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HomeMy WebLinkAbout04/01/19Final rinC114gton Planning and Development Committee Agenda Date: April 1, 2019 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: April 1, 2019 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 March 11 Minutes of a Regular Meeting of March 11, 2019 Minutes 7 Public Meetings 7.1 Public Meeting Application for a Proposed Zoning By-law Amendment Applicant: Lynstrath Developments Inc. (Esquire Homes) Report: PSD -018-19 Location: 3 Lawson Road, Courtice 7.2 Public Meeting The Draft Terms of Reference for the North Village Secondary Plan, Newcastle Applicant: Municipality of Clarington Report: PSD -019-19 Location: The area from the CP Rail line to the south, Concession Road 3 to the north, Arthur Street to the east and Highway 35/115 to the west, consisting of three areas in Newcastle Page 5 Page 12 Page 14 Page 2 CIarifl#oII Planning and Development Committee Agenda Date: April 1, 2019 Time: 7:00 PM Place: Council Chambers 8 Delegations 8.1 Beth Meszaros, Regarding Suggestions for On -Farm -Diversified Uses, Agri -tourism and Special Events 8.2 Paul and Kathy Powers, Regarding Report Application by Kyle Roberts to amend the Zoning By-law to facilitate the creation of one additional single detached lot at 46 Lawson Road in Courtice 8.3 Barry Bolahood, Regarding Report PSD -023-19, Request to amend Interim Control By-law 2018-083 for 10 Victoria Street Bowmanville 8.4 Ken Hoy, Regarding Report PSD -023-19, Request to amend Interim Control By-law 2018-083 for 10 Victoria Street Bowmanville 9 Communications - Receive for Information 9.1 St. Mary's Minutes of the St. Mary's Cement Community Relations Page 16 Cement Committee dated December 4, 2018 Minutes 10 Communications— Direction 10.1 Memo from Memo from Michael Seaman, Director of Planning Michael Services, Regarding Delegation 8.1 Beth Meszaros, Seaman Regarding Suggestions for On -Farm -Diversified Uses, Agri -tourism and Special Events (Motion for Direction) 10.2 Confidential Memo from Michael Seaman, Director of Planning Memo from Services, Regarding an Acquisition of Land Michael Seaman (Motion for Direction) 11 Presentations No Presentations Page 3 CIarifl#oII Planning and Development Committee Agenda Date: April 1, 2019 Time: 7:00 PM Place: Council Chambers 12 Planning Services Department Reports 12.1 PSD -018-19 Applications by Lynstrath Developments Inc. for a Draft Page 27 Plan of Subdivision and Zoning By-law Amendment to create one block for up to 28 townhouse dwellings in a common elements condominium on the south-east corner of Townline Road and Lawson Road 12.2 PSD -019-19 North Village Secondary Plan Study — Terms of Page 38 Reference 12.3 PSD -020-19 Extension to Draft Approval for 19 Estate Residential Lots Page 74 12.4 PSD -021-19 Application by Kyle Roberts to amend the Zoning By-law Page 81 to facilitate the creation of one additional single detached lot at 46 Lawson Road in Courtice 12.5 PSD -022-19 Rezoning Application by R. W. Carr Investment Co. to Page 95 permit two single detached homes with a frontage of 12.9 metres at 92 Elgin Street in Bowmanville 12.6 PSD -023-19 Request to amend Interim Control By-law 2018-083 for 10 Page 115 Victoria Street Bowmanville 13 New Business — Consideration 14 Unfinished Business None 15 Confidential Reports No Reports 16 Adjournment Page 4 Clarftwn Planning and Development Committee Minutes March 11, 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 Monday, March 11, 2019 at 7:00 PM in the Council Chambers. Present Were: Mayor A. Foster, Councillor G. Anderson, Councillor R. Hooper, Councillor J. Jones, Councillor J. Neal, and Councillor M. Zwart Regrets: Councillor C. Traill Staff Present: A. Allison, M. Seaman, C. Pellarin, K. Richardson, F. Langmaid, 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 -023-19 Moved by Councillor Zwart, seconded by Councillor Hooper That the Agenda for the Planning and Development Committee meeting of March 11, 2019 be adopted as presented. Carried 4 Declarations of Interest Later in the meeting, Councillor Zwart declared an indirect interest in Communication Item 10.1 Barry Bolahood— Request an Amendment to the Interim Control By -Law 2018-083. 5 Announcements Members of Committee announced upcoming community events and matters of community interest. -1- 5 Clarftwn Planning and Development Committee Minutes March 11, 2019 6 Adoption of Minutes of Previous Meeting Resolution #PD -024-19 Moved by Councillor Anderson, seconded by Councillor Jones That the minutes of the regular meeting of the Planning and Development Committee, held on February 19, 2019, be approved. Carried The Director of Planning Services introduced Andrew Payne, Contract Planner I. 7 Public Meetings 7.1 Application for a Proposed Zoning By-law Amendment Applicant: Aspen Gardens Bowmanville Ltd. (Kaitlin) Report: PSD -016-19 Location: 2346 Baseline Road, Bowmanville at the northwest corner of Baseline Road and Green Road Anne Taylor -Scott, Senior Planner, made a verbal and electronic presentation to the Committee regarding the application. John Colville, local resident, spoke in opposition to the application. Mr. Colville explained that he is concerned with the aesthetic of the proposed plan and that it does not blend with the surrounding single unit dwellings. He stated that 103 townhouse units is too many for the subject property. Mr. Colville noted that the approved draft plan from 1996 proposed only single dwelling homes. He stated that he is concerned with the potential increase in noise and traffic in the area. Mr. Colville explained that parking will also be an issue. He is concerned with how emergency vehicles will be able to access the area. Mr. Colville mentioned that the density of the proposed plan is too high, and the Municipality of Clarington should be reducing the carbon footprint not increasing it. He referenced section 6.3.2 of Clarington's Official Plan from 1996 [which has been superseded by the current Official Plan approved in June 2017]. Mr. Colville explained that, if the application is approved, the current road conditions will deterioriate. Michael Fry, Senior Planner, D.G. Biddle and Associates, was present on behalf of the applicant. Mr. Fry explained that the proposed development is within the urban boundary density at a density at approximately 41 units per hectare. He stated that 41 units per hectare is in line with the expectations of the Province as well as the Municipality of Clarington's Official Plan and the Regional Official Plan. Mr. Fry explained that Baseline Road is a Type A arterial and Green Road is a Type B arterial and therefore the medium density block in this area is appropriate. He noted that he has reviewed the traffic impact study and it states that traffic generated by this development can be handled by the existing road network and by the intersections surrounding the -2- A• Clarftwn Planning and Development Committee Minutes March 11, 2019 site. Mr. Fry concluded by advising the Committee that they will continue to work with staff on the application. 8 Delegations 8.1 Brenda Metcalf, Chair, Agricultural Advisory Committee of Clarington, Regarding an Annual Update Brenda Metcalf, Chair, Agricultural Advisory Committee (AAC) of Clarington, was present regarding an Annual Update. She made a verbal presentation to accompany a handout. Ms. Metcalf reviewed the accomplishments of the AAC for 2018, which included highlights, events, and presentations at their meetings. She also explained the importance of the farming industry. Ms. Metcalf thanked the Committee for the opportunity to speak and the municipal staff for their work with the AAC. Resolution #PD -025-19 Moved by Councillor Hooper, seconded by Councillor Jones That the delegation of Brenda Metcalf, Chair, Agricultural Advisory Committee of Clarington, Regarding an Annual Update, be received with thanks. Carried 9 Communications - Receive for Information 9.1 Minutes of the St. Mary's Cement Community Relations Committee dated September 11, 2018 Resolution #PD -026-19 Moved by Mayor Foster, seconded by Councillor Anderson That Communication Item 9.1 be received for information. Carried -3- Clarftwn Planning and Development Committee Minutes March 11, 2019 Councillor Zwart declared an indirect interest in the New Business Item regarding Communication Item 10.1 Barry Bolahood— Request an Amendment to the Interim Control By -Law 2018-083. Councillor Zwart left the room and refrained from discussion and voting on this matter. 10 Communications— Direction 10.1 Barry Bolahood— Request an Amendment to the Interim Control By -Law 2018-083 Resolution #PD -027-19 Moved by Mayor Foster, seconded by Councillor Anderson That the request to amend Section 2.e. of Interim Control By-law 2018-83 to add 10 Victoria Street, submitted by Barry Bolahood, be approved; and That the Interim Control amending By -Law attached to the memo from Carlo Pellarin dated March 5, 2019, be adopted. Motion Lost Resolution #PD -028-19 Moved by Councillor Jones, seconded by Councillor Hooper That the request to amend Section 2.e. of Interim Control By-law 2018-83 to add 10 Victoria Street, submitted by Barry Bolahood, be denied. Carried Councillor Zwart returned to the meeting. 10.2 Carlo Pellarin, Manager of Development Review, Regarding Regional Waste Pick-up for Residential Development with Private Roads Resolution #PD -029-19 Moved by Councillor Jones, seconded by Councillor Anderson Whereas the Region of Durham provides residential waste collection to the residents of Clarington; Whereas the Municipality of Clarington recognizes the importance of providing consistent waste collection for all residents, regardless of dwelling type to achieve best use of the Blue Box and Green Bin programs; Whereas to achieve this, the Municipality of Clarington encourages all applicants of multi -unit residential development to comply with the Region of Durham by-law and regulations for Waste Management Services; -4- 0 Clarftwn Planning and Development Committee Minutes March 11, 2019 Whereas the Region of Durham By -Law 46-2011 is a By-law regulating the provision of the Waste Management Services under the jurisdiction of The Regional Municipality of Durham. Schedule "P" to the By-law requires all private roads in multi -residential developments used by Regional Waste vehicles be a minimum of 6.5 metres in width and provide a minimum of 13 metres in turning radii;and Whereas the Region of Durham Works Department staff is proposing to review existing policies and by-laws related to the provision of waste collection services, including on multi -residential developments; Now therefore, the Municipality of Clarington requests that part of the review by Regional Works and Planning Staff be the consideration of reducing minimum private road width and turning radii requirements to match those of the Ontario Fire Code for fire truck access on private roads, 6.0 m and 12 metres respectively. Carried 11 Presentation(s) No Presentations 12 Planning Services Department Reports 12.1 PSD -016-18 Applications by Aspen Gardens Ltd. (Kaitlin) for a Draft Plan of Subdivision and Zoning By-law amendment to permit a 136 -unit residential subdivision at the northwest corner of Baseline Road and Green Road, Bowmanville Resolution #PD -030-19 Moved by Councillor Hooper, seconded by Councillor Jones That Report PSD -016-19 be received; That the application for a proposed Draft Plan of Subdivision and the application to amend Zoning By-law 84-63, submitted by Aspen Gardens Ltd. (Kaitlin), for the development of a 136 -unit plan of subdivision continue to be processed and that a subsequent report be prepared; and That all interested parties listed in Report PSD -016-19 and any delegations be advised of Council's decision. Carried -5- E Clarftwn Planning and Development Committee Minutes March 11, 2019 12.2 PSD -017-19 Cannabis Retail Stores Siting Policy Resolution #PD -031-19 Moved by Councillor Zwart, seconded by Councillor Jones That Report PSD -017-19 be received; That the draft Municipal Cannabis Retail Store siting policy (Attachment 1 to Report PSD -017-19) be approved; and That any interested parties be notified of Council's decision. Motion Lost Resolution #PD -032-19 Moved by Councillor Hooper, seconded by Councillor Anderson That Report PSD -017-19 be referred to Staff to provide stronger language in the Cannabis Retail Stores Siting Policy and to report back to the Planning and Development Committee meeting of April 1, 2019. Motion Withdrawn Resolution #PD -033-19 Moved by Councillor Hooper, seconded by Councillor Anderson That Report PSD -017-19 be tabled to the Council meeting of March 18, 2019. 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. 10 Cladwwn Planning and Development Committee Minutes March 11, 2019 16 Adjournment Resolution #PD -034-19 Moved by Councillor Jones, seconded by Councillor Hooper That the meeting adjourn at 8:17 PM. Chair Carried 11 7- Deputy Clerk Clarbgtoa Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application to amend Zoning By-law 84-63 for a proposed Plan of Subdivision. 12 Lynstrath Developments Inc. (Esquire Homes) proposes to amend Zoning By-law 84-63 to facilitate a Draft Plan of Subdivision application and future Condominium application. The proposal includes a total of 28 townhouse dwelling units, 17 dual frontage and 11 traditional units, a private lane, water metre building and visitor parking spaces. The proposal has made accommodations for a future cul-de-sac. When Adelaide Road is extended east of Townline Road access to Lawson Road will be eliminated and a new access onto Adelaide Road constructed. The applications have been deemed complete. ' • • - Address: 3 Lawson Road, Courtice The property is located on the south-east corner of Townline Road and Lawson Road. ASTRA COURT Ta fILI., O Wi Ce LU LLJ tj " ADELAIDE AVENUE= R Z 1 ' p ., , 8 LAWSON ROAD . - BELAIR CRESCENT --.z r r -� A. t ELDORADO AVENUE W r.F vl.. A .. ... ��, © fO LI.I f WABBOKISH COURT da 0 How to • - Informed The application, background studies and additional information and are available for review at the Planning Services Department and on our website at clarington.net/developmentproposals Questions? Please contact Brandon Weiler 905-623-3379, extension 2424, or by email at bweiler clarington.net How to Provide Comments Speak at the Public Meeting: Date: Monday, April 1, 2019 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 Brandon Weiler. File Number: S -C-2019-0002 & ZBA2019-0003 12 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 Local Planning Appeal Tribunal; and b) you will not be able to participate at a hearing of an appeal before the Local Planning Appeal Tribunal, in the opinion of the Board or the Tribunal, there are reasonable grounds to do so. Michael Seaman, MCIP, RPP Director of Planning Services /aw artment\Application Files\SC-Subdivision\S-C-2019\S-C-2019-0002 3 Lawson Road\Public Meeting\PM_Notice_3 Lawson_S-C-2019-0002_02'21'209.docx 13 Clarbgtoa Notice of Public Meeting The Draft Terms of Reference for the North Village Secondary Plan, Newcastle The Municipality is seeking public comments before making a decision to commence the preparation of the Secondary Plan. 7 • • . The Municipality of Clarington has been requested by a group of landowners to prepare a Secondary Plan for lands in north Newcastle. A Secondary Plan is part of the Official Plan, providing more detailed direction for a specific area regarding land uses, transportation, infrastructure, natural heritage, phasing of development and urban design. You are invited to present your comments on the draft Terms of Reference for this project at the upcoming Planning and Development Committee meeting. No development approvals are under consideration at this time. The draft Terms of Reference outlines the process for the Secondary Plan study, including the opportunities for public input. Once finalized, the Terms of Reference will be the basis for a Request for Proposals for a consulting team to lead the project. Location N OCONCESSION ROAD 3 w o North Village Secondary o S o A Plan Area C 0 a LU a J V1 W 0.. m J Z = O w Existing Neighbourhood Design Plan Area Additional Study Area W 0 w 0 o z 0 ,• . - PLN 41.14 KING -AVENUE EAST Glarmgton How to • - Informed The draft Terms of Reference and staff report will be available for review at the Planning Services Department and on our website at www.clarington.net/NorthVillage. For more information, to be added to the project mailing list or to provide comments, please contact: Carlos Salazar, Manager, 905-623-3379, ext. 2409, or by email at csalazar(a)_clarington.net or Mitch Morawetz, Planner, 905-623-3379, ext. 2411 or by email at mmorawetz(a)_clarington.net How to Provide Comments Present your comments on the draft Terms of Reference for this Study at the Public Meeting: Date: Monday, April, 1, 2019 Time: 7:00 pm Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Council Chambers, Municipal Administrative Centre File Number: PLN.41.14 14 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 FIU HSDAR HCVC -FI- 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. For: Michael Seaman, MCIP, RPP Director of Planning Services I:\^Department\PLN Files\PLN 41 Sec. Plans\PLN 41.14 - North Newcastle\Public Meeting Notice—North Newcastle_15'03'19.docx 15 MM MMMEMM M M ommm MMMMH HMMRP? 000F7F?l00N0f.U?0 MMM",HMMMM MEMBE MEW MMMEMM MMMEMM M MMMUMNIMMM M MMMMMMMEMM MMMEM HM M.- MM 000. ??®0 M now"M MIN MMM 000E®0000 0M0MHF7W0H00 M MMMEM MM Mr-rrfflHr-u? MNMMMoWnv 0000 MM MMFVI IN MME MMMMMRMMMVMHMM M MMMEM MrN IN M mmmmm 0 ".MOM MEMO MM MMM IN r -u? HE mmmmowwom ME= 000000 MMMMIN MMM IN MMMMMH owwom ME= 000000 MwwMM MMM IN MMMr-U? HMM W -EE MOROMMOWn? 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M [alm ? ®M® MMOMM?�. ??[EMM M zMM= MMS?? 0 MMMM o??o IMM 00 22 0 MMM ? ? t 6 Cedar Crest —41-- C Cedar Crest North East Quarry —� Cove Road t Limit x OPG INEIR BEINNIMIi79El� o o0 0 6,000 5,500 5,000 4,500 4,000 3,500 N 3,000 H 2,500 2,000 1,500 1,000 500 0 4,000 3,500 3,000 2,500 N c 2,000 1,500 1,000 500 0 0 00 00MM00 DOMmME .. ? * MINM MM ®❑?m C 0 0 m0M®®M? ? 0 MMMT M0000 502 Emissions 2018 3,856 5,609 2018 Allowance Granted 2018 Actual Emissions* NO, Emissions 2018 3,505 2018 Allowance Granted ❑mmm ? ? m 00 23 2,832 2018 Actual Emissions* ❑p ❑MMM 0 0 mm o o0 0 00mm0mm0mm00 0 RMMNNM ?o 00m"I®0000 mmmm 00 0 MEN DOmMO® 00 0 000R® ooMM ooF*Mo M 00 D®� • Q 130 125 120 115 110 105 100 co ao ao ao ao 0o ao 0o ao 0o ro m ao aD aD ao ao ao ao ao ao ao w m m ao ao ao ao ao 00 00 0o ao ro m m m co aD co ao ao ao ao ao 000® Peak Air Vibration Level (dB) N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O .ti l!1 01 n Pl N n .-i O n V1 M OJ 7 .+ OD ti R O N .Oi .-i t0 N N .Oi 7 .ti n Pl R R N [O n N 01 !!1 t0 .ti OD ti N �O O Golder Air Vibration (d BL) Cedar Crest tGolder Air Vibration (d BL) Aggregate Shop —d—Golder Air Vibration (d BL) Baseline —Golder Air Vibration (d BL) Cedar Crest Vacant —*—Air Vibration Limit 00 24 0 ? .. ? 0M 0 0 M0®® MM.?0 00mm®0000 0 00 ? ? ? 14 12 10 8 6 4 2 0 m m m m m ao m m m m m w ao m m m ao ao ao m m m m m ao ao m m m m ao ao m ro ro m ao ao m m ro m ao ao m m 0000000000000000000000000000000000000000000000 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 0 0 0 0 00000000000000000000000000000000 O � 1 O n N N n \+ \-� Wn V O M O O� 1 N O V \-� N N V V N O N N O� 1 10 8 W l N O O O- N N O ""O_ ti N O O ti N M O ti N N O ti� N M O ti N O ti ti "0 O ti N O O ti N "M Peak Ground Vibration Level (mm/s) —Golder Peak Component (mm/s) Cedar Crest --*—Golder Peak Component (mm/s) Aggregate Shop —&Golder Peak Component (mm/s) Baseline —Golder Peak Component (mm/s) Cedar Crest Vacant —+—Ground Vibration Limit 0 a 00 000 0 00�®opo??a • MMM 000MM®D? MEM MMMMM®M®?? • 00M?? ®M®??®00=M0 • ❑7.00 0 00MM® 0??DD D • ❑7 ? ? ? ®0�®�® 0� ? ? ®00000 00 ❑?gym?. ?�❑�� • MIR ❑? ❑? ❑7?®❑7 MEMIM ? ? ®? ? 0 0MMMHOM ? 0 M?? ❑� ❑� ❑� ? ?❑7 ❑7. ®IN❑? ❑? MN DD 0000�� 0 000 25 0 o o0 0 00mm0mm0mm00 0 Mmlmm mo 00m"I®0000 mmmm ®oom® oomnmo® oommm 0000 0m oom> > • o M. ? ®omIN ®oo 0 000 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: April 1, 2019 Report Number: PSD -018-19 Resolution: File Number: S -C-2019-0002 & ZBA2019-0003 By-law Number: Report Subject: Applications by Lynstrath Developments Inc. for a Draft Plan of Subdivision and Zoning By-law Amendment to create one block for up to 28 townhouse dwellings in a common elements condominium on the south-east corner of Townline Road and Lawson Road Recommendations: 1. That Report PSD -018-19 be received; 2. That the proposed Draft Plan of Subdivision and Zoning By-law Amendment submitted by Lynstrath Developments Inc. continue to be processed including the preparation of a subsequent report; and 3. That all interested parties listed in Report PSD -018-19 and any delegations be advised of Council's decision. 27 Municipality of Clarington Resort PSD -018-19 Report Overview Paae 2 The Municipality is seeking the public's input on applications for a proposed Draft Plan of Subdivision and Zoning By-law Amendment, submitted by Lynstrath Developments Inc. (Esquire Homes), to permit up to 28 townhouse dwellings, a private lane, water meter building and visitor parking spaces. The applicants have not submitted the Draft Plan of Condominium or Site Plan applications at this time. 1. Application Details 1.1 Owner/Applicant: 1.3 Agent: 1.4 Proposal: 1.5 Area: 1.6 Location: 1.7 Roll Number: 1.8 Within Built Boundary: 2. Background Lynstrath Developments Inc. (Esquire Homes) The Biglieri Group Draft Plan of Subdivision The proposed Draft Plan of Subdivision would create one block that would allow for a future common elements condominium containing up to 28 townhouse units. Zoning By-law Amendment To rezone the lands at 3 Lawson Road from "Urban Residential Exception (R1-17) Zone" to appropriate zones that would permit the townhouse dwelling units. 0.69 Hectares (1.7 acres) 3 Lawson Road, Courtice 181701010016610 Yes 2.1 On January 29, 2019, Lynstrath Developments Inc. (Esquire Homes) submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment. The applications were circulated for comments on February 14, 2019 to applicable staff and agencies. Municipality of Clarington Report PSD -018-19 ADELAIDE AVENUE E -f - 77 r •`'�Yr��1`�l'� r�IrC7 BEL AIR CRESCENT Z' � �.~rte -;�•.i -'�r �„ . ti £LDDRADC AVENUE rx Single Detached ! Dwellings 1 � Park._.._..._--.....,.-..._......., i a W 1111' Z J 73 Townhouse Z Dwellings p SHANIiEL RDA❑ -- -- -- c�i +� Kings College 0"M -.SC 2019 - 0002: Urban Boundary Subject Lands + Jk 4 WA13BOKJSH COURT 7 ' CIO r-# Figure 1: Lawson Road and surrounding neighbourhood, including draft approved subdivision on west side of Townline Road in Oshawa. 2.2 The applicants have submitted the following studies in support of the applications: x Functional Servicing and Stormwater Management Report; x Planning Rationale Report; x Environmental Impact Study; x Environmental Noise Assessment; x Phase One and Two Environmental Site Assessment; x Tree Preservation Plan; x Urban Design Brief; and x Energy Efficiency and Sustainability Plan 2.3 The studies are being reviewed by staff and agencies and will be summarized in a future report. 29 Municipality of Clarington Report PSD -018-19 Page 4 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are located on the south-east corner of Townline Road and Lawson Road. The site is currently vacant with a small wooded area, including a pond, on the southern portion of the lands. The lands are generally flat, sloping slightly to the south. _ I LAWSON ROAD - F---------_-_-_ ------- ----__ �_----------------------- . 2COMMIWFT /`E E F - F = - -H-LT , I [KED !!!J �m 510Ew.LLx lr 1&n SIDE74A� K ' L4� F I HL6CK2 G.k3M �t ¢ .. - -L ET ROA04NbENIHO W cc 1 ax J —� i W I --N LC i I W n I �x I fo -----n 6L(XX Tn D.d3M fllf _ r L - n- - 52 Figure 2: Applicant's Concept Plan 3.2 The subject lands are located within the north-west corner of the urban boundary for Courtice. 3.3 The surrounding neighbourhood consists of mainly single detached dwellings. The dwellings on Lawson Road are mainly one or one and a half storeys in height with a few two storey dwellings. The properties on the south side of Lawson Road are significantly larger and with deeper lots than found on the north side of Lawson Road. Dwellings on Townline Road are a mix of one and two storeys. The existing lots on Townline Road are significantly more varied in lot frontage and lot size. 30 Municipality of Clarington Report PSD -018-19 Page 5 3.4 The surrounding uses are as follows: North - Single detached dwelling, future Adelaide Road Extension South - Single detached dwellings East - Single detached dwellings West - Single detached dwellings, recently approved draft plan of subdivision with single detached dwellings and townhouse dwellings. 3.5 To the south-west of the subject lands, in Oshawa, a new subdivision was recently draft approved on lands that were part of Kingsway College. The draft approved subdivision has 243 single detached dwelling lots and one block for 73 townhouse units fronting onto Townline Road. ,p. Figure 3: Photo of 3 Lawson Road looking south from Lawson 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 are to be promoted where it can be accommodated. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to area residents. 31 Municipality of Clarington Report PSD -018-19 Provincial Growth Plan Page 6 4.3 The subject lands are within the defined Built Boundary and within the Urban Boundary of Courtice. 4.4 Growth is to 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. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the subject lands Living Areas. Living Areas 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. 5.2 Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. 5.3 Townline Road is identified as a Type B Arterial Road in the Region of Durham Official Plan. Clarington Official Plan 5.4 The Clarington Official Plan designates the lands Urban Residential. The Urban Residential designation is predominately intended for housing purposes. 5.5 At the edge of neighbourhoods and adjacent to Arterial Roads, ground -related units are permitted with heights between 1 and 3 storeys. Permitted uses include limited apartments, townhouses, single and semi-detached units. 5.6 The Municipality will achieve a target of at least 32% of all new residential units within the Built-up Area up to the year 2021. 5.7 Townline Road is identified as a Type B Arterial road in the Official Plan. 5.8 New development or redevelopment in existing neighbourhoods must respect and reinforce the physical character of the neighbourhood. The development shall have regard for building types of nearby properties, height and scale or existing buildings and setbacks. 32 Municipality of Clarington Report PSD -018-19 Page 7 5.9 There are a number of environmentally sensitive features and areas which are not mapped in the Official Plan. These features are important to the natural heritage system and may be identified on a site by site basis. The treed area and the pond on the subject lands required an Environmental Impact Statement to review their sensitivity and impact on the ability to develop the lands. These features will be reviewed through development applications and studies. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands Urban Residential Exception (R1-17). A Zoning By-law Amendment is required to permit the proposed townhouse dwelling units in the future condominium. 7. Public Notice and Submissions 7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on February 28, 2019 and public meeting signs were installed fronting onto Townline Road and Lawson Road on March 1, 2019. Figure 4: Public notice sign on 3 Lawson Road 7.2 Two residents have contacted staff indicating concerns with the applications. The residents indicated the following concerns: x fTere are currently traffic issues including a number of accidents and turning issues from Lawson Road at the intersection of Townline Road and Lawson Road; x Devaluation of property values in the neighbourhood; 33 Municipality of Clarington Report PSD -018-19 Page 8 x )Etsting mature trees on the east side of the property, adjacent to 15 Lawson Road, should not to be removed as a result of the development. The trees are noted as to be retained on the tree preservation plan; x There is a proposed retaining wall on the east side of the property, where the mature trees are located. No details of the retaining wall are provided to gauge impact on mature trees; x Questions regarding the future fence details between 15 Lawson Road and the subject property, would like to see a uniform fence provided. However, they do not want the fence to project in front of the garage at 15 Lawson Road, creating traffic concerns when entering and existing the driveway. 8. Agency Comments Regional Municipality of Durham 8.1 Comments from Durham Region Planning, Works and Transit Departments have not been received at the time of finalizing this report but will be included in a subsequent report. Central Lake Ontario Conservation Authority 8.2 Comments from the Central Lake Ontario Conservation Authority have not been received at the time of finalizing this report but will be included in a subsequent report. Other 8.3 Enbridge and Bell Canada have no concerns with the applications. Comments have not been received from Canada Post to date. 9. Departmental Comments Engineering Services Department 9.1 The Engineering Services Department has no objections in principle to the applications. Additional information regarding stormwater management and detailed grading will be discussed with the applicant. Emergency and Fire Services 9.2 The Emergency and Fire Services Department has no objection to the applications. Accessibility Committee 9.3 The Accessibility Committee has no objection to the applications. The Committee has provided comments regarding accessible design of parking spaces, sidewalks and unit design. 34 Municipality of Clarington Report PSD -018-19 Page 9 10. Discussion 10.1 Currently Adelaide Road terminates on the west side of the intersection of Townline Road. The Region of Durham has undertaken the Environmental Assessment (EA) study required to extend Adelaide Road east of Townline Road to connect to Trulls Road. The Region of Durham currently has the extension construction planned for 2025 according to current budget forecasts. MFRWWINE- - - - - Figure 5: Intersections at Lawson Road and Townline Road (foreground) and Adelaide Road and Townline Road (background with traffic signals). 10.2 When Adelaide Road is extended east of Townline Road the Region intends to close the existing Lawson Road access onto Townline Road and create a new access from Lawson Road north onto the Adelaide Road extension. This new entrance will be located farther away from the existing signalized Adelaide and Townline Road intersection. 10.3 The Region of Durham Works Department did not require a Traffic Impact Study be submitted with the applications as the existing intersection at Lawson Road and Townline Road will be eliminated once Adelaide Road is extended. 10.4 There is a small woodlot on the property that includes a pond. There are no natural heritage features identified on the lands in the Official Plan mapping. The Official Plan does acknowledge that there are natural heritage features that are not mapped but are still important to the natural heritage system. The applicants have submitted an Environmental Impact Study that is being reviewed by staff and the conservation authority to determine what, if any significance, the woodlot and pond have. 35 Municipality of Clarington Report PSD -018-19 Page 10 10.5 The Official Plan requires that new development within existing neighbourhoods must respect the physical character of the existing neighbourhood. New development must provide appropriate setbacks and have regard for the height and scale of the existing building stock in the surrounding neighbourhood. The Official Plan policies are to protect existing neighbourhoods from incompatible development. 10.6 The existing development in the surrounding neighbourhood is not indistinguishable in nature. While majority of the surround development on Lawson Road and Townline Road is comprised on single detached dwellings the size, form, setbacks, lot size and frontages vary greatly. In recent years there have been a number of severances in the area to create new lots, on Lawson Road and Townline Road. In addition, on the west side of Townline Road a recent approved draft subdivision will be developed that includes townhouses and single detached dwellings. The area is changing and new development and redevelopment has been occurring in recent years. 10.7 The Municipality of Clarington has Amenity Space Guidelines for condominium developments. Well-designed amenity space, especially for children, will be essential for the proposed development as there are limited options in the surrounding neighbourhood for recreational activities. There are no public parks in the immediate area. Due to the Harmony Creek to the east the only connection to existing schools and parks to the east is Nash Road 800m to the south. 11. Concurrence Not Applicable. 12. Conclusion The purpose of this report is to provide background information on the (proposal) submitted by Lynstrath Developments Inc. for the Public Meeting under the Planning Act. Staff will continue processing the application including the preparation of a subsequent report upon receipt of all agency and department comments and the resolution of identified issues. 36 Municipality of Clarington Report PSD -018-19 Submitted by. Y Michael Seaman, MCIP, RPP Director of Planning Services Page 11 Reviewed b for Andrew C. Allison, B.Comm, LL.B Chief Administrative Officer Staff Contact: Brandon Weiler, Planner, 905-623-3379 ext. 2424 or bweiler@clarington.net The following is a list of the interested parties to be notified of Council's decision: Tony Slavin Melissa Hall Mark Jacobs Michael Delli-Benedetti BW/CP/tg cc: LDO 37 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: April 1, 2019 Report Number: PSD -019-19 Resolution: File Number: PLN 41.14 By-law Number: Report Subject: North Village Secondary Plan Stu Recommendations: That Report PSD -019-19 be received; — Terms of Reference 2. That Planning Services staff be authorized to commence the preparation of the North Village Secondary Plan; 3. That staff be authorized to finalize the draft Terms of Reference and issue a Request for Proposal to retain the necessary consultants through the current roster of planning firms established for Secondary Plans; 4. That the Director of Planning Services be authorized to execute the necessary cost - recovery agreements with the North Village Landowners Group for the preparation of the North Village Secondary Plan; 5. That the cost recovery agreements with the North Village Landowners Group require payment of 100% of the costs of the preparation of the Secondary Plan, including consultants and municipal resources such as review time from various departments, project management and administration costs; and 6. That all interested parties for Report PSD -019-19, any delegations and the Region of Durham Planning and Economic Development Department be notified of Council's Decision. Municipality of Clarington 5 H BSB-OW9-70 Report Overview Paae 2 Council authorization for staff to commence preparation of the Secondary Plan is being sought in general accordance with the draft Terms of Reference and in conformity to the Policies of the Clarington Official Plan. The purpose of this report is to inform and receive input from the land owners within the North Village Secondary Plan area, the adjacent additional Study Area, and the general public on the draft terms of reference for the preparation of the Secondary Plan. 1. Background 1.1 The North Village Neighbourhood in Newcastle is an area from the CP Rail line to the south, Concession Road 3 to the north, Arthur Street to the east and Highway 35/115 to the west, consisting of three areas (see Figure 1 below). x The first area is covered by a Neighbourhood Design Plan approved in 2012 for the southern portion. x The second area is The North Village Secondary Plan area, north of the Neighbourhood Design Plan and includes some land west of Regional Road 17. x The balance of North Village is identified as additional study area, since it is not presently part of either the Secondary Plan area or the Neighbourhood Design Plan. 1.2 There are 14 landowners within the North Village Secondary Plan area and 19 landowners within the Additional Study Area. There is a mixture of parcel sizes within the Secondary Plan area, including larger farm parcels and residential, commercial and institutional properties. The additional study area includes mainly residential properties with very limited agricultural land. 1.3 The interface between the Secondary Plan area and the approved Neighbourhood Design Plan will be an important feature of the planning process. A future east west collector road between Regional Road 17 and Arthur Street marks the approximate southern limit of the Secondary Plan area. The approved Neighbourhood Design Plan included some lots fronting onto the north side of this collector road as well as a medium density block at the northwest corner of the future intersection of the collector road with Arthur Street. The precise boundary between the Secondary Plan and Neighbourhood Design Plan will be established prior to the Terms of Reference being finalized. 39 Municipality of Clarington 5 H BSB-OW9-70 Paae 3 Figure 1: North Village Secondary Plan, Neighbourhood Design Plan and Additional Study Areas 1.4 The Landowners Group represents the majority of the land ownership within the Secondary Plan and additional study areas (see Figure 2 below). The Landowners Group represents over 85% of the Secondary Plan area ownership. The Landowners Group is represented by their consultant, Candevcon Limited. 1.5 The Landowners Group has requested the Municipality to initiate the Secondary Plan process and study (see Attachment 1). A draft Terms of Reference has also been submitted by the Consultant and reviewed by the Municipality and other agencies. The Landowners Group has committed to funding the costs incurred by the Municipality for the preparation of the Secondary Plan. HE Municipality of Clarington 5 H BSB-OW9-70 Paae 4 1.6 According to the Clarington Official Plan, a Landowners Group requesting a privately initiated Secondary Plan is required to pay 100% of the costs of the preparation of the Secondary Plan, which includes consultants and municipal resources such as review time from various departments, project management and administration costs. This provision is included in the Staff Report recommendations and will be included in the Secondary Plan funding agreement. 1.7 The Terms of Reference submitted by the Landowners Group was circulated to various Municipal Departments as well as external agencies. Comments received from the agencies have been incorporated in the attached Terms of Reference as appropriate. Figure 2: Landowners Group Parcels 41 Municipality of Clarington 5 H BSB -0139-W Paae 5 2. Secondary Planning Process Receiving Authorization for a Privately -Initiated Secondary Plan 2.1 The Clarington Official Plan provides policy direction for the preparation of a privately initiated Secondary Plan. In summary the process is as follows: 1) Consultation with municipal staff and the establishment of the Landowners Group. 2) Receipt of a Request to Initiate a Secondary Plan and a proposed Terms of Reference. 3) Public Meeting and a Decision of Council to initiate the preparation of the Secondary Plan. 4) If Council decides to proceed with the Secondary Plan process, the Municipality will retain the necessary consultants. 5) All costs associated with the Secondary Plan process including consultants and municipal resources and administration costs are to be covered 100% by the landowners group. 6) Work will only be initiated once a funding agreement is in place between the Trustee for the Landowners Group and the Municipality. Summary of the Draft Terms of Reference 2.2. Similar to the other Secondary Plans that Council has initiated, this draft Terms of Reference (See Attachment 2) has incorporated a `green lens' approach to development. All studies and the Secondary Plan will be required to include details of how development in the Secondary Plan area will meet Council policies. In particular, policies related to sustainability and Priority Green Clarington, Urban Design, Affordable Housing, and community engagement. 2.3 In 2001, a subwatershed study was completed for Foster Creek, which flows through the additional study area. A tributary of Foster Creek flows along the north side of the CP Rail line through the approved Neighbourhood Design Plan area of North Village. The North Village Secondary Plan process will review available background materials to determine if any additional studies are necessary as it relates to the future re - naturalization of the Foster Creek tributary that is required as part of the approved subdivision developments within the Neighbourhood Design Plan area. 2.4 Public participation is integrated throughout the draft Terms of Reference. The recommended public participation process will include landowners, agencies, interested citizens and the business community. Public Information Centres will be held at specific stages of the planning process. These public participation requirements are in addition to any statutory Open House and Public Meeting requirements under the Planning Act. 42 Municipality of Clarington 5 H BSB-OW9-70 Paae 6 2.5 The Municipality has been using a roster to select Planning consultants for the different secondary plans. This method of rotating the pre -approved consultants based on amount and value of work has been successful as it has significantly reduced the time to secure a consultant. It is proposed that the existing roster approach be continued for this project. Should Council decide to proceed with the Secondary Plan, staff will issue a Request for Proposal to a company in the roster to undertake the Secondary Plan. 2.6 The draft Terms of Reference contemplates this project being led by a Technical Steering Committee. Although not yet finalized, it is anticipated that the Steering Committee will include Municipal, Region of Durham, Ministry of Transportation and GRCA staff, the Landowner Group project manager, landowner representatives and the lead consultant retained by the Municipality. 3. Concurrence Engineering Services has concurred with the Terms of Reference and Corporate Services has concurred with the purchasing process. 4. Conclusion It is recommended that Council authorize staff to undertake the preparation of the North Village Secondary Plan. Submitted by: 9r�' Reviewe d Michael Seaman, MCIP, RPP for Director of Planning Services by: Andrew C. Allison, B. Comm, LL.B CAO Staff Contact: Carlos Salazar, Manager of Community Planning at extension 2409 or csalazar(a-).clarington.net or Mitch Morawetz, Planner at extension 2411 or mmorawetz(a)_clarington.net Attachments: Attachment 1 — Consultant request to initiate the Secondary Plan Attachment 2 — Draft Terms of Reference MM/COS/nl I:\^Department\PLN Files\PLN 41 Sec. Plans\PLN 41.14 - North Newcastle\Staff Report\PSD-019-19.Docx 43 CANDEVCON LIMITED CONSULTING ENGINEERS & PLANNERS GTA EAST OFFICE 1600 CHAMPLAIN AVENUE, SUITE 402 WHITBY, ONTARIO L IN 9B2 T (289) 315-3680 March 20, 2019 Municipality of Clarington 40 Temperance Street Bowmanville, Ontario L1 C 3A6 PROVIDING CONSULTING SERVICES IN MUNICIPAL ENGINEERING TRANSPORTATION PLANNING TRAFTIC 8 PARKING STUDIES ROADS & BRIDGES DEVELOPMENTENGINEERING SERVICES WATER RESOURCES FNVIRONMENTAL NOISE STUDIES LAND USE 8 ENVIRONMENTAL PLANNING SIRUCTURALENG/NLER/NG Attention: Mr. Carlos Salazar, MCIP, RPP Manager of Community Planning and Design Dear Sir: Re: Request to Initiate the Preparation of the North Village Secondary Plan North Village Neighbourhood, Newcastle Our Project No. E18063 Candevcon Limited is the consultant for the North Village Landowners Group (NVLG), a group that consists of landowners with holdings in the North Village Secondary Plan Area. On behalf of the NVLG, we are writing to formally request the Municipality initiate the Secondary Plan process for the North Village Secondary Plan Area. Pursuant to policy 23.3.6 of the Clarington Official Plan, a landowners group "must own a minimum of 75% of the developable area within the Secondary Plan area prior to Council considering whether to initiate a Secondary Plan." The NVLG current owns over 85% of the North Village Secondary Plan area. In accordance with policy 23.3.5 of the Clarington Official Plan, "any landowner or group of landowners who wish to fund the preparation of a Secondary Plan in order to advance to timing of the plan's preparation shall provide the Municipality with a proposed terms of reference." Please find enclosed a draft terms of reference (TOR) document for the overall Secondary Plan. The enclosed terms of reference outlines the proposed scope of work, public consultation process and other considerations as described by the policies of the Clarington Official Plan. The NVLG requests that the draft TOR is considered as part of staff's recommendation to Council to initiate the preparation of a secondary plan for these lands. GTA WEST OFFICE (CORPORATE). 9358 GOREWAY DRIVE • BRA 4 N, ONTARIO L 6P OM7 • T. (905) 794-0600 F (905) 794-0611 CANDEVCON LIMITED CONSULnNG ENGINEERS & PLANNERS Page 2 March 20, 2019 Municipality of Clarington Mr. Carlos Salazar, MCIP, RPP Thank you for your time and consideration. We look forward to discussing this further with Municipal staff and advancing the initiation of the Secondary Plan process. Please do not hesitate to contact the undersigned if any further information is required. Yours truly, CANDEVCON LIMITED Scott Waterhouse, RPP Planning Manager SW/br Encl. cc: North Village Landowners Group, Attn: Ms. Jennifer Haslett, Mr. Paulo Sacilotto Terms of Reference North Village Secondary Plan Municipality of Clarington Planning Services Department Community Planning and Design Branch March 20, 2019 . e Table of Contents 1. Introduction.............................................................................................................. 1 1.1. North Village Secondary Plan Study Area ........................................................ 1 1.2. North Village Secondary Plan.......................................................................... 2 1.3. Guiding Priorities..............................................................................................2 1.3.1. Sustainability and Climate Change......................................................... 2 1.3.2. Urban Design..........................................................................................3 1.3.3. Affordable Housing................................................................................. 3 1.3.4. Community Engagement........................................................................ 3 1.3.5. Coordination of Initiatives....................................................................... 3 2. Overview.................................................................................................................. 5 2.1. Phase I: Initial Public Input and Technical Analysis ......................................... 5 2.2. Phase II: Urban Design and Sustainability Principles, Evaluation Criteria, and Alternative Land Use Plans.............................................................................. 5 2.3. Phase III: Preferred Land Use Plan for the North Village Secondary Plan Area.................................................................................................................. 5 2.4. Phase IV: Final Draft Secondary Plan and Zoning By-law ............................... 5 3. Detailed Work Program............................................................................................6 3.1. Phase I: Initial Public Input and Technical Analysis ......................................... 6 3.2. Phase II: Urban Design Sustainability Principles, Evaluation Criteria, and Alternative Land Use Plans.............................................................................. 8 3.3. Phase III: Preferred Land Use Plan for the North Village Secondary Plan Area.................................................................................................................. 9 3.4. Phase IV: Final Draft Secondary Plan and Zoning By-law ............................. 10 4. Project Deliverables............................................................................................... 11 5. Project Management.............................................................................................. 11 5.1. Municipal Role................................................................................................ 11 5.2. Technical Steering Committee....................................................................... 12 5.2.1.Decision Making.................................................................................... 12 5.2.2.Steering Committee Meetings............................................................... 12 5.2.3.Technical Advisory Sub-Committee(s).................................................. 13 5.3. Project Schedule and Budget......................................................................... 13 5.4. Additional Information..................................................................................... 13 47 Appendix A - General Scope for Technical Studies ...................................................... 14 Appendix B - Priority Green Clarington Development Framework ................................ 20 Appendix C: Data Sharing Agreement.......................................................................... 21 Appendix D: Declaration of Conflicts of Interest............................................................23 Appendix E: Available Background Documents............................................................ 24 Appendix F: Land Use Map — Newcastle Urban Area ................................................... 25 1. Introduction This work plan provides a framework for the preparation of a Secondary Plan for the lands in the North Village area. 1.1. North Village Secondary Plan Study Area The North Village Secondary Plan (NVSP) study area is illustrated in Figure 1 and is located within the Village of Newcastle Urban Area (see Appendix F). Figure 1 also illustrates an additional study area between Highway 35/115 and Regional Road 17. Figure 1: North Village Secondary Plan Study Area North Village Secondary Plan Area Additional Existing Neighbourhood Study Area Design Plan Area MAL The North Village Secondary Plan Area is located in Newcastle, east of Highway 35/115, north of the Canadian Pacific Railway and west of Arthur Street. The northern limit of the NVSP area is Concession Road 3, which also represents the northern limit of the Urban Boundary of the Village of Newcastle. 1 49 The NVSP area is predominantly comprised of farmland. There are also several rural residential properties, a church and a fast-food establishment located on the west side of Regional Road 17. The area is generally flat and features minor changes in topography along the southeastern portion. The NVSP area does not have any creeks or tributaries. Two draft approved plans of subdivision, S -C-2005-003 and S -C-2005- 004 are located immediately south of the NVSP area. These draft approved plans are also subject to the Council adopted North Village Neighbourhood Plan. The general area of the North Village Neighbourhood Plan is illustrated on Figure 1. 1.2. North Village Secondary Plan The purpose of the study is to create a Secondary Plan and Zoning By-law that conforms to and implements the Clarington Official Plan, the Durham Regional Official Plan and Provincial policies and plans. The Secondary Plan shall consider the abutting context of draft approved plans of subdivision SC -2005-003 and SC -2005-004 and the Council adopted North Village Neighbourhood Plan. The Secondary Plan will be carried out in accordance with the Planning Act and Municipal Class Environmental Assessment Process (MCEA) under the Environmental Assessment Act for the infrastructure requirements necessary for the development of the lands. The re -alignment of Regional Road 17 shall be one of the first aspects discussed with Durham Region, including meeting(s) as required to advance the previously planned commencement of the MCEA study by Durham Region in 2028 and to consider all Regional Road 17 re -alignment options as part of the Secondary Plan and integrated MCEA process. The additional study area indicated in Figure 1 is not currently part of the North Village Secondary Plan area, but shall be included with the Phase 1 preliminary technical analyses as detailed in Appendix A. 1.3. Guiding Priorities The Secondary Plan will address these five priorities: 1.3.1. Sustainability and Climate Change Clarington Council adopted a sustainable, `green lens' approach to development throughout the Official Plan. This Secondary Plan will address the criteria developed for Secondary Plans in Clarington's Green development program and will be guided by the Priority Green Development Framework. An excerpt from the Priority Green Development Framework for Secondary Plans can be found in Appendix B. Sustainable development principles and practices will be incorporated into every part of the Secondary Plan, including the design of neighborhoods and the allocation of land uses. The Secondary Plan, Zoning By-law and related studies will include measurable targets to move towards a net zero community that are resilient to impacts of climate change. 2 50 1.3.2. Urban Design New neighborhoods will be designed to enhance the history and character of Clarington. New neighbourhoods are to be created with a sense of place and all development should result in a high-quality aesthetic and design. Excellence in urban design will consider elements like building design, complete streets, views, park connectivity, sun and shadow impacts, and active transportation, as well as the integration of green infrastructure and environmental protection lands into neighborhood design. 1.3.3. Affordable Housing The Council of the Municipality of Clarington, through the Official Plan policy, supports the provision of a variety of housing types, tenure and costs for people of all ages, abilities and income groups. The Clarington Official Plan encourages a minimum of 30% of all new housing built in Urban Areas to be affordable. The Secondary Plan must reflect this policy and demonstrate how this Secondary Plan area contributes to meeting Council's affordable housing target. 1.3.4. Community Engagement Clarington Council is committed to community consultation and engagement beyond the statutory requirements. The preparation of this Secondary Plan will be supported by a thorough public engagement strategy to include a range of public consultation initiatives in order to share, consult, deliberate and collaborate with all stakeholders. These efforts will be in addition to any statutory meeting requirements. To implement Council's commitment to community participation, the consultant will prepare a Community Engagement Strategy for this project as part of Phase I. In addition to the traditional methods of public engagement, the Municipality will provide the online engagement tools available through "Bang the Table" platform (http://www.bangthetable.com/engagementhq/engagement-tools/). The Consultants will select the appropriate tools from the "Bang the Table" toolkit, and include them in their Community Engagement Strategy and Work Plan. The Consultant will be responsible for the design and provision of all of the related content as outlined in the Community Engagement Strategy, as well as the content for any public session. The Consultant is encouraged to propose alternative engagement strategies. 1.3.5. Coordination of Initiatives The Consultant's proposal shall include the timing and integration of the following initiatives: 3 51 Foster Creek Tributary Re -Naturalization A subwatershed study was completed for Foster Creek in 2001, a portion of which is located on the lands immediately south of the site. Foster Creek is a tributary of Wilmot Creek and the Wilmot Creek Watershed Plan was completed by Ganaraska Conservation in 2010. A condition of approval for Draft Approved Plans S -C-2005-003 and S -C-2005-004 requires the preparation of a design report on the re -naturalization of the Foster Creek tributary. The NVSP process should review the available background materials to determine if any additional studies are required as it relates to the Foster Creek tributary re -naturalization. Integrated Environmental Assessment The Secondary Plan process will be integrated with a Municipal Class Environmental Assessment (MCEA) for new or realigned major (collector and arterial) roads and infrastructure (if needed) required to service (within and bordering) the NVSP area. This includes the realignment of Regional Road 17 through the western portion of the study area to increase the separation between the Regional Road 17 / Concession Road 3 intersection and Highway 35/115. The Consultant's proposal should reflect this integrated approach including: clear indication on project notices and communications that an integrated approach is being used; extended public review periods that cover the requirements of both the Planning Act and MCEA; preparation of a document to support the Planning Act application demonstrating how the MCEA process was satisfied; and, issuance of a Notice of Study Completion for the MCEA process. 4 52 2. Overview The work program will consist of four phases as follows: 2.1. Phase I: Initial Public Input and Technical Analysis The initial phase will involve a detailed technical analysis of the area including servicing, infrastructure and initial public participation. 2.2. Phase II: Urban Design and Sustainability Principles, Evaluation Criteria, and Alternative Land Use Plans This phase will present alternative land use plans based on urban design and sustainable principles and best practices, along with the input from the public and guided by the Steering Committee. 2.3. Phase III: Preferred Land Use Plan for the North Village Secondary Plan Area Based on the preceding analysis and public engagement, a Preferred Land Use Plan will be developed for the Secondary Plan area. Once the Land Use Plan has been refined, the remaining studies can be completed that will support the recommended Land Use Plan. 2.4. Phase IV: Final Draft Secondary Plan and Zoning By-law. The recommendation phase will include the preparation of a draft Secondary Plan, the implementing Zoning By-law, and the implementing urban design and sustainability guidelines. This phase includes the statutory meetings prior to Council making a decision. 5 53 3. Detailed Work Program 3.1. Ohase I: Initial Public Input and Technical Analysis Deliverables for Phase I 1) Technical Steering Committee Kickoff Meeting 1 A kickoff meeting two (2) weeks before the Public Information Centre (PIC), to: x Review final study Terms of Reference (TOR); x Review the Municipal Class EA process with Durham Region staff, including the scope and terms of reference for the realignment of Regional Road 17 x Accep(ionsultant's Work Plan; and, x Review material for the first PIC. 2) Technical Advisory Sub Committee Meeting(s) x Discussions with Regional Works staff to review the scope and details of the integrated MCEA / Secondary Plan process for the realignment of Regional Road 17. x Discussions with Regional Works and Municipal Engineering staff to review and confirm any additional infrastructure requirements for the development of the lands as input to the Municipal Class EA process and to determine what phases of the MCEA process are to be completed. 3) Public Information Centre (PIC) 1 x To present to the general public and landowners/property owners of the area the process, team, and gather initial feedback; x MCEA notice requirements and information as needed. 4) Community Engagement Strategy 5) Draft Technical Reports See Appendix A — for general scope of the studies, to be refined by the consultants in the proposal and to be updated through the different phases of the project, as required. x Planning Rationale Report; x Landscape / Natural Heritage Analysis; x Master Servicing Report; x Transportation Needs Analysis Study; x Financial Impact Analysis (Part of Phase III — consultant to be retained by the Municipality at that time); x Agricultural Impact Evaluation; x Retail Market Impact Study (only required if a Neighborhood Centre is proposed/required); 6 54 x Archaeological Assessment and Cultural Heritage Evaluation Report; x Sustainability Plan and Green Development Principles; and x Any other report as required by the MCEA process including air quality and noise assessments for all municipal road projects. See Appendix E for available background documents. Not all studies will be completed in Phase 1 as they may require additional input from subsequent phases. However, it is expected that draft reports will be completed at the end of this phase. 6) Draft Illustrated Opportunities and Constraints Analysis Report x Based on the preliminary findings of the technical reports; x To be presented at PIC 2. 7) Draft Illustrated Urban Design and Sustainability Development Principles x Based on Priority Green and Clarington Official Plan policies. 8) All requisite MCEA documentation 9) Financial Impact Analysis Part of Phase III — Consultant to be retained by the Municipality at that time. 10)Technical Steering Committee Meeting 2 x Review overall progress and timeline; and, x Review preliminary findings of technical reports. 11)Technical Steering Committee Meeting 3 x &iew drafts of technical reports, draft Illustrated Opportunities and Constraints Analysis, and drafts of Urban Design and Sustainability Principles; x meting to take place at least two weeks prior to PIC 2. 12)Final Illustrated Opportunities and Constraints Analysis Report for PIC 2 13)Final Illustrated Urban Design and Sustainability Development Principles for PIC 2 14)PIC 2 x To present to and gather input from the general public on opportunities and constraints, and urban design and sustainability principles. 15)MCEA notice requirements and information 7 55 16)Draft Technical Analysis and Public Input Summary Report To be submitted after PIC 2 — see next Phase x A detailed summary of the key findings from the public input and technical reports; x fTe report should include recommendations on all the elements of the project for the Steering Committee's consideration. 3.2. Phase II: Urban Design Sustainability Principles, Evaluation Criteria, and Alternative Land Use Plans Deliverables for Phase II 1) Technical Steering Committee Meeting 3 x To debrief about Phase I; and, x &Jew Draft Background and Analysis Summary Report and detailed Work Plan for Phase 11, including recommendations for any changes to the process. 2) Best Practices Report x rberging trends in sustainable neighbourhood planning and design including: net zero neighborhoods, urban design/sustainability techniques, practices and methods that promote energy efficiency, optimal use of land and transit supportive land uses, densities, and forms. 3) Final Urban Design and Sustainability Principles (developed in Phase 1) Report x These principles are the basis for the Sustainability Plan and Urban Design Guidelines to be part of the Secondary Plan, to be provided as an Appendix. 4) Evaluation Criteria for Alternative Land Use Plans Report x Based on Policy and Infrastructure requirements, Urban Design and Sustainability Principles, Best Practices, and other criteria as proposed by the Consultant. x Criteria should also include: o Land uses by type, scale and density; o Proposed transportation network (roads/active); and o Location of proposed parks, community facilities, etc. 5) Draft Alternative Land Use Plans Report x The alternative land use plans report will include an analysis on how each alternative plan meets the criteria. 6) Technical Steering Committee Meeting 4 x To review drafts of: o Best practices report; o Urban Design and Sustainability Principles; o Evaluation Criteria; and o Draft Alternative Land Use Plans. 7) Alternative Land Use Plans Illustrated Summary Report x Summary of best practices, urban design and sustainability principles, evaluation criteria (policy/infrastructure, etc.), and alternative land use plans and analysis, based on criteria. 8) Public Information Centre 3 x To present alternative land use plans and gather input from the general public on opportunities and constraints, and urban design and sustainability principles; and, x MCEA notice requirements and information. 9) Updated technical reports 10)Any other reports as required to meet the Municipal Class EA process 11)Phase 2 Summary Report, including PIC results x A detailed summary of the key findings from the public input and technical reports; x fTe report should include recommendations on all the elements of the project for the Steering Committee's consideration. 3.3. Phase III: Preferred Land Use Plan for the North Village Secondary Plan Area Deliverables for Phase III 1) Final Evaluation Criteria 2) Preferred Land Use Plan x Based on the results of PIC 3 and updated Technical Reports; x The Preferred Land Use Plan will also be the basis for the Financial Impact Analysis and the Stormwater Management Plan work. 3) Technical Steering Committee Meeting 5 x To review the Phase 2 Summary report, revised criteria, preferred land use plan, and the detailed work plan for the remainder of Phases III and IV. 9 57 4) The following deliverables will be based on the preferred land use plan: x Draft Planning Rationale Report o consolidates the policy analysis, technical information and public input of the three phases and outlines the planning rationale for the proposed Secondary Plan and Zoning By-law x Draft Sustainability Plan x Draft North Village Secondary Plan including Policies and Schedules (Land Use & Transportation, Parks, Schools and Open Space) x Sustainability and Urban Design Guidelines — Appendix to the Secondary Plan x Draft Zoning By-law x Draft Master Servicing Report (including Phasing) o The Stormwater Management Plan will be integrated with the Master Servicing Report for the Secondary Plan x Draft Transportation Needs Analysis Study (consistent with Phase 1 and Phase 2 of the Draft Municipal Class Environmental Assessments) x Draft Financial Impact Analysis x 3D Demonstration Plan x Final version of any other technical reports based on the preferred land use concept x MCEA notice requirements and information 5) Technical Steering Committee Meeting 6 x To review all draft reports as outlined above 3.4. Phase IV: Final Draft Secondary Plan and Zoning By-law Preparation and Adoption by Council This Phase will focus on preparing the final documents for the statutory public process and Council decision. The Consultant will prepare the final draft North Village Secondary Plan, the implementing Official Plan Amendments, as well as the draft Zoning By-law, as required. The consultant will present the final draft documents at the statutory open house and public meeting. Deliverables for Phase 4 — for Statutory Meetings and Council Consideration 1) Planning Rationale Report x Draft Planning Report for Planning and Development Committee Agenda 2) Final Draft North Village Secondary Plan x Appendix A Final Draft Urban Design and Sustainability Guidelines 3) Draft Official Plan Amendment 10 58 4) Final Draft Zoning By-law 5) Draft Zoning By-law Amendment 6) Final Sustainability Plan 7) MCEA Notices, final report and documentation 8) Technical Steering Committee Meeting 7 — Final Meeting x To provide any final comments on the documents prior to the statutory Open House and Public Meeting 9) Statutory Open House 10)Statutory Public Meeting 11)Final documents based on Council Direction x Planning Rationale Report x North Village Secondary Plan o Appendix A Urban Design and Sustainability Guidelines x Official Plan Amendment x Zoning By-law x Zoning By-law Amendment x MCEA Final report and documentation 4. Project Deliverables Unless otherwise indicated, all deliverables shall be provided in digital format. Digital submissions must be provided in both Word and PDF format. Both digital and hard copy deliverables must be AODA accessible and conform with Clarington's standards for accessible documents. An alternative format of all website content must also be developed that is AODA accessible and can be provided to the public upon request. Additionally, the Municipality shall have ownership of all materials and deliverables under this Agreement. &). Project Management 5.1. Municipal Role x The Planning Services Department will manage the project and direct the Consultant throughout the process. The Municipality, together with the selected Consultant, will manage the public participation / communication process. The Consultant will facilitate all steering committee meetings and public session and will prepare the required materials for those meetings. 11 59 x The Municipality will provide final direction to the Consultant on any specific issue based on Official Plan Policy and / or the Terms of Reference. x The Planning Services Department will make arrangements for all meeting venues; provide public notices as required; and arrange meetings with stakeholders. x All reports and data produced as part of this project are the property of the Municipality of Clarington. Consultants are required to submit with their proposal the signed data sharing agreement attached as Appendix C. 5.2. Technical Steering Committee A Technical Steering Committee will be established to provide overall guidance to the project and will also provide feedback on the deliverables. The Committee will also ensure the objectives of the project are achieved as per the Terms of Reference. The Committee will be comprised of: x The lead Consultant engaged by the Municipality. x Municipal Staff representing key departments (Planning and Engineering). x Staff of key commenting agencies such as the Region of Durham (2), Provincial Ministry of Transportation (MTO) and Ganaraska Region Conservation Authority (GRCA). x The Landowner Group's Project Manager (1) — Candevcon Limited. x Two landowners from the Landowners Group (not their representative). 5.2.1. Decision Making The Technical Steering Committee is not a decision making body, rather it plays an advisory role to the Municipality. The Municipality will make all decisions related to this project based on good planning practice. The Municipality and the Steering Committee shall have time to consider and comment upon the consultant's deliverables for each phase. The final decision on the adoption of the planning documents will be made by Clarington Council. 5.2.2. Steering Committee Meetings x The Steering Committee will meet at the beginning, and at least twice for each phase of the project to review / comment on the draft reports / deliverables provided by the Consultant prior to public release by the Municipality. x The lead Consultant will ensure that all appropriate agencies have reviewed the draft report and that it meets the established methodologies and standards of the respective agencies. x Materials (agendas, presentations, etc.) for Steering Committee meetings are to be designed and produced by the Consultants and are to be received two weeks prior to a Steering Committee Meeting. 12 60 x All draft reports are to be summited to the Committee as they become available but no later than two weeks prior to the meeting. 5.2.3. Technical Advisory Sub-Committee(s) Technical Advisory Sub-Committee(s) may be established as needed for various technical topics such as stormwater management, municipal servicing, transportation, urban design, and planning. These sub-committee(s) will be composed of the lead Consultant, Municipal, Regional and Provincial Ministry of Transportation Staff, and a technical consulting advisor to the North Village Community Development Area (NVCDA) Landowners Group as appointed by the Landowners Group. 5.3. Project Schedule and Budget The schedule for this project will be 18 to 24 months from the date the project is awarded to the presentation of the final report at Clarington Council. The proposal must contain a detailed Gantt Chart and a project budget covering any and all fees and disbursements and represent a proposed total cost to the Municipality for all services required for the completion of the project as per these Terms of Reference. The budget should also include all tasks and team members assigned to the task. The Consultant may recommend additional, value-added services which are complementary to the project scope but not listed in this Terms of Reference; however, the cost of these additional services must remain separate from the rest of the project budget. The project will only proceed once the Municipality and the Landowners Group execute a funding agreement. Through the preparation of the Funding Agreement the Landowners Group and/or the Municipality may request changes to the proposed work plan. The revised Consultant's work plan and budget will become part of the funding agreement. 5.4. Additional Information The Consultant will be required to submit a declaration of Conflicts of Interest (see Appendix D). 13 61 Appendix A - General Scope for Technical Studies Planning Rationale Report The purpose of a Planning Rationale Report is to provide an overall planning framework, and a clear understanding of the different components of the Secondary Plan and Zoning Bylaw. The Planning Rationale Report also brings together the analysis and conclusions of the other reports supporting the application. The minimum objectives of the study are to: Provide a description and clear understanding of the proposed amendment; Provide all statistics (i.e. height, density), site and contextual considerations; Explain the conformity of the proposed amendment with the Municipality's Official Plan, the Municipality's Zoning By-law, and any other of the Municipality's planning documents, including the North Village Neighbourhood Plan as applicable, and outline the process, steps and approvals required (i.e. zoning, site plan control, land division); Explain the consistency with provincial policy statements, conformity with applicable provincial plans, and conformity with the Region of Durham Official Plan; Explain the contribution of the proposed amendment to the overall urban structure of the Municipality and, if applicable, the planning vision developed for the particular context (e.g. conformity with Urban Design Guidelines); Explain the compatibility of the proposed amendment with adjacent land uses; Demonstrate the availability of adequate infrastructure to service the development resulting from the proposed amendment; Provide the site's planning history, including previous approvals; )'Provide an analysis of all the studies submitted as part of the application; Demonstrate how the development contributes to the sustainability principles of the Official Plan; and Provide an analysis and opinion as to why the proposal is good planning, and an evaluation of potential impacts including economic development benefits. The Planning Rationale Report should also include a section on how the proposal addressed the affordable housing policies of the municipality and the tools used to advance those policies. Landscape / Natural Heritage Analysis A Landscape / Natural Heritage Analysis provides the framework for the level of change appropriate in a development area or site. This analysis will provide an understanding of the structure, characteristics and functions of the landscape in a given area prior to development and site alteration. 14 62 The purpose of a Landscape / Natural Heritage Analysis is to assess, describe and interpret the existing context of the lands within a development area or site. At a minimum, a landscape / natural heritage analysis must: a) Identify topography and grading; b) Identify existing built form; c) Identify existing natural features; d) Define and delineate natural heritage characteristics, vegetation limits and key natural heritage and hydrological features and buffers as applicable; and, e) Assess the vegetation, wildlife, geomorphology and restoration possibilities, as applicable. The result of this analysis is a summary of the site in terms of parcel, topography, built environment and natural heritage environment which is to be used as the foundation for planning and design of the development area or site. Master Servicing Report The purpose of the Master Servicing Report is to evaluate the impacts of a proposed development on Regional and Municipal servicing infrastructure and utilities. A Master Servicing Report is used as a guide to establish the servicing requirements associated with a development. More specifically, the requirements include: x Water supply for domestic and firefighting purposes; x Sanitary servicing; x Conceptual lot grading and storm drainage; and x Stormwater management. Transportation Needs Analysis Study The Transportation Needs Analysis Study (TNAS) includes two components: design and connectivity of transportation modes (cycling, walking, and transit) within the secondary plan area, and an analysis of how these modes of transportation will be promoted, accommodated or impacted by the neighbourhood design. This component will include implementation of the principles of Complete Street and Active Transportation that should be reflected in the Urban Design and Sustainability Principles and Guidelines. The TNAS shall also provide an assessment of the impact of a proposed development on the transportation system and determine if infrastructure improvements, service upgrades and mitigation measures are required to reduce any adverse impacts of a proposed development. In this assessment the TNAS shall address not just automobile movements, but also should include an analysis of other modes of transportation such as cycling, walking, and transit, and how these modes will be promoted, accommodated or impacted by the development. 15 63 This study may also include a parking analysis that may reduce the number of spaces required by the zoning by-law. This reduction could be contemplated when the site is adjacent to transit routes and/or it can be supported by a shared parking analysis of demand times by use. The Transportation Needs Analysis Study should include the following: x A complete inventory of existing transportation infrastructure in and around the study area, including roads, transit and active transportation, as well as existing traffic volumes, intersection controls, traffic operations and safety concerns; x Review of existing transportation policies and previously planned networks applicable to the study area as per the Regional and Clarington Official Plans and Transportation Master Plans; x Review of previously planned/programmed road, transit and active transportation improvements in and around the study area by Clarington, Durham Region, Durham Region Transit, GO Transit, etc., according to capital programs, Development Charge background studies and service plans; x Estimation of future travel demands in and around the study area, including transit ridership and traffic volumes, with and without development of the secondary plan area; x Assessment of needs for infrastructure expansion to accommodate the projected travel demands and provide safe, efficient access to the proposed developments; and, x Recommendations for the reduction of auto travel demand and promotion of sustainable travel modes. The TNAS shall also consider the impacts of the proposed development on the transportation system beyond the limits of the secondary plan. The analysis shall consider the traffic impacts along Regional Road 17 between King Avenue West (Regional Highway 2) and Concession Road 3 as well as the surrounding road network under ultimate development conditions. Ultimate development conditions include background traffic growth plus the full build -out of the other proposed subdivisions in Newcastle, including those west of Foster Creek. The ultimate road network conditions include the connection of Grady Drive across Foster Creek. The TNAS shall evaluate traffic impacts at the intersection of Regional Road 17 and Grady Drive / North Street / Monroe Street West with specific consideration for trips along Grady Drive generated by the location of secondary and elementary schools. The Kawartha Ridge District School Board and the Peterborough Victoria Northumberland and Clarington Catholic District School Board shall be consulted regarding anticipated school locations, student population and catchment areas. The TNAS shall identify warrants for future signalization, auxiliary lanes and other capacity related improvements. 16 64 The consultant shall confirm the TNAS scope of work with the Provincial Ministry of Transportation, Durham Region and the Municipality of Clarington. Financial Impact Analysis The purpose of a Financial Impact Analysis (FIA) is to determine the proposed development's financial impact on the Municipality's operating and long term capital budgets. The study will consider the costs of the development in all Municipal services and infrastructure at both the Municipal and if required, Regional levels. The report will include demographic projections for both Greenfield and Intensification development, impacts on both hard and soft infrastructure such as roads and libraries or fire protection, respectively. In addition to the capital cost, the analysis should also include the additional operating/maintenance costs to be incurred by the Municipality. The report needs to include an analysis of municipal capital and operating costs already committed to other development applications, Secondary Plans, and other Municipal projects. The analysis should also include the impact on the Development Charges schedule and financing and include sensitivity analysis on various growth projection scenarios and may include analysis on various phasing options within the study area. The analysis should also demonstrate the impact on municipal taxes. Agricultural Impact Evaluation This component shall include the following: x A review of agricultural land uses surrounding the Study Area, and applicable planning policies and regulations; x An assessment to determine the potential adverse physical and operational impacts of the proposed uses described in the Secondary Plan on designated agricultural areas in the Clarington Official Plan; and to address any issues of concern in consultation with the Clarington Agricultural Advisory Committee ("CAAC"). An assessment of potential alternatives to land use configurations that avoid/mitigate impacts to OP designated agricultural areas, and compliance with minimum distance separation formulae should be included; x Recommendations for mitigation/avoidance measures that are to be incorporated within the Secondary Plan (Urban Area). Retail Market Impact Study This report will only be required if a neighborhood centre is proposed as part of the secondary plan alternative land uses. A Retail Market Study will analyze current and future market potential for a specific type of retail. The study will also analyze the impact of the proposed retail development on 17 65 the existing and planned structure of the Municipality, in particular the impact on historic downtowns and on municipal/regional and neighborhood centres. The basis for the study will be the Commercial Policy Review Study as updated from time to time. Archaeological Assessment and Cultural Heritage Evaluation Report The purpose of an Archaeological Assessment is to ascertain the presence or absence of archaeological resources meeting the standards of the Stage 1 & 2 Archaeological Assessments as per the Ministry of Tourism, Culture and Sport (MTCS). Any proposal for development or site alteration in proximity to areas with archaeological sites or having archaeological potential (as assessed according to MTCS criteria) would, if found, identify archaeological resources, evaluate the significance of these resources, and provide strategies to mitigate the impact of development on these resources, such as in-situ preservation or systematic removal. The assessment would also include recommendations for conservation measures. Only those areas of the study area that do not have prior clearance of archaeological potential from MTCS shall be subject to a new archaeological assessment. The consultant will be provided with confirmation of all prior archaeological assessments within the study area which have been entered into the MTCS registry. A Cultural Heritage Evaluation Report (and Heritage Impact Assessment if necessary), is required to evaluate the impact a proposed development or site alteration will have on the cultural heritage resource(s) and to recommend an overall approach to the conservation of the resource(s). This analysis, which must be prepared by a qualified heritage conservation professional, will address properties identified in the Municipality of Clarington's Inventory of Heritage Properties (which includes both listed and designated properties), as well as any yet unidentified cultural heritage resource(s) found as part of the site assessment. Sustainability Plan and Green Development Principles In conjunction with, and as part of, the findings of all other parts of the Secondary Plan study, the consultant shall identify and assess sustainable development principles and practices. This study shall utilize as a minimum the Priority Green Clarington Development Framework and Official Plan Policies. In addition, the consultant shall prepare a set of guiding principles and standards for sustainable development (including servicing, roads, parks, open space, residential, commercial, institutional, land and buildings and development), which support, but are not limited to, the following: x An approach to development that incorporates/utilizes/respects the vital function of Green Infrastructure; x A development pattern that encourages and supports transit usage; ffl x A development pattern that is adaptable over time for future generations and promotes redevelopment of land and repurposing of buildings; x A land use and development pattern which establishes good connectivity and mobility in the area for automobiles, cyclists and pedestrians and provides healthy lifestyle choices; x A mix of housing and other uses which help create a complete community and contribute to the health and vibrancy of the existing and future community; and, x Green development standards that include resilient infrastructure and reduced greenhouse gas emissions in support of the move towards a net zero community. A component of the Sustainability Plan and Green Development Principles will be a Neighbourhood Energy Plan which will include consideration of: x Energy use early in the land -use and infrastructure planning process and identify opportunities to integrate local energy solutions at the building or neighbourhood scale. It should identify development and infrastructure to minimize the use of electricity, natural gas and gasoline consumption; x Address energy-efficient building orientation, design and construction; and x Identify opportunities and targets for on-site energy generation, district heating and renewable energy options including opportunities for changing stations. It is intended that sustainable development principles and practices outlined above shall be infused into every thematic area of the Secondary Plan, including the design of neighbourhoods and arrangement of land uses. The Sustainability Plan and Standards should include measurable targets to move towards a net zero community. 19 67 Appendix B - Priority Green Clarington Development Framework The Sustainability Plan and Green Development Standards will demonstrate how, at a minimum, the criteria for Secondary Plans established in the Priority Green Clarington Development Framework and Implementation Plan are addressed, and how the Secondary Plan can support moving towards net zero communities that are resilient to the potential impacts of climate change. The four themes that represent the core elements of a sustainable community and are addressed by the Priority Green Clarington — Green Development Framework and Implementation Plan are: Built Environment The built environment is the constructed physical environment in which we live, work and play each day. It considers the design and layout of a neighbourhood, including land use mix and diversity, and the interaction of the buildings, road systems and other infrastructure that we encounter. Mobility Mobility is about reducing vehicle dependency and offering choices for residents to travel in to, out of and through neighbourhoods each day. It speaks to facilitating active transportation in order to reduce pressure on Clarington's transportation network and reduce emissions from entering the environment, while contributing to human health and well-being. Natural Environment & Open Space This theme seeks to protect and enhance ecologically significant components of Clarington's natural heritage system, to encourage design that works with natural conditions and gains benefit from the environmental, economic and social benefits of the natural landscape, and promotes linkages to a diverse range of open spaces, parks and recreation facilities. Infrastructure & Buildings Green neighbourhoods strive to use resources more efficiently, leading to potential cost savings. This theme identifies means to maximize energy and water conservation, minimize the consumption of resources, and contribute to climate change mitigation and adaptation. R1 Appendix C: Data Sharing Agreement If this information is required in an alternate format, please contact the Accessibility Co-ordinator at 905-623^3379 ext. 2131 To: CONSULTANT From; Cady Brown Date: DATE Subject: Geospatial Data Re lease Agreem ent This agreement is to certifythatthe Municipality of Clarington is agreeing to release geospatial datasetsto CONSULTANTS. The digital mapping, hard oopies, reports and analysis produced from it shall be for the sale use of CONSULTANTS and shall not be copied, resold or redistributed to any person or establishment in whole or in part by CONSUL TANTS. The sole purpose of the data release for CONSULTANTS will be far the Soper Hills Secondary Plan_ The following geospatial datasets will be released: Data Data Name Format Exkwd Data Source Accuracy LW -ease Date There is no cost associated with the time spent preparing and delivering these geospatial datasets. The above listed datasets adhere to any data license listed above Ln addition to the following: The Municipality of Clarington makes no representation or warranty of any kind with respect to the accuracy, usefulness, novelty, validity, scope, completeness or currency of the data and expressly disclaims any implied warranty of merchantability of fitness for a particular purpose of the data. CONSULTANTS shall have no recourse against the Municipality of Clarington, whether by way of any suit, claim, or action, for any loss, liability, damage or cost that CONSULTANTS may suffer or incur at any time, by reason of CONSULTANTS possession or use of the data. CONS OL TANTS sh al I ind em n ify the M u nieipality of Clalington or its partners and their employees, agents and contractors from all claims alleging loss, costs, expenses, damages or injuries (including injuries resulting in death) arising out of CONSULTANTS possession or use of the data_ Fhe Corporation of the Municipality of Glarington 40 Temperance Street, Sowmanville ON L1 C 3A6 1 905-623x3379 21 69 Page 12 All digital mapping, hard copies, reports and analysis produced under this agreement shall be destroyed upon completion of the project or by December 31st, 2018_ The data provided does not constitute an endorsement of this map or data by the Municipality of Olarington or its partners_ CONSULTANTS The Municipality of Clarington July 2V1, 2018 Signature and Date Signature and hate Name: Cady Brown Title: GIS Technologist Company: Municipality of Oladngton Department: Planning Services Department Phone: 905-623-3379 ext_2416 Email: cbrownRclarincrton_net Mailing Address: 40 Temperance Street, Bowmanville Ontario, L1 O 3A6 If you have any questions or concerns please contact the Municipality+ of Clad ngton's GIS Technologist, Cody Brawn at c1)rownQdarington.neL or 905-623-3379 ext -2416. The Corporation of the Municipality of Olarington 40 Temperance Street, Bowmanville ON LIC 3,A6 1905-623-3379 22 70 Appendix D: Declaration of Conflicts of Interest Letter from the Principal consultant declaring that the main consultants and sub - consultants are not engaged by any of the landowners or their subsidiaries. 23 71 Appendix E: Available Background Documents The information listed below will be made available to the successful Consultant in digital format. x Clarington Official Plan x Clarington Heritage Mapping x Clarington Transportation Master Plan x Council adopted Newcastle North Village Neighbourhood Plan x Draft Approved Plans of Subdivision SC -2005-003 and SC -2005-004 x Copy of all previous studies completed for the study area x Priority Green Clarington — Green Development Standards Study x Data bases/GIS Other information that can be obtained online: x Provincial Growth Plan x Provincial Policy Statement x Durham Regional Official Plan x Durham Regional Transportation Master Plan x Durham Region Climate Action Plan x Wilmot Creek Watershed Plan, Ganaraska Region Conservation Authority x Foster Creek Subwatershed Study, Gartner Lee Limited, Greenlands International and Stantec 24 72 Appendix F: Land Use Map — Newcastle Urban Area 25 73 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: April 1, 2019 Report Number: PSD -020-19 Resolution: File Number: 18T-89007 By-law Number: Report Subject: Extension to Draft Approval for 19 Estate Residential Lots Recommendations: That Report PSD -020-19 be received; 2. That the extension to Draft Approval for 18T-89007 be supported subject to the Conditions as contained in Attachment 1 to PSD -020-19; 3. That the Durham Regional Planning and Economic Development Department, Municipality of Port Hope and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -020-19 and Council's decision; and 4. That all interested parties listed in Report PSD -020-19 and any delegations be advised of Council's decision. 74 Municipality of Clarington Report PSD -020-19 Page 2 Report Overview The report recommends an extension to draft approval for an Estate Residential Plan of subdivision in the eastern portion Clarington for a period of nine months to December 1, 2019. 1. Application Details 1.1 Owner OHM Newtonville Inc. 1.2 Applicant: Carmine Scalzi, Scalzi Professional Corporation 1.3 Proposal: 19 lot estate residential subdivision 1.4 Area: 32 hectares 1.5 Location: Part Lot 1, Concession 2, former Township of Clarke (see Figure 1) 1.7 Within Built Boundary: No 2. Background 2.1 In February, 2019 staff received a request for an extension to draft approval for the above noted draft approved plan. There have been several extension to this draft plan in previous years. The owners have made some advancements to final approval and registration, however still cannot meet the April 1, 2019, expiry date. 2.2 By way background, in 1992 the Region of Durham, the approval authority at the time, issued Draft Approval. The Region did not include expiry dates on Conditions of Draft Approval. In 1995, the Region delegated subdivision approval to local municipalities. In 2011, an amendment to draft approval was issued by only adding a three year expiry date. The expiry dates are imposed to ensure the conditions meet current policies and guidelines. In 2014, a further extension was granted to April 2016, then to October 2018, and to April 1, 2019. 75 Municipality of Clarington Report PSD -020-19 Page 3 Figure 1: Subject Property 2.3 The subject property is identified as Protected Countryside in the Province's Greenbelt Plan of 2005. The approvals for this development were granted prior to the Greenbelt Plan and Provincial Policy Statement coming into effect in 2005 and as such development could proceed provided the Conditions of Draft Approval can be satisfied. 2.4 Through the approval of the 2016 Clarington Official Plan, the site was re -designated. A significant portion is designated Environmental Protection and the balance as Estate Residential. Should the conditions lapse, a new draft plan of subdivision could be submitted, but would be reviewed under the current policy regime. The current policies would require buffers to the Natural Features and these areas will not make up part of the lot. The number of lots would be significantly reduced from the 19 lots under the current planning policy. 76 Municipality of Clarington Report PSD -020-19 Page 4 3. Discussion 3.1 OHM Newtonville Inc. acquired the lands in 2016. The new owners have since advanced the project by fulfilling various Conditions of Draft Approval. A Design Brief has been prepared and the exterior architectural elevations have been approved on a preliminary basis by the Municipality's control architect. The latest engineering submission has been received and is currently under review by Engineering staff, the Conservation Authority and the Ministry of Transportation. This represents considerable financial commitment by the new owners. 3.2 The applicants updated the Hydro -geological report in 2015. The Region of Durham required an independent peer review of the report. The Region is now requesting an additional condition be added to the conditions of draft approval, regarding test pumping of drilled wells prior to the issuance of a building permit. Now that the engineering review is substantially complete, additional conditions have been added regarding environmentally sensitive lands and easements. 3.3 In consideration of the effort and money spent to date, it is recommended that a nine month extension be granted. The new owners have expressed confidence in meeting this time frame and are motivated to fulfil the Conditions of Draft Approval. Should the conditions lapse, the file will be closed and the owner would be required to resubmit a new application for draft plan approval. 4. Conclusion 4.1 The Owners are working to fulfil conditions of draft approval and register the plan. If an extension is not granted the conditions will lapse and the draft approved plan will expire. It is respectfully recommended that the extension of draft approval for nine months, being December 1, 2019 be approved. geo"A—� Submitted by. Reviewed Michael Seaman, MCIP, RPP Director of Planning Services by: for Andrew C. Allison, B. Comm, LL.B CAO Staff Contact: Cynthia Strike Principal Planner, 905-623-3379 ext. 2410 or cstrike .clarington.net Attachments: Attachment 1 – 2019 Amendment Conditions of Draft Approval 77 Municipality of Clarington Report PSD -020-19 The following is a list of the interested parties to be notified of Council's decision: Carmine Scalzi, Scalzi Professional Corporation Micah Clarke, OHM Newtonville Inc. Theodhora Merepeza, Municipality of Port Hope Clerk, Municipality of Port Hope Robbie Laroque, D.G Biddle Ministry of Transportation Ganaraska Region Conservation Authority CS/MS/nl Page 5 Attachment 1 to Report PSD -020-19 Amendment to Conditions of Draft Approval File Number: 18T - 89007 Notice of Decision: Draft Approved: Michael Seaman, MCIP, RPP Director of Planning Services The Conditions of Draft Approval for 18T 89007 as issued on July 21, 1992, amended on October 26, 2011, October 24 2014, June 14, 2016, November 24 2017, September 28, 2018 are hereby further amended as follows: 1. Existing Condition 18 is amended by adding a new condition as follows: 18. (10) The Owner shall provide written confirmation from a qualified Hydrogeologist, that each well was pump tested for a minimum of four hours to confirm the adequacy of supply for a single family residence and will verify that interference between wells will not be impacted. Written confirmation shall be provided to the Director of Planning Services prior to submission of a building permit for each lot." 2. A new Condition 21 is inserted as follows: "21. The Owner shall provide to the municipality, a letter signed by each purchaser that they acknowledge that a portion of the subject lot contains natural heritage feature that are considered environmentally sensitive. The homeowner acknowledges and agrees that no alterations to watercourses, wetlands, woodlots or treed areas are permitted. No buildings, structures or site alternation including the placement or removal of fill or debris or tree cutting is permitted." 3. All remaining conditions are renumbered. 4. Condition 25.c) is amended by adding the following new conditions as follows: "25. c) (4) The Owner shall include the following notice in the agreements of purchase and sale for All Lots; Environmentally Protected Lands — The Purchaser is advised that the lot contains natural heritage features that are considered environmentally sensitive. No alterations to watercourses or wetlands are permitted. No buildings, 7 structures or site alternation including the placement or removal of fill or debris, or tree cutting is permitted. "(5) The Owner shall include the following notice in the agreement of purchase and sale for Lots 4 and 11: Easement — The Purchaser is advised that there is an easement over these lands in favour of the Municipality of Clarington for the maintenance of the culvert and appurtenances under Snowden Court. (6) The Owner shall include the following notice in the agreement of purchase and sale for Lots 12 and 13: Overland Flow Route and Chain Link Fencing — There is a block between these lots required for overland surface drainage. These lands are owned by the Municipality. Chain link fencing is required between these lots and the overland flow route. This fencing is be located on the public portion of the abutting land and will be maintained by the Municipality after the developer has been released from any further responsibility for the fence. No gates from private lots to municipally owned lands will be permitted. " 5. Notes to Draft Approval is hereby amended as follows: "1 . If final approval is not given to this plan by December 1, 2019 the conditions will lapse and the file shall be CLOSED." K 101 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: April 1, 2019 Report Number: PSD -021-19 Resolution Number: File Number: ZBA2018-0015 By-law Number: Report Subject: Application by Kyle Roberts to amend the Zoning By-law to facilitate the creation of one additional single detached lot at 46 Lawson Road in Courtice Recommendations: That Report PSD -021-19 be received; 2. That the application to amend the Zoning By-law submitted by Kyle Roberts be approved and that the Zoning By-law contained in Attachment 1 to Report PSD -021-19 be passed; 3. That once all conditions contained in Report PSD -021-19 with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 4. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -021-19 and Council's decision; and 5. That all interested parties listed in Report PSD -021-19 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -021-19 Report Overview Page 2 Staff is recommending approval of a proposal by Kyle Roberts on behalf of Paul and Cathy Powers to amend the Zoning By-law to rezone the lands from Agricultural (A) to an Urban Residential zone in order to facilitate the creation of one additional single detached lot fronting on Lawson Road. 1. Application Details 1.1. Owner: Paul and Cathy 3 R Z H U V 1.2. Applicant: Kyle Roberts 1.3. Proposal: Amend Zoning By-law 84-63 to rezone from "Agricultural (A)" to an urban residential zone in order to facilitate the creation of one new lot for a single detached dwelling fronting on Lawson Road. 1.4. Area: 1.5. Location: 1.6. Roll Number: 1.7. Within Built Boundary: 2. Background 0.2 hectares (0.51 acres) 46 Lawson Road, Courtice 1817-010-100-18100 Yes 2.1 The proposal is to rezone the property known as 46 Lawson Road to allow the creation of one additional lot for a single detached dwelling. The existing dwelling is to remain and the detached garage is proposed to be demolished. Municipal water and sewer services are available to the subject site from Lawson Road. The future lot is proposed to be serviced by a municipal piped water system, municipal sewage system for sewage disposal and storm sewers for storm water drainage. 2.2 A Public Meeting was held on December 10, 2018. There were no members of the public that came out in opposition of the proposal, and no one, other than the applicant has contacted Staff with respect to this application. 2.3 Reports submitted in support of the application include: x Environmental Impact Study; x Stages 1 and 2 Archaeological Assessment; These reports are summarized in Section 7 of this report. Municipality of Clarington Report PSD -021-19 Page 3 Figure 1 - Subject Property and Surrounding Area I Land Characteristics and Surrounding Uses 3.1 The subject lands are 0.2 hectares (0.51 acres) and contain an existing single detached dwelling and detached garage, fronting onto Lawson Road. There is a water course and wooded area directly east of the property running vertically from north to south. The property is currently used for residential purposes. Subject Property KAS y1!P1 771 r T 1 !. Figure 1 - Subject Property and Surrounding Area I Land Characteristics and Surrounding Uses 3.1 The subject lands are 0.2 hectares (0.51 acres) and contain an existing single detached dwelling and detached garage, fronting onto Lawson Road. There is a water course and wooded area directly east of the property running vertically from north to south. The property is currently used for residential purposes. Municipality of Clarington Report PSD -021-19 Page 4 Figure 2 — Existing Dwelling located at 46 Lawson Road 3.2 The surrounding uses are as follows: North - Single detached dwellings on large urban residential lots South - Single detached dwellings and beyond, Harmony Creek East - Old Varcoe Road and beyond, environmental protected lands and an existing residential subdivision West - Single detached dwellings 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement states that planning authorities shall permit and facilitate all forms of housing and all forms of residential intensification. The definition of `intensification' includes the development of vacant or underutilized lots within previously developed areas and infill development among other things. The proposal to create one additional single detached building lot represents an opportunity for redevelopment and intensification within a settlement area utilizing existing services. The proposal is consistent with the Provincial Policy Statement. Municipality of Clarington Report PSD -021-19 Provincial Growth Plan Page 5 4.2 The proposal is within the Built Boundary of the Growth Plan. The creation of one additional lot is considered intensification within the Urban Area of Courtice and contributes to the intensification targets within the existing Built-up Areas. The proposal will make use of existing municipal services. The proposal conforms to the Growth Plan. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as Living Area. The policies of the Plan generally promote infill and intensification. The proposal conforms to the Durham Regional Official Plan. Clarington Official Plan 5.2 The Clarington Official Plan designates the subject lands Urban Residential and Environmental Protection Area. The proposed new lot is outside the Environmental Protection designation and the Minimum Vegetation Protection Zone. Single detached dwellings are permitted uses within the Urban Residential designation. Intensification Policies 5.3 The property is located within the Built -Up Area of the Municipality. The proposal to create an additional lot contributes towards the Municipality's Residential Intensification Target for Courtice. Development within the Built-up Areas are encouraged and should be given priority since they are making efficient use of existing services and infrastructure. 5.4 The size of any parcel of land created by a severance should be appropriate for the use proposed and in keeping with the character of the surrounding neighbourhood. New development and redevelopment in existing neighbourhoods are to: a) Respect and reinforce the physical character of the established neighbourhood having regard to the pattern of lots, the size and configuration of lots, building types of nearby properties, the height and scale of building and the setback of building from the street, rear and side yards; b) Adhere to all relevant Urban Design Guidelines and expectation for high-quality architectural design and sustainable building materials; and C) Maximize opportunities to improve accessibility, pedestrian and cycling systems, enhance neighbourhood and transit connections, reduce energy, water and resource use. Municipality of Clarington Report PSD -021-19 Page 6 5.5 The proposal is similar to the pattern of lots located on Lawson Road. The proposed Zoning By-law Amendment will address the height, setbacks, and scale of the dwelling unit. Further discussion on the neighbourhood character can be found in Section 11 of this report. The proposal conforms to the Clarington Official Plan. 6. Zoning By-law 6.1 The subject property is zoned "Agricultural (A)". Under the Agricultural zone, the minimum lot area and frontage requirements are much greater than a typical Urban Residential Zone, therefore limiting the ability to sever the subject property. The agricultural zone is used in urban areas to function as a Holding zone until the property can be further evaluated and zoned appropriately. 6.2 The rezoning application was submitted to rezone the lot from Agriculture to an urban residential zone in order to facilitate the severance. 7. Summary of Background Studies Environmental Impact Study 7.1 The applicant retained Niblett Environmental Associates Inc. to prepare an Environmental Impact Study (EIS) to support the development proposal. 7.2 The EIS concludes that the rezoning to facilitate the severance of the subject property will not have a significant impact on Harmony Creek, its associated riparian vegetation, nor the Harmony -Farewell Iroquois Beach Provincially Significant Wetland Complex (PSW). Development on the new lot will be located between existing houses. The new lot is over 30 metres from the natural features. The EIS recommends a revised boundary of the PSW and the portion of the wetland on the property be protected and no clearing or maintenance activity occur within this area. Stage 1 and 2 Archaeological Assessment 7.3 The applicant retained York North Archaeological Services to prepare a Stage 1 and 2 Archaeological Assessment in favour of the development proposal. 7.4 Stage 1 is a background study and determined the subject property had potential for the recovery of archaeological resources of cultural heritage value. The Stage 2 assessment consisted of a Shovel Test Pit Survey. It did not result in the identification of archaeological resources. It recommended no further archaeological assessment of the property. 8. Public Submissions A Public Meeting was held on December 10, 2018. No public concerns were presented at the Public Meeting, nor has the Municipality received any inquiries regarding the subject application. Municipality of Clarington Report PSD -021-19 9. Agency Comments Central Lake Ontario Conservation Authority (CLOCA) Page 7 9.1 The Central Lake Ontario Conservation Authority (CLOCA) has reviewed the application and supporting Environmental Impact Study for the proposed development. A site visit with the applicant/owners and the conservation authority was held on November 27, 2018 to determine the extent of the wetland boundary. The boundary was marked in the field. Correctly mapping the wetland boundary will support the creation of the new lot while protecting the natural features on the retained lot. CLOCAs comments have been addressed and are satisfied with the boundary adjustment. The Ministry of Natural Resources and Forestry (MNRF) 9.2 The Ministry of Natural Resources and Forestry (MNRF) provided correspondence, accepting the new wetland boundary delineation on March 8, 2019. The Regional Municipality of Durham 9.3 The application was circulated to Durham Planning, the Durham Regional Health Department and the Durham Regional Works Department. As per the comments received on September 17, 2018, Regional Staff have no objection to the rezoning application. 10. Departmental Comments 10.1 The Clarington Building Division, Engineering Services Department and Emergency and Fire Services Department have no objections or concerns with the application. 11. Discussion 11.1 The proposed severance area is west of the retained lands and further away from the natural heritage features on the east side of the property. Any impacts on the features from the proposed lot will be negligible. 11.2 The retained portion of the property, which includes the existing dwelling, is partly within the Environmental Protection designation as well as the Minimum Vegetation Protection Zone of the Clarington Official Plan. There are no plans to change the building envelope or propose any new development on the retained lands. Therefore there will be no further impact to the natural heritage features on the property. Municipality of Clarington Report PSD -021-19 LEGEND Confirmed Non -Wetland r �O show ■ 15 m''a:n mp d bm k S ■ ■ l 1 j weckar�d goy - a� Page 8 Figure 3 — Subject property showing extent of features and buffers 11.3 As part of any development application, where a property contains a feature and its associated buffers, the Municipality can seek to protect and enhance the feature. This can be achieved by establishing the limits of the Environmental Protection Zone and appropriate buffers, prohibiting development within these areas. It can also be achieved by transferring the lands to the Municipality. Delineation of the Environmental Protection Zone 11.4 The southeast corner of the subject lands contains the provincially significant Harmony - Farewell Iroquois Beach Provincially Significant Wetland Complex. The wetland boundary has been revised based on a wetland survey boundary provided by Niblett Environmental Associates Limited and confirmed by Central Lake Ontario Conservation Authority staff. The revised boundary reflects the actual extent of the wetland and has been approved by the Ministry of Natural Resources and Forestry (MNRF). The wetland is within the hazard lands associated with the valley (delineated by the solid red line in Figure 3). The conservation authority has recommended that the hazard lands plus a 6 metres allowance be placed in the Environmental Protection Zone (currently it is within the Agricultural Zone). It was also recommended by the conservation authority that these lands be dedicated to the Municipality in order to prevent development in this area since it would be in public ownership. 11.5 The Environmental Protection designation of the Clarington Official Plan can be refined without requiring an Official Plan Amendment. Section 3.4.4 of the Clarington Official Plan states that refinements to the boundary or extent of a natural heritage feature and/or hydrologically sensitive feature, or its related vegetation protection zone shall not require an a Official Plan Amendment provided that the site specific study or updated information from the province or conservation authority are satisfied. Watercourse �CLCCA) a`r Study Property 03 Vegetation Removed rq Proposed Severance Vegetation Community Wetland Community MNRF Wetland PSW Confirmed Non -Wetland r �O show ■ 15 m''a:n mp d bm k S ■ ■ l 1 j weckar�d goy - a� Page 8 Figure 3 — Subject property showing extent of features and buffers 11.3 As part of any development application, where a property contains a feature and its associated buffers, the Municipality can seek to protect and enhance the feature. This can be achieved by establishing the limits of the Environmental Protection Zone and appropriate buffers, prohibiting development within these areas. It can also be achieved by transferring the lands to the Municipality. Delineation of the Environmental Protection Zone 11.4 The southeast corner of the subject lands contains the provincially significant Harmony - Farewell Iroquois Beach Provincially Significant Wetland Complex. The wetland boundary has been revised based on a wetland survey boundary provided by Niblett Environmental Associates Limited and confirmed by Central Lake Ontario Conservation Authority staff. The revised boundary reflects the actual extent of the wetland and has been approved by the Ministry of Natural Resources and Forestry (MNRF). The wetland is within the hazard lands associated with the valley (delineated by the solid red line in Figure 3). The conservation authority has recommended that the hazard lands plus a 6 metres allowance be placed in the Environmental Protection Zone (currently it is within the Agricultural Zone). It was also recommended by the conservation authority that these lands be dedicated to the Municipality in order to prevent development in this area since it would be in public ownership. 11.5 The Environmental Protection designation of the Clarington Official Plan can be refined without requiring an Official Plan Amendment. Section 3.4.4 of the Clarington Official Plan states that refinements to the boundary or extent of a natural heritage feature and/or hydrologically sensitive feature, or its related vegetation protection zone shall not require an a Official Plan Amendment provided that the site specific study or updated information from the province or conservation authority are satisfied. Municipality of Clarington Report PSD -021-19 Page 9 11.6 The Zoning By-law Amendment, contained in Attachment 1, proposes an Environmental Protection zone which reflects the area that has had minimal disturbance of the natural heritage feature located on the property. This area includes the hazard lands plus a 6 metre setback and is based on the recommendation from CLOCA and the Environmental Impact Study. 11.7 The Municipality also has the ability to include the Minimum Vegetation Protection area as part of the Environmental Protection Zone. This area acts as a buffer to the natural heritage features by keeping development away from the feature. The main intent is to reduce adverse impacts on the features. In this case, the buffers encompass part of the existing dwelling, as well as the entire side yard on the east side. Since development already exists within the Minimum Vegetation Protection Zone, it is unrealistic to place it in the Environmental Protection Zone. This area has already been disturbed. 11.8 Section 23.5 of the Clarington Official Plan refers to non -conforming uses. The existing residential dwelling is lawfully in existence but does not conform to the Official Plan. Any use of land which was lawfully in existence prior to the passage of the relevant zoning by-law and which does not conform to the Official Plan, but continues to be used for such purpose, shall be deemed to be legal non -conforming. 11.9 The policies allow Council to pass a by-law permitting the continuation or enlargement of a legal non -conforming use, subject to conditions. 11.10 At this time there is no new development proposed within the Minimum Vegetation Protection Zone. Staff recommend that the subject lands, outside the EP Zone, be placed in an urban residential zone with a Holding (H) Symbol. This approach recognizes the existing residential use and allows the severance application to proceed. The Holding (H) Symbol will not have any effect on the property until such time as the owner decides to reconstruct the house or add an addition. This will trigger an Environmental Impact Study to be completed in order to remove the Hold (H) on the retained portion of the property. The Environmental Impact Study will evaluate how close development can get to the natural heritage features and would be based on the proposal. 11.11 Clarington Staff are currently undertaking a comprehensive Zoning By-law Review. Situations where existing development is within the Minimum Vegetation Protection Zone or the Environmental Protection designation will be considered as part of the review and regulations proposed through the comprehensive review. At this time it is unknown what approach will be used to recognize existing uses in these areas and what provisions will apply. It is recommended that the holding symbol is the best approach until the Zoning By -Law Review work is completed. This will ensure that whatever approach is used for these areas, can be consistently applied across the urban areas in Clarington, and more specifically the subject property will fall under the new regulations. Municipality of Clarington Report PSD -021-19 Page 10 Dedication of Lands to the Municipality 11.12 The Municipality already owns the lands that abut this property on the east side. As a condition of the future consent application, the lands zoned EP will be required to be transferred to the Municipality of Clarington. The lands to be dedicated will contribute to the overall protection and enhancement of the natural heritage system. The figure below shows the lands already owned by the Municipality and the proposed land area to be dedicated to the municipality. There appears to be a tree house that has been built within the proposed area to be dedicated to the Municipality. Any structures that are within this area will need to be removed for liability purposes. This will also be part of the condition of the consent application. 11.13 Staff recommends that fencing be constructed at the edge of the EP zone which clearly delineates the boundary line to prevent trespass to this area. This will be a condition of the consent and for lifting the Holding (H) on the property. Figure 4 — Municipality of Clarington owned land and the proposed dedication Municipality of Clarington Report PSD -021-19 Character of the Neighbourhood Page 11 11.14 The applicant has stated that the severed property will be used for a detached dwelling, which is what was advertised in the Public Notice. As a result, it is Staff's recommendation that the property be zoned to an R1 exception zone to only allow for a detached dwelling which is compatible with the neighbourhood. 11.15 The proposed Urban Residential Exception zone proposed for the subject property reflects the neighbourhood characteristics in terms of setbacks, frontage, and height. The neighbourhood predominantly contains bungalows on larger lots. The majority of the lot frontages are either greater than 20 metres or between 15 to 19 metres. This indicates a diverse range of lot frontages in the area. Front yard setbacks also range from 0 metres to 24 metres. The proposed Urban Residential Exception Zone reflects the neighbourhood character by proposing the following zone provisions: 11.16 Given that there is not one dominant lot frontage or setback, the proposed zoning by- law amendment recommended by Staff provides a building envelope on the proposed severed lands which is compatible with the surrounding neighbourhood and has minimal impacts on the streetscape and surrounding homes. The proposed lot creation does not set up a future pattern of transition for the neighbourhood since there are many lots in this area that already differ in shape and sizes. The proposal is not seen as destabilizing the quality or character of the area. 11.17 The subject lands also contain an accessory structure (a detached garage), located on the west side of the property. If the severance is approved, there will be an accessory building on a vacant lot. Accessory structures without the principle use established is not permitted. The accessory structure will need to be removed prior to the land severance being completed. The applicant has indicated that the accessory structure will be removed. 12. Concurrence Not Applicable. Neighbourhood Area Proposed zoning for subject lands Maximum Height Predominantly bungalows 7.5 metres (reduction from with a few two storey the typical 10.5 metres found dwellings in an R1 zone) Minimum Lot Frontage Ranges between 15 metres 17 metres (increase from the to 40 metres typical 15 metres found in an R1 zone) Minimum Front Yard Ranges between 0 metres to 7.5 metres to garage Setback 24 metres 7.0 metres to building (increase from the minimum 6.0 metres found in an R1 Zone 11.16 Given that there is not one dominant lot frontage or setback, the proposed zoning by- law amendment recommended by Staff provides a building envelope on the proposed severed lands which is compatible with the surrounding neighbourhood and has minimal impacts on the streetscape and surrounding homes. The proposed lot creation does not set up a future pattern of transition for the neighbourhood since there are many lots in this area that already differ in shape and sizes. The proposal is not seen as destabilizing the quality or character of the area. 11.17 The subject lands also contain an accessory structure (a detached garage), located on the west side of the property. If the severance is approved, there will be an accessory building on a vacant lot. Accessory structures without the principle use established is not permitted. The accessory structure will need to be removed prior to the land severance being completed. The applicant has indicated that the accessory structure will be removed. 12. Concurrence Not Applicable. Municipality of Clarington Report PSD -021-19 13. Conclusion Page 12 In consideration of all agency, staff and public comments, it is respectfully recommended that the application to rezone the subject property to facilitate an infill lot fronting onto Lawson Road in Courtice be approved. The proposed infill development will utilize existing municipal services and is generally consistent with Provincial, Durham Regional and Clarington land use policies. The proposed lot for a single detached dwelling would be compatible with the character of the surrounding neighbourhood. Submitted by. Reviewed by: Michael Seaman, MCIP, RPP for Andrew C. Allison, B.Comm, LL.B Acting Director of Planning Services Chief Administrative Officer Staff Contact: Nicole Zambri, Planner, 905-623-3379 ext. 2422 or nzambri(o)_clarington.net Attachment: Attachment 1 — Zoning By-law Amendment The following is a list of the interested parties to be notified of Council's decision: Kyle Roberts Cathy and Paul Powers NZ/CP/tg/nl I:\ADepartment\Application Files\ZBA-Zoning\2018\ZBA2018-0015 46 Lawson Road\Staff Report\PSD-021-1 9\PSD-021-19.docxl:\ADepartment\Appli cation Fi1es\ZBA-Zoning\2018\ZBA2018- 0015 46 Lawson Road\Staff Report\PSD-021-19\PSD-021-19.docx Attachment 1 to Report PSD -021-19 Corporation of the Municipality of Clarington By-law Number 2019-. 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 2018-0015; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule `4' (Courtice) to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Agricultural (A) Zone" to "Holding -Urban Residential Exception ((H) R1-93) Zone"; and "Agricultural (A) Zone" to "Environmental Protection (EP)" as illustrated on the attached Schedule 'A' hereto. 2. Schedule `A' attached hereto shall form part of this By-law. 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. By -Law passed in open session this day of April, 2019 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 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: April 1, 2019 Report Number: PSD -022-19 Resolution Number: File Number: ZBA2018-0017 By-law Number: Report Subject: Rezoning Application by R. W. Carr Investment Co. to permit two single detached homes with a frontage of 12.9 metres at 92 Elgin Street in Bowmanville Recommendations: That the subject property be exempt from the Interim Control By-law 2018-083 in order to allow for development to proceed and that the By-law Amendment contained in Attachment 2 to Report PSD -022-19 be passed; 2. That the application to amend the Zoning By-law submitted by R. W. Carr Investment Co. be approved and that the Zoning By-law Amendment contained in Attachment 3 to Report PSD -022-19 be passed; 3. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -022-19 and Council's decision; and 4. That all interested parties listed in Report PSD -022-19 and any delegations be advised of Council's decision. 95 Municipality of Clarington 5 H BSB-002-Vf Report Overview Page 2 The purpose of this report is to recommend approval of the application by R.W. Carr Investment Co. to permit the development of two single detached dwellings at 92 Elgin Street in Bowmanville. The rezoning application was submitted to reduce the minimum frontage requirements from 15 metres to 12.9 metres in order to facilitate a future severance of the lot. The Zoning By-law Amendment recommended by Staff, establishes the zoning provisions applicable to this lot given the context of the surrounding neighbourhood character. A by-law to amend the Interim Control By-law is required to exempt the subject lands and allow development to proceed. 1. Application Details 1.1. Owner/applicant: R.W. Carr Investment Co. 1.2. Proposal: To divide the property at 92 Elgin Street by creating two lots with a frontage of 12.9 metres, a reduction from the minimum 15 metre minimum frontage required in the R1 Zone. The proposal will facilitate the development of two single detached dwellings. 1.3. Area: Approximately 1,000 m2 (0.25 acres) 1.4. Location: 1.5. Roll Number: 1.6. Within Built Boundary: 2. Background 92 Elgin Street, Bowmanville 1817-020-030-04800 Yes 2.1 On June 29, 2018, R.W. Carr Investment Co. submitted an application to rezone the property at 92 Elgin Street in Bowmanville. The rezoning was submitted to seek relief from the minimum 15 metre frontage requirement in the Urban Residential Type One (R1) Zone in order to facilitate a severance of the lot. 2.2 A Public Meeting was held on September 10, 2018 to consult with the public and hear their opinions on the proposal. No one spoke in opposition or in support of the application. One general inquiry was received from the public prior to the Public Meeting. The questions were general in nature about the proposed development. The Municipality has not received any further inquiries regarding the subject application since the writing of that report. 2.3 Seven days after the Public Meeting, on September 17, 2018, Clarington Council passed an Interim Control By-law that included the subject property. The purpose of the by-law is to restrict new development and expansions in established neighbourhoods while a Neighbourhood Character Review Study is undertaken. The study will propose . R Municipality of Clarington 5 H SSR -002 -TO Page 3 recommended performance standards for properties within the study area and implement them through a zoning by-law amendment. It attempts to provide standards which help maintain the character of the area. 2.4 The subject application, while submitted prior to, must conform to Council's decision. It was not exempt from the Interim Control By-law because a further character analysis and justification was needed before Staff could recommend the application to proceed. Based on the outcome of the analysis further revisions to the proposal may have been required. 2.5 The applicant has since revised the Planning Justification Report to include a study of the surrounding neighbourhood context and demonstrated that the proposed development is compatible. The applicant worked cooperatively with Planning Staff to determine the specific extent of the study area and the character components to review and analyze. A summary of the Planning Justification Report is contained in Section 7 of this report. 2.6 An application for a severance of the subject lot has not as of yet been submitted. The subject property will need to be exempt from the interim control by-law before the severance application can proceed. 3. Land Characteristics and Surrounding Uses 3.1 The subject property is relatively flat and contains an existing single detached dwelling with a detached garage. The property is one lot south of Second Street and fronts onto Elgin Street. A fairly large mature tree was located on the north side of the property. Upon a site visit, it was observed that the silver maple tree had recently been removed. Figure 1 - 92 Elgin Street 97 Municipality of Clarington 5 H BSB-002-Vf Page 4 3. The subject property is located within an established r(bdential neighbourhood with a mix of dwelling types and frontages. The surrounding land uses are as follows: North - A mix of one and two storey single detached dwellings. South - Mainly single detached dwellings; semi-detached dwellings are located two lots south of the subject lands (84 and 82 Elgin Street). East - A mix of one and two storey single detached dwellings. West - One storey bungalows. Directly behind the subject property (to the west) are two lots that have similar frontages as the proposal (31 and 33 Lambs Lane). Figure 2 - Subject property shown in red and surrounding context with existing semi-detached dwellings shown in blue 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement states that planning authorities shall permit and facilitate all forms of housing and all forms of residential intensification, including secondary units, where this can be accommodated, taking into account existing building stock and areas. The definition of `intensification' includes the development of vacant or underutilized lots within previously developed areas and infill development among other things. The Municipality of Clarington 5 H BSB-002-Vf Page 5 proposal to create one additional single detached building lot represents an opportunity for redevelopment and intensify within a settlement area utilizing existing services. Provincial Growth Plan 4.2 The proposal is within the Built Boundary of the Growth Plan. The creation of one additional lot is considered intensification within the Urban Area of Bowmanville and contributes to the intensification targets within the existing Built-up Areas. The proposal will make use of existing municipal services. The proposal conforms to the Growth Plan. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the subject property Living Area. The policies of the Plan generally promote infill and intensification. The proposed reduction of the lot frontage to divide the lot into two separate properties and subsequent creation of one additional lot conforms to the Durham Regional Official Plan. Clarington Official Plan 5.2 The Clarington Official Plan designates the subject lands Urban Residential. The property is internal to a neighbourhood. Single detached dwellings are permitted uses within this designation. 5.3 The property is located within the Built-up Area of the Municipality. The proposal to create an additional lot contributes towards the municipality's residential intensification target for Bowmanville. Development within the Built-up Areas are encouraged and should be given priority since they are making efficient use of existing services and infrastructure. 5.4 The size of any parcel of land created by a severance should be appropriate for the use proposed and in keeping with the character of the surrounding neighbourhood. New development and redevelopment in existing neighbourhoods are to: a) Respect and reinforce the physical character of the established neighbourhood having regard to the pattern of lots, streets and block, the size and configuration of lots, building types of nearby properties, the height and scale of building and the setback of building from the street, rear and side yards; b) In neighbourhoods of historical character, be consistent with the built form pattern of the area; c) Adhere to all relevant Urban Design Guidelines and expectation for high-quality architectural design and sustainable building materials; and d) Maximize opportunities to improve accessibility and pedestrian and cycling systems, enhance neighbourhood and transit connections, and reduce energy, water and resource use. Municipality of Clarington 5 H BSB-002-Vf Page 6 5.5 The proposal is similar to the pattern of lots immediately adjacent to the subject lands. The height and scale of the dwelling units proposed are also similar in scale to those in the surrounding area. Further discussion on the character and design of the dwellings in relation to the neighbourhood character can be found in Section 10 of this report. 5.6 The proposal conforms to the Clarington Official Plan. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands "Urban Residential Type One (R1)". The R1 zone requires a minimum lot frontage of 15 metres. The applicant is proposing to reduce the minimum lot frontage from 15 metres to 12.9 metres. Figure 3 — Site plan showing proposed detached dwellings 100 54.48 r -T (29.149 Mi 42.312 Ft G2.s M) 42.312 FT (12.t M) t� �2 99i aY ii ii 3 I .r na ro.r 4 EMST GARAGE .. I E t "Cq- 9ED {TO l4FM.d W I FUTURE e i ® GARAGE i ril I gyp' III S` � I I AL n —� I I + L III -----J I ILL I n WM I I 4aw I r I _ I I I I t I I I I I I I I I I I --P, p I LI -- -- 43.312 FT (17.9 M) 42.N2 FT (12.7 M) 84.624 FT (25.g M) ELGIN STREET Figure 3 — Site plan showing proposed detached dwellings 100 Municipality of Clarington 5 H BSB-002-Vf Page 7 General Provisions of Zoning By-law 84-63 6.3 The applicant is proposing to retain the existing detached garage located on the southwest corner of the subject lands and construct a new detached garage on the northwest corner on the severed lot. The maximum lot coverage for all accessory buildings in an Urban Residential Zone is 10%, to a maximum area of 60 m2, whichever is the lesser of the two. Both lots are proposed to be approximately 500 m2 each, which would only allow for a 50 m2 detached garage on each lot. The existing detached garage is approximately 54 m2. This is greater than the permitted floor area and would not comply once the new lot is created. A zoning regulation has been added to the amendment to recognize the existing detached garage floor area of 54 m2. 6.4 The proposed detached garage will comply with the zoning by-law provisions for the total floor area. The proposed detached garage is 49.12 m2. However an increase in the total lot coverage for accessory buildings and structures from 10% to 12% is proposed for both lots to account for the extra area needed to accommodate porches and/or possible future decks. Neighbourhood Character 6.5 In addition to the minimum frontage and accessory structure provisions of the Zoning By- law, additional zone provisions have been proposed to recognize existing character attributes in the surrounding neighbourhood and provide compatibility. Further discussion in this regard is found in Section 10 of this Report. 6.6 Approval of the proposed zoning by-law amendment and the severance application would be dependent on the Municipality's decision to add an exemption to the Interim Control By-law for the subject property. This will allow the development to proceed. 7. Summary of Background Studies Planning Justification Report 7.1 The Planning Justification report submitted in support of the application evaluates the proposed development in the context of the applicable provincial, regional and Clarington planning policies and regulations. It justifies the rezoning and future land division as a form of intensification in an existing neighbourhood. 7.2 The report also outlines the neighbourhood context and discusses how the proposed development is compatible. It summarizes the predominant building characteristics within the study area and compares the proposal with those elements. A summary of those characteristics can be found in Attachment 1 to this Report. 101 Municipality of Clarington 5 H BSB-002-Vf Page 8 ..t -� � ,' ® �'.l : m; .® ® �! •gyp®� f �.s WK i_ Figure 4 — Neighbourhood Study Area outlined in red and subject property shown in green 102 Municipality of Clarington Report PSD -022-19 .io�lWIF � sew W - wM `0 i �f1T a�'YtT�QFI FRONT § fYoLrM Figure 5 — Proposed elevations of the two new detached dwellings 8. Agency Comments Regional Municipality of Durham Page 9 8.1 The Regional Planning and Economic Development Department stated the proposed zoning by-law amendment was consistent with the Regional Official Plan. A Stage 1 archaeological assessment must be submitted to the Ministry of Tourism, Culture and Sport for a Ministry clearance letter which the Region must have prior to certification of the consent to sever. A completed Site Screening Questionnaire or a Record of Site Condition compliant Phase One Environmental Site Assessment and any further required studies determining potential contamination on the property must be submitted. If a Phase One ESA Report is submitted, it must be accompanied by the Region's "Reliance Letter" and "Certificate of Insurance". 8.2 The Regional Works Department noted the existing dwelling is connected to municipal sanitary and water services. The existing services can be used but at the consent to sever stage, an additional sanitary and an additional water connection will have to be acquired. The applicant may wish to arrange for storm sewer connection with Clarington at the time. Veridian Connections 8.3 Standard requirements were provided. Enbridge Gas Distribution 8.4 The owner/applicant is to verify existing gas servicing does not encroach on more than one property. 103 Municipality of Clarington 5 H BSB-002-Vf 9. Departmental Comments 9.1 Engineering Services Page 10 Engineering Services advised they have no objection to the rezoning and that at the land division stage the following requirements will apply. x The Owner will be required to minimize the importing and exporting of material but, should site alteration works be necessary a permit and/or a soils Management Report is required; x Appropriate notes regarding municipal road occupancy are to be placed on all site plans; x The Owner shall submit a Servicing Plan and a Lot Grading Plan satisfactory to the Director of Engineering Services; x The Owner will be required to make application for an entrance for each proposed dwelling and such dwelling must be compatible with the proposed entrance and shall be 100% responsible for all costs; x The Owner will be required to provide an appropriate cash contribution in lieu of parkland dedication; x In addition the Owner will be required to provide standard performance guarantees. Other Departmental Comments 9.2 The Building Division, Operations, and Emergency and Fire Services have no concerns with the proposal. 10. Discussion 10.1 The existing house is proposed to be demolished and replaced by two new dwellings. Each new lot is proposed to contain a raised bungalow with an apartment -in-house. An apartment -in-house is permitted in the R1 and R2 zones, as well as the majority of exception zones, provided they meet the parking requirements. The applicant has demonstrated that the proposed driveways will meet the parking requirements and therefore an apartment -in-house is permitted. The existing detached garage is proposed to remain and a new detached garage would be built in the rear yard of the new created lot. 10.2 The proposed lots or parcels have considerable depth — over 38 metres resulting in lot areas larger than the required minimum lot area of the current zoning of "Urban Residential Type One (R1)", but in keeping with surrounding properties. 104 Municipality of Clarington 5 H BSB -002-M Minimum Frontage Requirements Page 11 10.3 The applicant is proposing to divide the existing 25.8 metre residential lot into two lots each having 12.9 metre (42 feet) of frontage on Elgin Street. A rezoning is required to address the deficient lot frontage. 10.4 Based on the Clarington Official Plan policies, the size of any parcel of land created by a severance should be appropriate for the use proposed and in keeping with the character of the surrounding neighbourhood. New development and redevelopment in existing neighbourhoods are to respect and reinforce the physical character of the established neighbourhood having regard to the pattern of lots, streets and block, the size and configuration of lots, building types of nearby properties, the height and scale of building and the setback of building from the street, rear and side yards. Architectural style and the placement of vegetation can also play a role in establishing neighbourhood character. The greater the consistency among these various elements, the stronger the character. Once the character is analyzed, it is then easier to determine whether new development will be compatible. 10.5 Houses in this neighbourhood are a mix of single detached dwellings and semi- detached dwellings. Lot frontages are either predominantly greater than 20 metres or between 12 to 15 metres. This indicates a diverse range of lot frontages in the area. There is not one prevalent lot frontage which can guide the character for this area. The diagram below shows the range of lot frontages within the study area. ' 7 N I . Study Area L Q Subject Property i Frontage: Less than 12 metres k Frontage: 12 to 15 metres Frontage: 15 to 20 metres SeconO Street Frontage: Greater than 20 metres ,. • �_ "V i • IW � i. a ZB'Q 21O1$-DiO'1% Figure 6 — Range of lot frontages found within the study area 105 Municipality of Clarington 5 H BSB-002-Vf Page 12 10.6 The proposal is compatible with the surrounding neighbourhood. The proposed lot frontages are similar to the pattern of lots immediately adjacent to the subject lands. The proposed lot creation does not set up a future pattern of transition for the neighbourhood since there are many lots in this area that already differ in shape and sizes. The proposal will not destabilize the quality or character of the area. Accessory Buildings and Structures 10.7 If the severance is approved, there will also be an accessory detached garage on a vacant lot. Accessory structures without the principle use being established is not permitted. A building permit for a residential dwelling will need to be submitted prior to the Municipality providing a clearance letter to finalize the severance. This will be a condition of the land severance. Vegetation Removal and Compensation 10.8 The lot contained a large silver maple tree which has been removed to facilitate the second dwelling if the severance is approved. The Municipality's tree by-law does not apply to individual trees on private lots. A few properties in the neighbourhood contain large mature trees and can be a characteristic of this older area. A condition of approval of the severance will require compensation for the mature tree removal with replacement trees planted on the site. Landscaping will assist in achieving compatible development and retaining the community character. Figure 7 - Large mature maple tree located on the subject lands which has been removed 106 Municipality of Clarington 5 H BSB -002 -TO Page 13 Further Zoning Provisions to Address Streetscape 10.9 Staff have provided further performance standards in the proposed zoning by-law amendment to ensure the building envelope is compatible with the surrounding neighbourhood and has minimal impacts on the streetscape and surrounding homes. These standards include maximum building height, roof pitch, detached garage location in the rear yard, porch height and location, the number of doors facing the street, maximum driveway width, and maximum front yard setback. Interim Control By-law Exemption 10.10 The reduced lot frontages and the two new houses would fit well within the neighbourhood and are compatible with the adjacent dwellings found in the area. They do not present an undesirable pattern of development. The lot sizes in this particular area vary significantly. Lot frontages range from 10.1 metres to 25.7 metres and the homes are a mix of bungalows and two storey dwellings. The lot pattern will not negatively impact or prejudice future development in this neighbourhood. Allowing the proposed development to proceed on this lot will not undermine the Municipality's capacity to create a new standard for the study area and it will not adversely impact the character of the neighbourhood, especially since there is an evident variety of frontages and dwelling types already existing in the area. 10.11 It is therefore recommended that the property at 92 Elgin Street be listed as an exemption in the Interim Control By-law to allow for development to proceed. The Zoning by-law amendment proposed for this lot includes site-specific standards to recognize the character attributes of the area and allow the redevelopment of the property in a manner that is compatible with the surrounding context. It also mirrors requirements found in the Interim Control By-law which assist to mitigate impacts on character for applications already in the process when the Interim Control By-law came into effect. 11. Concurrence Not Applicable. 12. Conclusion In consideration of all agency, staff and public comments, it is respectfully recommended that the rezoning application to permit the development of two single detached dwellings with 12.9 metre frontages at 92 Elgin Street in Bowmanville be approved. It is recommended that the property at 92 Elgin Street be added as an exemption to the Interim Control By-law. It is also recommended that the zoning by-law amendment be approved. The amendment will have the effect of reducing the minimum frontage requirements from 15 metres to 12.9 metres in order to facilitate a future severance of the lot as well as provide provisions to ensure new development is compatible with the character of the area. 107 Municipality of Clarington 5 H BSB -002-M Page 14 Submitted by: Reviewed by: Michael Seaman, MCIP, RPP for Andrew C. Allison, B.Comm, LL.B Director of Planning Services Chief Administrative Officer Staff Contact: Nicole Zambri, Planner, 905-623-3379 ext.2422 or nzambri(a-),clarington.net Attachments: Attachment 1 — Neighbourhood Attributes Attachment 2 — Amendment to Interim Control By-law Attachment 3 — Zoning By-law Amendment The following is a list of the interested parties to be notified of Council's decision: Kaitlyn Hill NZ/CP/MS/nl I:\ADepartment\Application Files\ZBA-Zoning\2018\ZBA2018-0017 92 Elgin Street\Staff Reports\PSD-022-19\PSD-022-19.docxl:\ADepartment\Application Files\ZBA-Zoning\2018\ZBA2018- 0017 92 Elgin Street\Staff Reports\PSD-022-19.docx Attachment 1 to Report PSD -022-19 Table summarizinq the predominant buildinq characteristics in the neiqhbourhood Single Neighbourhood Study Area Dwelling Type 90% Proposal 9 Semi Brick 10% (facingMaterials the street and most dominant) 35% Siding 50% 9 Stucco Porch, stoop, or landin 15% Porches and Stoops 650/,) 9 No porch or stoop 35% Front D.. Faces street 75% 9 Multiple doors 15% Faces side Numberof 0-2 10% Stepsto Main 25% Floor 9 3-5 55% 6 or more 20% Building Height 1 Store 450%/, 1.5 Storeys 50% 9 2 Storeys Hip 5% 45% 9 Gabel 55% Roof Pitch Flat 1:12 to 2:12 5% Low 3:12 to 5:12 40% Medium (6:12 to 8:12) 30% 9 High 9:12 to 12:12 20% Steep (13:12 to 18:12 or hi her 5% • Rear detached 15% 9 Side detached 10% 710% Attached No garage 65% Driveway Width Single 40% 9 Double 40% Triple or greater 20% 109 Note: These calculations exclude the subject property. 110 Neighbourhood Proposal Study Area Vegetation 10% Mature trees 20% Shrubs 60% Plantings 10% Interior .- Yard Setback to: 0 - 0.6 m 15% 0.61-1.2m 35% 1.21 — 3 m 25% 3 m or more 25% Rear Yard Setback to: 7.5 m or less 5% 7.51 m or more 0-3m 95% Front .. Setback to: • 20% 3.1 — 4.5 m 15% 4.51 — 6 m 20% 6.1 m or more Less than 12 m 45% Lot ..- 5% 12.1-15m 35% 15.1 — 20 m 15% 20.1 m or more 45% Note: These calculations exclude the subject property. 110 Attachment 2 to Report PSD -022-19 Corporation of the Municipality of Clarington By-law Number 2019 - being a By-law to amend Interim Control By-law 2018-083; Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 2018-083; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 2 of By-law 2018-083, is revised by adding the following: "h. Two new single detached dwellings located at 92 Elgin Street in accordance with Section 13.4.87 Urban Residential Exception (R2-87) of Zoning By-law 84-63." 2. This By-law shall come into effect on the date of the passing. By -Law passed in open session this day of April, 2019 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 111 Attachment 3 to 5 H BSR 00246 Corporation of the Municipality of Clarington By-law Number 2019-. being a By-law to amend By-law 84-63 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 2018-0017. Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 13.4 "Special Exceptions — Urban Residential Type Two (R2) Zone" is hereby amended by adding thereto, the following new Special Exception zone 13.4.87 as follows: "13.4.87 Urban Residential Exception (R2-87) Zone Notwithstanding Sections 3.1 c), 3.16 c) ii), 13.2 b., c. i), iii), e., g., h., those lands zoned "R2-87" on the Schedules to this By-law shall be subject to the following regulations: a. Lot Frontage (minimum) 12.9 metres b. Yard Requirements i) Front Yard Setback to dwelling (minimum) 4.5 metres to (maximum) 5 metres ii) Interior Side Yard (minimum) 4.3 metres on one side, 1.2 metres on the other C. Building height (maximum) 7 metres d. A roof pitch (minimum) 4/12 to (maximum) 8/12 e. Lot coverage (maximum) 35% f. Lot coverage for accessory buildings and structures (maximum) 12% g. The location of a detached garage shall only be in the rear yard. An attached garage is not permitted. h. Total accessory building floor area (maximum) 54 square metres 112 Height for accessory buildings (maximum) 3 metre with a floor area equal to or less than 10 square metres; 4 metres with a floor area greater than 10 square metres Rear and side yard setbacks for accessory buildings (minimum) 0.6 metres k. Driveway width shall be 3.0 metres The dwelling must contain a front porch which faces the street M. Only one door entrance is permitted on the front fagade of the building which must face the street n. Entrances for an apartment -in-house must be located in the side or rear yard unless it is through a common entrance of a front fagade" 2. Schedule '3' is amended by changing the zone designation from "Urban Residential Type One (R1) Zone" to "Urban Residential Exception (R2-87)" as illustrated on the attached Schedule W. 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 of the Planning Act. By -Law passed in open session this day of April, 2019 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 113 Ciarftwii 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: April 1, 2019 Report Number: PSD -023-19 Resolution: File Number: PLN 8.6.7 By-law Number: Report Subject: Request to amend Interim Control By-law 2018-083 for 10 Victoria Street Bowmanville Recommendations: 1. That Report PSD -023-19 be received; 2. That the By-law contained in Attachment 1 to Report PSD -023-19 be approved; and 3. That all interested parties listed in Report PSD -023-19 and any delegations be advised of Council's decision. 115 Municipality of Clarington Report PSD -023-19 Report Overview Page 2 Barry Bolahood submitted a request for an exemption to Interim Control By-law 2018-083. He proposes a semi-detached dwelling with an apartment -in-house within each of the two units, providing a total of 4 units. The proposal will meet the strict regulations contained in Interim Control By-law 2018-083. The property is also within the Liberty Street Local Corridor identified in the Official Plan as a priority intensification area requiring a minimum height of 2 stories and a minimum density of 30 units per gross hectare. 1. Background 1.1 On March 1, 2019 Barry Bolahood submitted a request for an exemption to Interim Control By-law 2018-083 for a property at 10 Victoria Street. He has an offer to purchase the property and originally planned for a closing date of August 5, 2018. The closing date was extended at the request of the current property owner who had purchased a condominium unit which was not ready to meet the original closing date. The result of the extension is that Mr. Bolahood's application was delayed and is now subject to the Interim Control By-law. Figure 1: Immediate area of the Interim Control By-law surrounding 10 Victoria 116 Municipality of Clarington Reoort PSD -023-19 Page 3 1.2 The March 11, 2019 Planning and Development Committee agenda contained correspondence from Mr. Bolahood requesting exemption from the Interim Control By- law to allow 10 Victoria Street to be developed with a semi-detached building, with each of the two units having an apartment -in-house. A memo providing a resolution to approve the request and the Interim Control By-law was provided by Planning Services staff. After considering the request and the staff memo, the matter was deferred to the Council meeting of March 18, 2019. At the Council meeting, Council referred the request back to staff for a report. 2 Discussion 2.1 Mr. Bolahood purchased the property with the intension of constructing a semi-detached dwelling (2 units). Each unit is proposed to have an apartment -in-house (additional 2 units). Prior to the adoption of the Interim Control By-law, the property was zoned "Urban Residential Type One (R1)". The R1 zone would have permitted the proposed use on the lot. 2.2 Figure 3 depicts the proposed semi-detached dwelling. This design will be modified to replace the two car garage for each unit with a one and a half car garage (or a single garage door). The modification will result in a narrower building footprint to accomplish compliance with the regulations contained in Interim Control By-law 2018-083. Aside from complying with the regulations, the proposal will provide for a more generous side yard and rear yard setbacks of 2.4 metres (7.87 feet) and 16.89 metres (55.41feet) respectively as depicted in Figure 4. Figure 2: Proposed elevation for 10 Victoria Street 117 Municipality of Clarington Resort PSD -023-19 "Mum" NOWMANTM LMCE®DWGNE"abo Mt90 VIUIUKVLJ01 � Figure 3 Proposed Site Plan for 10 Victoria Street Page 4 2.3 The property is designated Urban Residential within the Official Plan. It is located within the Liberty Street Local Corridor which is a Priority Intensification Area. The Local Corridor supports a long term density target 30 units per gross hectare with heights of 2 to 6 storeys. Mr. Bolahood's proposal will help to achieve the targets set out in the Official Plan by increasing the density on the property to 39.6 units per gross hectare and meeting the minimum height requirement of 2 stories. 2.4 The Clarington Official Plan envisions Clarington as "a place where each community can build on its individual character, share a common economic base and a distinct collective image". The physical character of established residential neighbourhoods are to be enhanced while accommodating increasing intensification that celebrates the history and character of its communities. 2.5 While the Neighbourhood Character Study is underway the Interim Control By-law 2018-083 permits development that is not likely to contribute to issues affecting neighborhood character. Permissions were applied to properties with known plans for development subject to the restrictions contained within the Interim Control By-law. 118 Municipality of Clarington Page 5 Report PSD -023-19 2.6 The regulations in Interim Control By-law 2018-083 were crafted to be more restrictive than what is permitted by the "Urban Residential Type One (R1)" zone of Zoning By-law 84-63. The maximum lot coverage applied to a semi-detached dwelling is 35% as opposed to 45% and the maximum height is 8 metres as opposed to 10.5. A restriction on roof pitch has also been included to help combat the issues of massing that have been occurring in the neighbourhood. These regulations prevent construction of a dwelling that will tower over the existing smaller dwellings and require a footprint that is set back from existing properties. 2.7 Staff included exemptions for properties they were aware of that were being redeveloped and would meet the regulations outlined in Section 2.6. Staff were unaware of Mr. Bolahoods plans at the time that the Interim Control By-law was proposed. 2.8 The purpose of the Neighbourhood Character Study will be to recommend appropriate policy, regulation and tools to ensure that new development and redevelopment in established neighbourhoods respects and compliments neighbourhood character into the future and is compatible with the vision of the Clarington Official Plan. 2.9 Staff support the request to amend the Interim Control By-law 2018-083 by adding 10 Victoria Street as an exempted property because it proposes to meet the strict regulations contained within the Interim Control By-law and has the ability to meet the priority intensification targets of the Liberty Street Corridor as set out in the Official Plan. 3 Concurrence Not Applicable. 4 Conclusion In consideration of the comments contained within the report, it is recommended that Council pass the by-law to amend Interim Control By-law 2018-083 as contained in Attachment 1. qe�. Submitted by: Reviewed by: Michael Seaman, MCIP, RPP, for Andrew C. Allison, B. Comm, LL.B Director of Planning Services CAO Staff Contact: Tracey Webster, Senior Planner, 905-623-3379 x or twebster@clarington.net 119 Municipality of Clarington Resort PSD -023-19 Attachments: Attachment 1 - By-law to amend Interim Control By-law 2018-083 The following is a list of the interested parties to be notified of Council's decision: Barry Bolahood Bradl Hy Philips, Strike & Philips LLP 120 Page 6 Attachment 1 to Municipality of Clarington Report PSD -023-19 Corporation of the Municipality of Clarington By-law Number 20 - Being a By-law to amend Interim Control By-law 2018-083 Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 2018-083; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 2. e. is revised by adding the following: iv) 10 Victoria Street 3. This By-law shall come into effect on the date of its passage. By -Law passed in open session this day of 121 .20 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk Clatiagton Memo Planning Services Department If this information is required in an alternate format, please contact the Accessibility Co-ordinator at 905-623-3379 ext. 2131 To: From: Date: Subject File: Mayor and Members of Council Director of Planning Services March 29, 2019 Communication 8.1, Planning and Development Committee Agenda for April 1, 2019 PLN 40 and ZBA2015-0015 A delegation is appearing at the April 1 St, 2019 Planning and Development Committee with regard to on-farm diversified uses. Council will recall that this issue was prompted by the rezoning application by the MathiDs' on Morgan's Road. To date we have not received a re -submission of their application with regard to an event venue on the farm. We anticipate there will be a resubmission within the next few months. To assist please reference PSD -069-18 which outlined how staff were addressing the issues coming out of the LPAT decision. The LPAT decision is the subject of PSD -070-18. In her delegation, Ms. Meszaros provides commentary and a number of recommendations. Some of the recommendations are beyond what zoning can control and what the municipality has control over. For instance the assessment of a property is determined by MPAC based on the activity occurring on the property not its zoning. Another example is that zoning runs with the property not the ownership of the land. Staff are very cognizant of the concerns of the Morgan's Road residents and are taking them into consideration as we work through the ZONE Clarington process. When we receive a resubmission by the MathiDs' we will recirculate the application to commenting agencies and follow the planning process with regard to notification and the holding of public meetings. Staff are in consultation with OMAFRA and other agencies on the implementation of the Province's intent with regard to on-farm diversified uses for ZONE Clarington. 9P I gm��� Michael Seaman Director of Planning Services cc. Department Heads The Corporation of the Municipality of Clarington 40 Temperance Street, Bowmanville ON L1 C 3A6 1905-623-3379 Presentations and Handouts • �, �•�f �'� a #„ - - Tj r �. MOP J6 wit � s I .�. ! fes• .� 4 .. _ Y�. •moi, 1�' j } r AF IK 1 1 oil .EPO _ _ ir 4 i # S r 1 • + � . � - � s �' � ..� � .4`19 ir � r � + r _ ti � � ■ � t � Fi � r- � J� -.. x - S � � _ r[( 1 f%�Z __ � �r 1 i � � • ; 1 s 1 t�: l , i~ � r r }--. t _ . � - � F ~ � � . � I ti ' t � ' � r 1 • •ir• _ � 1� •f f �� r lr - - J 'f +4,• f ! „ F . 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'� nw. � .- �-� l+r T . 61p a .� * Alk w r. Lawson Ro.id W7 ooIP- It -110 �.. ll 1 I ` 1 r Wabbakkh COU" � 4 7 + �► • Ah i � � � • ��;, as .. • rJSwoWL'VAN 41 lop l � { lR211L Imo � I _ 1 L• Public Meeting For: Terms of Reference for the North Village Secondary Plan, Newcastle Monday April 1, 2019 CANDEX ON LIMITED CONSULTING ENGINEERS & PLANNERS r Newcastle Context ' L�'' a Mir • North Village • Neighbourhood • ;:1Newres T I Lkban Boundary ILI : s w } } � �• ., t r 1 __ h 1 1 l3 f �x�L, I�t Additional Study Area 1� W9'.'k � i � _• . North Village k 5econdary Plan Atea Existing Neighbourhood Design Plan Area O N ' UNfT YIELD -------------------- L -L mime >• O�w � „Y I•fw�l u,edLn dmkr a is.oe rano w.ti,..nn wl wn W4.wM hkleli RAA u,w ,n, • Guiding Priorities include: • Sustainability and Climate Change; • Urban Design; • Affordable Housing; • Community Engagement; and, • Coordination of Initiatives. • Work Program includes: • Phase I: Initial Public Input and Technical Analysis; • Phase II: Urban Design and Sustainability Principles, Evaluation Criteria, and Alternative Land Use Plans; • Phase III: Preferred Land Use Plan for the North Village Secondary Plan Area; and, • Phase IV: Final Draft Secondary Plan and Zoning by-law. ILSupporting Investigations • Land Use Planning Rationale Report • Landscape / Natural Heritage Analysis • Master Servicing Report • Transportation Needs Analysis Study • Financial Impact Analysis • Agricultural Impact Evaluation • Retail Market Impact Study • Archaeological Assessment and Cultural Heritage Evaluation Report • Sustainability Plan and Green Development Principles • The Secondary Plan process will include not less than 3 Public Information Centres and 1 statutory public meeting. • The process will also include an online engagement tool as part of the community consultation component. • The anticipated timeframe for completion of the Secondary Plan is 2 yea rs. Application By: Lynstrath Developments Inc. (Esquire Homes) Lynstrath Developments Inc. has submitted applications for Draft Plan of Subdivision and Zoning By-law Amendment to permit 28 townhouse dwellings in a future common elements condominium. Public Meeting: April 1, 2019 JEW, ", mv Unit 17 Unit 28 Unit 16 ' Unit 27 Unit 9 Unit 15 ' Unit 26 • • Unit 8 Unit Uit 2' ' Unit 7 14 n5' f Unit 24 Unit 13 ' Unit 6 Unit 12 Unit 23 ` Unit 5 Unit 11 ' Unit 22 • Unit 4 Unit 10 ' Unit 21 • i Unit 3 Unit 20 Unit 2 Unit 19 •- 'a Unit 1 y Unit 18 4- Property Boundary Single Frontage Townhouse _ Visitor Parking _ Landscaped Area Dual Frontage Townhouse _ Private Laneway, Driveways and Walkways 4. �- - � 4 '� Urban Bound • n, y i ADELAIDE AVENUE -E Vic, �" xa U , LAVYSON ROAtN , r BELAIR CRESCENT " Subject Lands ,'�+ ELDORADO AVENUE >` rt ' WABBOKISH COURT - t y Single Detached ' Dwellings F •'` ��' k: r r! 0 ' LU ' a. J r k 73 Townhouse z yjp Dwellings - t:� .r _ � 1 -r � first .. • .. � �. F - j 51iANKEL ROAD �' N 4A, �iaW 'tet i �T •. r �n4_¢�` \\ . r � Kings College .. t 1 SC 20_'180002, 14- 'law L r. 0 w4Ai L Concerns Identified • Traffic and turning movements • Parking on -street and on-site • Property Values • Doesn't Fit in the Neighbourhood • Loss of existing Mature Trees • Fencing AV. ASTRA C O URT --+ L7 W- W W , IL ADEL►4IDE AVENUE= Z ;{ 4 r' p�LAWSON ROAD BEL -IR CRESCENT c 19 ELDORADO AVENUE fir Luuj sod _ J r., 0 _WABBOKISH COURT ' Q Okce ' . LU Z -r ) i i 7 ZProperty Boundary s 4 G° 0 ' '�FTownhouse Dwelling