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Report To: Planning and Development Committee
Date of Meeting: March 12, 2018
Report Number: PSD -024-18 Resolution Number: PD -043-18
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.
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:
1.2 Proposal:
1.3 Proposed Density
1.4 Area:
1.5 Location:
1.6 Roll Number:
MODO Bowmanville Towns Ltd.
(Kaitlin Corporation).
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).
43 units per hectare
2.4 hectares
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)
1817 010 020 16800
1.7 Within Built Boundary: Yes
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
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ADDITIONAL LANDS OWNED BY THE APPLICANT
PROPOSED ALIGNMENT FOR
CLARINGTON BOULEVARD
FUTURE
DEVELOPMENT
f LEGEND
Figure 1: Conceptual Site Plan for MODO South
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.
Municipality of Clarington
Report PSD -024-18 Page 5
Existing Cohn ercial Uses ~ '
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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
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.
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
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.
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.
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.
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 Density, 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.
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.
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.
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.
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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.
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.
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.
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.
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
KaitlinCorp.com
-F-
- IAEKNAFa
AaT
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
KaitlinCorp.com
-F-
- IAEKNAFa
AaT
KING STRtti
,w FUTURE
GO STATION SITE
0 9000 • PEDESTRIAN WALKWAY
CONTAMINATED SITE
nA.*, (m jxt> usx �1if ► CS�
MAP A
LAND USE
BOWMANVILLE
WEST TOWN CENTRE
SECONDARY PLAN
FEBRUARY, 2014
THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY I
WEST TOWN CENTRE
BOUNDARY
MEDIUM DENSITY
RESIDENTIAL
LOW RISE HIGH DENSITY
RESIDENTIAL
MID RISE HIGH DENSITY
RESIDENTIAL
STREET -RELATED COMMERCIAL
OFFICE COMMERCIAL
®
GENERAL COMMERCIAL
COMMUNITY FACILITY
CP
COMMUNITY PARK
;• NP �;
NEIGHBOURHOOD PARK
ENVIRONMENTAL
PROTECTION AREA
KING STRtti
,w FUTURE
GO STATION SITE
0 9000 • PEDESTRIAN WALKWAY
CONTAMINATED SITE
nA.*, (m jxt> usx �1if ► CS�
MAP A
LAND USE
BOWMANVILLE
WEST TOWN CENTRE
SECONDARY PLAN
FEBRUARY, 2014
THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY I
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CLARINGTON MIXED -USF DEVELOPMENT
MIXED USE— RESIDENTIAL
PROJECT NO. 16-090
September 19, 2 -
SCALE 1:1000
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I(TOTAL: 230 UNITS)
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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
- -----------
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-
t
\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
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- --- - - - - - - -4111111111111111
PRINCE WILLIAM BLVD
Site 'B'
1.1 Site Area sq.m. sq.ft.
Residential Area 17,939.75 193,102
Total Site Area 17,939.75 193,102
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 tc3
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
(37.00%) (0.00%)
1,825.00
19,644
--- - -
1 BUILDING D- I I �B BUILDING E
I
3 STOREY TOWNHOU 3 STOREY TOWNHOUSE
1
BUILDING Ii C (4 UNITS) (6 UNITS)
5 STORE
CONDOMINIUM
1 (TOTAL: 230 UNITS) D 4&,
o �'O G
0 ***41)
1 2j �i(i
1 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)
1 (TOTAL: 230 UNITS) /
I '
1 /
I- - - - - - - - - - - '
1
- - - - - - - 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- Builtling A(Condominium)
31,000.00
321,841
Proposed GFA- Buil di ng B(Condominium)
22,000.00
222,813
Proposed GFA -Building C(Condominium)
22,000.00
236,806
Proposed GFA- Building D (Townhouse)
1,350.00
14,531
-
Proposed GFA- Buil ding 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
--- - -
1 BUILDING D- I I �B BUILDING E
I
3 STOREY TOWNHOU 3 STOREY TOWNHOUSE
1
BUILDING Ii C (4 UNITS) (6 UNITS)
5 STORE
CONDOMINIUM
1 (TOTAL: 230 UNITS) D 4&,
o �'O G
0 ***41)
1 2j �i(i
1 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)
1 (TOTAL: 230 UNITS) /
I '
1 /
I- - - - - - - - - - - '
1
- - - - - - - CANADIAN PACIFIC RAILWAY
3.0
4.0
4.1
4.2
4.3
4.4
4.5
4.6
5.0
5.1
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 We
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 Total Units
(37.00%) (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 his
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 Total 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 Levels Podium)
1.50
x 748
1,118
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
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, 201( / � \\
SCALE 1:750
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OUTDOOR \`
AMENITY \
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I I Z o 3 LEVELS BELOW GRADE PARKING
N = Z (TOTAL 698 UNITS & 1,047 CARS)
I I
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BUILDING A
125 STOREY I
BUILDING D C(, NDOMINIOM
3 STOREY TOWNHOUSE (TONAL: 230 UNITS)
(4 UNITS) I
I i
1
- --
PRINCE
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.ft.
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.ft.
Leel 1
1 x
1,000.00
1,000.00
10,764
Levels 2 m 25
24 x
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.ft.
Leel 1
1 x
1,000.00
1,000.00
10,764
Levels 2 m 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 to
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.ft.
Levels 1 ho
3 x
450.00
1,350.00
14,531
Total GFA - Building E (Townhouse)
1,350.00
14,531
2.6 Proposed GFA - 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.ft.
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 / Site Area
4.500
4.0 Unit Count
4.1 Building A (Condominium)
floors
Units
fila
n/a
n/a
Total
Levels 1 to
2 x
0
+0
+0
+0
0
Levels 3 025
23x
10
+0
+0
+0
230
Total Building A - Units
230.
0
+0
+0
230
Percentage ofTotal Units
(32.95%) (0.00%)
(0.00%) (0.00%)
(33.0%)
4.2 Building B (Condominium)
floors
Units
n/a
n/a
n/a
Total
Lew:ls 1 tot
2x
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 Teta/ Unit,
(32.95%) (0.00%)
(0.00%) (0.00%)
(33.0%)
4.3 Building C (Condominium)
floors
Units
fi/a
We
We
Total
Leel, 1 tot
2 x
0
+0
+0
+0
0
Levels 3 W25
23 x
10
+ 0
+ 0
+ 0
230
Total Building C - Units
230
+ 0
+0
+0
230
Percentage of Total Units
(32.95%) (0.00%)
(0.00%) (0.00%)
(33.0%)
4.4 Building D (Townhouse)
floors
Units
fila
n/a
fila
Total
Leel 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
(0.51%) (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%) (000%)
5.0Vehicular Parkin
5.1 Packing Required (Agincourt Community By
4a. 10076)
ratio
units
spaces
3 Leets 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
KIRKOR ARCHITECTS + PLANNERS
20Martin Ross Avenue, Toronto, Ontario, M3J 2K8
T(416) 665-6060, F(416) 665-1234, wwa..kirkorarchitects.com