.
M I r
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REVISED DEVELOPMENT PROPOSAL
Applicant
Fifty Five Clarington Ltd & 4
Modo Bowmanville Towns Ltd.
Site Location.
51 & 55 Clarington Boulevard,
Bowmanville I
PROPOSAL:
Two multi -unit residential
buildings with underground
parking;
• 302 apartment units proposed
in a 12 storey building at
51 Clarington Blvd ® 434 Residential Units in total
• 132 apartment units proposed
in a 12 storey building at
55 Clarington Blvd
H I 12 storeys
1Y
FILES: Zoning By -Law Amendment 2017-0003 & Site Plan Approval 2017-0005
7111:111►1 i,, laall:
Monday, March 12, 201
7 p.m.
Council Chambers (2nd Floor)
40 Temperance Street
Bowmanville, ON L1C 3A6
Contact the Planner
Anne Taylor Scott
Planning Services
Department
905-623-3379
ext. 2414
1111114 ataylorscott@clarington_net
Qwww.clarington.net
Staff and Agency Comments
- Generally unchanged from the initial proposal
- Establishing appropriate zone regulations
- Implementation through Future Site Plan process
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BLOCK 70
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O BENCHMARK: OBM 421-69 ELEV. 86.265
I ' '" %•':~. ..;.moi' •t.i,••,.:;h .:,,:
CONCRETE BRIDE CARRYING WAVERLY ROAD OVER H I •:: :'-• `.:?��••:�'`-•:/ wY. 401 AT
' INTERCHANGE 74, 1.3 KM WEST OF INTERCHANGE 75 (JUNCTION OF
1 ,:,;-L..�=-;.•'' / ' I HWY 401 AND LIBERTY ST.) AT BOWMANVILLE AND 3.1 KM EAST OF
^. - ::1:•:;;.;:;:;.:;:;:; / ' HOLT ROAD. TABLET IS SET HORIZONTALLY IN NORTH-EAST FACE
OF MOST EASTERLY CONCRETE PILLAR AT SOUTH END OF BRIDGE,
58 CM ABOVE GROUND LEVEL AND 21.3 M SOUTH OF CENTRELINE
I" I y�P?' • i:; .~:• / OF HWY 401
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KEY PLAN
N.T.S
LAND USE SCHEDULE
PROPOSED USE LOT/BLK # # OF # OF1 AREA
LOTS BLKS UNITS ha
MEDIUM DENSITY
BLOCK 1 (MODO)
1
111
1.851
RESIDENTIAL
BLOCK 2 (MODO)
1
145
2.424
BLOCK 4 (DEVON DANIELL)
1
28
0.467
HIGH DENSITY BLOCK
RESIDENTIAL
3 (MOOD)
1
123
0.410
407
5.152
TOTAL
NON RESIDENTIAL
ROAD WIDENING
ROAD
BLOCKS 5, 6, 7
26.Om ROW
3
0
0.358
0.744
TOTALS T
7
1 40716-254
ADDITIONAL INFORMATION REQUIRED UNDER
SECTION 51 OF THE PLANNING ACT
E NORTH -COMMERCIAL
SOUTH -CANADIAN PACIFIC RAILWAY
EAST -OPEN SPACE
WEST -RESIDENTIAL
H -PIPED MUNICIPAL WATER
I -TILL
K -ALL MUNICIPAL SERVICES AVAILABLE
OWNER'S AUTHORIZATION
OWNER'S AUTHORIZATION
I/WE FIFTY FIVE
I/WE MODO BOWMANVILLE
CLARINGTON LTD.
TOWNS LTD.
OWNER OF THE
BEING THE REGISTERED OWNER OF THE
SUBJECT LANDS HEREBY AUTHORIZE
BEING THE REGISTERED
SUBJECT LANDS HEREBY AUTHORIZE
D.G.BIDDLE AND ASSOC. LTD.
D.G.BIDDLE AND ASSOC. LTD.
TO PREPARE AND SUBMIT A DRAFT PLAN
TO PREPARE AND SUBMIT A DRAFT PLAN
FOR APPROVAL
OF SUBDIVISION FOR APPROVAL
(ORIGINAL SIGNED BY)
OF SUBDIVISION
(ORIGINAL SIGNED BY)
SIGNED WILLIAM J DANIELL
SIGNED WILLIAM J DANIELL
WILLIAM J DANIELL
WILLIAM J DANIELL
DATE FEBRUARY 23, 2016
DATE FEBRUARY 23, 2016
OWNER'S AUTHORIZATION
SURVEYOR'S CERTIFICATE
I/WE DEVON DANIELL
I HEREBY CERTIFY THAT THE BOUNDARY
OF THE LANDS TO BE SUBDIVIDED AS
BEING THE REGISTERED OWNER OF THE
SUBJECT LANDS HEREBY AUTHORIZE
SHOWN ON THIS PLAN AND THEIR
RELATIONSHIP TO ADJACENT LANDS ARE
D.G.BIDDLE AND ASSOC. LTD.
ACCURATELY AND CORRECTLY SHOWN
J•D.BARNES LIMITED
TO PREPARE AND SUBMIT A DRAFT PLAN
ONTARIO LAND SURVEYORS
OF SUBDIVISION FOR APPROVAL
(ORIGINAL SIGNED BY)
(ORIGINAL SIGNED BY)
SIGNED DEMON DANIELL
DEVON DANIELL
SIGNED SCOTT COONS
O.L.S
DATE FEBRUARY 23, 2016
DATE FEBRUARY 16, 2016
2 REV. TO INCLUDE BLK 3, CLARINGTON BLVD APR/1 6 BB
1 REVISED BLOCK 2 APR/1 61 BB
No. REVISION DATE I BY APPROVED
REVISIONS
DRAFT PLAN
OF SUBDIVISION
PART OF LOT 16, CONCESSION 1
FORMERLY IN THE TOWNSHIP OF DARLINGTON
NOW IN THE
MUNICIPALITY OF CLARINGTON
REGIONAL MUNICIPALITY OF DURHAM
® O.G. Biddle & Associates Limited
consulting engineers and planners
96 KING STREET EAST • OSHAVVA•ON L1 H 1136
PHONE (905)576-8500 • FAX (905)576-9730
Info®dgbiddl e. com
SCALE: 1:750
115152
DRAWN BY: B.B.
DP -1
DESIGN BY: M.B.C.
CHECKED BY: M.B.C.
PLOT DATE: 28/04/2016