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Home My WebLink About09/13/2010 Cl~iJ1glOn GENERAL PURPOSE AND ADMINISTRATION COMMITTEE DATE: TIME: PLACE: September 13, 2010 9:30 A.M. COUNCIL CHAMBERS 1. MEETING CALLED TO ORDER 2. DISCLOSURES OF PECUNIARY INTEREST 3. ANNOUNCEMENTS 4. ADOPTION OF MINUTES OF PREVIOUS MEETING(S) (a) Minutes of a Regular Meeting of July 5, 2010 4-1 5. PRESENTATIONS (a) Stasia Bo'gdan and Joseph Bogdan, Joseph Bogdan Associates Inc., Regarding the Courtice Main Street Master Development Plan (b) Tom Gazda and Brian Krecklo, Gazda Houlne & Associates Regarding the Market Compensation Review Report (Confidential Report Distributed Separately) ****NOTE: This "closed session" portion of the meeting is scheduled for 12:00 p.m. in Committee Room 1A. The GP&A meeting will reconvene following the presentation, in the Council Chambers, if necessary. 6. DELEGATIONS (Draft List at Time of Publication - To be Replaced with Final List) 6-1 (a) Sandy Brittain, Executive Director, Feed the Need in Durham, Regarding Awareness of Feed the Need in Durham and the Grand Opening Event (b) Representative of Bowmanville Wood Products Inc., Regarding Report PSD-099-10, Regarding the Proposed Zoning By-law Amendments to Implement the Adopted Clarington Technology Business Park Secondary Plan CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T 905-623-3379 G.P. & A. Agenda -2- September 13, 2010 7. PUBLIC MEETINGS (a) Courtice Main Street Master Development Plan 7-1 Applicant: Municipality of Clarington Report: PSD-094-10 (b) Application to Amend the Clarington Zoning By-law and Official Plan 7-2 Applicant: 1804603 Ontario Inc. Report: PSD-095-10 (c) Application to Amend the Clarington Official Plan 7-4 Applicant: Municipality of Clarington Report: PSD-096-10 (d) Application to Amend the Clarington Zoning By-law 7-6 Applicant: Deborah and William Doiron Report: PSD-097-10 (e) Application to Amend the Clarington Zoning By-law 7-8 Applicant: KT J Holdings Report: PSD-098-10 8. PLANNING SERVICES DEPARTMENT (a) PSD-094-10 Courtice Main Street Master Development Plan 8-1 (Attachment 2 of Report Distributed Under Separate Cover) (b) PSD-095-10 Proposed Official Plan and Zoning By-law Amendment to 8-17 Permit the Development of a Free Standing Food Store of 2,829m2 and a 2nd building of 783m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (c) PSD-096-10 Proposed Amendment to the Municipality of Clarington 8-56 Official Plan to Incorporate the Requirements and Permissions Afforded to the Municipality as a Result of Bill 51, the Planning Conservation Land Statute Law Amendment Act, 2006, Places to Grow Act, 2005, the Greenbelt Act, 2005, the Ontario Heritage Act and the Provincial Policy Statement, 2005 (Attachment 1 of Report Distributed Under Separate Cover) (d) PSD-097-10 Application for Proposed Zoning By-law Amendment 8-68 Applicant: Deborah and William Doiron GP. & A. Agenda -3- September 13, 2010 (e) PSD-098-10 To Permit Additional Uses at an Existing Commercial 8-78 Plaza Applicant: KT J Holdings (f) PSD-099-10 Proposed Zoning By-law Amendments to Implement the 8-94 Adopted Clarington Technology Business Park Secondary Plan (g) PSD-1 00-1 0 To Permit the Development of a 1 ,439m2, Three Storey 8-118 Building for a Professional Dental, Medical Office with Pharmacy and Associated Parking Area (h) PSD-101-10 Application for Proposed Zoning By-law Amendment 8-134 Applicants: Henk and.Lisa Mulders (i) PSD-1 02-1 0 Exception to Policies for Mobile Signage for Clarington 8-149 Older Adult Association U) PSD-1 03-1 0 Monitoring of the Decisions of the Committee of 8-154 Adjustment for the Meetings of July 8, July 22, August 12 and September 2, 2010 9. ENGINEERING SERVICES DEPARTMENT (a) EGD-027-10 Monthly Report on Building Permit Activity for June, 2010 9-1 (b) EGD-028-10 Monthly Report on Building Permit Activity for July, 20109-7 , (c) EGD-029-10 Monthly Report on Building Permit Activity for 9-13 August, 2010 1 O. OPERATIONS DEPARTMENT No Reports 11. EMERGENCY AND FIRE SERVICES DEPARTMENT (a) ESD-011-10 Monthly Response Report - June, July and August 2010 11-1 12. COMMUNITY SERVICES DEPARTMENT No Reports 13. MUNICIPAL CLERK'S DEPARTMENT (a) CLD-025-10 Meeting Schedule -2010 to 2014 (b) CLD-026-10 Appointment of Parking Officer 13-1 13-7 G.P. & A. Agenda -4- September 13, 2010 (c) CLD-027-10 Animal Services Quarterly Report - April- June, 2010 13-10 (<;1) CLD-028-10 2nd Quarter Parking Report 13-18 14. CORPORATE SERVICES DEPARTMENT No Reports 15. FINANCE DEPARTMENT (a) FND-019-10 2010/2011 Insurance Program (b) FND-020-10 Financial Update as at June 30th, 2010 15-1 15-6 (c) FN D-021-1 0 2009 Financial Statements 15-13 16. SOLICITOR'S DEPARTMENT See Confidential Reports 17. CHIEF ADMINISTRATIVE OFFICE (a) CAO-006-10 Sister City Program 17-1 (b). CAO-007-10 Corporate Strategic Business Plan 2007-2010 Final Report 17-4 18. UNFINISHED BUSINESS 19. OTHER BUSINESS 20. COMMUNICATIONS (a) Erik & Kathrene Petersen, Opposed to the Proposed Official Plan and 20-1 Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses . Applicant: 1804603 Ontario Inc. (Report PSD-095-1 0) (b) Corey Robbins & Lindsay Highmore, Opposed to the Proposed Official 20-3 Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (c) Jason & Jody Coulas, Opposed to the Proposed Official Plan and Zoning 20-5 By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-1 0) G.P. & A. Agenda - 5 - September 13, 2010 (d) Joseph & Sharon Reader, Opposed to the Proposed Official Plan and 20-7 Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (e) Shirley McLean, Opposed to the Proposed Official Plan and Zoning By- 20-11 law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (f) Robert & Amanda Hall, Opposed to the Proposed Official Plan and Zoning 20-13 By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD~095-10). 21. CONFIDENTIAL REPORTS (a) LGL-004-10 Legal Opinion - Section 9.6 of Procedural By-law 21-1 2007 -227 Canadian Civil Liberties Association Letter Dated July 5, 2010 22. ADJOURNMENT Clfg-!lJglOn General Purpose and Ac::IministratiQn Committee Minutes July 5,2010 Minutes of a meeting of the General Purpose and Administration Committee held on Monday, July 5, 2010 at 9:30 a.m. in the Council Chambers. . ROLL CALL Present Were: Also Present: Mayor J. Abernethy Councillor A. Foster CouncillorR. Hooper Councillor M. Novak Councillor G. Robinson Councillor C. Trim Councillor W. Woo Chief Administrative Officer, F. Wu Director of Community Services, J. Caruana Director of Engineering Services, T. Cannella Director of Operations, F. Horvath Acting Director of Planning Services, F. Langmaid Director of Corporate Services & Human Resources, M. Marano Director of FinancefTreasurer, N. Taylor Director of Emergency & Fire Services, G. Weir Municipal Solicitor, Andy Allison Deputy Clerk, A. Greentree Clerk II, J. Gallagher Mayor Abernethy chaired this portion of the meeting. DISCLOSURES OF PECUNIARY INTEREST Councillor Novak indicated that she would be declaring an interest in Report COD-038-10, regarding the Great West Life Benefit Renewal. ANNOUNCEMENTS Councillor Novak noted that she had recently attended the following events: . Tuesday, June 29;2010 - Veridian safety celebration .. Tuesday, June 29,2010 - Courtice Secondary School graduation - 1 - 4-1 General Purpose and Administration Committee Minutes July 5, 2010 · Tuesday, June 29, 2010 - St. Stephen's Secondary School graduation · Thursday, July 1, 2010 Rotary Canada Day fireworks Councillor Foster announced that he had attended the Canada Day fireworks and extended thanks to the Rotary Club of Courtice for putting on a great display of fireworks. Councillor Foster thanked the Planning Services staff for organizing the Courtice Mainstreet Study Open House on Tuesday, June 29, 2010, where 50-60 people attended. Councillor Woo advised of the following: · He extended condolences to the family of the Oshawa Fire Chief, Mr. Steve Meringer on the passing of his daughter, Kaliegh, who was also a Junior Fire Fighter Instructor for 4 years with Clarington. · He attended the building dedication ceremony for Whitby's Fire Headquarters on Wednesday, June 30, 2010. He noted that the building was named the Edward M. Crouch Memorial Building. · Dr. Tony Stone was appointed to the position of Campus Medical Leader at Lakeridge Health Bowmanville. · On Saturday, July 10, 2010 there will be a Newcastle Artist Show & Sale at the Bondhead Parkette. MINUTES Resolution #GPA-396-10 Moved by Councillor Robinson, seconded by Councillor Hooper . THAT the minutes of the regular meeting of the General Purpose and Administration Committee held on June 21, 2010, be approved. CARRIED PRESENTATIONS There were no presentations. -2- 4-2 General Purpose and Administration Committee Minutes July 5, 2010 DELEGATIONS Kevin Anyan was called, but was not present. Michael Hackenberger, Bowmanville Zoo, was present regarding Report PSD-086-10, regarding the proposed Official Plan amendment, proposed Zoning By- Law amendment, proposed Fence By-law amendment and proposed Draft Plan of Subdivision to permit the development of 541 residential units, to delete a Public Elementary School symbol and increase the medium and low density & total units in the Neighbourhood. Mr. Hackenberger stated that working with Mr. Schicked~nz and Far Sight Investments Inc. has been an excellent experience. He stated that one of his concerns was safety, in particular creating a barrier between the Zoo and the residents. Both parties have agreed to the location and the use of razor wire. However, there is a difference of opinion with the height of the barrier. Mr. Hackenbergsr noted that there have been many proposals for this barrier. He stated that the current proposal is to erect a wall of eight feet. Mr. Hackenberger noted that an expert has recommended a wall of ten feet, resulting in a difference of approximately two feet. He reminded the Committee of the San Diego Zoo incident, where the majority of the liabilities have been held by the municipality, despite the municipality not being directly involved in the issues. Mr. Hackenberger suggested that the barrier include razor wire. He confirms that this fence would be for the eastern boundary, where the elephants and large cats are contained. Mr. Hackenberger stated that the Zoo will incur new additional costs of approximately $60,000 per year for video surveillance, another night watchman and patrol dog. . Bob Schickedanz, Far Sight Investments, was present regarding Report PSD-086-10, regarding the proposed Official Plan amendment, proposed Zoning By- Law amendment, proposed Fence By-law amendment and proposed Draft Plan of Subdivision to permit the development of 541 residential units, to delete a Public Elementary School symbol and increase the medium and low density & total units in the Neighbourhood. Mr. Schickedanz agreed that the discussions with the Bowmanville Zoo have been very cordial. He also acknowledged the co-operation with the Municipal staff with working through the issues. He noted, through the negotiations, Far Sight has agreed to deed additional property to the Bowmanville Zoo in order to accommodate a suitable barrier. Mr. Schickedanz stated that he believes that the eight foot fence is adequate considering that it includes a razor wire fence, therefore a human breach into the Zoo would be unlikely. He concluded that he agrees with the recommendations of Report PSD-086-10. Mr. Schickedanz agreed that it would be appropriate to erect signs on the residential side to warn of the razor wire fence. - 3 - 4-3 General Purpose and Administration Committee Minutes July 5,2010 Garnet Armitage, local resident, was present regarding Report PSD-090-10, regarding Proposed Official Plan and Zoning By-Law Amendment to permit a restaurant with a drive-through facility and a fuel bar with a convenience store and a car wash facility. Mr. Armitage stated that a drive-through restaurant makes a bad residential neighbour. He noted that the Town of Cobourg has instituted more restrictions on drive-through restaurants. Mr. Armitage is concerned about the noise of cars and car stereos, especially late at night. He stated that he also concerned about the new traffic lights resulting in an increased noise from large trucks gearing up and down. Mr. Armitage stated that, if the Official Plan is followed, the stop lights should not be erected at the intersection in question. He stated that the erection of a six foot wooden fence is inadequate privacy for a two-storey building. Similarly, Mr. Armitage noted that he would not want a 20 foot fence either. He concluded that he does not want loud continuous noises, a six foot fence is inadequate, and he suggested moving the proposal to another location in the Municipality such as Bennett Road, Holt Road or Liberty Street. Heather Rutherford was present regarding wind turbines. Ms. Rutherford reminded the Committee of recent applications for wind turbines in other municipalities and in Clarington. She stated that the Clarington building permit fees are not suitable for wind turbines. Ms. Rutherford stated that the Province has confirmed that the building permit . fees are within the municipal jurisdiction. She suggested that a flat fee, plus a dollar amount per $1000 cost for building permit fees, similar to the Municipality of North Middlesex. Ms. Rutherford suggested that the Municipality needs to consider future costs when setting the building permit fees for wind turbines. She stated that the Canadian Charter of Rights and Freedoms protects the health and welfare of the citizens and j't is the Municipality's responsibility to protect this right. Ms. Rutherford also requested that the Municipality establish a by-law requiring a certificate of health prior to the approval of building permits for wind turbine projects. Councillor Novak chaired this portion of the meeting. PUBLIC MEETING (a) Subject: Applicant: Report: Application to Amend the Zoning By-law 1 Hartwell Bowmanville Inc. 'PSD-082-10 Ruth Porras, Senior Planner, made a verbal and PowerPoint presentation to the Committee regarding the application. - 4- 4-4 General Purpose and Administration Committee Minutes July 5, 2010 Mike Power, local resident, spoke in opposition to the application. Mr. Power stated that the sketch showing the parking area is misleading as there are three properties projecting into the parking area. He stated that the proposal will be too tall and cause privacy issues, have inadequate parking, create drainage issues, and he is concerned there will be an increase in on-street parking. Mr. Power stated that, if the proposal is allowed, it will have detrimental effects on his family. . Trina Fitzpatrick, local resident spoke in opposition to the application. She stated that she has the same concerns as Mr. Power, in particular, the height of the building, which will result in her view of a brick wall. Ms. Fitzpatrick stated that she has concerns about a proposed patio on the third floor. She stated that she' is concerned about the safety of citizens crossing Hartwell Avenue, with the increased traffic. Ms. Fitzpatrick is concerned about the lower amount of parking places, especially in the winter with regard to snow removal. She is concerned about snow removal on other side streets as a result of the increased parking on the side streets. Dan Layman, spouse of Trina Fitzpatrick, stated that he is concerned about waste bins, and loading zones behind their property as he works shift work. He is also concerned about traffic pulling into the parking lot, security with teenage children gathering in the parking lot late into the evening, and the negative impact on the peacefulness in the neighbourhood by a proposal which is three times the size of the original plan. Ms. Fitzpatrick stated that, currently, they cannot open their windows due to the current traffic and that this will be increased after the proposal is built. Ms. Fitzpatrick . understood that, when they purchased their property six years ago, it would be a smaller building. She reiterated that she is concerned about the Hartwell Street access north onto Durham Road 57, where there have been several accidents, especially with the recent paving of the shoulder. Lawrence Hellinga, local resident, spoke in opposition to the application. He stated that there was a promise that there would be signs regarding passing on the left. on Durha'm Road 57. Glen Genge, D.G. Biddle & Associates and Mr. Ray Fadavi, the applicant, were present. Mr. Genge stated that there will be approximately four medical associates in the building. He believes that the existing designation as a neighbourhood centre would permit approximately 54,000 ft2 within the overall area. Mr. Genge stated that the proposal is only 33,000 ft2. He stated that a professional office facility is a much more pleasant proposal than the original proposed drive-through. Mr. Genge stated that the reduction of the setbacks is in an effort to get the building as far back from the neighbours as possible. He stated that the maximum height requested is 12.7m. Mr. Genge stated that the step-building design will have the illusion of a two storey building from the road, rather than a three storey building. He confirmed thatthe applicant would consider not having a patio on the third floor. Mr. Genge stated that a parking lot - 5 - 4-5 General Purpose and Administration Committee Minutes July 5,2010 expert has agreed to the proposed number of parking spots. He stated that there will be noise mitigation measures arising out of the upcoming noise study. Reza Fadavi spoke to the subject of whether the residential property owners have a reasonable expectation of a building similar to the proposed zoning. He stated that he agrees that the homeowners may have expected a smaller building, but in order for the proposal of a medical building to be financially viable, the larger building would be required. Mr. Fadavi stated that a medical building is a better proposal than a drive- through restaurant which would be allowed under the current zoning and it meets the new intensification requirements. Mr. Fadavi stated that there will not be an issue with loading trucks as this is a professional medical dental building. He stated that he cannot think of another type of building that would better serve the needs of the community. (b) Subject: Applicant: Report: Application to Amend the Zoning By-law Henk and Lisa Mulder PSD-083-10 Meaghan Harrington, Planner, made a verbal and PowerPoint presentation to the Committee regarding the application. No one spoke in opposition to or support of the application. Henk Mulder, owner of the property, stated that he was satisfied with the comments contained within the staff report, and was present to answer any questions. (c) Subject: Applicant: Report: Application to Amend the Zoning By-law and Official Plan Mike Ricciuto, Heather Ricciuto, Antonio Ricciuto, Isoline Ricciuto, Gina Stone & Russell Stone. PSD-084-10 Anne Taylor-Scott, Planner, made a verbal and PowerPoint presentation to the Committee regarding the application. David Taylor, local resident, spoke in opposition to the application. He stated that his concern is water. Mr. Taylor stated that he has a dug well and is concerned about running out of water and does not want to invest in a drilled well as a result of the proposed development. Lloyd Yezik, local resident, spoke in opposition to the application. He stated that his concern is alsQ water. He noted that most of the residents of Perry Avenue are on a dug well. Mr. Yezik is concerned that residents with drilled wells tend to water their lawns more and therefore will be using more water from the water table, thereby depleting the available water for those on dug wells. - 6- 4-6 General Purpose and Administration Committee Minutes July 5,2010 Stephen Hughes, local resident, spoke in opposition to the application. He stated that he is also concerned about the potential loss of water. Mr. Hughes is concerned about the drainage of the end lots within the subject lands as they are in a swampy area. He stated that the small street is already busy with school traffic and he is concerned about the safety of children walking to school with the increase in traffic. He commented that the sidewalks in the area do not meet current design standards. Sharon Woodbeck, local resident, spoke in opposition to the application. She stated that she is concerned about the water impact as well, since she has a dug well. Libby Racansky, Courtice resident, spoke in opposition to the application. She noted that these residents are having the same issues that she had with development applications near her area. Ms. Racansky suggested that a clause be included in the development agreement, which will ensure that the residents' wells will be replaced, or remedied, if they are negatively impacted by the development. Owen Webster, local resident, spoke in opposition to the application. He noted that he also has water concerns. Mr. Webster stated that he is concerned about the location of septic systems and whether they will be in the front yard or back yard as his well is in the front yard. If septic systems are located in the front yards, he stated that he was concerned about contamination, of his well. He stated that he is also concerned with the . aesthetics of the proposed fence line. Mr. Webster stated that he was curious as to whether they will be built by the applicant or sold for individual building and the concerns about the length of construction time. He stated that he is concerned about the plot of land between lots 5 and 6 and what the use would be for this area. Mr. Webster questioned why lots 5 and 6 are larger than the other lots. He asked whether there would be any safeguards against making the larger lots into several smaller lots in the future. Mr. Webster stated that he is concerned about the timing of the water study as the water table is at an all time high. He stated that he had to pay to upgrade the road, prior to him purchasing his property, and asked whether he would be entitled to reimbursement for this upgrade as a result of the development. , Mark Lavoie, local resident, spoke in opposition to the application. He stated that he is concerned about water supply as he has a dug well. Mr. Lavoie stated that he is concerned about the safety of the children walking to and from school. He stated that he hopes there is will be safety measures in place during construction in order to ensure the safety of local children. Mr. Lavoie stated that he was concerned about construction . noise or contractors working outside of the permitted hours. Dave Shmyr, local resident, spoke in opposition to the application. He stated that he has been a resident since 1983. Mr. Shmyr stated that he had to drill a new well when new development moved in 1997 and he is concerned that the development may affect this new well. No one spoke in support of the application. -7- 4-7 General Purpose and Administration Committee Minutes July 5,2010 Michael Ricciuto, the primary applicant, was present to provide the Committee with some background on the subject land. He stated that the zoning is currently agricultural, but it is not viable anymore. Mr. Ricciuto stated that this application began as an infilling application, which would also support the local school by providing more children for attendance. He stated that the applicants have voluntarily agreed to protect the woodlot with an Environmental Protected designation. Mr. Ricciuto informed the Committee that they have undertaken two hydrogeological studies on the property and the surrounding properties. He confirmed that the proposal includes deep drilled wells and therefore will not impact groundwater sources for the dug wells. Regarding traffic pattern impact, Mr. Ricciuto stated that the study shows no significant impact on traffic. He stated that the angle of the properties is consistent with the adjacent existing north lot. Mr. Ricciuto stated that his sister and parents may be building on the two larger lots and the remainder of the lots will be sold, but that the development agreement will need to be signed prior to approval of this development. He stated that the 100 foot space between lots 5 and 6 is part of the retained lands and provides aqcess to the retained lands. Mr. Ricciuto stated that he believes that he needs to provide road allowance to the Municipality and that the development charges will cover future road upgrades. RECESS Resolution #GPA-397-10 Moved by Councillor Hooper, seconded by Councillor Robinson THAT the Committee take a 10 minute recess until 12:10 p.m. CARRIED The meeting reconvened at 12:10 p.m. (d) Subject: Applicant: Report: Application to Amend the Zoning By-law Barr's Development PSD-085-10 Anne Taylor-Scott, Planner, made a verbal and PowerPoint presentation to the Committee regarding the application. Noel Gordon, local resident, spoke in opposition to the application. He stated that he has a concern about the issuance of a building permit for Lot 3 when it was non- compliant. - 8- 4-8 General Purpose and Administration Committee Minutes July 5,2010 Bill Skitch, local resident, spoke in opposition to the application. He questioned why the setback was ever 15 m in the first place as the existing houses had a 30 m setback. Mr. Skitch asked why the notice did not speak to the sideyard setbacks. He stated that he has a significant spring fed pond and he is concerned about his own water supply as a result of this change in the setbacks. No one spoke in support of the application. Dan Strike, on behalf of the applicant, was present to answer questions. He informed the Committee that the building permit for Lot 3 was issued when the land was still one parcel. Mr. Strike also noted that the building permit was done with the knowledge that a further application was coming forward. With regard to the impact on Mr. Skitch's pond, he stated that this should not be an issue as the houses will be fronting onto Park Lane and their wells will be drilled wells and therefore not affecting the groundwater. Mr. Strike noted that the side yard setbacks are for Lots 1 and 2 only. PLANNING SERVICES DEPARTMENT TO PERMIT THE DEVELOPMENT OF A 1643 SQ.M., THREE STOREY BUILDING FOR A PROFESSIONAL DENTAL, MEDICAL OFFICE WITH PHARMACY AND ASSOCIATED PARKING AREA Resolution #GPA-398-1 0 Moved by Councillor Woo, seconded by Councillor Robinson THAT Report PSD-082-1 0 be received; THAT the application continue to be processed including the preparation of a further report; and THAT all interested parties listed in Report PSD-082-10 and any delegations be advised of Council's decision. CARRIED - 9- 4-9 General Purpose and Administration Committee Minutes July 5, 2010 APPLICATION TO AMEND ZONING BY-LAW 84-63 TO FACILITATE A LOT BOUNDARY ADJUSTMENT AND TO PERMIT A GREENHOUSE EXPANSION BY INCREASING THE MAXIMUM PERMITTED LOT COVERAGE FOR AGRICULTURAL BUILDINGS FROM 46.25% IN ADDITION TO PERMITTING A SECOND DWELLING FOR FARM EMPLOYEE USE ONLY APPLICANT: HENK AND LISA MULDERS Resolution #GPA-399-10 Moved by Councillor Trim, seconded by Councillor Robinson THAT Report PSD-083-10 be received; THAT Staff continue processing the application to amend Zoning By-law 84-63; and THAT all interested parties listed in Report PSD-083-10 and any delegations be advised of Council's decision. CARRIED OFFICIAL PLAN AMENDMENT AND ZONING BY. LAW AMENDMENT APPLICATIONS TO PERMIT THE DEVELOPMENT OF EIGHT NEW LOTS FOR SINGLE DETACHED DWELLINGS APPLICANT: MIKE RICCIUTO, HEATHER RICCIUTO, ANTONIO RICCIUTO, . ISOLlNE RICCIUTO, GINA STONE & RUSSELL STONE Resolution #GPA-400-10 Moved by Councillor Trim, seconded by Councillor Hooper THAT Report PSD-084-10 be received; THAT the applications to amend the Clarington Official Plan (COPA 2003-009) and Zoning By-law 84-63 (ZBA 2003-036) continue to be processed, including the preparation of a subsequent report considering all agency comments and comments raised at the Public Meeting; and THAT all interested parties listed in Report PSD-084-10 and any delegations be advised of Council's decision. CARRIED - 10 - 4-10 General Purpose and Administration Committee Minutes July 5, 2010 APPLICATION FOR PROPOSED ZONING BY-LAW AMENDMENT APPLICANT: BARR'S DEVELOPMENT LIMITED Resolution #GPA-401-10 Moved by Councillor Robinson, seconded by Councillor Trim THAT Report PSD-085-10 be received; THAT the revision proposed to the zoning by-law amendment is deemed minor and no further public notice is required; THAT the rezoning application submitted by Strike Furlong Ford on behalf of Barr's Development Limited be approved and that the Zoning By-law Amendment as contained in Attachment 2 to Report PSD-085-1 0 be adopted; and THAT all interested parties listed in Report PSD-085-10 and any delegations be advised of Council's decision. CARRIED PROPOSED OFFICIAL PLAN AMENDMENT, PROPOSED ZONING BY-LAW AMENDMENT, PROPOSED FENCE BY-LAW AMENDMENT AND PROPOSED DRAFT PLAN OF SUBDIVISION TO PERMIT THE DEVELOPMENT OF 541 RESIDENTIAL UNITS, TO DELETE A PUBLIC ELEMENTARY SCHOOL SYMBOL AND INCREASE THE MEDIUM AND LOW DENSITY & TOTAL UNITS IN THE NEIGHBOURHOOD. 'APPLICANT: FAR SIGHT INVESTMENTS INC. Resolution #GPA-402-10 Moved by Mayor Abernethy, seconded by Councillor Foster THAT Report PSD-086-10 be received; THAT Amendment No. 76 to the Clarington Official Plan as submitted by Far Sight Investments Ltd. to delete the Public Elementary School Symbol; to increase the . housing targets for Vincent Massey Neighbourhood in Table 9-2; and to increase the corresponding population allocation for Vincent Massey Neighbourhood on Map H2 as contained in Attachment 3 of Report PSD-086-1 0 be adopted and the By-law contained in Attachment 4 of Report PSD-086-10 be passed; THAT the application for the proposed Draft Plan of Subdivision, submitted by Far Sight Investments Limited to permit the development of 541 residential units be approved, subject to the conditions contained in Attachment 5 of Report PSD-086-10; - 11 - 4-11 General Purpose and Administration Committee Minutes July 5, 2010 THAT the Zoning By-law Amendment application submitted by Far Sight Investments Limited to implement the proposed Draft Plan of Subdivision be approved as contained in Attachment 6 of Report PSD-086-10; . THAT the Fence By-law Amendment to permit razor wire on a fence at 340 King Street East in Bowmanville, be approved as contained in Attachment 7 of Report PSD-086-10; THAT the By-law authorizing the entering into of a Subdivision Agreement betwe,en the Owner of Draft Plan of Subdivision S-C-2005-002 and the Municipality of Clarington be approved as contained in Attachment 8 of Report PSD-086-10; THAT the Region of Durham Planning Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD-086-10 and Council's decision; and THAT all interested parties listed in Report PSD-086-10 and any delegations be advised of Council's decision. MOTION AND AMENDING MOTION TABLED (See Following Motions) Resolution #GPA-403-1 0 Moved by Mayor Abernethy, seconded by Councillor Robinson THAT the foregoing resolution be amended by adding the following clause after clause 6: 7. "THAT the fence referred to in recommendation #5 above will be a 10' fence; and THAT this Report, including Attachment 5 be amended to read 'the fence referred to in recommendation #5 shall be increased in height from 8' to 10' plus the height of the razor wire.' " MOTION TABLED (See Following Motion) Resolution #GPA-404-1 0 Moved by Mayor Abernethy, seconded by Councillor Robinson THAT the matterbe tabled until the Council meeting of July 12, 2010. CARRIED - 12 - 4-12 General Purpose and Administration Committee Minutes July 5,2010 APPLICATION FOR REMOVAL OF HOLDING SYMBOL APPLICANT: HANNU HALMINEN . Resolution #GPA-405-1 0 Moved by Councillor Trim, seconded by Councillor Hooper THAT Report PSD-087-10 be received; THAT the application submitted by Hannu Halminen to remove the Holding (H) symbol be approved; . THAT the attached By-law to Report PSD.-087-10 to remove the Holding (H) symbol from Block 26 40M-2265 be passed and a copy forwarded to the Regional Municipality of Durham; and THAT all interested parties listed in Report PSD-087-10, any delegations and the Regional Municipality of Durham Planning Department be advised of Council's decision. CARRIED REQUEST FOR AIR QUALITY BY-LAW Resolution #GPA-406-10 Moved by Councillor Woo, seconded by Councillor Trim THAT Report PSD-088-1 0 be received for information. CARRIED APPLICATION FOR REMOVAL OF HOLDING SYMBOL APPLICANT: F & I GATEWAY INVESTMENTS INC. Resolution #GPA-407-10 Moved by Councillor Robinson, seconded by Councillor Trim THAT Report PSD-089-10 be received; THAT the application to remove the (H) Holding Symbol be approved and that the By-law attached to PSD-089-10 be passed; and THAT all interested parties listed in Report PSD-089-1 0 and any delegations be advised of Council's decision. CARRIED - 13- 4-13 General Purpose and Administration Committee Minutes July 5, 2010 PROPOSED OFFICIAL PLAN AND ZONINQ BY-LAW AMENDMENT TO PERMIT A RESTAURANT WITH A DRIVE-THROUGH FACILITY AND A FUEL BAR WITH A CONVENIENCE STORE AND A CAR WASH FACILITY Resolution #GPA-408-10 Moved by Councillor Woo, seconded by Councillor Hooper THAT Report PSD-090-10 be received; THAT the application submitted by Martin Road Holdings Ltd. to amend the Clarington Official Plan (Amendment No. 70) as contained in Attachment 4 to Report PSD-090-10 be adopted and that the necessary by-law be approved; THAT the by-law to amend the Comprehensive Zoning By-law 84-63 contained in Attachment 5 to Report PSD-090-10 be passed to implement Official Plan Amendment No. 70; and THAT the interested parties listed in Report PSD-090-10 and any delegations be advised of Council's decision. CARRIED, AS AMENDED (See following motion) Resolution #GPA-409-10 Moved by Mayor Abernethy, seconded by Councillor Robinson THAT Report PSD-090-10 be amended to delete the last sentence of the fourth bullet of Section 9.5, which states that "a cost sharing agreement between Clarington and Region will be required to fund the installation of the signal". CARRIED The foregoing resolution was then put to a vote and carried as amended. Councillor Novak provided a verbal update on actions taken at a recent Regional meeting where the Courtice employment lands matter was considered. Mayor Abernethy rose on a point of order, stating that he did not vote contrary to Clarington Council's position on this matter as was indicated by Councillor Novak. Mayor Abernethy further clarified his reasons for voting as he did at the Regional meeting. - 14- 4-14 General Purpose and Administration Committee Minutes July 5, 2010 RECESS Resolution'#GPA-41 0-10 Moved by Councillor Robinson, seconded by Councillor Foster THAT the Committee take a 1 hour recess until 2:37 p.m. CARRIED Themeeting reconvened at 2:37 p.m. Councillor Foster chaired this portion of the meeting. ENGINEERING SERVICES DEPARTMENT KENDAL DRAINAGE REVIEW Resolution #GPA-411-10 Moved by Councillor Trim, seconded by Councillor Hooper THAT Report EGD-021-10 be received; THAT Engineering Services recommend the implementation of the preferred Option #3 contained in report EGD-021-1 0, Construction of a ditch on the south side of Regional Road 9, directing flow easterly to the watercourse immediately east of Regional Road 18; THAT Engineering Services complete the detailed design for Option #3 and conduct a Public Information Centre for this project and obtain input from area residents and stakeholders; THAT construction of the recommended option be completed in 2010 construction season; THAT funding for the works be reallocated from the Bowmanville Creek Erosion Protection budget item, account no. 110-32-340-83234-7401; and THAT remaining funds from the Bowmanville Creek Erosion Protection account be carried over to the 2011 Budget and additional funding to complete the work be considered as part of the 2011 Budget. CARRIED - 15- 4-15 General Purpose and Administration Committee Minutes July 5,2010 HORSEY STREET RECONSTRUCTION, LOWE STREET TO CONCESSION STREET WEST - PUBLIC INFORMATION CENTRE Resolution #GP A-412-1 0 Moved by Councillor Hooper, seconded by Councillor Novak THAT Report EGD-022-1 0 be received; THAT Staff proceed to finalize the detail design and prepare tender documents based on the information received at the Public Information Centre; THAT Staff defer tendering the work until such time that the Region of Durham has re- budgeted funds for their share of the works; and THAT all those who attended the Public Information Centre and who have contacted the Municipality as interested parties be informed of this Report. CARRIED PORT OF NEWCASTLE SUBDIVISION PHASE 1 STAGE 5, PLAN 40M-2220, NEWCASTLE, 'CERTIFICATE OF ACCEPTANCE' AND 'ASSUMPTION BY-LAWS', FINAL WORKS INCLUDING ROADS AND OTHER RELATED WORKS Resolution #GPA-413-10 Moved by Councillor Trim, seconded by Councillor Robinson THAT Report EGD-023-10 be received; THAT the Director of Engineering Services be authorized to issue a 'Certificate of Acceptance' for the Final Works, which include final stage roads and other related Works, constructed within Plan 40M-2220; and THAT Council approve the by-laws attached to Report EGD-023-10, assuming certain streets within Plans 40M-2220 as public highways. CARRIED - 16- 4-16 General Purpose and Administration Committee Minutes July 5, 2010 CLARINGTON/PORT HOPE BOUNDARY ROAD AGREEMENT CLARINGTON/KAWARTHA LAKES BOUNDARY ROAD AGREEMENT Resolution #GPA-414-10 Moved by Councillor Woo, seconded by Councillor Trim THAT Report EGD-024-10 be received; THAT the Mayor and Clerk be authorized to execute the Boundary Road Agreement between the Municipality of Clarington and the Municipality of Port Hope; THAT the Mayor and Clerk be authorized to execute the Boundary Road Agreement between the Municipality of Clarington and the City of Kawartha Lakes; THAT Council pass the appropriate by-laws confirming each of these agreements; and THAT the Municipality's Solicitor register the agreements and the by-laws in the proper Land Registry Office. CARRIED OPERATIONS DEPARTMENT There were no reports to be considered under this section of the Agenda. EMERGENCY AND FIRE SERVICES DEPARTMENT There were no reports to be considered under this section ofthe Agenda. COMMUNITY SERVICES DEPARTMENT There were no reports to be considered under this section of the Agenda. Councillor Hooper chaired this portion of the meeting. - 17- 4-17 General Purpose and Administration Committee . Minutes July 5, 2010 CLERK'S DEPARTMENT APPOINTMENTS TO CLARINGTON MUNICIPAL ELECTION COMPLIANCE AUDIT COMMITTEE Resolution #GPA-415-10 Moved by Councillor Robinson, seconded by Councillor Novak THAT Report CLD-021-10 be received; THAT Nancy Coffin, WilHam John Paul Jones and Kamal Smimou be appointed to the Clarington Compliance Audit Committee in accordance with section 81.1 (1) of the Municipal Elections Act, 1996; and THAT the appointees be advised of Council's decision. I CARRIED AMENDMENTS TO TAXI BY -LAW Resolution #GPA-416-10 Moved by Councillor Robinson, seconded by Councillor Woo THAT Report CLD-022-10 be received; THAT the by-law attached to Report CLD-022-10 be approved; and THAT all interested parties listed in Report CLD-022-1 0 be advised of Council's decision. CARRIED BALLOT QUESTION, RE: ELECTION OF REGIONAL CHAIR Resolution #GPA-417-10 Moved by Councillor Foster, seconded by Councillor Robinson THAT Report CLD-023-10 be received; and THAT By-law 2010-040, being a by-law to submit a question to the electors at the next regular municipal election to approve Council resolution re Direct Election of Regional Chair be repealed. CARRIED - 18- 4-18 General Purpose and Administration Committee Minutes July 5,2010 LOTTERY LICENCE APPLICATION REVIEW - BY-LAW AMENDMENT Resolution #GPA-418-10 Moved by Councillor Foster, seconded by Councillor Woo THAT Report CLD-024-10 be received; THAT the practice of forwarding all lottery licence applications to the Durham Regional Police Services for review be discontinued effective immediately; THAT an amendment to By-law 94-30 be approved; and THAT all interested parties listed in Report CLD-024-10 be advised of Council's decision. CARRIED Mayor Abernethy chaired this portion of the meeting. CORPORATE SERVICES DEPARTMENT Councillor Novak declared a pecuniary interest with respect to Report COD-038-10 as Great West Life holds her license. Councillor Novak refrained from discussions and voting on this matter. GREAT WEST LIFE BENEFIT RENEWAL 2010-2011 Resolution #GP A-419-1 0 Moved by Councillor Woo, seconded by Councillor Hooper THAT Report COD-038-10 be received; THAT Great West Life be advised of the Municipality's disappointment with the financial impact imposed on the Municipality with the 45.8 percent increase in the renewal of the benefit program for the 2010 to 2011 premium year; THAT Council authorize over expenditure of the 2010 budget accounts to accommodate the Great West Life premium increase for the balance of 2010; and THAT the 2011 budget be prepared as appropriate, reflecting the Great West Life premium increases. CARRIED - 19 - 4-19 General Purpose and Administration Committee Minutes July 5, 2010 CO-OPERATIVE TENDER T -530-2010 ARMOURED CAR SERVICES Resolution #GPA-420-10 Moved by Councillor Novak, seconded by Councillor Hooper THAT Report COD-039-10 be received; THAT the G4S Cash Solutions (Canada) Ltd., Toronto, Ontario, with a bid price of $47,623.68 (net HST rebate) for the first year being the lowest responsible bidder meeting all terms, conditions and specifications of Co-operative Tender T-530-2010 be awarded the contract for the provision of Armoured Car Services for a one year term; THAT upon expiry of the first year of the contract that the contract be extended for up to four additional one year terms, pending satisfactory pricing and service; THAT the funds be drawn for the respective year's Finance Department's operating budget; and THAT all interested parties listed in Report COD-039-10 be advised of Council's decision. CARRIED CL2010-5, SURFACE ASPHALT, VARIOUS LOCATIONS Resolution #GPA-421-1 0 Moved by Councillor Robinson, seconded by Councillor Trim THAT Report COD-040-10 be received; THAT Ashland Paving Limited, Concord, Ontario, with a total bid in the amount of $369,595.29 (net of H.S.T. Rebate), being the lowest responsible bidder meeting all terms, conditions and specifications of Tender CL2010-5, be awarded the contractfor Surface Asphalt, Various Locations, as required by the Engineering Department; - 20- 4-20 General Purpose and Administration Committee Minutes July 5, 2010 THAT the funds required in the amount of $418,900.00 (Le., which includes $369,595.29 for tendering and a ten percent contingency amount and materials testing) be drawn from the Engineering Department Capital Budget Accounts, as follows: Account 110-32-330-83272-7401 110-32-330-83233-7401 110-32-330-83211-7401 110-32-330-83286-7401 11 0-32-330-83291-7401 11 0-32 -330-83264-7401 110-32-330-83290-7401 11 0-32 -330-83298-7401 11 0-32 -330-83212 -7401 and Project Beech Avenue Hunt Street/Albert Street Church Street (Bowmanville) St.. George Street Elgin Street Baldwin Street Church Street (Newcastle) Longworth Avenue Ovens Road Total Funds Required Budget Amount $ 20,100.00 $ 108,700.00 $ 26,100.00 $ 13,500.00 $ 70,200.00 $ 44,500.00 $ 44,400.00 $ 70,000.00 $ 21,400.00 $' 418.900.00 THAT the By-law attached to Report COD-040-10 marked Schedule "A" authorizing the Mayor and the Clerk to execute the necessary agreement be approved. CARRIED TENDER CL2010-24, PAVEMENT REHABILITATION, VARIOUS LOCATIONS Resolution #GPA-422-10 Moved by Councillor Trim, seconded by Councillor Woo THAT Report COD-041-10 be received; THAT Coco Paving Inc., Oshawa, Ontario, with a total revised bid in the amount of $1,215,353.51 (net of H.S.T. Rebate), being the lowest responsible bidder meeting all terms, conditions and specifications of Tender CL2010-24 be awarded the contract for Pavement Rehabilitation, Various Locations, as required by the Municipality of Clarington, Engineering Department; - 21 - 4-21 General Purpose and Administration Committee Minutes July 5, 2010 THAT the funds required in the amount of $1,500,000.00 (which includes $1,215,353.51 for tendering, design, contract administration and contingencies) be drawn from the Accounts, as follows: . Account 110-32-330-83212-7401 110-32-330-86212-7401 . 110-32-330-83212-7401 ProJect 2008 Pavement Rehabilitation 2009 Pavement Rehabilitation 2010 Pavement Rehabilitation Total Funds Required Budget Amount $100,000.00 $490,000.00 $910,000.00 $1.500.000.00 and THAT the By-law attached to Report COD-041-10 marked Schedule "A" authorizing the Mayor and the Clerk to execute the necessary agreement be approved. CARRIED TENDER CL2010-22, SQUIRE FLETCHER PARKETTE DEVELOPMENT Resolution #GPA-423-10 Moved by Councillor Robinson, seconded by Councillor Woo THAT Report COD-042-10 be received; THAT Forest Ridge Landscaping Inc., Newmarket, Ontario, with a total revised bid in the amount of $230,010.90 (net of H.S.T. Rebate), being the lowest responsible bidder meeting all terms, conditions and specifications of Tender CL201 0-22 be awarded the contract for Squire Fletcher Parkette, as required by the Municipality of Clarington, Engineering Department; THAT the funds required in the amount of $245,000.00 (which includes $230,010.90 (net of HST Rebate) for the tender, and contingencies) be drawn from the Account # 110-32-325-83325-7401; and THAT the By.;.law attached to Report COD-042-10 marked Schedule "A" authorizing the Mayor and the Clerk to execute the necessary agreement be approved. . CARRIED - 22- 4-22 General Purpose and Administration Committee Minutes July 5, 2010 INFORMATION REPORT - CLARINGTON OLDER ADULTS ASSOCIATION - MEMORANDUM OF UNDERSTANDING Resolution #GPA-424-10 Moved by Councillor Hooper, seconded by Councillor Novak THAT Report COD-043-10 be received; THAT Council authorize the use of the vacated space and use of the entire building by the Clarington Older Adult Association; and THAT staff report back to Council with the finalized Memorandum of Understanding or By-law as appropriate. CARRIED JOINT HEALTH AND SAFETY COMMITTEE -2009/2010 SUMMARY Resolution #GPA-425-10 Moved by Councillor Novak, seconded by Councillor Hooper THAT Report COD-044-10 be received for information. CARRIED PURCHASING BY-LAW - UPDATE 2010 Resolution #GPA-426-10 Moved by Councillor Hooper, seconded by Councillor Foster THAT Report COD-045-10 be received; THAT Purchasing By:'law 2006-127 be repealed; THAT the proposed By-law, provided under separate cover, be approved in principle and intent; THAT the proposed By-law be prepared and formatted in a manner satisfactory to the Municipal Solicitor and the Manager of Purchasing ready for execution by the Mayor . and Clerk; - 23- 4-23 General Purpose and Administration Committee Minutes July 5,2010 THAT any agreements approved by the Chief Administrative Officer in compliance with the by-law limits requiring execution, be forwarded to the Mayor and Clerk for signatures; and THAT a final copy of the By-law be distributed to Members of Council for information as soon as practicable. CARRIED LEASE AGREEMENT - DURHAM CENTRAL AGRICULTURAL SOCIETY ORONO FAIR GROUNDS Resolution #GP A-427 -10 Moved by Councillor Robinson, seconded by Councillor Foster THAT Report COD-047-10 be received; THAT the Municipality lease Part of Lots 27 and 28, Concession 5, designated as Parts 1 and 3 on Plan 1 OR-318 to the Durham Central Agricultural Society for the period ending August 31,2012, unless renewed in accordance with the terms; THAT Council endorse the option of tying the term of subject lease to the long term lease between the Durham Central Agricultural Society; and THAT the By-law marked as Schedule "A", attached to Report COD-047-10, authorizing the Mayor and Clerk to execute the lease agreement satisfactory to the Municipal Solicitor, be approved.' . CARRIED FINANCE DEPARTMENT There were no reports to be considered under this section of the Agenda. SOLICITOR'S DEPARTMENT See "Confidential Reports" section. CHIEF ADMINISTRATIVE OFFICER There were no reports to be considered under this section of the Agenda. - 24- 4-24 General Purpose and Administration Committee Minutes July 5, 2010 UNFINISHED BUSINESS STATUS REPORT: APPEAL TO THE ONTARIO MUNICIPAL BOARD BY SMOOTH RUN DEVELOPMENTS INC. (METRUS DEVELOPMENTS INC.) AND BROOKFIELD HOMES (ONTARIO) LIMITED ON APPLICATIONS IN THE VILLAGE NORTH NEIGHBOURHOOD IN NEWCASTLE Resolution #GPA-428-10 Moved by Councillor Novak, seconded by Councillor Robinson THAT Addendum 3 to Report PSD-067-09 be received; THAT Addendum 3 to Report PSD-067-09 be tabled until the first full meeting of Council, following the municipal election, to allow staff to continue to work with the applicants to finalize the outstanding issues once the required supporting documentation is received, including preparation of a recommendation on the Official Plan Amendment, Draft Plans of Subdivision and Zoning By-law Amendments; and THAT all interested parties listed in the Addendum 3 to Report to PSD-067-09 and any delegation be advised of Council's decision. CARRIED HEATHER RUTHERFORD'S DELEGATION REGARDING INDUSTRIAL WIND TURBINES Resolution #GPA-429-10 Moved by Councillor Foster, seconded by Councillor Robinson THAT the delegation of Heather Rutherford, regarding wind turbines, be received with thanks; THAT the matter of. wind turbines be referred to the Legal Department and the Chief Building Official for a report to Council at the Council meeting of July 12, 2010; and THAT the report be shared with the delegate, Heather Rutherford, and the general public upon request, prior to the Council meeting. CARRIED - 25- 4-25 General Purpose and Administration Committee Minutes July 5, 2010 OTHER BUSINESS GOODYEAR CANADA 100TH ANNIVERSARY Councillor Trim rose to provide the Committee with background information on Goodyear Canada, which is celebrating 100 years of operation this year. Resolution #GPA-430-10 Moved by Councillor Woo, seconded by Councillor Novak THAT Goodyear be recognized for their 100 years in business by way of a proclamation to be finalized for the fc;lll of this year. CARRIED MOSPORT INTERNATIONAL RACEWAY 50TH ANNIVERSARY Resolution #GPA-431-10 Moved by Councillor Hooper, seconded by Councillor Robinson THAT Mosport International Raceway be recognized for their 50 years in business by way of a proclamation to be finalized for the fall of this year. CARRIED COMMUNICATIONS C-1 CORRESPONDENCE FROM TRINA FITZPATRICK AND DAN LAYMAN REGARDING REPORT PSD-082-10 REGARDING AN APPLICATION TO PERMIT THE DEVELOPMENT OF A 1643 SQ.M., THREE STOREY BUILDING FOR A PROFESSIONAL DENTAL, MEDICAL OFFICE WITH PHARMACY AND ASSOCIATED PARKING AREA Resolution #GPA-432-1 0 Moved by Councillor Hooper, seconded by Councillor Novak THAT Ms. Fitzpatrick's and Mr. Layman's correspondence regarding Report PSD-082- , 10, regarding an application to permit the development of a 1643 sq.m., three storey building for a professional dental, medical office with pharmacy and associated parking area be referred to the Planning Services Department for incorporation into the ongoing planning process for this application. CARRIED - 26- 4-26 General Purpose and Administration Committee Minutes July 5,2010 CONFIDENTIAL REPORTS ONTARIO MUNICIPAL BOARD APPEAL APPLICATION TO AMEND ZONING BY-LAW 84-63 TO PERMIT THE DEVELOPMENT OF TWO (2) SINGLE DETACHED LOTS FRONTING ONTO BOSWELL DRIVE APPLICANT: GREEN MARTIN HOLDINGS LTD. Resolution #GPA-433-10 Moved by Councillor Foster, seconded by Councillor Woo THAT Report SOL-002-10 be received; and THAT staff be directed to proceed with Option 3 of Confidential Report SOL-002-10. MOTION WITHDRAWN Resolution #GPA-434-10 Moved by Councillor Foster, secol}ded by Councillor Novak THAT in accordance with Section 239 of the Municipal Act, 2001, the meeting be closed for the purpose of discussing: · a matter that deals with litigation or potential litigation, including matters before administrative tribunals, affecting the municipality or local boards; and · a matter that deals with advice that is subject to solicitor-client privilege, including communications necessary for that purpose CARRIED The meeting reconvened in "open" session at 4:33 p.m. RISE AND REPORT Mayor Abernethy reported that one item was discussed in "closed" session in accordance with Section 239 (2) of the Municipal Act, 2001, as amended and that no resolutions were passed. Resolution #GPA-435-1 0 Moved by Councillor Foster, seconded by Councillor Novak THAT Report SOL-002-10 be received; and - 27- 4-27 4-28 General Purpose and Administration Committee Minutes July 5,2010 THAT staff be directed to proceed with Option 3 of Confidential Report SOL-002-10. CARRIED ADJOURNMENT Resolution #GPA-436-10 Moved by Councillor Robinson, seconded by Councillor Trim THAT the meeting adjourn at 4:33 p.m. MAYOR CARRIED DEPUTY CLERK - 28- DRAFT LIST OF DELEGATIONS GPA Meeting: September 13,2010 (a) Sandy Brittain, Executive Director, Feed the Need in Durham, Regarding Awareness of Feed the Need in Durham and the Grand Opening Event (b) Representative of Bowmanville Wood Products Inc., Regarding Report PSD-099-10, Regarding the Proposed Zoning By-law Amendments to Implement the Adopted Clarington Technology Business Park Secondary Plan 6-1 ._iiJl fI'",."Iti,.O,.FFI C IAL .;' PLAN " REVIEW Compass to our :future Public Meeting PUBLIC MEETING REPORT # PSD-094-10 MUNICIPALITY OF CLARINGTON Courtice Main Street Study Master Development Plan Report 9:30 a.m. . September 13, 2010 . Council Chambers, MunicipalAdministrative Centre 40 Temperance Street, Bowmanville , ~ ~RV&I- ,...':lI'~iol.~~~~~*~Jifi!t.~~~..._- _u_-1iiKNl......1IIJ'.lK;~'l!IIi..I!=-I'..... ~._~__4a!II"1'IP~':Ka!:!I.'IC"../t'"._ _________ mw!!t~ The Municipality of Clarington is pleased to invite you to attend and provide your input at a Public Meeting of Council's General Purpose and Administration Committee regarding the Courtice Main Street (Highway 2) Master Development Plan Staff and the consulting team, Joseph Bogdan Assoc. will present the Master Development Plan Report. The Master Plan has been developed with community participation over the last year through two workshops and an open house. A Community Vision workshop took place in July 2009 and ideas from the public resulted in the design of development options for the area. These options were the focus of another community workshop in February 2010. After this workshop, the community's input was refined into a preliminary Master Development Plan that waS presented to the community. at an open house on June 29, 2010. Visit our website for more information about the Courtice Main Street project: www.clarinqton.netlourplan; all.the reports are also available at all of Clarington's Public Library Branches. tv W~t: 8 Staff Contact: Carlos Salazar or Ruth Porras Community Planning, Planning Services Department 905-623..:3379 Email: ourplan@claringto~.net 7-1 .C!DJilJgron. CORPORATION OF THE MUNICIPALITY OF CLARINGTON . , NOTICE OF PUBLIC: MEETING PUBLIC MEETING REPORT # PSD-095-10 1804603 ONTARIO INC. DEVELOPMENT APPLICATION BY: 1804603 ONTARIO INC: AN APPLICATION TO AMEND THECLARINGTON OFFICAL PLAN AND ZONiNG BY-LAW, a4-63 " TAKE NOTICE that the Council of the Corporation of the Municipality of Clai-ington will consider a proposed Official Plan Amendment and Zoning By-law Amendment, under Sections 17 and 34 of the Planning Act, 1990, as a,mended. " . APPLICATION DETAilS The proposed Official 'Plan Amendment submitted by 1804603 Ontario' Inc. would remove the Me~fillm DensitY Residential sYJ:l1bol within the Urban Residential Area and 'replace it 'with a Neighbourhood Centre symbol, ,to. permit the development of a' free standing food, store of, 2,829mz and a 2nd building of 783m2 fo~ retail/service commercial uses. The effect of the re- designation may mei;ln that the population and housing targets for th"e Knox Neighbourhood may h~ve to be adjusted. Th~ proposed Zoning By-law Amendment wQuld change the zoning from, Holding - Urban Residential Type Three Exception ((H) R3-25) to, an appropriate zone to permit the development of 'a free ,standing foOd store of 2,829m2 'and ,a 2nd building of 783m2 for , retail/service commercial uses, and to implement the Official Plan Amendment. ' The subject property is a 1.43 hectare parcel located on the north-eastcor:ner of Longworth Avenue alid Scu999 Street, Bowmaiwille; as shown on the reverse of,th,is n<:>tice. Planning File Nos.: COPA 2010-0004 and,ZBA 2010-0022 PUBLIC MEETING . The Mu'nicipality, of Clarington will hold ',a public meeting to provide interested parties the opportuhity to make comments, identify issues and provide -additional information relative to the . proposed development. The public meeting will be held on: DAT:E:: Monday, September'13, 2010 TIME: 9:30 a.m. ' . . PLACE:' CO,uncil Chambers, 2nd Floor, Municipal Administrative Centre, , '40 Temperance St, Bowm;;lnville, Ontario ANY PERSON may attend the public meeting and/or make written or verbal representation either in' support of or in oppqsition to the proposal. The start time listed above reflects .the time at which the General Purpose a'nd Administ~ation Committee Meetipg comm"ences. , , If you, cannot attend tlie Pyblic Meeting on this application 'you can make a'dep'utation to , Council at their meeting on Monday, September 20th, 2010, commencing af7;00 p.m. Should you wish, to appear' before Council, you must register with the Clerks Department" by. the Wednesday noon, September 15th, 2010 to have your mime appear in the Agenda. ' COMMENTS OR QUESTIONS? ,.' . , , If you wish t6 make a written submissic:in or if you wish to be, notified of subsequent meetings or the adoption .ofthe proposed Official Plan and approval of the Zoning By-law Amendment, you must subrT1it a written request' to the Clerk's Dep;:irtment, 2nd Floot,,'40 Temperance Street, BowmanvilJe,' Ontario L 1 C 3A6. ' An Official Plan Amendment adopted by the Municipality of Clarington is 'forwarded to tlie Region' of Durham for approval, unless' it, is determined during the review process that the Amendment is 'exempt from Regional approval. For an exempt Amendment, the decision to adopt by Clarington 'Council becomes final, subJect to any appeal during the statutory appeal period. Additional. information relating to the proposal is aVailable' fot inspection betWeen 8:00 a.m. and 4:00 p.m. at the Planning Services Department, 3rd Floor, 40 Temperance Street, Bowmanville,' Ontario L1C 3A6, or,by calling Dean Jacobs at (905) 623-3379 extension 211 or bye-mail at djacobs<fBclarington.net. ' , ' 7-2 APPEAL , . , If a person or public body does not make oral submissions at a public meeting, or make' written subniissions to the Clerk, Municipality of Clarington before the proposed ,official plan amendment is adopted or the ',zoning by-law' is, passed, the person or pU,blic body is not' entitled to appeal the decision of the Council of the Municipality of Clarington to the Ontario Municipal Board., , ' If a person or public body, does not make oral submissions at a public meeting, or make' written submissIons to the Clerk, Municipality, of Clarington before the proposed official plan amenqment is adopted or the zonfng by-law is passed, the,person or public body may not be added as a party to the hearing of an 'appeal before the Ontario Municipal Board unless, in the opinionof.the Board, there are reasonabl':l groundsto do so. Dated at the. Municipality of Claringt6n this 17th ,day'of August, 2010. ~ , o~aye Lan maid,FCSLA, MCIP' , 40 Temper,lnce,Street ,'\ Acting Director of Planning Services Bowmanville, Ontario' 'Municipality of Clarhigton L 1C 3AG .-- 7-3 .... - --.,," -.,.",- ---~- ~~ _s~_....._ Iii Ill, i: III Cl o Cl '" o 'Ill ZBA 2010-0022 Zoning By-law Arri~ndment COPA 2010-.0004 Clarington Official Plan Amendment 'owner: 180!l603 Ontario Inc. N ~' , ..... I,' OFFICIAL PLAN ' , REVIEW Compass to our :Future APPLICATION BY: MUNICIPALITY OF CLARINGTON PUBLIC MEETING REPORT # PSD-096-1O MUNICIPALITY OF CLARINGTON CORPORATION OF THE MUNICIPALITY OF CLARINGTON NOTICE OF PUBLIC MEETING APPLICATION TO AMEND THE CLARINGTON OFFICIAL PLAN The Council 'of the Corporation of the Municipality of Clarington will consider the proposed Official Plan under Section 17 of the Planning Act, 1990, as amended. ' DETAILS The purpose of the Public Meeting is to receive input on proposed amendments to Clarington's Official Plan to include policies and procedures consistent with the Provincial, Planning Act and the Places to Grow Act. The amendments will include policies that introduce; ~ Urban Design policies to improve the quality of buildings and site design; , ~ Policies tq Protect Employment lands; , ~ Places to Grow Act conformity policies including sustainability; compatibility; and intensification; and the identification of the Built Boundary; ~ Improved planning process policies that shifts information needs to the beginning of the planning process and promotes transparency; ~ Phase future dev~lopment through the preparation of Secondary Plans; and ~' Policies to address community benefits, cultural heritage, community improvement areas and the site plan control by-law. Planning File No: COPA 2010-0005 PUBLIC MEETING The Municipality of Claringtori will hold a public meeting to provide interested parties the opportunity to make comments, identify issues and provide- additional information relative to the proposed amendments. The public meeting will be held on: DATE: TIME: PLACE: Monday, September 13,2010 9:30 A.M. Council Chambers, 2nd Floo,r, Municipal Administrative C,entre, 40 Temperance ~t, Bowmanville, Ontario . ANY PERSON may attend the public meeting and/or make written or Verbal representation either , in support of or in opposition to the proposal. The start time listed above reflects the time at which the General Purpose and Administration Committee Meeting commences. , If you cannot attend the Public Meeting on this application you can make a deputation to Council at their meeting on Monday, September 20, 2010 commencing at 7:00 p.m. Should you wish to appear before Council, you, must ,register with the Clerks Department by Wednesday noon, September 15, 2010 to have yourname appear in the Agenda. 7-4 MATERIAL FOR REVIEW, COMMENTS OR QUESTIONS? The proposed Official Plan Amendment and related information will be available Tuesday August 24, 2010. It is ayailable for inspection between 8:30 a.m. and 4:30 p.m. (8:00 a.m. and 4:00 p.m. during August) at the Planning Services Department, 3rd Floor, 40 Temperance Street, Bowmanville, Ontario L 1 C 3A6. It will also be available for review on the Official Plan Review Website www.Clarington.netlourplan. Please contact Lisa Backus at (905) 623-3379 extension 418 or by e- mail at Ibackus@clarinqton.net with questions or comments about the material availability or content. ' APPEAL If a peJ1!ton or public body does not make oral submissions at this public meeting or make written submission to the Municipality of Clarington before the proposed Official, Plan Amendment is adopted, the person: i) is not entitled to appeal the decision of Clarington Council to the Ontario Municipal Board; and ii) the person or public body may not be added as a party to the hearing of an appeal before the Ontario ~unicipal Board unless, in the opinion of the Board, there are reasonable grounds to add, the person or public body as a party. Dated ~t the Municipality of Clarington this 30th day of July, 2010. ..:Ll/Jft~ ~yt Langmaid, FCStA, MCIP Acting Director, Planning Services Municipality of Clariligton 40 Temperance Street Bowmanville, Ontario L 1 C 3A6 cc LDO Records, . cc: Carlos Salazar , I I 'I 7-5 ClarinPt'W . Leading th, Way ~ U'-i , CORPORA TJONOF THE " PUBLIC MEETING MWNICIPALlTY OF CLARINGT~N REPORT # PSD-097-10 NOTICE OF PUBLiC MEETII DEBORAH AND WILLIAM DOIRON , , I DEVELOPMENT APPLICATION ~Y:' DEBORAH ,AND WILLIAM DOIRON AN APPLICATION TO AMEN'o THE Cl-ARlNGTON ZONING BY-LAW' , '. , , ,. .. . . The Council of the Corporation of the Municipality of ClaringtQn will cOflsidei' a propos~d Zoning By-Ia,^ , Amendment.under,Section 34 of the PlanningA~, 1990, asamended." APPLlCA nON DE,. AILS , The proposed zoning by-law ,amendment submitted by Debarah. and William Dairan wauld permit the establishment .of a midwifery .office an the subje.ct property. ' TAKE NOTICE ~at the'applicatian has been deemed,camplete ~o that it can b~,c~rc~lated and .reviewed. ,The subject prop~rty i!3.located a~ 147 Queen ~treet, '8awmanville as shown .on reverSe. 'Planrii~g File No'.: ZBA 2010-0016 ' , PUBLlC"MEETING , , , . The Municipality .of Clarington will hold a public meethlg ~a provide interested parties the appartunity t9 make' comments, identify' issues and. pravic;le additfonal: informatian . relative ta' the proposed develapment. The public meeting will be held on: DATE: Monday, S~ptember 13, ~010 TIME; 9:30 a.m. ' , "_ PLACE: Council Chambers, 2nd Floor, Municipal Administr~tive Centre, 40 Temperance St, Bowmanville, Ontaria' ANY PER~ON may, attend the public meeth;gand/or ma~e written or verbal representation .either in support of or in opposi,ti9n to the proposal. The start, time listed above reflects the time at which the Ge,ri~ral Purpose ,~nd 'Administra~ion Comm!ttee Meeting commences. ' If You cannot attend the Publfc.' Me,eting on this application YO\l can make a ,deputatian ta CounciL at their meeting an Monday, September 20,2010, commencing at 7:00 p.m. Should you wish to appear' before Counc.iI, you ,must register with the Clerks Department by the Wednesday noon" September 15, 2010 to have your' name appear in the Agenda. " " COMMENTS OR QUESTIONS?, , If you wish to niake a Written ,submission or: if you wish to be notified of subsequent meetings or the adoption of the propos'ed Zoning By-lawAtnend~e'nt, yau must submit 'a written request to the Cler,k's Department, 2nd Flaor, 40 Temp,erance Street,. Bowmanville, Ontario L1C 3A6.' " .,' , , Additional infC?rmation relating to the proposal is avi:1ilable for inspection between 8:30 a.m. and 4:30 p.m. (duriFlg July'and August 8:00 a.m. and 4:00 p.m.) 'at the Planning Services Department, 3rd Floor, 40 remperanc~ Street; Bowrttanville, Ontario L1C 3A6, .or by calling Usa Backus at (905) 6~3-3379 , extension 418 or bye-mail at Ibackus@clarif'!g~on:net. , APPEAL 'If a perSon ~r public. body daes not make arl;11 Submissions at a public' meeting or make written, submissions to the Municipality .of Claringtan Planning Services Department before the proposed' . Official Plan Amendm,ent is, adapted; the person: ' i) is not entitled to appe~fthe deCi~ion of:CI~rington CQuncil to the Ontario' Municipal Board; and ii) the, person or public body rT:1ay nat be added as a party'to the hearing of an appeal befOre the Ontario Municipal BOl;lrd unless, in the apinian' .of the Board, there are re:asonable groundl? to add t~e perspn or publjc bady ~s a party. ~D~t~~~ at the Muriici~al~ of C!a,rington this - , L' /) " . /f\t--1I . . , a e g d, FCSLA, MCIP , , A tin'g Direc or 6f Planning Services fI!Iunicipality of Clarington , ' 16lhdayof July. 2019 . " " 40 Temperance street Bawmanville; 'ontario L,1C 3A6 7;...6 ZBA 2010-0016 Zoni~g By-law Amendm~nt SPA 2010-0016 Site Plan Amendment , -.I I -.I Owner: WjII!am & Deborah Doiron , . CINJl!gtnn PUBLIC MEETING REPORT # PSD-098-1O KTJ HOLDINGS AN APPLICATION TO AMEND THE CLARINGTON ZONING BY-LAW (84-63). The Council of the Corporation of the Municipality of Clarington will consider a proposed Zoning By-law ' Amendment under Sections 34 of the Planning Act, 1990, as amended and under Section 51 of the Planning Act, 1990, as amended. ' APPLICATION DETAILS The proposed Zoning By-law Amendment application submitted by KT J Holdings would permit: 1. An expansion of the permitted uses, within the subject property, to include: · Medical/Dental Clinic; and · Professional Offices (to be located on the main floor and not directly associated with another permitted use). . 2. Loading spaces in tandem and not abutting the principal building for which they are required. TAKE NOTICE that the application has been deemed complete so that it can be circulated and reviewed. The subject property is located at 2445 Baseline Road, Bowrnanville as shown on reverse. Planning File No.: ZBA 2010-0011 ' . PUBLIC MEETING The Municipality of Clarington will hold a public meeting to provide interested parties the opportunity to make comments, identify issues and provide additional information relative. to the proposed development. The public meeting will be held on: DATE: 'Monday,September 13th, 2010' TIME: 9:30 a.m. PLACE: Council Chambers, 2nd Floor, Municipal Administrative Centre, 40 Temperance St, Bowmanville, Ontario ANY PERSON may attend the public meeting and/or make written or verbal representation either in support of or in opposition to the proposal. The start time listed above reflects the time at which the General Purpose and Administration Committee Meeting 'commences, ~. If you cannot attend the Public Meeting on this application you can make a deputation to Council at their meeting on Monday, September 20th, 2010, commencing at 7:00 p.m. Should you wish to appear before Council, you must register with the Clerks Department by the Wednesday noon, September 15th, 2010 to have your name appear in the Agenda. ' COMMENTS OR QUESTIONS? , If yoy wish to make.a written submission or if you wish to be notified of subsequent meetings or passage of the proposed Zoning By-law Amendment, you must submit a written request to the Clerk's Department, 2nd Floor, 40 Temperance Street, Bowrnanville, Ontario L 1 C 3A6. Additional information relating to the proposal is available for inspection between 8:00 a,m. and 4:00 p.m. (during September - June 8:30 a.m. and 4:30 p.m.) at the Planning 'Services Department, 3rd Floor, 40 Temperance Street, Bowmanville, Ontario L 1C 3A6, or by calling Paul Wirch at (905) 623-3379 extension 421 or bye-mail atpwirch@clarinoton.net. APPEAL If a person or public body does not make oral submissions at a public meeting or make written submissions to the Municipality of Clarington, 'Planning Services Department before .the proposed Official Plan Amendment is adopted, the person: i) is not' entitled to appeal the decision of Clarington Council to the Ontario Municipal Board; and ii) the person or public body may not be added as a party to the hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to add the person. or public body as a party. Dated at the Municipality of Clarington this 5th day of August, 2010. Jt tr- ' V' ' F Y Langmai . c ng Director of Planning ~ervices Municipality of Clarington 40 Temperance Street Bowmanville, Ontario L1C 3A6 7-8 ZBA 2010-0011 Zoning By-law Amendment Owner: KT J Holdings Cl e:::: Z l- e:::: -.t ~ tv ~ EXISTING UNIT 1 RD EXISTING UNIT 2 NE BASEL ...... I CD ~_n REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: Report #: PSD-094-10 File #: PLN 38.10.2 Subject: COURTICE MAIN STREET MASTER DEVELOPMENT PLAN RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-094-10 be received; 2. THAT the Courtic~ Main Street Master Development Plan be approved in principle; 3. THAT Staff be directed to prepare a Secondary Plan for inclusion in the Clarington Official Plan and the necessary Zoning By-law to implement the Courtice Main Street Master Development Plan; , 4. THAT the Durham Regional Planning Department be forwarded a copy of PSD-094-10 including all attachments; and 5. THAT all interested parties listed in Report PSD-094-10 and any delegations be advised of Council's decision. Submitted by: Reviewed by; d r--~ ---:. ~. Franklin Wu, Chief Administrative Officer RP/COS/df 2 September 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-1 REPORT NO.: PSD-094-10 PAGE 2 1.0 BACKGROUND TO THE OFFICIAL PLAN REVIEW 1.1 Since the adoption of Clarington's Official Plan in 1996 the Municipality has experienced rapid growth, the Province of Ontario has implemented major land use legislation, and the Region of Durham has reviewed its Official Plan. The Planning Act requires a municipality to review i~s Official Plan every five years to ensure that it conforms to the Provincial Policy Statement and other Provincial Plans in particular the Places to Grow. 1.2 In April 2008, the Municipality initiated the Official Plan Review process that will bring Clarington's Official Plan into conformity with Provincial legislation and with the Regional Official Plan. The revised Official Plan will guide Clarington to the year 2031 and will be designed to accommodate approximately 58,000 additional residents and 18,000 more jobs for a total of 140,000 and 38,000 respectively. 1.3 Clarington's approach to the Official Plan Review is designed to have continuous implementation throughout the process. Each major topic is initiated with a release of a Discussion Paper to highlight the key issues and suggest policy directions. The workplan for the Official Plan Review include the following themes and special projects: Themes: . Built Environment and Planning Process; . Rural/Agriculture; . Growth Management; . Intensification; · Employment Lands; and . Sustainable Communities. Special Projects: . Courtice Main Street; · Courtice Employment Lands Secondary Plan; and · Parks, Open Space and Trails Plan. 1.4 In February 2009, the firm Dillon Consulting and sub-consultants, Joseph Bog,dan Associates Inc., EDP Consulting and AECOM were retained to assist the MunicipalitY in undertaking the Official Plan Review as outlined in Report COD-019-09. The firm Joseph Bogdan Associates Inc. is the lead consultant on the Courtice Main Street project. 2.0 PURPOSE OF THIS REPORT 2.1 The intent of this Report is tb summarize the Courtice Main Street Master Development Plan (Attachment 2) and seek Council direction to proceed with an Official Plan Amendment and zoning regulations for the area. 8-2 REPORT NO.: PSD-094-10 PAGE 3 3.0 BACKGROUND TO COURTICE MAIN STREET STUDY 3.1 The Courtice Main Street project is linked to the Intensification and Growth Management Studies that are being undertaken as part of the Official Plan Review. This project builds on the previous work carried in 2002 for a smaller area that focused on a controlled portion of Highway 2. At that time the Courtice Main Central Area and Highway 2 Corridor Urban Design Guidelines were completed and an Official Plan Amendment was presented to Council. However, given the objections raised, the amendment was not enacted. 3.2 The Courtice Main Street Study area extends along Durham Highway 2, across the entire length of the Courtice Urban Area, from Townline Road in the west, to the proposed 407 East Link, between Hancock and Solina Roads in the east. The area stretches 4.7 km in length, and covers approximately 42 hectares along Highway 2. This area includes the Courtice Town Centre, a large vacant site comprising 15 hectares at the southeast corner of Trulls Road and Durham Highway 2. 3.3 The Courtice Main Street area is one of the primary intensification areas in Courtice and Clarington and therefore requires special attention. Identified as a regional corridor in the Durham Regional Official Plan, its development will be central to both regional and local planning initiatives. It will also be a key component of the intensification initiatives of the Provincial Growth Plan Corridors, play an important role in structuring urban form, aligning development with transportation and infrastructure goals. Corridors are areas of transition that have a mix of residential and commercial uses. The Courtice Main Street project proposes to create integrated solutions for land use, transportation, services, built form and streetscaping in order to create a community identity and opportunities for development to the year 2031. 3.4 The objectives of the project were identified as follows: · To provide an overview of the character of the existing land uses, the variety of built form, the quality of the streetscapes and relationship of the adjacent built areas to help determine realistic development opportunities; . To develop a vision for redevelopment and intensification; · To update and recommend land use, urban design and transportation policies; and · To create a Secondary Plan that reflects new planning, land use and infrastructure criteria. The Secondary Plan that will result from this Master Development Plan is intended to include: land use, intensification and built form policies, form-based zoning recommendations, and urban design guidelines that respond to the new planning policies of the Province and the Region and the community expectations for the area. 3.5 Two planning models, Form-Based Zoning and "The Transect", were identified by the Municipality as the conceptual basis to assist in re-crafting the current Official Plan policies and Zoning By-law into a more design oriented format that conveys a better image of a desired built form. These policies shall be sensitive to adjacent buildings and public areas. 8-3 REPORT NO.: PSD-094-10 PAGE 4 3.6 Form-based zoning creates a high quality public realm by controlling physical form primarily with a lesser focus on land use. The Transect is essentially a master plan that identifies zones or distinct areas of different character. The different zones identify certain characteristics of streets and buildings that categorize the main function and physical environment of that area, and the desired transition between zones. 4.0 COMPONENTS OF THE STUDY - OVERVIEW 4.1. The Courtice Main Street project is being conducted in three phases: . Phase 1: Review of background issues, identification of opportunities and constraints, and public visioning consultation (completed). · Phase 2: Development options, public consultation and resulting Master Plan (completed). · Phase 3: Presentation of a Secondary Plan with supporting Zoning and Urban Design Guideline policies. 4.2 On December 9,2009, Council held a special meeting on the Official Plan Review. At this meeting Staff and the consulting team presented a detailed update of the Courtice Main Street project. 4.3 On February 1, 2010, Staff submitted a reportto Council for the Release of "The Courtice Main Street Study Issues Review Paper". The report also provided information on the proposed public consultation process associated with the discussion paper and the resulting proposed amendment of relevant Official Plan polices. 4.4 Community participation took place through two workshops, an open house, and today's public meeting. For each one of these community participation events, the Municipality placed advertisements in local newspapers, on the municipal web site, and the Planning Services Departments' e-update. Additionally, all the reports were made available at each branch of the Clarington Public Library and on the Official Plan review website, www.c1arinqton.neUourplan. 5.0 PROVINCIAL POLICY 5.1 Provincial Policy Statement 5.1.1 The proposed Courtice Main Street Master Development Plan is consistent with the 2005 Provincial Policy Statement (PPS) as it proposes a mix of uses and residential densities to meet current and future needs. 5.1.2 The PPS requires that planning authorities promote economic development and competitiveness by providing for an appropriate mix and range of employment (including industrial, commercial and institutional uses) to meet long term needs. This will be achieved by the Master Development Plan's proposed "downtown" located in the Town Centre Area and through its support for existing businesses. 8-4 REPORT NO.: PSD-094-10 PAGE 5 5.1.3 The PPS further states that planning authorities shall support energy efficiency through land use and development patterns. The proposed compact form of development, increased density and mix of uses along the corridor are intended to minimize vehicle trips, land consumption, servicing costs and support transit use. 5.1.4 The PPS states that redevelopment is encouraged where it does not negatively impact the natural environment (air quality, ground water, flora and fauna). Protection of the Farewell and Black Creeks valleys adjacent to the Master Development Plan area is consistent with the PPS. 5.1.5 The PPS represents minimum standards which facilitate intensification, redevelopment and compact form, while maintaining appropriate levels of public health and safety. It encourages municipalities to build on these minimum standards to address matters of local significance, primarily through the Official Plan process. 5.2 Provincial Growth Plan 5.2.1 The Growth Plan promotes intensification of existing built-up areas, with a focus on corridors. The Courtice Main Street Master Development Plan proposes development along the Highway 2 Regional Corridor. This Corridor serves as Courtice's business and community core, and has the potential to become a vibrant and focused area for intensification. 5.2.2 The Growth Plan encourages development of balanced, complete, and compact communities. The term "Complete Community" refers to a community that meets people's needs for daily living throughout an entire lifetime providing convenient access to a mix of jobs, local services, housing, community infrastructure, and high quality open space. The Courtice Main Street is centrally located and will play an important role in Clarington's effort to achieve a balanced, complete and compact community. 5.2.3 The Growth Plan requires municipalities to plan and design intensification areas to: · Develop high quality open spaces with design standards that create attractive and vibrant places; . Support transit, walking and cycling for everyday activities; . Generally achieve higher densities than the surrounding areas; and . Achieve an appropriated transition of built form to adjacent areas. The proposed land use and urban design policies in the Courtice Main Street Master Development Plan support and complement these principles. 6.0 OFFICIAL PLANS 6.1 Durham ReQional Official Plan and Other Policy Initiatives 6.1.1 The current Durham Regional Official Plan designates lands along Durham Highway 2 "Regional Corridor", with an underlying "Living Area" designation, and "Regional Centre". Regional Corridors shall be planned and developed following the principles of 8-5 REPORT NO.: PSD-094-10 PAGE 6 adaptability, sustainable development, harmony with nature, and integration of structures and functions. Furthermore, Corridors shall be based on a more compact urban form, mixed use areas supporting higher transit services, and feature a high degree of pedestrian oriented design. 6.1.2 Durham Regional Official Plan Amendment (ROPA) 128 similarly states that the policies for the development of Corridors require mixed use development at higher densities, transit and pedestrian oriented development. The amendment also introduces density , and floor space index targets. Portions of "Regional Corridors" with an underlying "Living Area" designation should support an overall, long term density target of 60 residential units per gross hectare and a floor space index (FSI) of 2.5. The built form should include a wide variety of building forms, generally mid-rise in height, with some ' higher buildings, as detailed in municipal official plans. 6.1.3 In addition ROPA 128 requires that "Regional Centres" accommodate concentration of institutional, commercial, major retail, residential, recreational, cultural entertainment and major office uses in a well designed and intensive form. "Regional Centres" are to be designed as places of symbolic and physical interest for the residents providing identity to the community within which they are located. ROPA 128 directs "Regional Centres" to support an overall, long term density target of 75 residential units per gross hectare and an FSI of 2.5. 6.1.4 The Courtice Main Street Study Area includes both a "Regional Centre" and a "Regional Corridor" designation. The Durham Regional Official Plan states that as part of their Official Plan processes, municipalities shall include detailed policies or a Secondary Plan to guide development in these areas. 6.1.5 ROPA 128 also recommends expansion to Courtice's Urban Boundary at the 407 East Link, and designates Courtice Road as an additional Regional Corridor. Courtice Road intersects with Highway 2, the future intersection treatment and the type of built form at the Courtice Road/Highway 2 intersection should be of a higher order to mark its linkage and higher density Corridor designation. 6.1.6 In February 2007, the Durham Regional Council adopted the Arterial Corridor Guidelines to help guide the evolution of the Region's higher order transportation network towards creating a more attractive, pedestrian and transit supportive environment. The Master Development Plan reflects these Regional guidelines. 6.1.7 The Region's Long Tem Transit Strategy completed in March 2010, identifies Durham Highway 2 as the priority route for inter-Regional transit service by Bus Rapid Transit (BRT) and possibly Light Rail transit (LRT). The proposed road cross sections of the Master Development Plan implements this long term transit vision for Courtice. 6.1.8 The Region's Transit Oriented Development Strategy completed in February 2010, sets a vision for transit supportive development within centres and corridors adjacent to the Region's future rapid transit network, as proposed through the Long Term Transit Strategy study. ' 8-6 REPORT NO.: PSD-094-10 PAGE 7 6.2 ClarinQton Official Plan 6.2.1 The Clarington Official Plan designates the subject lands as "Courtice West Shopping District", "Urban Residential" with various symbols for High and Medium Density Residential, Future Residential Area, Neighbourhood Parks, Special Policy E and F, Town Centre, Special Policy Area 1 and Environmental Protection (Farewell and Black Creeks). 6.2.2 Each of these designations reflects current land uses and built form patterns and recognizes the potential constraints of existing property ownerships and land use activities. The urban design and built form policies of each designation also promote further intensification and the transition to more street-related and pedestrian oriented and transit-supportive design. 6.2.3 Redevelopment and intensification of the Courtice West Shopping District area's current mix of strip plazas, vacant lands and single dwellings is anticipated to occur over the long term. 6.2.4 The Official Plan mandates the protection of significant natural heritage features identified on Map C1. Courtice's most visible and valuable open space features are the valley lands of Farewell and Black Creek. The Environmental Protection identified on the Master Development Plan has been updated from Map C in the Official Plan. Additionally, and Environmental Impact Study will be required where development is proposed in proximity to environmental features identified in the Clarington Official Plan. 6.2.5 However, as the multiple designations imply, there is no single vision for a comprehensive and integrated development of the length of the Corridor. The Master Development Plan is being considered in the context of a comprehensive review and update of the Official Plan undertaken by the Municipality. The Courtice Main Street study seeks to consolidate the range of density and built form policies, simplify Official Plan designations and urban design policy. 7.0 ZONING BY-LAW 7.1 There are three primary zoning categories in the Courtice Main Street Study. "Environmental Protection", "Urban Residential" and "Special Purpose Commercial". The "Urban Residential" and "Special Purpose Commercial" designations fall into several sub-zones related to site specific developments that have occurred over time. In total, currently the Study Area encompasses 15 exception zones. 7.2 The Study Area's current zoning format and site specific content point to the need for simplified and flexible "ready-to-go" zoning to implement the Master Development Plan. Pre-zoned areas that permit a wider mix of uses would facilitate quicker development I approvals period and may be an incentive for redevelopment. New policies must be careful to set in place and protect for the desired land use, density and built form relationsh ips that support longer term intensification goals. This is best achieved by a form-based zoning which is less focused on land use and allows for a public realm which is predictable by controlling how physical form will appear. 8-7 REPORT NO.: PSD-094-10 PAGE 8 8.0 PROPOSED MASTER DEVELOPMENT PLAN 8.1 Vision for the Courtice Main Street Master Development Plan Based on public participation, the Courtice Main Street Master Development Plan proposes a vision for the long term redevelopment and intensification of the Courtice Main Street area to 2031. Courtice Main Street is envisioned to become Courtice's ,community hub and provide a broad mix of living, amenity, commercial, and mobility choices for its residents and businesses. 8.2 Master Development Plan The Master Development Plan has been guided by the new Provincial and Regional planning directions, analysis of technical reports, input from community and stakeholders. The Master Development Plan has also been guided by applying principles of compatibility of use, scale, and desired community image. The overall objectives of the Master Development Plan are to: · Emphasize and integrate the natural heritage of Farewell and Black Creeks as "Clarington's GreenLink"; · Reinforce and support existing community business strengths; . Promote higher densities; · Create a "downtown" in the Town Centre Area; · Create public gathering spaces, attractive sidewalks and landscaping; · Encourage more urban buildings at the street edge that combine working and living; · Improve property and community image; · Respect Courtice's neighbourhood character; · Support transit goals, needs and opportunities; · Provide improved landscaping and pedestrian amenities at the street edge; · Provide new blocks and streets to integrate with the existing pattern of street, blocks and open spaces; and · Encourage development to respect the built heritage of the area. 8.3 The Courtice Main Street Master Development Plan Precincts and Land Use The Master Development Plan for the Courtice Main Street proposes four distinct precincts. Land use along the corridor will be influenced by physical features, property configurations and anticipated development. The corridor, viewed as four distinct precincts is illustrated in the Master Development Plan (see Courtice Main Street Master Development Plan, Figure 5.2, Land Use, page 20 and Figure 5.3, Precinct Location Plan, page 21). Courtice West - Gatewav Precinct The existing commercial activity in this precinct, along with its location, allows for the land use character of the Courtice West Gateway Precinct to be a mix of retail, office, residential and institutional uses. This well integrated mix promotes the notion of a gateway development at Townline Road. A higher residential fabric is proposed in this 8-8 REPORT NO.: PSD-094-10 PAGE 9 precinct, where the building heights may reach up to 10 storeys at the intersection and from 2-8 storeys along the corridor. Black Creek - Mixed Use Precinct With the valley lands abutting the edge of Durham Highway 2 live I work or small business I commercial activity on the ground floor of residential properties will be promoted in this precinct. The integration of 2 to 6 storeys at the street edge helps create a compact urban form. Courtice Town Centre Precinct The Town Centre Precinct is a place that will attract residents not only for its convenience, but also for its engaging atmosphere as the heart of the community. This precinct is divided into two distinct areas: . Trulls Road - Maplefield Drive The Courtice Town Centre is envisioned as a sub-precinct that provides the Courtice Corridor with a public open space I urban square at Trulls Road and within the Town Centre site. The mixed use character will reinforce the creation of a strong street-related urban environment. A strong urban edge is created at the south west corner of Durham Highway 2 and Courtice Road, with high density development and up to 8 storeys of residential development along Durham Highway 2 between Trulls Road and Maplefield Drive. A transition of building heights and densities is also intended to integrate with the existing low density neighbourhoods. . Maplefield Drive - Courtice Road In this area mixed use residential fabric up to 6 storeys in height have been proposed along the urban corridor. The sub..precinct has the potential to be a heritage cluster. Courtice East- Gatewav Precinct This precinct falls under Mixed Use and Commercial land use designation, and forms the gateway into the Eastern Precinct of Durham's Highway 2 corridor. A higher residential fabric is proposed in this precinct, where the building heights may reach up to 10 storeys. This higher residential fabric along with a gateway feature at the intersection of Courtice Road and Durham Highway 2, will aid in promoting this area as another gateway precinct. 8.4 Infrastructure and Services Context Streets and Transportation Durham Highway 2 is a Regional Road Class liB" Arterial Road with and ultimate right- of-way of 36 m. As previously stated, there are a number of Regional initiatives that call for the transition to transit supportive and pedestrian oriented development. Regional policies designate Highway 2 as both a Transit and Cycling Spine. 8-9 REPORT NO.: PSD-094-10 PAGE 10 The Master Development Plan proposes the introduction of medians in the interim period (2010-2020), regulating turning movements and improving pedestrian movement. The Regions Transit Oriented Design will contain a transit lane in the long term (2020- 2031). A key objective is to ensure an enhanced streetscape is created that provides a physical and visual connection along the corridor with a multi use path for bicycles and pedestrians on the north side of Durham Highway 2. Open Space. Pedestrian Pathways and Trails The Master Development Plan creates a varied pattern of open spaces, both in the public realm and through publicly accessible private open spaces around the Town Centre site. The valley lands of Farewell and Black Creek are intended to be reinforced through the compatibility of proposed land uses adjacent to these natural features, with the provision of open spaces that encourages visual and physical access through a system of parks and trails. Municipal Servicina The Region of Durham advised: "Courtice shares its servicing capacity with Oshawa, which results in more complex analysis and recommendations than other areas of Clarington. For development to succeed there must be more capacity in the system to support the greater demands of intensification. There are no current constraints for water supply or sanitary sewers. Most of the corridor is on private septic systems. Municipal storm sewers along the Courtice Main Street Study were designed to provide runoff capacity for the right-of-way. Therefore, the storm sewers do not have increased capacity for intensification." "A current Class Environmental Assessment for the new Courtice Trunk Sanitary Sewer is evaluating alternative designs, but at this time, selection of the preferred alternative has not been identified. This Class Environmental Assessment process is in the early stages and it is hoped that the selected alignment of the trunk sanitary sewer will enable the Study Area to develop to its full potential, to meet new Regional density recommendations through the provision of full municipal services." 8.5 Urban Desion Guidelines The built form, gateway and streetscaping strategy arises from a set of objectives that flow directly from urban design policies in the Official Plan, along with current Provincial and Regional planning policy objectives, and the community's desire for a more urban, attractive, diverse and viable community along Durham Highway 2. The Urban Design Guidelines reflect the intention of the Municipality to improve the character and quality of development along Durham Highway 2 and create a distinctive Courtice community area. The guidelines are intended to be used in conjunction with the Secondary Plan. The guidelines are presented in three categories; Site Planning and Built form; Open Space, Natural Heritage and Trails; and Streetscaping and Gateways. 8-10 REPORT NO.: PSD-094-10 PAGE 11 9.0 PUBLIC NOTICE 9.1 Public notices were mailed to the businesses property owners, residents, and interested parties. Additionally, notices were placed in local newspapers, on the Municipal web site, the Planning Services Department E-update and at each branch of the Clarington Public Libraries. 9.2 A Community Vision Workshop was held on July 22, 2009 at the Faith United Church in Courtice. Approximately 55 residents and business owners discussed the Study area's attributes and challenges. Participants identified goals and a vision for development and improvement. Issues that were raised included: · Durham Highway 2 was seen as a strategic route within Clarington; · Courtice was seen as having limited community character; · Farewell and Black Creeks were seen as great natural assets that are distinct to Courtice; · Investment in infrastructure was seen as a pre-condition to development; and · Other visions of development including higher densities, mixed development and improved streetscape. 9.3 A development Options Workshop was held on February 18, 2010, at the Courtice Community Complex to present the result of the review conducted for the study area as outlined in the "Courtice Main Street Study Issues Review Paper" and to receive feedback on the Development Options. Approximately 70 residents and owners provided their input and aid in developing a Concept Plan. Issues that were raised included: . Distinction in land uses for the four different precincts; · Heavy commercial activity is not desirable in this area, and that the focus of the Town Centre should lie in creating public and civic amenities and a residential fabric; and . The need to provide predominantly mixed uses and create a human scale community. . . 9.4 On June 29,2010 an Open House was held at the Courtice Community Complex to present the Courtice Main Street Master Development Plan. The Plan will be the basis for the Secondary Plan and Zoning Regulations. Approximately 40 residents attended and provided their input on the proposal prepared and presented by the consultants for discussion. Issues that were raised included: . The need of having community services at the town centre, (e.g. library); . A public square be imbedded in the plan with a defined minimum size and an obvious connection to the northern green space; . Ensuring that the regulations include provisions for existing smaller properties; and 8-11 REPORT NO.: PsD-094-10 PAGE 12 . The designations for the town centre seem to be defined too much in order to allow for flexibility and the proposed park may be too big. 9.5 Staff also met with representatives of Valiant Property Management and Richard H. Gay Holdings Limited to discuss their views on the plan. They will be submitting specific . comments in writing. They emphasised the need for flexible planning policies and zoning requirements to implement the concepts over the long term. 9.6 In addition to these meetings, the community has additional opportunities to express their views. In addition to this, a General Purpose and Administration Committee Public Meeting, will consider recommendations emanating from Report PSD-094-10. 10.0 AGENCY COMMENTS 10.1 The following is a summary of agency comments received during the preparation of the Master Development Plan. The agencies may provide more detailed comments on the Secondary Plan and Zoning By-law changes at a later date. Staff's response to the comments is provided below the comment when appropriate in italics. .10.2 Central Lake Ontario Conservation Authority (CLOCA) Recognition of the important natural heritage features that the Farewell Creek Valley and Black Creek Valley provide needs to be included in the document. The plan must recognize that compatibility of proposed land uses including densities, with adjacent natural features must be considered. Effects of Development and hazard features associated with the valley should be acknowledged, prior to developments permission from CLOCA will be required. Realistic opportunities for development and land use on the north side of Trulls and Highway 2 and Courtice and Highway 2 should be incorporated to the plan. CLOCA supports gateways promoting Clarington's Green link. Since receipt of CLOCA comments, the plan has been updated to acknowledge the hazard features associated with the valley lands. 10.3 Clarinoton Heritaoe Committee Eight Cultural Heritage Resources were identified by the Clarington Heritage Committee for consideration. Buildings categorized "Heritage Merit" from late 1800's early 1900's (1678, 1922,1626,1586 Durham Highway 2) and from the 1920's to the 1940's (1697, 1717, 1719, 1721 Durham Highway 2). These building are not designated under the Ontario Heritage Act. With regards to the identified Cultural Heritage Resources buildings, a policy will be included in the Secondary Plan that will emphasize the integration, where practical, of these dwellings into the redevelopment of properties. 8-12 REPORT NO.: PsD-094-10 PAGE 13 10.4 Durham Reoional PlanninQ Department The Durham Regional Planning Department advised that the Master Development Plan appears to incorporate "Regional Corridor" and "Regional Centre" policies of the Durham Regional Plan. The Growth Plan Objectives appear to have been incorporated as the Master Development Plan encourages mixed uses and higher densities. 10.5 Durham Reoional Public Works Department The Regional Public Works Department provided the following comments: · An access management plan should be developed as part of the study to ensure that the proposed uses can be provided with reasonable access, ensure appropriate access points/windows are identified and opportunities for shared. access are protected. Opportunities for provision of additional shared access via public laneways should be explored as part of the overall access management plan. · A traffic impact analysis should be conducted to ensure that the traffic generated by the proposed form/density of developmenfcan be accommodated. Detailed traffic impact studies will be required prior to the approval of individual developments. · Cross-section concepts for Highway 2 should be developed to determine whether additional right-of-ways will be required to accommodate the desired ultimate roadway cross-section. Additional requirement to the 36 m maximum for a Type "B" arterial in the Regional Official Plan should be identified and incorporated in the Clarington Official Plan. · The proposed new public road connection between Hancock Road and Courtice Road is acceptable but subject to the location of the Highway 407 East Durham Link ramp and Hancock Road realignment. The new public road should be designated as a collector road in the Clarington Official Plan. The Regional Works comments will be addressed at the time proposals for redevelopment are considered and during the Official Plan Review. 10.6 Durham Reoional Transportation Plannino and Research 10.6.1 Durham Regional Transportation Planning and Research provided the following comments: . The concept plan is very high level and there is limited information being provided from the transportation perspective at this time. Consideration should be given to developing a separate mobility schedule with clearly stated principles. . A mobility plan/schedule which would support the proposed development concept and a transportation, traffic analysis and parking management strategy in support of a municipality plan should be undertaken. 8-13 REPORT NO.: PsD-094-10 PAGE 14 . Consideration should be given to Regional transportation initiatives with respect to the Region's Arterial Corridor Guidelines, the Region's Long Term Transit Strategy and Transit Oriented Development Strategy. More detailed policies for a mobility plan, traffic analysis and parking management strategy will be undertaken through a future planning exercise. 11.0 STAFF COMMENTS 11.1 The Courtice Main Street Master Development Plan provides an overall framework for redevelopment that will support intensification and transit goals for the proposed planning period of 2010 to 2031. It provides direction for higher densities and a range of housing types and scale along Durham Highway2. New development should reinforce the health of current business plus create opportunities for new, small-scale commercial uses, and the development of the Town Centre. 11.2 The Courtice Main Street Study Master Development Plan has been prepared to meet Provincial and Regional policies, including the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe and the Region of Durham's Official Plan. 11.3 The Urban Design Guidelines are proposed to be used to illustrate approaches to redevelopment, new building and landscaping to fulfill the municipality's objectives and as a means to implement the urban design principles and policies of the Official Plan. Conformity to the urban design principles of the Master Development Plan and the Urban Design Guidelines can be adhered through more stringent measures at the site plan review stage. 11.4 The Master Development Plan accommodates a great level of flexibility to allow phasing that will respond to the policy, market and economic context. Initiatives such as a Community Improvement Plan and a Streetscape Improvement Plan to explore incentives for improvement will be considered for the Interim Plan (2010-2020) and Long Tem Master Plan (2020-2031). 11.5 The next steps: · Receive and review comments presented at the Public Meeting; · Receive and address outstanding agency comments; · Prepare and present an Official Plan amendment in the form of a Secondary Plan, prepare the necessary amendment to the Zoning By-law. 12.0 CONCLUSIONS 12.1 The Courtice Main Street Study Master Development Plan inclusive of Urban Design Guidelines will serve to guide future development in this area and create the conditions that will contribute towards an attractive and efficient community. It will be used as a basis for the Secondary Plan and Zoning By-law. It reflects extensive public 8-14 REPORT NO.: PsD-094-10 PAGE 15 participation and it is recommended that the Courtice Main Street Master Development Plan Report (Attachment 2) be approved. Staff Contact: Ruth Porras Attachments: Attachment 1 - Key Map Attachment 2 - Courtice Main Street Master Development Plan Report - under separate cover List of interested parties to be advised of Council's decision as maintained in the Planning Services Department 8-15 ~ o o o z <( J: tv W~E S co I - en c 0 !C(. Z c m(J ~ ~ w C) > z z w ~~D ~ g 3: <( m o c ~ ~... .;..OFFICll~ PLAN 0 R EVI EV' ~ Compass to our !futJ -g ;:I. "1J~ (f)Q) 00 ,;:;J' 03 (OeD 1"':::J ..... ..... 0.... Courtice Main Street Study Area (Concept Only) ~.n Cl!J!illglOn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: N/A Report #: PSD-095-10 File #: COPA 2010-0004, ZBA 2010-0022 Subject: PROPOSED OFFICIAL PLAN AND ZONING BY-LAW AMENDMENT TO PERMIT THE DEVELOPMENT OF A FREE STANDING FOOD STORE OF 2,829M2 AND A 2ND BUILDING OF 783M2 FOR RETAIL/SERVICE COMMERCIAL USES APPLICANT: 1804603 ONTARIO INC. RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-095-10 be received; 2. THAT the application submitted by 1804603 Ontario Inc. continue to be processed by staff and that a further report be prepared following the receipt of all outstanding agency comments; and, 3. THAT the interested parties listed in Report PSD-095-10 and any delegations be advised of Council's decision. Reviewed by: Q ~-=--e~ Franklin Wu, Chief Administrative Officer DJ/FLldf/av September 8,2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-17 REPORT NO.: PSD-095-10 PAGE 2 1.0 1.1 APPLICATION DETAILS Applicant: 1804603 Ontario Inc. 1.2 Official Plan: To remove the Medium Density Residential symbol within the Urban Residential Area and replace it with a Neighbourhood Centre symbol, to permit the development of a free standing food store of 2,829m2 and a 2nd building of 783m2 for retail/service commercial uses. The effect of the re-designation may mean that the population and housing targets for the Knox neighbourhood may have to be adjusted 1.3 Rezoning: To change the zoning from Holding - Urban Residential Type Three Exception ((H) R3-25) to an appropriate zone to permit the proposed development, and to implement the Official Plan Amendment 1.4 Location: 680 Longworth Avenue, located on the north-east corner of Longworth Avenue and Scugog Street, Bowmanville 1.5 Site Area: 1.43 Hectare (3.53 Acres) 2.0 BACKGROUND 2.1 On June 30, 2010, 1804603 Ontario Inc. submitted an incomplete application for an official plan and zoning 'by-law amendment for a parcel on the north-east corner of Longworth Avenue and Scugog Street, Bowmanville, to permit the development for retail/service commercial uses. Attachment 2 contains a concept site plan of the proposed development which shows the proposed location of buildings, access points, associated parking provisions on site, and preliminary elevation drawings. 2.2 The applicant also submitted the following background studies in support of development application: · Planning Rationale Report, prepared by R.G. Richards & Associates; · Supermarket Impact Analysis, prepared by UrbanMetrics Inc.; · Traffic Study, prepared by HDR Corporation; and · Noise Impact Study, prepared by Swallow Acoustic Consultants Ltd. A further discussion regarding the above listed studies is contained in paragraph 8.0 of this report. 2.3 The application was deemed complete on August 4, 2010 following the submission of outstanding documents and a revised planning rationale report. The application has been circulated to outside agencies; however some comments have not been received as of the writing of this report. 8-18 REPORT NO.: PsD-095-10 PAGE 3 2.4 It is important to note that this site was the subject of an official plan amendment and rezoning application in 2003, the planning process of which was concluded through OMB 'order 0764 on April 1 , 2005. Through the OMB decision, the site was re- designated from "Local Central Area" (now called "Neighbourhood Centre") to "Medium Density Residential" for the development of 57 medium density residential units, and rezoned from "General Commercial (C1)" zone to "Urban Residential Exception (R3- 25)" zone. This decision was carried forward into the recommendations of the last comprehensive commercial policy review of the official plan that was finalized in 2005. Part of the planning analysis for this application considers the site's planning history within the context of the commercial policy review. 3.0 SITE CHARACTERISTICS AND NEIGHBOURHOOD CHARACTER 3.1 The site is vacant and has been extensively graded. 3.2 The site is bounded by two roads. Running along the western edge of the site is Scugog Street, a Type C Arterial road that among other things serves as a main linkage between Downtown Bowmanville and the residential areas in the north-western part of Bowmanville. To the south, the site is bounded by Longworth Avenue, also a Type C Arterial road that serves as an important east-west link between Regional Road 57 and the residential neighbourhoods north of the CP rail way line. Photo 1: Northward view of application site (13/8/210) 8-19 REPORT NO.: PsD-095-10 PAGE 4 3.3 Neiohbourhood character and surroundino land uses: North and East: A low density residential neighbourhood consisting of semi-detached 2 storey residential dwellings (link-homes). The backyards of these houses face the application site. There is a 6 ft. privacy fence along the rear lot boundaries facing the application site. South: across Longworth Avenue, vacant lands set aside for medium density residential purposes. West: across Scugog Street, single detached dwellings on relatively large residential lots between 510m2 and 1100m 2 in size, with frontages ~anging between 28 metres to 35 metres. These dwellings are set back between 7.5 meters and 15 meters frolfl the Scugog Street road allowance. Photo 2: View of residential properties to the west, backing onto Scugog Street (13/8/2010) 4.0 PUBLIC NOTICE AND SUBMISSIONS 4.1 Public notice was given by mail to each property owner within 120 metres of the subject property and two public meeting notices were installed on. the property. A notice was 8-20 REPORT NO.: PsD-095-10 PAGE 5 also posted on the municipal website, and supporting documents are also available on the municipal website. 4.2 A notice was placed in the local newspaper on August 25, 2010 and September 8, 2010, in view of the potential impact of the re-designation of this site within the broader context of the commercial policy review. 4.3 It was established during the statutory notification period that a small number of property owners (7 in total) did not receive the notification (due to a technical omission) Staff immediately corrected the error and delivered notices in person to each of the affected land owners. 4.4 As of writing this report, two submissions have been received from residents in the area. One resident pointed out that the lands west of Scugog Street underwent significant changes during the past 5 years; houses were designed or built with the understanding that there would be a medium density residential development on the site. He expressed concern over the impact of the proposed change of land use on the value of the residential properties, the character of the neighbourhood and light pollution from parking lot lighting, noise, odour and additional traffic. The other resident expressed. concern that the grocery store may become a destination for students from nearby schools to loiter and pollute the area with litter. 5.0 PROVINCIAL POLICY 5.1 Provincial Policy Statement (PPS) The planning rationale report submitted by the applicant (paragraph 6.1 , pg.14) contains an explanation of how this development proposal is consistent with the PPS. Staff generally agree with the applicant's assessment however, Council should be aware that transportation and land use considerations are to be integrated at all stages of the planning process. The desirability of the proposed land use at this location cannot be separated from the traffic impact and functioning of the road network in the area. The traffic impact study that has been submitted in support of this application and its analysis are subject to ongoing review by Planning & Engineering Staff to ensure conformity with the PPS. 5.2 The Growth Plan for the Greater Golden Horseshoe The planning rationale report submitted by the applicant (paragraph 6.2, pg.15) contains an explanation of how this development proposal conforms to the Growth Plan. The application is within the designated greenfield area, which is a result of the unique methodology the Province employed in the delineation of the built boundary. In addition to the applicant's discussion, Staff are cognizant of a key growth management policy (Section 2.2.7 - Designated Greenfield Areas) in the Growth Plan, which stipulates that the designated greenfield area of each upper -or single-tier 8-21 REPORT NO.: PsD-095-10 PAGE 6 municipality will be planned to achieve a minimum density target that is not less than 50 residents and jobs combined per hectare, and this density target will be measured across the entire upper -or single-tier municipality. One of the objectives of this target is to promote the creation of employment opportunities closer to places of residence, which would reduce live-work trips and contribute towards the concept of "complete communities". The complexity in measuring the performance of this application against this policy lies in the fact that this vacant parcel is a very small part of the designated greenfield area across all of Durham Region. However, the development of the proposed commercial uses on this site implies the creation of local jobs in close proximity to living areas, which would contribute towards a more balanced job to resident ratio within the greenfield area in Bowmanville. 6.0 OFFICIAL PLANS 6.1 Durham Reoional Official Plan (ROP) 6.1.1 The ROP designates the lands "Living Area" which is intended predominantly for housing purposes. In addition to permitting other uses such as convenience stores, limited office development and retailing of goods ~nd services subject to certain conditions, the ROP also permits the designation of Local Centres (of which Neighbourhood Centres is a subcategory) in living areas, subject to the following criteria: · Neighbourhood Centres shall be planned and developed similar to, but generally smaller in scale than Community Centres, and shall serve the day-to-day needs of the residents of the surrounding neighbourhood. · The Council of the regional municipality shall determine if there is a regional interest in accordance with policy 8.3.9 (Any commercial proposal that would have the potential to negatively impact the planned function of a Regional Centre). Where there is a regional interest, a retail impact study shall be required to justify such designation and ensure that the proposal does not unduly affect the planned function and viability of any other centre. , Furthermore, in regard to development applications in living areas, the ROP stipulates that regard shall be given to: · the promotion of compact urban form, including intensive residential, office, retail and service and mixed uses along arterial roads and in conjunction withpresent and potential transit facilities; and, · the use of good urban design principles with particular emphasis on internal traffic circulation, restricted access to arterial roads, attenuation of noise and orie~tation and design of buildings to maximize direct sunlight exposure. As far as meeting the above-listed criteria in the ROP, the applicant has submitted a supermarket impact analysis, traffic study report and noise study report in support of the 8-22 REPORT NO.: PsD-095-10 PAGE 7 application. This methodology is consistent with the direction in the ROP. These technical reports have been circulated to the Region for review. Accordingly, a Neighbourhood Centre development can be permitted in the living area designation in the ROP, provided that the above criteria are satisfactorily met. This forms part of the further planning analysis by Local Municipal Planning Staff, before making a recommendation to Council. 6.2 Clarinoton Official Plan (COP) 6.2.1 The subject lands are situated in the Knox neighbourhood and the COP designates it "Urban Residential" with a "Medium Density Residential" symbol. The predominant use within this designation shall be housing and other uses may be permitted which, by nature of their activity, scale and design are supportive of, compatible with and serve residential uses. These include corner stores, home based occupations, parks, schools and community facilities. The current COP designation does not permit the scale and form of commercial development proposed, thus the proposed official plan amendment by the applicant. 6.2.2 The COP also contains certain core principles which set the basis for the consideration of all development applications in Clarington, of which the following are most relevant: (Staff comments are noted in italics) . Future development will contribute to the reduction of per capita energy consumption. (In the event of Council approval, Staff will seek the introduction of sustainable development concepts e.g. LEED certification, more permeable surfaces, etc. through the site plan process); . Opportunities and services will be provided for employment, learning, culture, recreation and emotional, physical and social well-being opportunities (The development proposal would appear to partially complement this principle in that potential opportunities for employment and services may be created); . A competitive, adaptable economic environment will be promoted to encourage investment and diversity of employment opportunities (The development proposal would appear to complement this principle in that it could potentially encourage investment and diversify our employment base); . The participation of all residents will be encouraged in the process of decision making and community building which affect their lives (This development proposal have been publicized through legal notices in the mail , the local newspaper, and the municipal website - community's comments are reviewed in Section 4 of this report); . Excellence in urban design will be pursued to contribute to a sense of place, ensure physical safety, promote social interaction and enjoyment, provide human scale to the urban environment and promote the integration of land uses (The location and surrounding context of this site require careful consideration of the urban design elements associated with the development proposal. The preliminary elevation drawings submitted by the applicant do not appear to 8-23 REPORTNO.: PsD-095-10 PAGE 8 complement this principle - this is further elaborated on in paragraph 10.0 of this report); and, . Compact urban form will be achieved with an emphasis on infill and redevelopment, higher densities and a mix of uses. (Although this site is not within the built boundary as defined by the Provincial Growth Plan, it is within the urban area and technically an infill site. Proposed as a single commercial site, it does not appear to complement the principles of compact urban form and higher density, but within the context of the wider area it could be perceived as . complementary to this principle by adding to the mix of uses in this area). 6.2.3 The COP contains design guidelines to be considered for neighbourhood centres. The applicant's planning rationale report (paragraph 6.4.1) contains a discussion of how the development proposal conforms lintends to conform to these policies. The development proposal appears to conform to the Official Plan, with regard to the maximum floor space, size of shops, and scale in that the proposal is less than 5000m2, has a proposed floor space index that is less than the limit of 0.3 and the size of smaller stores is less than 500m2. However, there are some urban design principles that are relevant at this stage of the planning process. Staff have provided comment to the applicant that the elevations submitted do not implement some of the urban design guidelines in the Official Plan or complement the character of the surrounding residential development. Of particular note are the large expansive blank walls along Longworth and Scugog Streets and the lack of public realm and amenities. A more detailed discussion on these matters is contained in paragraph 10.0 (Staff comments). 6.2.4 As noted in paragraph 2.5 (Background section) of this report, this site' was the subject of an official plan amendment and rezoning application which was concluded through an OMB decision in April 2005: The lands were re-designated from "Local Central Area" to "Medium Density Residential" in the Official Plan and rezoned from "General Commercial (C1)" zone to "Urban Residential Exception (R3-25)" zone. The OMB decision also included specific urban design principles to be considered in the development of the site. This issue is explained in detail in section 10.4. 6.2.5 In view of the fairly recent conclusion to the commercial policy review and the OMB decision, Staff requested the submission of a supermarket impact analysis. The analysis examines the market for additional supermarket space in Bowmanville and the potential impact of an additional neighbourhood centre in this location within the broader context of the commercial structure of the community. This issue is discussed under paragraph 10.0 (Staff Comments) of this report. 7.0 ZONING BY-LAW 7.1 The property is in the "Holding - Urban Residential Exception (R3-25)" Zone which does not permit the proposed food store of 2,829m2 and a 2nd building of 783m2 for 8-24 REPORT NO.: PsD-095-10 PAGE 9 retail/service commercial purposes. In order to permit the proposed development a rezoning application was submitted for consideration. 8.0 BACKGROUND STUDIES 8.1 The applicant submitted a Planning Rationale Report (prepared by R.G. Richards & Associates), Supermarket Impact Analysis (prepared by UrbanMetrics Inc.), Traffic Study (prepared by HDR Corporation), and a Noise Impact Study (prepared by Swallow Acoustic Consultants Ltd.), to provide sufficient information and justification to enable Council to evaluate the development application. 8.2 The Plan nino Rationale report The Planning Rationale report, enclosed as Attachment 3, sets out supporting arguments that can be summarized under the following points: · The need is demonstrated by the conclusion of the Supermarket Impact Analysis that the proposed development can be supported and would act to serve the day- to-day retail and service needs of the immediate community. There is no food store available to the immediate community in this part of Bowmanville. . The desirability is demonstrated by the following: o the site's convenient location amidst a new and growing residential community; o The site's location 'next to two arterial roads, which can accommodate traffic flow and access to the site at an appropriate level of service, as outlined in the supporting Traffic Impact Study; o The relationship of the site to the adjacent residential uses, which is perceived as ideal for a neighbourhood centre development because the town homes back on to the subject site and are separated from the site by a 6ft. wooden fence; o . The submission of a favourable Noise Impact Study and the commitment to the required noise attenuation, landscaping and screening of garbage pickup, loading and lighting requirements through the site plan process; o The proposed development's compliance with or conformity to Provincial Policies, the Regional Official Plan and the Official Plan policies pertaining to Neighbourhood Centres; o The proposed development will utilize existing infrastructure and will benefit from existing public transit services, which will reduce the length of automobile trips to retail service areas outside this area; o The conclusions of the Supermarket Impact Analysis supports the establishment of this use at this location and implements the original planned function for retail uses on this site; and o The proponent referred to the submitted conceptual site plan and preliminary elevation drawings, detailing how the proposed development would meet the relevant development and urban design criteria in the 8-25 REPORT NO.: PSD-095-10 PAGE 10 Official Plan in order to maximize the quality of urban design and minimize any adverse impact on surrounding residential developments. 8.3 The Supermarket Impact Analvsis 8.3.1 The Supermarket Impact Analysis, prepared by UrbanMetrics Inc., consists of the following key components: . A site and access evaluation, to evaluate the suitability of the site for the proposed commercial development; . Trade area delineation, which consisted of the definition of the trade area for the proposed supermarket, establishing Market Dimensions of the trade area which" includes aspects such as population, per capita income, and food store expenditures within the defined Trade Area; . Competitive analysis, which included an updated inventory of all supermarkets and specialty food stores in Bowmanville and Clarington, and major proposals for new competitive developments or expansions to existing food stores have also been included; . A calculation of the future market opportunity for the proposed supermarket and evaluation of the potential sales impact on existing supermarkets in Clarington; and, . An assessment of the development application in the context of the 2004 Commercial Policy Review for Clarington. 8.3.2 The key conclusions from the Supermarket Impact Analysis are as follows: . Based on the market and impact analysis the development application as proposed can be supported; . The subject site would provide a focal point for the developing north Bowmanville community and would provide for day-to-day retail and service needs; . Although there will be market impacts on the existing supermarkets in Clarington with the addition of the subject site (with 1 st full year of operation assumed in 2012), the sales impacts are not expected to critically affect the planned function of any Town or Village Centre in Clarington. Between 2014 and 2016, "any sales impact with both Walmart and the subject site added would dissipate with opportunities for more supermarket space over the longer term period up to 2031; . A supermarket anchored development on the subject site could potentially pre-empt the development of one or more of the two vacant Neighbourhood Centre sites along Concession Road 3 in north Bowmanville. From a market perspective, the designated Neighbourhood Centre at the corner of Concession Road 3 and Regional Road 57 has better locational characteristics for a supermarket anchored centre compared to the subject site and the other vacant Neighbourhood Centre site on the southwest corner of Means Avenue and Concession Road 3. . The subject site would not pre-empt the ability of the Bowmanville West Town Centre, which has a regional service function, to build out as planned. 8-26 REPORT NO.: PsD-095-10 PAGE 11 8.4 The Traffic Study 8.4.1 The Traffic Study, prepared by HDR Corporation, consists of the following key components: · An assessment of existing traffic conditions and operations in proximity to the site; and · An assessment of future background traffic conditions with and without the proposed development to determine the net impact of the development, as reflected on the submitted conceptual site plan. 8.4.2 The conclusions from the Traffic Impact Study are as follows: · The existing roadway network can accommodate the additional traffic expected to be generated from the proposed commercial development, and roadway improvements are not required. 8.5 The Noise Impact Study 8.5.1 The Noise Impact Study, prepared by Swallow Acoustic Consultants Ltd., consists of the following key components: Identification of the Critical Noise Receptors; Determination of the sound level limits; Identification of the Noise Sources, assessment of sound levels and noise control recommendations, as per the submitted conceptual site plan. 8.5.2 The recommendations and conclusion of the Noise Impact Study are as follows: The following noise control measures are to be implemented: Sound power levels of the rooftop mechanical equipment are not to exceed the levels listed in the Table on pg.6 of the Noise Impact Study; - A 2.4 m (8 ft) high noise barrier along the east property line and north property line, which terminates at the plane of the proposed retail building. It can attenuate the sound level due to truck movement and truck idling noise. A 3.7 m (12 ft) high noise barrier immediately east of the loading docks. It can attenuate the sound level at the residential properties east of the loading docks due to truck idling. A 2.4 m (8 ft) high noise barrier east of the compressor penthouse and HVAC-1 along the east perimeter of the roof of the proposed supermarket. The noise barrier returns at the north end and south end. In addition, a 2.4 m (8 ft) high noise barrier north of Source 5 condenser. They can attenuate the sound level due to rooftop mechanical equipment for the supermarket. A 2.4 m (8 ft) high noise barrier on the roof of the retail building at 2 m north of the HVAC units and return at the east end. It can be one long continuous noise barrier that shields all 7 HVAC units; or there can be one shorter noise barrier for each HVAC unit. The noise barrier(s) can attenuate the sound level due to rooftop HVAC units for the retail building. 8-27 REPORT NO.: PSD-095-10 PAGE 12 The consultant concluded that with the recommended noise control measures, the sound level emanating from noise sources associated with the proposed commercial development will meet the MOE sound level limits for commercial sites adjacent to residential areas. From a noise aspect, the proposed commercial development at 680 Longworth Avenue, Clarington can be approved if the above measures are taken. 9.0 AGENCY COMMENTS 9.1 The Clarington Engineering Services Department has no objection in principle to this proposal. Prior to final approval of the subject site plan, the applicant will be required to satisfy the Engineering Services Department regarding traffic entrances, drainage, noise attenuation and servicing. 9.2 The Central Lake Ontario Conservation Authority has no objections to the development proposal and has stipulated certain requirements that have to be met prior to site plan approval. 9.3 Most of the utility companies have responded and indicated to have no objection to the development proposal. 9.4 The Regional Planning, Works and Transit Departments provided comments of which the following are relevant to this stage of the planning process: . This proposal will maintain the planned functions of the designated Regional Centres in Bowmanville, and conforms to the policies of the ROP. . Consideration shall be given to the design of the proposal in order to provide for an urban form that supports various modes of transport, as per the policies of the Provincial Growth Plan. It appears, from the preliminary site plan, that the public entrances to the food store and the retail/commercial building are over 100m and 200m away from the current bus stop respectively. These distances, when compared to the proposed accesses provided for vehicular activity, diminish the attractiveness of public transit for patrons to this proposal. It is suggested that alternative building entrances and footprints be considered to improve access for public transit users. · The municipality should ensure the Noise Study report is verified by a third party (e.g. peer review). · The Official Plan amendment does not have significant Regional or Provincial concerns, provided the above noted issues are addressed. In accordance with Regional By-law 11-2000 the Official Plan amendment application is exempt from Regional Approval. 8-28 REPORT NO.: PSD-095-10 PAGE 13 1 0.0 STAFF COMMENTS 10.1 Staff is generally satisfied that the Planning Rationale Report submitted by the applicant addresses most of the key aspects, except for the details regarding the actual type of retail and service commercial uses proposed in Building B were not discussed. An open ended statement that building B would accommodate typical neighbourhood centre service retail uses that may include but would not be limited to personal service shops, financial institutions, retail stores and banks was included. 10.2 There is an array of uses within the broad category of commercial uses including uses that may not be conducive to the functioning of the site that may create compatibility issues, or have a reputation of controversy, such as drive-through facilities. There are Official Plan designations and zones in Clarington where drive-through facilities are explicitly prohibited. In addition there are limits on allowing banks outside the Bowmanville downtown area. The desirability of these types of uses on the site requires further review. 10.3 Staff finds the submitted site plan concept to be quite conventional, with two building boxes on opposite ends separated by parking area, and it does not reflect the area's character. Other design options should be considered, for instance, the incorporation of small tenant merchants into the rear or side of the supermarket facing onto Scugog and Longworth or moving the smaller building to face Scugog Street. The applicant should investigate alternative site plan concepts that could better address the street fronts, the street corner, and the functional relationship between buildings, especially with regard to pedestrian accessibility and con,venience. 10.4 Staff is generally satisfied that the background studies submitted by the applicant are sufficient to properly assess the development proposal. Part of the planning analysis is to examine the methodology, conclusions and recommendations of the background studies and the merits of the case presented. 10.5 As stated before, Staff is concerned about the proposed elevations, particularly those of the proposed food store building. The facades do not address the urban design guidelines in the COP or the built character of the surrounding residential development. For example a typical big box look does not contribute to this high-visibility intersection and character of the neighbourhood. Staff have informed the applicant that the proposed elevations require modifications to meet the standards set by Council in the Official Plan and required of other development applications. The applicant responded and recently presented revised elevation drawings for the proposed foodstore building which include architectural elements that enhances the appearance of the building. Staff requested that the architect investigate alternatives to further improve the proposed elevations, particularly how they relate to the streets and public square component. Details for the second commercial building are outstanding. 10.6 Through the minutes of settlement that preceded the OMB decision for this site in 2005, which saw the site being re-designated from Local Central Area to Medium Density Residential, a number of urban design principles were listed to which the developer of 8-29 REPORT NO.: PsD-095-10 PAGE 14 the medium density development had to adhere to, such as units are to be oriented towards the street, and the provision of wrought iron fencing along the street line. Alternative development proposals on the site need to be sensitive to the history of the site, particularly the conditions that were agreed to through the Minutes of Settlement. 10.7 The Planning history of this site requires further examination. Even though the Supermarket Impact Study submitted a favourable recommendation with regard to this development proposal, there are certain policy questions that need to be answered through the planning analysis, such as the following: Are there sufficient merits to consider reversing an OMB decision after just 5 years? And, how does the project fit into the existing character of the neighbourhood? 10.8 As of the writing of this report, there are a number of outstanding issues. Staff continue to review the application concentrating primarily on the key aspects: . The planning history, particularly with regard to the previous OMB decision; . Any concerns or objections raised by the public; . The residential character of the area with specific emphasis on urban design, building elevations, the interface with proposed new uses, and sustainability (LEEDs designation); . The type of uses that would be desirable on the site, for the second building; and . The desirability of the concept site plan layout, specifically with regard to the siting of the two buildings, the interrelation of uses on site, pedestrian flow and customer safety and convenience. 11.0 CONCLUSION 11.1 The purpose of this report is to satisfy the requirements of the Public Meeting under the Planning Act. It is respectfully recommended that Staff continue to process this application. A subsequent report will be brought forward when Staff have completed the analysis of the planning history/context. 11.2 It may be advisable for the applicant to consider holding an open house with the neighbourhood to review the application and design of the buildings including contextual aspects which may assist him in addressing residents concerns. Staff Contact: Dean Jacobs Attachments: Attachment 1 - Key Map Attachment 2 - concept site plan and preliminary elevations Attachment 3 - Planning Rationale Report 8-30 REPORT NO.: PSD-095-10 PAGE 15 List of interested parties to be advised of Council's decision: Erik and Kathrene Peterson Kelly August 8-31 Property Location Map (Bowmanville) l ~ ~. \ ~ C') ~ ~ () ~ {t\ , ~ I I ~ I I r r r ( I- W w 0:: l- f/) C) o C) ~ o f/) I \ I -, I ~ , - II I r I I ZBA 2010-0022 Zoning By-law Amendment I I --1 -I o ;0 CD "'0 o ::+)> ""0= (j)Q) 00 I :::r 03 com Cf::l ...J.- O...J. COPA 2010-0004 Clarington Official Plan Amendment ~~ SUPERMARKET BUILDING I ~~~\)~ ...,o~-f,.~ ~ _ ...,G....' ,,0" ... J 1804603 Ontario inC. Owner: tv ~ .:....J ~ ~'" '-' .....~ C I Q)I.O EO') .c9 <.>0 roC/) ~c.. t o c.. Q) 0::: ~ r----- I -- ,r................_.... ....... ........ "" if", ", "",":!,'~~""" "'J- ,. ", """ ~ "">" " ................. .......... ............. o. 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U1I ... ~ .... ... ...... :u..u r.w.r ... :I...................... .._.......:.........LIIKIIft_..-_ <;) SITE NOTES ...., ""YA. ~ "j ~ ,~. ~ QJ' '" (-----" '--', i '- \ i y \. . /, \ I . . , I . . "- " '. ................-..../ COMMERCIAL DEVELOPMENT 680 Longworth Avenue CLARINGTON, ONTARIO SITE PLAN 0;;;;-; o:a:- - =- - :: "~~10 A-1 ~ 7.W ~ Traugott Building Contractors Inc. 9J~Drl~C~o.r/arlQ ,Vlr1U r..'J9.74I1.H44 FtLl'J'i.UU777 Goldmanco 751he Donwey W-.t, Suft.l002 Toronto, Ontarto M3C 28 Phonr. (4181....~1107 Fp: (418) 391..(11588 . . . EW. -.w.. i; - - - ~D ~ lJJ . <D <Il <Il ~- ~... .!!.9~ _1__."'___ TRAFFIC SIGNS CLARINGTON ALE No. (W') (W') I TENANT SIGNAGE FINISH COlOUR fD -- CD -- CD ------ - ----- 'l ~ r...~ ~ ''''~ ..~ ... -..Ql ..~ ...~ I CO COMMERCIAL DEVELOPMENT 680 Longworth Avenue CLARINGTON, ONTARIO BUILDING 'A' EXTERIOR ELEVATIONS ~by. G.8. - ........."" ::: ~~~':IO A-3a ~ --:;;0 - - - ~ ...;w. t, - - . - - - ABA ~.Ii.E l! !.!.~ Call, !.':!.E DD ~ Traugott Building Contractors Inc, 9J n.-,.-. Driw. C-""l~, o"ltIrlo NIT lU Tri. J/9.740.9444 FIIXJJ9.un.9117 Goldrnanco 75 The Donw8y West. SuIle 1002 TOfCII1to, ('Jr...-Ia M3C 2E9 Phone: (-418) <U5-1107 F1LIC1410)3II1..0586 COMMERCIAL DEVELOPMENT 680 Longworth Avenue CLARINGTON, ONTARIO BUILDING '8' EXTERIOR ELEVATIONS Or_by: G.a. - ..-.. =: .:;~o A-3b ~ ----;:;0 ~ TCPC'I/"~~ ~ g r,;::;;... lUl5C'1/"_~ ~ R Y . r;;:;;>..TCPC'I/"I"!!-~ .~ eLAZINi5 IT GClNG. a..eJrrAAIolCO.AU.M.~ 1IIU.-",,1\IUIL""- 2J SOUTH ELEVATION A-3e 1M _ 1'-f/' ~I ~ wi. -i; - - - - - ABA ~.I!S!!!.!..~ c:.u.. !!!.E DD ~ Traugott Building Contractors Inc. 9J~l.Jritw.(:"1fIhrl...0rIItIrl0 NITZEl TtI. jJ9.14f1.HH FlU "9,141'-'717 Goldmanco 75The~W..,SIAlel002 Toronto, Onl-'o M3C 2E9 Phone: (416) 445-1107 Fax: ('H6) ~1-0588 IJ) ~ I Attachment: To Report PSD-095-11 PLANNING RATIONALE REPORT Official Plan and Zoning By-Law Amendment Application for 680 ~ongworth Avenue, Municipality of Clarington . 18Q4603 Onta"rio Inc. " r=..... . . r!~ R. G. Richards & Associates. Jul 2010 Revised 8-36 -2- ,~ ~ TABLE OF CONTENTS COVER PAGE TABLE OFCONTENTS LIST OF FIGURES 2 3 1.0 INTRODUCTION 2.0 . CONTEXT 3.0 LOCAtiON AND DESCRIPTION OF SUBJECT PROPERTY . 4.0 THE PROPOSAL 4.1 Noise Impact Study' 4.2 Traffic Impact Study 4.3 Market Study 5.0 APPLICATIONS REQUIRED TO IMPLEMENT PROPOSAL . . 5.1 Official Plan Amendment 52 Zoning By-Law Amendment 6.0 POLICY CONTEXT 6.1 Provincial Policy Statement 6.2 . Places to Grow 6.3. Durham Regional Official Plan 6.4 . Current Municipality of Clarington Official Plan Designation 6.4.1 Conformity with Section 10.6 (Neighbourhood Centres) 6.4.2 Recent OMB Decision pertaining to the Site 6.5 Current Municipality of Clarington Zoning (By-law 84-63) . 7.0 CONCLUSION AND RECOMMENDATIONS R.G. Richards arid Associates 8-37 -3- LIST OF FIGURES ~~ ~ Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 Figure 9 8-38 Context Map - Bowmanviile Neighbourhood Map Subject Property Location Map Subject Property (looking northeast) . Mearmes Ave and Concession St. Neighbourhood Centre Liberty St. and Longworth Ave Neighbourhood Centre Conceptual Site Plan (SK-10) Municipality of Clarington Official Plan, Land Use Map A3 Municipality of Clarington Zoning Map 5 6 7 8 9 9 .13 17 19 R.G. Richards and Associates -4- ~~ . ~ 1.0 INTRODUCTION R.G. Richards & Associates (RGR) have been retairi~d as Development Consultants by 1804603 Ontario Inc. to provide land use planning advice and to prepare this Planning Rationale Report for the developmentof680 Longworth Avenue. The site.consists of a vacant parcel of land located at the northeast comer of Longworth Avenue and Scugog Street. The property is currently designat~d Medium Density Residential under the Municipality of Clarington Official Plan, 2008 an~ zoned Urban . Residential Type 3 (R3-2S,H) ~y the Municipality of Clarington Zoning By-law Number 84-63. The proposal is to develop the 1.43 hectare (3.54 acre) site as a local shopping "centre that will include a freestanding 2,829.4 m2(30,460 tt2} food store and 783.2 m2 (8430 tt2) of retail/service commercial uses to be accommodated in a second building. A food store tenant has been secured and it is expected that the smaller retail tenants will follow once the zoning has been finalized. Both these buildings qan be built on the site with adequate access and parking. 1804603 Ontario Inc. is requesting the Municipality of Clarington to consider Official Plan (OPA) and Zoning By-I~w (ZBA) Amendments to allow for the proposed development. A site plan application will be filed in the near future. . In preparing this report RGR has reviewed th~ relevant policies from the Growth Pla"n for the Greater Golden Horseshoe (Places to Grow), the Provincial Policy Statement, the Durham Regional Official Plan, and the Municipality of Clarington Official Plan. This Planning Rationale Report is prepared in support of the concurrently filed applications for the Official Plan Amendment (OPA) and Zoning By-law Amendment (ZBA) that are necessary to allow the development of the Site for the proposed uses. This report will outline the planning merits of the proposed development and justify the" need for the OP A and ZBA. R.G. Richards and Assoaates 8-39 . -5- ~~ ~ 2.0 CONTEXT The Site is located approximately 1.5 km north of downtown Bowmanville within the Municipality of Clarington (Figure 1). According to the 2006 census data, the Municipality of ClaringtoA has a . population o(77,8~0 (Statistics Canada, 2010). The 2008 Growth Trends Review report forecasts the population of Clarington to reacn close to 90,000 people by 2011 and the Official Plan R~view is anticipating an additional 65,000 people over the next 25 years. Residential growth as measured by the number of building permits issued has been very strong despite a recent slow down due to less favourable economic conditions. Nevertheless, Clarington is ~xpected to have close to 1,000 new residential units approved for construction annually over the next couple of years. Approximately 55 percent of these new units are to be built in. Bowmanville. Figure 1 . CC?n.~~ .~ap ::;:.. 4~~;1~:~ ~, ... .l-.~-_ _ , ~11~ '..!. ... -=--.. - ~~ \ . .... . 1'. .' ~~. ..... ',_ .. ...... .... 'irn'-""-"":"~":. .........,.s .. ..,,,;" @1',"'~":'" .- ''''''''.:;.,''''-Easlclale'' '1 t..., -.n' '..-- o-.ol<"rlg'&fiIot . . ..Bawmanvtl "~..'"~.. -. M~ ""-. ,. ~~;~~j;~~ij~~~\'~:f;~~~i~f~r~~.~:~~;-'-.\" ..' .'-'~4:: :~:~t~...._~~~~:~\.?:~}~: ,~~r~~~-- ~'::~? ..:....... --~...,..'" ..,;.' ,Hannofty . - u_ '. -. : -. ~ .- ~ -,.... " --; . . " ~f1If"'~~ Wilmot" . ~ ~~;~~~:~:h-~::_~~,. .- '~;_/-~;:;;?2~--',.-~ -'-" ~-~~..,,-,.:....,.,,~'--~j.:':-.A . ,.n-'" .-.' ,.- ..-d-_~~;:<e~-.,/ :,,". _ ~ ";;;';'~"~3!104q:~\ ---, .&'"... _---..~~o;""rSnoton'"~~~.:.p -=--,-: -;: ~ 4'.'~'l . --~:, . -...'~ ,'~" ,;....-- ..-..".,~.. --v. ~ 'l: .''f ~~!,. Beaton ..-. --~___,:":""",,,":'y_;:::_......7 ,"(" The subject property is situated within the Knox Neighbourhood PI(inning Unit, adjacent the Elgin. Neighbourhooddirectly to the south (Figure 2). The population of Elgin and Knox is 9,559 people. The RG. Richards and Associates 8-40 -6- ~ ... ~ proposed Neighbourhood Shopping Centre would serve both of these communities. It is likely that it will also draw people from beyond, since this development would contain the only food store in this part of Bowmanville. Figure 2 - Bowmanville Neighbourhood Map .1 ONTARIO . MAP H2 NEIGHBOURHOOD PLANNItIG UNITS BOWMANVlLLE URBAN AREA --- \.1lllI."IIG~ hEJ3tlIlQU- - (lOCO) pop\''(.A'!'ON OFFICIAL PlNI MUNI!=IPAL.I1Y or CtAAlNGTON ~Z.:zo:l7 IIUEll TO SEC'OONS ! N<!J , I.::~..a-~':-~J R.G. Richards and Associates 8-41 -7 -. r: .., .~ 3.0 LOCATION AND DESCRIPTION OF SUBJECT PROPERTY The Site is currently a vacant 1.43 hectare (3.54 acre) parcel of land located at 680 Longworth Avenue, on the northeast corner of Longworth Av~nue and Scugog Street (Figure 3). This property is identified. as Block 129'on the Draft Plan of Condominium, Registered Plan 40M-1852, Municipality of Clarington, Regional Municipality of Durham. The site is conveniently situated amidst a new and growing residential community with a variety of housing types. It is bounded by townhouses to the north and east, Longworth Avenue to the south and' Scugog Street to thewest. On the west side of Scugog Street, opposite the site, are single and semi- . detached homes and St.Stephen's Secondary School immediately to the north. South of the subject property isa v~cant parcel of land and bungalows. On the southwest comer of Scugog Street 'and Longworth Avenue is a parkette planned as part of the recently completed Longworth Estates subdivision. . . Figure 3 - Subject Pr,operty Location Map The relationship of the site to the adjacent residential communities is ideal for a Neighbourho~d Shopping Center. The residential properties, in this case town homes, back onto the subject site a'nd ~re separated from it by a tall wooden fence. The town homes are also at a higher grade than the subject site. Matters with respect to noise attenuation, landscapihg and screening and garbage pickup, loading and lighting will be addressed at the time of site plan approval, but .are not expected to be significant or .unusual for this type of development. . R. G. Richards and Associates 8-42 -8- #~ ~ Access to the site is proposed ITom the adjacent public (arterial) roads; Longworth Avenue and Scugog Street. Traffic ~ow'and vehicular access to the Site can be accommodated at an appropriate .Ievel of service, as detailed in the Traffic Impact Stuqy conducted by HDR I iTrans that accompanies this application. The site is served by local transit provided by Durham Region Transit Bus Route 502 (Liberty), Which travels north and south along Scugog Street. A bus stop is located in front of St. Stephens Secondary School located just north of the proposed development. The bus currently only travels southbound on Scugog Street but if a northbound service was introduced in the future the subject site would serve as an ideal location for a bus stop. . The site will be fully serviced with public storm and sanitary sewers and municipal water. Figure 4- Subject Property (looking northeast). Overall the site offers an excellent opportunity to provide a food store and related retaiVcommercial services to the immediate community. Such needed services, currently unavailable in this part of Bowml::!nville would also result in the reduction of automobile related trips and the need of residents to travel longer distances to obtain the same seryices. . There are currently four neighbourhood centres designated by the Official Plan north of Concession 'Street. Two have been built, and the ones located in the extreme northwest and northeast corners 'of the Bowmanville urban area remain vacant. These are all relatively small neighbourhood centres, R.G. Richards and Associates 8-43 - 9- #~ ~ largely catering to the convenience needs of the surrounding communities (Figure 5 and 6). None of these centres contain a food store. Figure 5 - Mearmes Ave and ConceSsion St Nei.ghbourhood Centre Figure 6 - Liberty St. and Longworth Ave Neighbourhood Centre R.G. Richards and Associates 8-44 -10- ,~ ~ Currently the closest food stores are located along King Street; near Green Road (Loblaws), at Bowmanville Mall (Metro) and a Foodland just west of Bowmanville Mall. There is all!jo a Wal-Mart Supercentre being constructed at the western edge pfthe Bowmanville Urban Area, at King Street West and Green Road. When complete it is expected that this centre will serve a regional market and, due to its size,'will not be as convenient for day-to-day shopping as the proposed Neighbourhood Centre. . . The proponent has secured a food store tenant (Sobeys) for the subject property. The 2,829.4 m2 (30,460 tr) food store is intended to serve the day-to-day grocery needs of the adjacent neighbourhoods. 4.0 THE PROPOSAL 1804603 Ontario Inc. is proposing to redesignate and rezone the subject property to permit the development of a Neighbourhood Shopping Centre anchored by a 2,829.4 m2 (30,460 tr) food store (Figure 7). A second general retail building of 7e3.2 m2 (8430 tr) is proposed at the north end of the property. Since the food store tenant has been secured, the smaller tenants will follow once the zoning has been .finalised. With the exception of the food store, no tenants. have been. secured as of yet. The types of retail uses contemplated for Building B are typical neighbourhood centre service retail uses that may include but would not be limited to personal service shops, financial institutions, retail stores banks etc. Thetotal gross floor area (GFA) of the development will be 3,612.6 m2 (38,890 tr)with a coverage ratio of 0.25, both of which are within the limits prescribed for Neighbourhood Centres by Section 10.6 of the Clarington Official Plan. . The shape of the subject property h~s influenced the layout of the proposed buildings as shown on the site plan. The food store is currently proposed to be sited along Longworth Avenue with the main entrance facing northwest toward the retail building at the opposite end of the property. Siting the food store as shown on the Conceptual Site Plan (Figure 7), will help define the intersection and provide many opportunities for attractive landscaping and buffering. The two single story buildings will be designed to respect th~ character and urban form .of the surrounding residential communities. The following urban design features, treatments and components are proposed for this Site. The main entrance to the food store is located at the northwest corner of the building. The entrance has been accentuated with an increased parapet height to display tenant signage above th.e overhang that extends over the 'concrete sidewalk in 1ront of the main entrance doors. The street level portion of the fayade (north elevation) will consist of a row of clear windows divided by brick piers. The upper level of the fayade will be for tenant signage made from EIFS (Exterior Insulation Finishing System) and painted using two shades of light taupe from the Benjamin Moore Designer Classics Collection. These colours will compliment the similar colour of brick used on the homes adjacent the site to the north and east. The south elevation will be similar except the spacing of ~he block piers has been increased to mimic the spacing and rhythm of the surrounding town homes. The smaller retail Building B will be approximately 1.5 meters shorter than the food store building and given the higher grade to the north and east, it will be. comfortably nestled adjacent the town homes to the rear. The building will be Elple to accommodate up to a maximum of seven retailers. It will be constructed using the same materials as described above with colours that compliment the food store building and respect the tone of the surrounding residential buildings. R.G. Richards and Associates 8-45 - 11 - ~~ ~ Loading and garbage enclosures will be appropriately screened to mitigate noise impacts and have been sited so as to separate the adjacent residential dwellings an appropriate distance from the . buildings in the proposed development. A Noise Impact Study has been prepared in support of the proposal and is briefly discussed in the following section. There is one access proposed off of Longworth Avenue and one access proposed off of Scugog Street to efficiently manage the traffic flows generated. Full turning movements are proposed for both accesses. The parking for the Shopping Centre is sited between the food store and the retail building and is to be shared by both, with additional parking along the rear of the property. An appropriate number of parking spaces will be provided in accordance with the Zoning Bylaw. A Traffic Impact Study has been prepared in support of the proposal and is briefly discussed in the following section. Further details of the site. development, including landscaping, will be determined as part of the future Site Plan Application. . 4.1 Noise Impact Study Swallow Acoustic Consultants Ltd. were retained to conduct a Noise. Study for the proposed retail commercial development anchored by a supermarket. The study focused on mitigating the noise generated from the loading areas, truck traffic and roof top equipment. Several mitigation measures are listed in the Noise Study report which are required to be implemented in order to support the proposed development. In summary, a noise barrier fence is required along the property line to the. east, loacling screen wall, and noise barriers to screen the roof top mechanical equipment as specified by the Noise Study. The owner intends to implement the required noise barriers which will meet MOE standards. Frpm a noise perspective the proposed development application is acceptable. 4.2 Traffic Impact Study HDR Corporation was retained to conduct a Traffic Study for the proposed development as described above. Two full movement driveways were assumed and supported by the analysis, one on Longworth Avenue and the second on Scugog Street. The study included an analysis of existing traffic conditions at both the signalized and unsignalized intersections near the subject site, background traffic growth to the year 2015 (including other development traffic within the study area), as well as an analysis of the traffic generated by the proposed development. "Based on the traffic analysis conducted in this study, the existing roadway network can accommodate the additional traffic expected to be generated from the proposed commercial development. Roadway improvements are not required". 1 4.3 Market Study urban Metrics inc. was commissioned by the Municipality of Clarington to examine the market opportunity for additional supermarket space in Bowmanville and at 680 Longworth as proposed by 1.804e03 Ontario Inc. The Market Study report includes an update of the food store inventory in Bowmanville and supermarkets located elsewhere in C?larington. The study relies on interc.ept sUlveys, licence plate surveys and a telephone survey that were completed as part of the Commercial Policy Review, 2003: Based on the market ~nd impact al)8lysis the study concludes that the proposed 1 Retail Development Traffic Study, HDR iTrans, May 2010 R.G. Richards and Associates 8-46 - 12- ~, ~ development anchored by a supermarket can be supported and would act to serve the day-to-day retail and service needs.of the Bowmanville community. "In summary, although there will be sale transfers from existing stores in the short term, our analysis suggests that another supermarket in Bowmanville, in conjunction with the Walmartin the BWTC, could be supported by 2012 and would not jeopardize or comprise the planned function of any existing commercial nodes, including Villages and Town Centres in Bowmanville or elsewhere in Clarington. Additional supermarket space can also be supported in'the longer term". 2 2 Supermarket Impact Analysis. Ur1>an Metrics inc., June 17, 2010 R.G. Richards and Associates 8-47 -13- Figure 7 - Conceptual Site Plan (SK.10) ., D~. ~...;:,-o- . ~ ~~, .~ . => r~~ t:. - ~f';tc'l'IJ~ -I = H SU. ~ ~! U~ '. = ..,h'tJnt I ...~,~O~:~ H to- 'Ii t: I~Hr ~ ~~:! -"..t i n ~ I! ~Z '", ~! t5 c it- ;fa.. thw . ~;j ~ ~ i~ 3 a; " D /' lWhi,t ~.~! 1 ~d ll: :; ~ ~.. ':..' f. . !........t~=r~!hi .' , i -~~!: I~!.d .:=" · II 1 ' . i.' .. . ,In. Pili . ..... J. . I M!l~l. i" ~ ! ~._ qt,\" I!~ : I , / -'C:b --. ,~ !~'". i!'l ~ I ~ '. ....... '~ It ..!. ~ -. -"'-. "-'.,., "'--~ " ! .................. .................. ..".' ~~ ........,.. ..:-'-,,;;-.~"",._,'" &l~l~ ...~ ~ , ~ '- .. ~...... . ........ ......... . .___---...<....~~.~. G - --.._.:~;-..-._. j -...... -............. .......~..... C> ~........."': -.............1. I ' -"'" --...... G ~-._.. ,7 / -...... 7....:-;:- ., 7 / '-'-.. (!f ,/ / ;' I ._._._._._._.._._._t_I_I_~ ._~_.-/a . I r-....... I ......'7 ./ / / , / .I ~ ./ ./ / / / /' / / ./ / / / i {' -.-.-.-.---. ... 3nN3^'d' HJ.l:;jOM~NO' -. ( I I I f I I I- ~~ L ~ .-;-. /' " . / \ -"J \ ,., \ 'l' \ . . " 't ........... ',. .'~ ...... I y- ......T...../ , f ~... IJ .:q,. Iii if:.. ..: <~j~ fl~ it I r---- ~... i"-"-~"'-(.-"-- . -lq, I r-~------- I I ! I flrt;-{. / . ,/ /" ~ l ~. { , 'ft, /1 ,. ,/ j . III l ... '.'1 / .....' ~~ ~ , \ . R.G. Richards and Associates 8-48 -14 - r'": .. ~. 5.0 APPLICATIONS REQUIRED TO IMPLEMENT THE PROPOSAL 5.1 Official Phin Amendment An Official Plan Amendment application is required to redesignate the site from Urban Residential- Medium Density to Local Centre designation, or similar, to permit the proposed development as described above. See attached Amendment No. xxx document for details. The housing unit targets listed in Table 9.2 have been amended based on the removal of 57 housing units that were previously proposed for fhis site. Map H2., Bowmanville Urban Area neighbourhood population figures have also been adjusted based on 2.6 persons per housing unit. The reduction of 57 medium density housing units from the Kno?, neighbourhood is less than 3% of the total. housing units in the neighbourhood and could easily be accommodated.on another site in this neighbourhood or elsewhere as north Bowmanville continues to grow in the future. 5.2 Zoning By-Law Amendment . A Zoning By-law Amendme.nt application is necessary to rezone the subject site from Urban Residential ((H)R3-25) to. General Commercial C1 Zone, or similar, to permit the retail commercial development as proposed. 6.0 POLICY CONTEXT 6.1 Provincial Policy Statement The Provincial Policy Statement (PPS) came into effect on March 1; 2005. Its mandate is to provide policy direction on land use planning matters of provincial interest and to guide planning authorities on protecting those interests: The long term vision of the PPS involves promoting the efficient use of land, promoting economic development, protecting natural resources and planning healthy, livable and safe communities. .. The proposed development conforms to the relevant policies and overall goals of the PPS as outlined below. , Section 1.1 Managing and Directing Land Use to Achieve Efficient Development Land Use Patterns and in particular Section 1.1.1 b) provides policy direction by identifying the importance of "accommodating an appropriate range and mix of residential, employment (including industrial, commercial and institutional uses), recreati?nal and open space uses to meet long-term needs." Similarly, Section 1.1.3 a) 2 provides policy that indicates that land use patterns in settlement areas shall be based upon densities and a mix of land uses that "are appropriate for and efficiently use, the infrastructure and public service facilities which are planed or available and avoid the need for their unjustified and/or economic expansion". . Section 1.3.1 b) encourages planning authorities to promote economic development and competitiveness by "providing opportunities for a diversified economic base including maintaining a wide range and choice of-suitable sites for employment uses which support a wide range of economic activities and ancillary uses and take into account the needs of existing and future businesses". R.G. Richards and Associates 8-49 -15 - ~. . . The proposed development utilizes existing infrastructure including existing .roads, municipal services and public transit; the retail services available from the proposed development contributes to an expanded and diversified economic base, will provide employment opportunities and will serve the "long-term ne~ds" of current and future communities in this area of Bownianville. .. In conclusion, the relevant policies of the PPS have been and satisfied as described above and as such the proposed amendments are therefore consistent with the PPS. . 6.2 Places to Grow The Places to Grow, Growth Plan for the Greater Golden Horseshoe came into effect on June 16, 2006. The proposed development is designated as a Greenfield Area and thus subject to the policies of Section 2.2.1. IntroducingcommerciaVretail uses in this predominantly residential neighborhood will . help create a mixture of uses and help establish this neighborhood as a "complete community", as defined by the Growth Plan. The proposed buildings are sited along the street edges, especially the food store building which will help define the intersection of Scugog St. and Longworth Ave and provide for a more attractive pedestrian environment. We ~re advised that the Subject Lands are located outside of the Built Boundary as established by the Province of Ontario and as currently proposed by the Region of Durham, and as such would be considered as "Greenfield" within the meaning of the above Growth Plan. . However, the Subject Lands while considered Greenfield, abut the above Built Boundary and function within the overall planned Knox Neighborhood planning unit and community. T~e proposed development conforms to Sections 2.2~2 c) .and d) .of the Growth Plan regarding compact transit supported communities in. Greenfield areas and reducingdepehdence on the automobile . respectively by increasing the mixture of transit supportive uses in this area. Introducing a food store - and retail uses to this predominantly residential neighbourhood will provide local residents with the opportunity to walk or take transit to this new neighbourhood shopping centre. It will also reduce the number of vehicle trips for retail services outside this area by providing a more convenient shopping. altemative. The proposed development density is maximized with a cqverage ratio of 0.25 which is close to the. maximum permitted coverage ratio of 0.30 for the types of uses that are proposed. The buildings are sited along the street edges which will create a pedestrian friendly environment. The prqximity of the shopping centre to an existing transit stop will promote future transit use. . Other policies of the Growth Plan are very similar and build upon the vision and goals found in the PPS. It reinforces the need for protecting the environment, managing growth in an efficient and cost effective manner while at the same time building complete communities. There is also a strong focus on the . importance of establishing a~d intensifying growth along transportation/intensification corridors. Although Scugog St is not explicitly identified as a transportation or intensification corridor by either the Regional or Municipal. Official Plan, this arterial road does portray some attributes of a transportation corridor. It is one of the few north-south roadways that link communities in north Bowmanville to downtown Bqwmanville. A~ a result,. some of the policies under Section 2.2.5 Major Transit Station Areas and Intensification Corridors should be considered. For example, such corridors should "~e R.G. Richards and Associates 8-50 -16 - ~~ ~ planned to accommodate local services and "a mix of residential, office, institutional, and commercial development wherever appropriate." . The proposed development is therefore consistent with the relevant policies outlined by the Growth Plan. . . 6.3 Durham Regional Official Plan The subject property is designated "Living Area" by the current Durham Regional Official Plan (2008). The predominant objective of Living Areas is to provide provisions for a variety of housing types. Within these areas, subject to provisions in the municipal Official Plan, the Regional Plan also permits "...offic~, retail and service and mixed uses along arterial roads and in conjunction with present and potential transit facilities". The proposed development is located in close proximity to existing public transit routes that operate on a daily basis along Scugog Street. As mentioned earlier, the positioning of the building wiil create a more attractive pedestrian environment. In addition, the proposed buildings will act as.a buffer between the residences to the north and the intersection of Longworth and Scugog. Accordingly, the proppsed development is a permitted use within the Living Area land use designation and conforms to the policies of the Regional Official Plan (including the draft ROPA 128). . 6.4 Current Municipality of Clarington Official Plan Designation . The subject property is designated Medium Density Residential under the Municipality of Clarington Official Plan, 2008 (Figure 8). The objective of this designation is to provide a variety of housing types and densities. Section 9.2.2 states that residential neighbourhoods shall "provide for a variety of uses for each neighbourhood to service residents and to decrease the dependency on motor vehicles". Both . Longworth Avenue and Scugog Street are designated as Type C Arterial Roads. The proposed development would provide a much needed food store to serve local residents in this growing part of Bowmanville. Its location within this neighbourhood and mixture of retail uses and services would contribute to reducing the length of automobile trips to retail services outside of this area and reduce the dependency on the motor vehicle by providing an opportunity for many area residents to take the existing transit and alternative modes of transportation to obtain many of their daily goods and services. 6.4.1 ConformitY with Section 10.6 (Neighbourhood CentreS) The proposed development conforms to the policies described under Section 10.6 as follows. . The proposed development will serve as a focal point for the neighborhood and will provide day to day retail and service needs for the residents of the area; . A range of retail and commercial land uses of a type.and scale appropriate forthe planned function and neighborhood use are proposed for this development; . With respect to scale and density: . The proposal has less than 5,000 m2 of gross leasable area; . The proposed uses are appropriate and are limited in scale with an FSI of .25. o With the exception of the food store, individual retail stores will have less than 500 m 2 of gross leasable area. . R.G. Richards and Associates 8-51 - 17- ~~ ~ . Both of the ptoposed buildings are sited along the street frontages with parking areas . along the rear of the property and shared parking between the two buildings. o The parking area visible from Scugog Street is screened with ample high quality landscaping which continues within the parking areas wherever possible to mitigate the heat island effect. . The loading areas are sited away from the streets at the side of each building and . screened with nOise attenuation measures. . . A noise study was conducted to ensure any noise generated by the' proposal will be mitigated to acceptable levels. . . A public square has been added near the Scugog Street and Longworth Avenue intersection to provide amenity and public gathering place. The square is composed of unit pavers which abut the concrete sidewalk and incorporates a trellis and related landscaping to provide some shade for pedestrians. For more details see the preliminary landscape plan L-1 attached. . . Figure 8 - Municipality of Clarington Official Plan, Land Use Map A3 /1--- ~. - @ ~ = RES1DENTlAL . D URIlAN RESIDENTIAl. ~ UED1UM DENSITY ~ RESlIlEHTIAL. oo=~ _ roMICENTRE @ ~IlOURHOOD .~I HIGH'IiAvco_cw. m ~~AREA . ~~I ~~AREA ~ ~AREA _ ~AREA I~I UTUTY B~~~ _ GREENSPACE -~ .. COMMUNIlY PARK .. DI$TRICTPARK . ~GleQURHOOD @) :~~:t}~ ~J~~t2tl . lOURlSMNODE a ~SCHOa.. c!a ~SCHOOL ~ ~~YSCHOa.. :. ~~ARY SCHOOl. tS ~ARYSCHOOL ~ ~ARYSCHOOL ---~Nt!.<' ......... sPECIAl. PaJCY AREA: .]. ........... SPECI:AL ST\.O'l' AREA. GO STATION R.G. Richards and Associates 8-52 - 18 - ~~ ,~ 6.4.2 Recent OMS DecIsion pertaining to the Site By way of backgro"und, ,the previous owner of the subject site, Halloway Holdings Limited, applied for Official Plan and Zoning Bylaw amendments on April 1 0111 2003 to amend the Clarington Official Plan from the previous Local Central Area designation to Medium Density Residential, its c~rrent . designation. On February 1,9, 2004 the applicant appealed the applications to the Ontario Municipal Board (OMB) since the Municipality failed to make a decision on the applications within 90 days. At that time the Municipality did not want to make a decision on the matter until the applications were considered within the Commercial Policy Review that was underway at the time. The original Local.Central Area designation would have permitted the development as proposed today. The reason for the Official Plan amendment is not clear although it appears that the market conditions and development opportunities presented to the. owner at the time did not render the Local Central Area land use permissions economically viable. The staff report dated September 7,2004 noted that the owner received very little interest from potential purchasers I developers to develop the lands for commercial purposes. The Owner's application to redesignate its lands for residential purposes was supported by the Town and resulted ili Official Plan Amenclri1ent No. 40. There a're a number of reasons in support 'of a re-designation of these lands to Neighbourhoad Centre land uses. The lan,d use planning rational for returning this site to its originally designated Local Central Area within the overall planned Knox Neighborhood planning unit and community still remains today., ,. The economic viability for a neighbourhoodshoppirig centre is stronger now than before as a result of the new residential development and population growth which has occurred in the northern limits of Bowmanville over the past decade. In addition, current Provincial planning policies emphasize greater use of transit and reduced use of the automobile through greater availability of day to day retail services at appropriate scale in cl9ser proximity to residential neighbourhoods. While the suitability of the Site for residential land uses remains, the recent population and traffic . growth in this area and at this intersection have enhanced the suitability and appropriateness of this site for commercial development beyond that of its current Land use designation and zoning for residential land use. .. In addition, the commercial development as proposed provides an appropriate intervening transitional use from the busy Scugog and Longworth intersection to the quit residential neighbourhood to the north . and east. The site is also highly accessible being located at the intersection of Longworth Avenue and Scugog Street and will benefit from the tr~ffictravelling these roads as implied by the traffic counts in the Traffic Study. As a result of these and other factors, the food store tenant has'identified a market opportunity in this location. This market demand has been reinforced by the conclusions of the Market Study (2010) conducted by urban Metrics inc. . R.C? Richards and Associates 8-53 .. -19- ~~ .~ 6.5 Current Municipality of Clarington Z~ning (By-law 84-63) . . The subject property is currently regulated by the Municipality of Clarington Zoning By-law Number 84- 63 and is zoned as Urban Residential Type 3 (R3-25,H) (Figure 9). This zone permits a variety of housing types with. respect to the regulations described by exception 25. This zone also has an 'H' . attached. "D. ~ ~ ~ ~ 7.0 CONCLUSION AND RECOMMENDATIONS The proposed development will provide retail services that include regularly consumed food and pharmaceuticals to an existing neighborhood that currently travel.s to other locations for such services. and will contributE? to the creation of a complete community for this neighborhood. The demand for these services has been analyzed through a market. analysis undertaken by qualified " consultants whose conclusions confirm the viability and desirability of this location for the proposed retail uses."lh the short term, Clarington's population is expected to increase by some 5,800 persons by 2014, with Bowmanville expected to increase by some 4;200-persons. The majority of population growth in Bowmanville is .ocqurring"in north Bowmanville (i.e.north of King Street) in close proximity to the subject site. Future growth in Bowmanville is also expected to occur primarily in north Bowmanville.>> In addition, the food store space to population ratio for Bowmanville is "2.4 square feet (Typical . planning ratios are in the 3 to 4 square feet (0.27 to 0.37 m2) per capit~ range and therefore C/arington can be considered extremely underserved...'13 . . . . . Demand for a food store in this area has also been demonstrated by securing a tenant (So beys) for this use. Typically, the other smaller retailers will be secured once the zoning has' been finalized. 3 Supermarket Impact Analysis, Urban Metrics inc., June 17,2010 R. G. Richards and Associates 8-54 - 20- ,.... .... .~ . . . The proposed development will utilize existing infrastructure including municipal services and roads and will benefit from existing transit which will have the effect of reducing the length of automobile trips to retail services outside of this area and reduce the dependency on the motor vehicle by providing an opportunity for many area residents to take the existing transit: . The proposed land use complies with the' applicable policies in the Provincial Policy Statement and the GroWth Plan, is a permitted use in the Region of Durham Official Plan and complies with relevant land use policies in this' Plan.' . 1 The redesignation of these lands from residential back to retail land uses would implement the original planned function for retail uses in this location and for this neighborhood. The proposed development will provide a transition between the vehicular traffic at the intersection of Longworth Avenue and Scugog Street and the residential community to the north and east of the - subject site. . Evidently, the propos.ed development is supportable from a policy perspective, is a desirable and appropriate land use and constitutes good planning. Accordingly, and it is recommended that the requested Official Plan and Zoning By-law amendments be approved.. R.G. Richards and Associates 8-55 cmr..n REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: N/A Report #: PSD-096-10 File #: COPA 2010-0005 Subject: PROPOSED AMENDMENT TO THE MUNICIPALITY OF CLARINGTON OFFICIAL PLAN TO INCORPORATE THE REQUIREMENTS AND PERMISSIONS AFFORDED TO THE MUNICIPALITY AS A RESULT OF BILL 51, THE PLANNING CONSERVA TION LAND STA TUTE LAW AMENDMENT AC'T, 2006, PLACES TO GROW ACT, 2005, THE GREENBEL T AC'T, 2005, THE ONTARIO HERITAGE ACT AND THE PROVINCIAL POLICY STA TEMENT, 2005 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-096-10 be received; 2. THAT the proposed Amendment to the Official Plan continue to be processed; and 3. THAT the interested parties list in Report PSD-096-10 and any delegations be advised of Council's decision. , /-~\- ~. Reviewed by:~ ra -- Franklin Wu Chief Administrative Officer /{DLc LB/COS/df 3 September 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-56 REPORT NO.: PsD-096-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: . Municipality of Clarington 1.2 Proposal: Amend the Clarington Official Plan as set out in Attachment 1 (circulated under separate cover) 1.3 Location: Municipal wide 2.0 PURPOSE 2.1 The purpose of this report and the associated public meeting is to receive input on the proposed amendment to Clarington's Official Plan. This staff report gives an overview of the major amendment topics including the implications of these changes to the planning process in Clarington. 3.0 BACKGROUND 3.1 The Official Plan Review Process In April 2008 Council approved the Official Plan Review workplan outlined in Staff Report PSD-049-08. The workplan emphasizes public participation and a continuous implementation throughout the Official Plan Review process. To allow for continuous implementation through Official Plan Amendments, the Official Plan Review has been broken into several major components including: Themes: . Built Environment and Planning Process; . Rural/Agriculture; . Growth Management; . Intensification; . Employment Lands; and . Sustainable Communities. Special Projects: . Courtice Main Street; . Courtice Employment Lands Secondary Plan; and . Parks, Open Space and Trails Plan. The process followed through each major component is the same. The proces's begins with the release of a Discussion Paper and culminates in an Official Plan Amendment. Continuous public input and review is absolutely necessary throughout the process to ensure that the Official Plan Amendment proposed to Council meets the needs of the communities as well as Provincial and Regional policy conformity. 8-57 REPORT NO.: PSD-096-10 PAGE 3 Discussion Pa er Public Review arid Comment ... , Public Information Session ReceiVe Public Input .. Statuto Public Meeting Present draft Official Ptan.AmeridlTlent Receiv~Public Input ... , Pro osed 0 lcial Plan ~mendment Receive(incorporate Public Input . .. ~dopted Official Plan Amendment 3.2. Introductory Discussion Paper and Public Consultation In May 2008, the Official Plan Review Introductory Discussion Paper was relea$ed. The main purpose of this Introductory Discussion Paper was to open a dialogue with the public regarding the effectiveness of our current planning policies and to identify the challenges Clarington's community is anticipated to face over the next 25 years. As the purpose of this paper was to open a dialogue, it was not intended to culminate in an Official Plan Amendment. Following the release of the Introductory Discussion Paper, staff initiated the first phase of public consultation for the Official Plan Review as outlined below. More than 600 residents provided input during this initial phase which consisted of four components: 1. Community sessions in Bowmanville, Courtice, Newcastle, Newtonville, Orono and Solina; 2. Stakeholder meetings with the Agricultural Advisory Committee, Living Green Community Advisory Committee, Clarington Board of Trade, Building Industry and Land Development Association and the Visual Arts Centre Board; 3. Community surveys with 400 Clarington residents. and 75 business ownersl managers; 4. Consultation with government agencies, including the Durham Regional Planning Department, Inter-ministry Working Group, Ganaraska and Central Lake Ontario Conservation Authorities, School Boards and Municipal Departments. The major issues the community wanted addressed included: . Preservation of the natural environment, including environmental features, open spaces and agricultural lands. . Commitment to creating employment opportunities, not just residential development. . Maintenance of the rural, small town character of Clarington, partly through the preservation and enhancement of historic downtowns. . Infrastructure availability (roads and municipal services) to precede development. 8-58 REPORT NO.: PsD-096-10 PAGE 4 . Maintenance of affordable housing. . Continued engagement of the public. 4.0 PROVINCIAL LEGISLATION CHANGES Since the Official Plan was first adopted in 1996, Clarington has experienced rapid growth, the Provincial government has introduced major legislation affecting the land use planning process and the Durham Regional Official Plan has been amended. The following provides a brief description of the changes to the legislation and the implications of these changes for Clarington. 4.1 Plannina Act The Planning and Conservation Land Statute Law Amendment Act, 2006 came into effect on January 1, 2007, and supplied Ontario municipalities with a number of additional powers that deal with the land use planning process as well as Ontario Municipal Board (OMS) appeals. The majority of the changes to the Planning Act modify aspects of the land use planning process, provide additional tools for implementation of provincial policies and give further support to sustainable development, intensification and redevelopment. The proposed amendments to the Clarington Official Plan that deal with urban design, preconsultation and complete applications, employment areas, intensification and energy conservation are attributed to the amendments to the Planning Act. 4.1.1 Provincial Policy Statement The Provincial Policy Statement, 2005 (PPS) provides policy direction on matters relating to land use planning that are of provincial interest. The PPS focuses growth within settlement areas and away from significant or sensitive resources and areas which may pose a risk to public health and safety. It recognizes that the wise managefl)ent of development may involve directing, promoting or sustaining growth. It is issued under the authority of Section 3 of the Planning Act. The directions of the PPS are complemented by planning directions provided through . other provincial plans, such as the Greenbelt Plan and the Growth Plan for the Greater Golden Horseshoe. Together, these documents provide a framework for comprehensive, integrated and long-term planning that supports the principles of strong communities, a clean and healthy environment, and economic growth for the long term. The proposed amendments to the Clarington Official Plan dealing with issues such as the protection of employment areas, cultural heritage, compact complete communities and energy conservation can be linked to the directives of the PPS. 8-59 REPORT NO.: PsD-096-10 PAGE 5 4.2 Provincial Growth Plan The Growth Plan for the Greater Golden Horseshoe has been prepared under the Places to Grow Act, 2005, and came into effect on June 16, 2006. The Growth Plan is a framework for implementing Ontario's vision for building stronger, prosperous communities by better managing growth. Official Plans are required to be in conformity with the Growth Plan. The proposed amendments to the Clarington Official Plan described in Section 6, such as employment areas, the identification of the built boundary and an emphasis on high quality and compact built form stem directly from the Growth Plan. However, the majority of the Growth Plan conformity exercise will be undertaken as part of the Growth Management and Intensification components of the Official Plan Review. 4.3 The Ontario HeritaQe Act The Ontario Heritage Act, 2005 (Heritage Act) was amended to strengthen and improve heritage conservation in Ontario. The changes made to the Heritage Act affect the Municipality's ability to prevent demolition and manage heritage conservation resources within the Planning Process, but have not changed the direction of the policy framework. The proposed amendments to the existing Cultural Heritage policies of the' Clarington Official Plan include some new terminology and modified definitions and also permit the strengthening of policies to ensure compatible development adjacent to heritage properties. 4.4 Durham ReQion Official Plan The Region of Durham initiated a Review of the Durham Regional Official Plan (DROP) in April of 2000. Four discussion papers, including proposed directions, were released as part of this review. The discussion papers were: . Towards a Sustainable and Healthy Environment; . Population, Employment and Urban Land; . Commercial Policy Review; and . Protecting Our Rural Resources. The directions from these discussion papers, public input and the legislative requirements resulted in several Official Plan Amendments dealing with environmental, commercial, rural, population, employment and urban land issues between 2004 and 2006. In response, Durham Region adopted Official Plan Amendment 114 in September 2006. This Amendment incorporated the transportation, commercial, rural, environmental and certain aspects of the population employment and urban land components of the Official Plan Review. Durham Region has also adopted subsequent amendments to address 8-60 REPORT NO.: PsD-096-10 PAGE 6 the Planning and Conservation Land Statute Law Amendment Act, 2006 (Bil/51) requirements. The policies associated with population, employment and other urban issues were adopted through Durham Region Official Plan Amendment 128 (ROPA 128) in June 2009 as their amendment to address conformity with the Growth Plan. This amendment was then sent to the Province for approval. To date, the Province has issued a draft decision regarding ROPA 128, and the Region of Durham has responded with some modifications to the amendment. The Province has not responded to the Regions modifications. As such, Clarington's Growth Plan conformity exercise has been put on hold until the Region of Durham's conformity exercise (ROPA 128) is approved by the Province. The Region of Durham's Official Plan review process differs from ours, in that the end result was one major amendment (ROPA 114) that incorporated the majority of all of the changes raised throughout the process. This is not the same as Clarington's approach as described in Section 3.1 of this Report. Each 'major topic' will result in an individual amendment. As such, the Amendment in Attachment 1 addresses certain portions of the recently updated Region of Durham Official Plan. Specifically, the Amendment addresses the use of secondary plans, cultural heritage issues, preconsultation and complete applications, complete communities and sustainable development. The remainder of the conformity exercise to the Region of Durham Official Plan and the Growth Plan will be completed as each topic is addressed. 4.5 Summary There is a time lag between when the Province passes a new piece of the legislation until it has been incorporated into an upper tier Municipal Official Plan (Region of Durham) and then into a lower tier Official Plan (Municipality of Clarington). The Region of Durham has completed the majority of their conformity exercise to the legislative changes described above, and it is now time to consider amendments to the Clarington Official Plan. The following Sections will discuss the process the attached Official Plan Amendment have followed to date. 5.0 LET'S HAVE A DlsCUssION...IMPROVING OUR BUILT ENVIRONMENT AND THE PLANNING PROCESS 5.1 The Discussion' Paper Let's Have a Discussion.. . Improving our Built Environment and the Planning Process, is the second in the series of discussion papers that are being prepared throughout the course of the Official Plan Review. The Discussion Paper was announced and released through Report PSD-109-09 in November 2009. Planning's E-update announced the release of the Discussion Paper to over 200 subscribers. An email with the announcement was sent to the approximately 130 interested parties as well. The .-.... Ii... . OFFICIAL! PLAN I REVIEW.. ClJI7rpIJSs Iv our1uturnt ....."..-.".....,.,.,-.;"'''''''''' "~""~,",'<"-,fH_""''m' I I I I ! ! ! ~ 8-61 REPORT NO.: PsD-096-10 PAGE 7 discussion paper has been available for review on the Municipality's Official Plan Review website and hard copies are available at all Library Branches and at the Planning Services Department. The Discussion Paper is divided into two major components, Planning Tools and Policy and Planning Administration. The Planning Tools and Policy section explores the new tools that have been provided to municipalities to help manage the land use planning process and built environment. These new tools augment the existing Community Improvement Plans, Employment Areas, Community Benefits (bonusing) and Urban Design policies within our Official Plan. The Planning Administration section focuses on the changes to the Planning Act that emphasize transparency and the shift of information needs to the beginning of the planning process. The Discussion Paper is structured in such a way so as to show the reader the evolutionary process from legislation to an applicable Official Plan Policy. Each topic is introduced, current Official Plan policies as well as the recent changes to the legislation are summarized and a discussion of the implications of the changes for Clarington is discussed. Each section ends with the proposed direction for an applicable Official Plan Policy to respond to the legislative changes. It was these proposed directions we sought input on at the Public information session. 5.2 The Public Information Session The public was invited to an Information Session about the Discussion Paper in December 2009. The invitation was published in local newspapers prior to the Session, it was posted on both the Municipal and Official Plan Review websites, in Municipal facilities and Public Libraries and an email was sent to the interested parties. The Information Session was designed as a self-led, drop-in session. Display panels were created to visually depict the proposed policy directions outlined in the Let's Have a Discussion... Improving our Built Environment and the Planning Process discussion paper. Copies of the Discussion Paper were available and comment sheets were distributed to everyone in attendance. Staff heard lots of positive comments about the Discussion Paper and the Official Plan Review, as a whole, at the public information session. Staff fielded questions about the Discussion Paper as well as about other topics including residential growth, employment needs, servicing the industrial lands, and property specific questions. 6.0 PROPOSED AMENDMENT The proposed Official Plan Amendment, Attachment 1 to Report PSD-096-10 groups the revisions into the following topics: . Urban Design policies to improve the quality of buildings and site design; . Policies to protect Employment areas; . Places to Grow Act conformity policies including sustainability, compatibility and intensification, and the identification of the Built Boundary; 8-62 REPORT NO.: PSD-096-10 PAGE 8 . Improved planning process policies that shifts information needs to the beginning of the planning process and promotes transparency; . Phase future development through the preparation of Secondary Plans; and . Policies to address community benefits, cultural heritage, community improvement areas and the Site Plan Control By-law. The following sections discuss how the Amendment was made available to the public as well as provide a brief summary of the implications of these changes to the planning process in Clarington. 6.1 Public Notice The Public Notice for the statutory public meeting was mailed to approximately 150 interested parties on August 3, 2010. The Public Notice was advertised in the local newspapers beginning August 18, 2010. In addition, it was posted on the Municipality of Clarington website (www.clarinoton.net) and the Official Plan Review website (www.c1arinoton.netlourplan) beginning the week of August 3,2010. A proposed Official Plan Amendment was made available for public review 20 days in advance of a Statutory Public Meeting. The Amendment was posted on the Municipal Website and the Official Plan Review website for public review on August 24,2010. Hard copies were also made available at the Planning Services counter. An email was sent to the interested parties, on August 24, 2010, advising that the proposed Official Plan Amendment was available for review. 6.2 Aaencv Comments At the time of the writing of this report, preliminary comments have been received from the Central Lake Ontario Conservation Authority. The comments suggest minor revisions to subsection 4.4.35 to include the term 'hydrologically sensitive features'; to include a reference to the protection of natural features and functions within subsection 5.4.4 Sustainability; and that subsection 23.3.4 include a reference to the identification of linkages or connections among key natural heritage features. These suggested amendments will be considered and any changes that are made to the attached Amendment will be brought forward as part of a future recommendation report. 6.3 Description of the Amendments 6.3.1 Urban Desion Recognizing the need for high quality development as urban areas intensify, Bill 51 provides new powers to Municipalities by adding exterior building design to the list of matters which a municipality can address through the site plan control process. These matters include, character, scale, appearance and design features. 8-63 REPORT NO.: PSD-096-10 PAGE 9 The other significant component to these enhanced site plan control provisions allows municipalities to require provisions of $ustainable design elements within the road right of way, for example plantings, street furniture and other amenities. Land use is established through the Official Plan and the Zoning By-law, but how a building looks and fits within its neighbourhood, is achieved through the site plan control process. Every building, road and land use contributes to our sense of place - to our community. Built form is intended to meet the needs of the occupant and/or the user but it should contribute to the community as a whole by giving character to the spaces we enjoy. This Amendment adds an entire chapter of policies to the Official Plan (proposed Section 5.4 Urban Design) in order to put a greater emphasis on the quality of the built environment. Urban design principles and guidelines already exist in various locations within the Official Plan; however, proposed policies will enable Clarington to take advantage of the new provisions in the Planning Act as amended by Bill 51. The proposed Amendment incorporates a comprehensive Urban Design section that addresses the new provisions of the Planning Act and brings all the urban design policies in the Official Plan into one section. Currently, the achievement of Municipal objectives with respect to exterior building design and sustainable design elements has largely occurred through the cooperation of developers. By including these policies in the Official Plan and the Site Plan Control By-law, Council will have a greater degree of control over the design of our built environment and community. 6;3.2 Emplovment Areas It is the intention of the Provincial government to ensure that municipalities can maintain their long-term economic competitiveness through the protection of employment areas. Establishing criteria for the conversion of Employment Lands to other uses will protect the land base necessary for job location and growth. It is proposed that the policies for Employment Areas be updated to be consistent with Provincial policy, requiring sequential development, identifying specific low intensity uses that are not suitable for serviced industrial lands, clarifying that the development of Employment Areas shall precede by plan of subdivision and that such development should be on full municipal services. It will be through these proposed policies, among others, that the Municipality will be able to protect our existing supply of Employment Lands and to assist in attracting higher employment generating land uses. Currently the Official Plan does not contain policies that directly protect Employment Lands from being converted to other land uses. Instead, the Official Plan focuses on the uses that are permitted and the associated development standard. Once these Amendments are adopted, Council can be assured that Employment Lands will be protected from conversion and from being developed with undesirable uses. 8-64 REPORT NO.: PsD-096-10 PAGE 10 In addition to amending the Official Plan to incorporate the Bill 51 policies, the Official Plan Review includes the Courtice Employment Lands Study. The objectives of this study are: . to identify a vision and strategy for the area which is based on a realistic assessment of its market potential; and . to prepare a Secondary Plan for the area including land use and urban design policies to protect the lands for the envisioned type of development. 6.3.3 Built Boundary The Growth Plan provides the framework for implementing the Province's vision for building stronger, more prosperous communities by managing growth to 2031. The Growth Plan requires that by 2015, 40% of all new residential development be within an established built boundary. This intensification rate needs to be maintained after 2015. Delineating the built-up area is critical for implementing the intensification objective of the Growth Plan. The former Ministry of Public Infrastructure Renewal (MPIR), in consultation with municipalities, delineated the built boundary for urban centres throughout the Greater Golden Horseshoe. The built boundary is a line that represents the limits of what was built on the ground as of June 2006. The lands outside of the built boundary are considered Greenfield. The built boundary is an important tool for monitoring intensification and the .. implementation of the Growth Plan. In order to meet our prescribed intensification targets, we must accommodate 6185 housing units within our built boundaries. MPIR provided Staff with the built boundaries for Courtice, Bowmanville, Newcastle Village and Orono. It is intended that the built boundary for each Urban Centre be incorporated into the Official Plan as a proposed set of Schedules (J1, J2, J3 and J4). 6.3.4 Secondary Plans Residential development is currently managed by a combination of phasing policies within the existing Official Plan as well as Development Charges. In addition, urban residential lands that are not needed within the life of the Official Plan are designated Future Urban Residential. Secondary Plans are an additional mechanism available to municipalities to guide the detailed planning of our comm'unities. Secondary Plans provide the tools for the implementation of Regional anq local policies such as protection of the natural environment, quality of urban design, housing mix, height, density, transportation, public spaces, and phasing. Secondary Plans would also allow the municipality to monitor growth management targets and policy implementation. In conjunction with the Provincial growth policies, there is an increased emphasis on the preparation of Secondary Plans in the proposed amendment. The designation on Maps 8-65 REPORT NO.: PsD-096-10 PAGE 11 A2, A3, and A4 of the Clarington Official Plan and policies regarding Future Residential Areas are proposed to be replaced by Secondary Plan policies in the Official Plan. 6.3.5 Pre-consultation and Complete Applications The amendments to the Planning Act emphasize a broadening of the range of information available for approval authorities and Council to consider when reviewing an application. It also shifts the submission of supporting information to the beginning of the planning process. The proposed Amendment includes the introduction of a new section, Preconsultation and Complete Applications within Chapter 23 Implementation. These proposed policies outline the need for a preconsultation meeting in advance of the submission of development applications, complete application requirements, including identifying the type of scope of any studies and reports that will be needed. Council has already enacted a by-law requiring a proponent to pre-consult with staff (By-law 2007-132); however, the policies regarding pre-consultation should be added to the Official Plan. Throughout the current Official Plan, studies that may be required in support of a planning application are identified. The proposed Amendment includes an Appendix that lists the studies that may be required as part of a complete application. The Appendix also provides a general description of the study requirements. However, it is at the preconsultation stage that the actual terms of reference or scope is determined. Planning staff have already internalized the complete application requirements and pre- consultation meetings have been the operating practice for a number of years. Environmental Impact Study (EIS) procedures are the most affected by complete application requirements. The current Official Plan requires that an EIS be prepared for any development application located on or adjacent to an identified natural feature. It also states that the Municipality will select and retain qualified professionals to carry out the EIS, at the expense of the applicant. In 2007, the EIS guidelines were modified to be consistent with the complete application requirements. As a result, the Municipality now requires that a mutually agreeable terms of reference be prepared, a proposal to complete the EIS by a consultant from the approved Municipal roster be submitted and the applicant must provide funds for the EIS to be undertaken. These modifications were intended to be temporary until the Bill 51 conformity exercise is complete. The changes proposed to the Official Plan policy and the EIS guidelines would make the process similar to that of all other studies required for a development application. Specifically, the hiring of a qualified consultant will become the responsibility of the applicant. The Municipality and the Conservation Authority will be involved in the development of the terms of reference and the review of the document. As with other studies, if the Municipality is not satisfied with the study, it will have the option to have the study peer reviewed at the expense of the applicant. 6.3.6 Cultural Heritaoe Cultural Heritage is one of the most notable features that residents identify within a community. Cultural heritage resources can be built and/or natural features. They can 8-66 REPORT NO.: PsD-096-10 PAGE 12 include buildings and structures, neighbourhoods, landscapes, archival collections, folktales and traditional crafts and skills. The proposed Amendment strengthens the existing Official Plan policies by including the Provincial directions regarding the context of heritage sites and adjacent properties. In addition, the creation of heritage conservation districts, such as the one on Beech Avenue, is further facilitated. 6.3.7 Community Improvement Plans A Community Improvement Plan (CIP) is a comprehensive, community-based plan that outlines a vision and actions for revitalization of a specific geographical area of the Municipality. To date three CIPs have been adopted and are being administered for the downtown areas of Orono, Newcastle Village and Bowmanville. The attached Amendment proposes to add some new community improvement project areas (such as the Technology Park and the Courtice Main Street Study area) and to eliminate others as depicted on Map 1. During the preparation of future CIPs, energy efficiency upgrades will be included as eligible for funding. 6.3.8 Definitions A number of the existing definitions contained in the Official Plan are proposed to be amended to ensure consistency with the definitions contained in the Provincial Policy Statement, the Greenbelt Plan, the Growth Plan for the Greater Golden Horseshoe and the Durham Region Official Plan. Additional definitions have been included for ease of reference. 7.0 CONCLUSION 7.1 The policies contained in this proposed Official Plan Amendment (Attachment 1) will benefit, the community and the development industry. The Urban Design policies will give Council greater control over the built form. The Community will benefit from the protection of employment lands for employment uses. The development industry will benefit because the pre-consultation policies clarify the planning process and information requirements at the beginning of the process. These are just a few examples of the many benefits of these policy amendments. 7.2 Attachment 1 has been available to the public for the required statutory period. This report details the proposed Amendment to the Clarington Official Plan. Staff have indicated which policies have been revised, how they have been revised and what has been changed in each specific policy. Staff Contact: Lisa Backus Attachments: Attachment 1 ..; Amendment OPA#77 (circulated under separate cover) 8-67 Cl~pn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: Report #: PSD-097 -10 File #: ZBA 2010-0016 Subject: APPLICATION FOR PROPOSED ZONING BY-LAW AMENDMENT APPLICANT: DEBORAH AND WILLIAM DOIRON RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-097-10 be received; 2. THAT the application to amend the Zoning By-law submitted by the Doiron's continue to be processed by planning staff and the comments received at the public meeting be the subject of a future report; and 3. THAT all interested parties listed in Report PSD-097-10 and any delegations be advised ",of Council's decision. Submitted by: Reviewed by: O~~ eu~ Franklin Wu, Chief Administrative Officer LB/COS/av September 3,2010 CORPORATION OF THE MUNICIPALITY OF ClARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-68 REPORT NO.: PsD-097-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant/Owner: Deborah and William Doiron 1.2 Proposal: The Applicant proposes a rezoning from Urban Residential (R 1) Zone to a zone appropriate for the proposed use as a professional office (midwifery clinic) 1.3 Property Size: 687 m2 (0.17 acres) 1.4 Location: 147 Queen Street, Bowmanville 2.0 BACKGROUND 2.1 On June 1, 2010, Deborah and William Doiron submitted a complete application for rezoning to the Municipality of Clarington for the development of a professional office (midwifery clinic) located at 147 Queen Street in Bowmanville. 2.2 The "New Life Midwives" clinic is not a new business to Clarington. The business currently shares office space in downtown Bowmanville but its client base has grown thus necessitating their own space. 2.3 The office will include a waiting area, a lunch room, a washroom and two client rooms. There will be only one midwife practicing at the clinic each day seeing expectant mothers for half hour appointments throughout the day. 2.4 The midwifery clinic provides prenatal and postnatal care to women residing in the Clarington area. The services provided by the clinic are clinical in nature and will not involve live births or overnight stays. The clinic will not host group (Lamaze) classes on the premises either. 2.5 Three parking spaces have been provided as it is expected that the majority of patients will drive to the site. A manoeuvring area has also been planned so that a vehicle exiting the site may drive out. 2.6 The Applicant has submitted a Planning Rationale Report which outlines the need for this application. Staff has reviewed this Report in detail and incorporated all relevant information into this Public Meeting Report to Council. . 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The subject property is located on Queen Street just south of King Street. It is currently a single-detached home. The front yard is delineated by a white picket fence and a mature perennial and shrub garden. The interlocking front walkway leads to the covered entrance to the home. The applicant does not anticipate any additions or 8-69 . REPORT NO.: PSD-097-10 PAGE 3 external alterations to the structure and the intent is to maintain the character of the building as it complements the surrounding properties. 3.2 The surrounding uses are as follows: North - Single family dwelling (adjacent white house in Figure 1) South - Single family dwelling East - Mixture of residential condominium and commercial (across the street) West - Bowmanville Creek valley (immediately behind the property) FIGURE 1 147 QUEEN STREET, BOWMANVILLE 8-70 REPORT NO.: PsD-097-10 PAGE 4 4.0 PROVINCIAL POLICY 4.1 Provincial Policv Statement The Provincial Policy Statement encourages a range and mix of residential and employment land uses within existing settlement areas. Other properties in the immediate area have already undergone conversions such as that being proposed by the Applicant. This particular conversion would be desirable in achieving a good mix of residential and employment land uses in Downtown Bowmanville. This conversion from a single-detached residential dwelling to a professional office is a cost-effective method of minimizing land consumption and servicing costs as the building is already constructed and connected to existing municipal services. Also, it is located in area served by transit. The Applicant's proposal is considered to be in conformity with the intentions of the Provincial Policy Statement. 4.2 Provincial Growth Plan The Growth Plan encourages a significant portion of new growth in existing built-up areas of the community, including employment Gobs). The existing single-detached residential dwelling is not being used as such and a conversion to a professional office would be seen as accommodating new employment growth in the existing built-up area of Bowmanville. The Growth Plan encourages good access to transit systems, as well as ensuring a mix of uses and the creation of a pedestrian-friendly urban environment. The subject . property is in close proximity to the existing Highway 2 regional transportation corridor which supports both Durham Region Transit and GO Bus Services. In summary, the Growth Plan encourages cities and towns to develop as complete communities with a diverse mix of land uses, a range and mix of employment and housing types, as well as easy access to local stores and services. The Applicant's proposal for a change in use conforms to the intentions of the Growth Plan. 5.0 OFFICIAL PLANS 5.1 Durham Reoional Official Plan The Durham Regional Official Plan designates the property as a "Regional Centre." These areas are to be developed as main concentration of urban activities, providing a fully integrated array of institutional, commercial, office, recreational and residential uses. 8-71 REPORT NO.: PsD-097-10 PAGE 5 The Region has confirmed in their comments that the Applicant's proposal for a professional office within the existing building is considered to be in conformity with the Durham Regional Official Plan. 5.2 Clarinoton Official Plan Map A3 Land Use Bowmanville Urban Area designates the downtown area, including the subject property as Town Centre. The Town Centre is to be developed as the main concentration of urban activity providing an integrated array of retail and personal service, office, residential, cultural, community, recreational and institutional uses. Each Town Centre functions similarly but has a distinct character. Each Town Centre is to be comprehensively developed in accordance with their respective Secondary Plan. Within the Bowmanville East Town Centre Secondary Plan the subject property is designated Mixed Use Area. The Mixed Use designation permits a variety of uses including low density residential, personal service and office uses, limited retail uses including gift shops and mixed use buildings. The Secondary Plan notes that it is the intention of the Official Plan to allow for the conv~rsion or redevelopment of existing structures to enhance this mixed use area. The current proposal to convert the existing single family dwelling into a professional office (midwifery clinic) is in conformity with the intent of the Official Plan. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject lands Urban Residential Type One (R1) category and as such a professional office is not a permitted use. The applicant has requested that the property be zoned appropriately for the professional office use which is being proposed. 7.0 SUMMARY OF BACKGROUND STUDIES 7.1 The Planning Rational Report provides a very comprehensive summary of the details of the proposed Midwifery clinic including operating hours (Monday - Friday 8:30 - 6 p.m), how the building will accommodate the practice and the services that are provided (office consultations). It also notes that group classes such as Lamaze training and birthing will not be provided on site. 7.2 The Planning Rational Report explains quite succinctly how the application is in conformity with the broader objectives of the Growth Plan and the Provincial Policy Statement in that it represents compact urban form, occurs within an existing settlement area and is connected to existing services. 7.3 The Planning Rational Report provides an accurate analysis as to how this proposal meets the objectives of the Regional Official Plan and the Clarington Official Plan. 8-72 REPORT NO.: PSD-097-10 PAGE 6 8.0 PUBLIC NOTICE AND SUBMISSIONS 8.1 Notice was given by mail to each landowner within 120 metres of the subject property and a public notice sign was installed by the Applicant (on August 10) on the Queen Street frontage for a period of one month prior to the scheduled public meeting on September 13, 2010. 8.2 At the time of writing this report, Staff has not received any objections in regard to the proposed conversion from a single-detached residential dwelling to a professional office. 9.0 AGENCY COMMENTS 9.1 The Clarington Accessibility Advisory Committee, Emergency Services Department and the Operations Department have no objection to the proposed change of use. However, each has noted some minor requirements that will be addressed through the site plan approval process. . , 9.2 Clarington Engineering Services offers no objections to the change in use because the proposal will only generate low traffic levels and a manoeuvring area will be designed to reduce any traffic conflicts. 9.3 The Central Lake Ontario Conservation Authority has indicated that they offer no objections to the proposed use. This has been premised on the fact that there are no contemplated changes to the footprint of the existing building. They also note that the property is Regulated and as such prior to constructing the turnaround area (with pervious material), written permission from the Authority is required. 9.4 Enbridge Gas and Veridian Connections has offered no objections to the land use. 9.5 The Finance Department has confirmed that the taxes on this property are current. 10.0 STAFF COMMENTS 10.1 The Zoning by-law requires that professional offices must provide one parking space for every 30 m2 of floor space available to the public. The total floor area of the proposed use that will be ~vailable for public occupancy is approximately 90 m2. 10.2 The small size and location next to the Bowmanville Creek valley limits the ability of this lot to provide more than three parking spaces. As such, the three parking spaces provided are appropriate for the proposed use as a professional office and meet the requirements of the Zoning By-law. 10.3 The land use contemplated must balance the requirements of the CLOCA, no changes to the structure and only pervious materials allowed for the manoeuvring area, with Engineering Services requirements for the manoeuvring area. In order to 8-73 REPORT NO.: PsD-097-10 PAGE 7 do this a special exception zone is need to reflect only those uses that can be safely accommodated on site. 11.0 CONCLUSIONS 11.1 The purpose of Report PSD-097 -010 is to satisfy the requirements for a Public Meeting under the Planning Act. It is respectfully recommended that Report PSD-097- 010 continue to be processed by staff. 11.2 Provided there are no significant issues raised at the Public Meeting and based on the comments in this report, it is recommended that the rezoning application submitted by Deborah and William Doiron could be approved. The draft Zoning By-law Amendment is contained in Attachment 2. . Staff Contact: Lisa Backus Attachments: Attachment 1 - Key Map Attachment 2 - Zoning By-law Amendment List of interested parties to be advised of Council's decision: William and Deborah Doiron 8-74 ..-- '-' - ..-- C I Q)I'-- E~ ~ I 00 asCI) ~c.. 1:: o a. Q) c:::: o J- Qf/~ ~~~~ ~~~)- Property Location Map (Bowmanville) ZBA 2010-0016 Zoning By-law Amendment SPA 2010-0016 Site Plan Amendment Owner: William & Deborah Doiron Lt) r- I CX) CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2010- Attachment 2 To Report PSD-097-10 being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the former Town of Newcastle 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 2010-0016; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 16.5 "SPECIAL EXCEPTION - GENERAL COMMERCIAL (C1) ZONE" is herby amended by adding a new Special Exception as follows: "SECTION 16.5.9 GENERAL COMMERCIAL EXCEPTION (C1-9) ZONE Notwithstanding Sections 3.13 c.; 3.16 i. i); 16.3 a.i), ii), Hi), iv); 16.3 b.; 16.3 d. those lands zoned "C1-9" on the attached Schedule to this By-Law, shall only be used for a professional office and shall be subject to the following regulations. a. Regulations i) Lot Frontage 23.0 metres ii) Yard Requirements (minimum) a) Front . 4.0 metres b) Interior Side Yard 1.8 metres on one side 10.9 metres on the other side c) Rear Yard 4.8 metres Hi) Lot Coverage (maximum) 20 per cent iv) Height 10.5 metres v) Loading Spaces (minimum) Nil vi) Parking area entrance separation from a Residential Zone 1.4 metres Schedule "3" to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Urban Residential Type 1 (R1) Zone" to "General Commercial Exception (C1-9) Zone."" 2. Schedule "A" attached hereto shall form part of this By-law. 3. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 2010 BY-LAW read a second time this day of 2010 BY-LAW read a third time and finally passed this day of 2010 Jim Abernethy, May.or Patti L. Barrie, Municipal Clerk 8-76 This is Schedule "A" toBy-law 2010- , passed this . day of , 2010 A.D. ~ 12221 Zoning Change From "R1" To "C1-9" Jim Abemethy, Mayor Patti L. Barrie, Municipal Clerk 8-77 CLarPn REPORT PLANNING SERVICES PUBLIC MEETING Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: Report#: PSD-098-10 File #: ZBA 2010-0011 Subject: TO PERMIT ADDITIONAL USES AT AN EXISTING COMMERCIAL PLAZA APPLICANT: KT J HOLDINGS RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-098-10 be received; 2. THAT the application to amend the Zoning By-Iaw,'submitted by KTJ Holdings, continue to be processed by Planning Staff and that the comments received at the public meeting be the subject of a future report; and 3. THAT all interested parties listed in Report PSD-098-10 and any delegations be advised of Council's decision. Submitted by: Reviewed by: C)~~~ Franklin Wu, Chief Administrative Officer PW/COS/df 31 August 2010 CORPORATION OF THE MUNICIPALITY OF ClARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-78 REPORT NO.: PsD-098-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 Agent: D.G. Biddle & Associates Ltd. 1.2 Owner: KT J Holdings 1.3 Proposal: To expand the list of permitted uses on the subject property to include Medical and/or Dental Clinic and Professional Offices (to be located on the main floor and not directly associated with another permitted use). Permission is also being sought to permit loading spaces in tandem and not abutting the principal building for which they are required. 1.4 Area: 0.6 Ha 1.5 Location: 2445 Baseline Road, Bowmanville Part Lot 15, Concession Broken Front, former Township of Darlington 2.0 BACKGROUND 2.1 On May 18th, 2010, KTJ Holdings, through their agent D.G. Biddle and Associates Limited, submitted a complete application to amend the Zoning By-law for the site located in the south end of Bowmanville at 2445 Baseline Road. The purpose of this application is to seek permission to expand the list of permitted uses on the site in order to increase the marketability of the proposed 521 m2 (5,600 fe), 4-unit addition to the existing 917 m2 (5,560 ft2) 3-unit commercial plaza. 2.2 The Owner has submitted a Planning Justification Report, a Phase 2 Environmental Site Assessment and a Site Service and Grading Plan in support of this application. In consultation with Central Lake Ontario Conservation it was determined that an Environmental Impact Study was not required in order to facilitate a satisfactory review of this application. 2.3 The existing 3-unit commercial plaza was constructed in March, 2006. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The property is a corner lot with frontage onto a Type "A" Arterial Road (Baseline Road) and onto a local road (Martin Road). The subject lands are generally flat with grades dropping gently to the southwest. This directs the natural drainage flows from the site into the West Side Creek. Due to the lands previous use as arable farmland there is no mature vegetation onsite. An existing, single-storey commercial plaza (517 m2 = 5,560 ft2) is located centrally within the site. The associated asphalt parking area for this plaza wraps around the north, east and south sides of the building. 8-79 REPORT NO.: PsD-098-10 PAGE 3 FIGURE 1 - View of existing plaza facing southwest (16Aug10). FIGURE 2 - View of loading area along southerly property line (16Aug10). 3.2 The surrounding uses are as follows: North - Community Use (Baseline Community Centre and Baseline Park) and Residential Commercial (Dairy Queen, Holiday Inn Express) and Institutional (RCMP) Vacant land and West Side Creek West Side Creek East - South - West - 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement The Provincial Policy Statement (PPS) encourages intensification, such as the introduction of new uses, which facilitates the development of a property at a higher density than currently exists. Another principle of the PPS is to encourage the use of intensification and redevelopment to broaden the appropriate mix and range of employment uses. This creates opportunities for diversified services to be offered which support the long-term needs of both existing and future businesses. The PPS promotes efficient land use patterns which accommodate a range of uses (including commercial uses) while at the same time avoiding harmful impacts upon both public health and the environment. All of these goals are to be achieved within existing settlement areas and in a manner which minimizes land consumption and servicing costs. The Owner's proposed expansion will take advantage of existing Municipal infrastructure. 8-80 REPORT NO.: PsD-098-10 PAGE 4 The PPS also directs that a community's .long-term economic prosperity be supported by ensuring that the vitality and viability of traditional downtowns and main streets are protected.. In addition, significant built heritage resources and/or significant cultural heritage landscapes should be identified to ensure preservation. 4.2 Provincial Growth Plan The Provincial Growth Plan (Growth Plan) directs new growth to built-up areas where sufficient capacity exists to accommodate this growth in a compact and efficient form. One of the Growth Plan's preferred means of achieving that growth is through the intensification of existing sites. . The Growth Plan also instructs economic development to be promoted through the . provision of a mix of employment uses and a diversified economic base to meet long- term needs of both existing and future businesses. In order to achieve this goal a range and choice of suitable sites for employment uses must be maintained. 5.0 OFFICIAL PLANS 5-.1 Durham Reoional Official Plan The Durham Regional Official Plan designates the subject lands as "Living Areas". Limited office development and retailing are permitted in appropriate locations and as components of mixed use developments provided that the function of Local Centres (known as Neighbourhood Centres within the Clarington Official Plan) are not adversely affected. The Region of Durham has deemed that this application conforms with the Durham Regional Official Plan. However, it has been recommended by Durham Regional Planning Staff that, should Council deem it appropriate to approve the proposed Zoning By-law amendment, that a Holding Symbol (H) be placed on the property to ensure that certain Ministry of the Environment acknowledgements are received prior to the , issuance of a Building Permit for an addition. While Municipal Planning Staff agree with ensuring that these acknowledgements are received, they note that the Site.Plan approval process is a more appropriate time to address these concerns. Therefore, the imposition of a Holding Symbol (H) is not required. 5.2 Clarinoton Official Plan The Clarington Official Plan designates the subject lands as "Highway Commercial" along the east side of the property and "Environmental Protection Area" along the west side of the property. ' Lands designated as "Highway Commercial" are intended to serve the specialized needs of residents on an occasional basis. These uses typically require larger parcels of land to accommodate their business operations (which may include outdoor storage and display) and provide visibility to high volumes of traffic. The "Highway Commercial" designation reflects the site's proximity to the intersection of Highway 401 and Regional Road 57. 8-81 REPORT NO.: PsD-098-10 PAGE 5 The "Environmental Protection Area" designation reflects the condition of the lands at the time that the Official Plan was adopted in 1996. Since that time, changes have been made to the West Side Creek Stormwater Management Facility, located on the north side of Baseline Road between Martin Road and West Side Drive. These changes have altered the flood plain on the south side of Baseline Road sufficiently that the portion of the subject lands currently designated as "Environmental Protection Area" are no longer within the flood plain. In consultation with Central Lake Ontario Conservation, it has been established that the western limit of the subject lands corresponds with the revised easterly flood plain limit of the West Side Creek. Therefore, in this particular instance, the requirement of an Environmental Impact Study, for a property in or abutting a natural heritage feature was deemed not to be necessary. Despite this conclusion, appropriate stormwater controls will be implemented at the Site Plan approval stage to ensure the long term protection and conservation of the West Side Creek. Further discussion on the conformance of the Owner's proposed amendment with the Clarington Official Plan is contained in Section 10 of Report PSD-098-10. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 designates the subject lands "Special Purpose Commercial (C5)". The permitted uses within the "C5" zone include limited retail uses, such as building supply outlet, furniture sales and motor vehicle sales. Other permitted uses in this zone include eating establishments, places of worship, hotel.or motel, veterinarian clinic and professional offices located on a second floor: or higher. 6.2 The Owner has requested that the list of permitted uses on the subject lands be expanded to include Medical and/or Dental Clinics and Professional Offices to be located on the main floor and not directly associated with another permitted use. Presently, Professional Offices are permitted but only if they are located on the second floor or higher of any building on the site. The existing plaza is a single-storey and the Owner has no intentions of redeveloping the plaza to include a second floor. Therefore, the zoning regulations presently prohibit the Owner from leasing space to a Professional Office use within the existing single-storey building. 6.3 The Zoning By-law regulations for loading spaces stipulates that required loading spaces may not be provided in tandem and must be located abutting the building to which they are required. In addition to expanding the list of permitted uses, the Owner would also like to provide the two (2) required loading spaces in tandem and along the south edge of the parking area. 7.0 SUMMARY OF BACKGROUND STUDIES 7.1 The Owner's Agent, D.G. Biddle & Associates Ltd., has provided a Planning Justification Report in support of this application. The Agent's Report identifies the 8-82 REPORT NO.: PSD-098-10 PAGE 6 subject lands as a contiguous part of the Spicer Square Auto Mall and related development lands to the east. 7.2 According to the Agent's Report, the Owner has submitted this application in order to obtain greater flexibility in the type of clients to whom they can lease their facilities. Following an increase in the number of permitted uses available, the Owner intends to construct an addition to the existing commercial plaza which would double the available floor space. It is the Owner's preference to achieve this expansion via a single-storey . addition to the west of the existing building versus a second-storey addition above the existing building. 7.3 Medical and/or Dental Clinic 7.3.1 The Agent's Report identifies the 2006 Commercial Policy Review as the source of the policy direction which recommended that office uses generally be directed off the main floor and onto the second-storey or higher of commercial buildings. In spite of this, the Owner's Agent remarks that the absence of available office space in downtown Bowmanville, together with the fact that certain customers/patients prefer to walk to their appointments, provides the necessary justification to permit the introduction of Medical and/or Dental Clinic uses onto this site. The Agent concludes that the limited amount of existing and proposed floor space at this location will not place this site in direct competition with downtown Bowmanville. 7.3.2 In evaluating Medical and/or Dental Clinics, the Agent's Report states that the hours of operation are typically weekday, daytime hours. However, Dental Clinics do also operate occasionally in the evenings and weekends to accommodate their client's availability. On average, Medical and/or Dental Clinics generate higher traffic vo.lumes than other use's that may operate on this site such as retail or Professional Office use. In spite of this, the Agent goes on to point out that the modest size of the existing facility and the proposed addition will be self-limiting to the amount of impact that may be created by the addition of this new use to the property. 7.4 Professional Office Use 7.4.1 The Agent's Report acknowledges that locally Professional Office uses (without limitation as to their location within a building) are currently found principally within the downtown of Bowmanville and in Neighbourhood Centres. However, it is suggested that there is a shortage of available office space in the Bowmanville urban area which could be partially addressed by permitting Professional Office uses on this site. 7.4.2 The Agent's Report states that the creation of a limited number of Professional Office units at this location will not have a significant impact upon the continued viability of downtown Bowmanville. To further support this contention, the Owner's Agent highlights the fact that Professional Office uses were previously permitted on the main floor for two properties located in Spicer Square. 8-83 REPORT NO.: PsD-098-10 PAGE 7 7.4.3 Additionally, this site's distance from the nearest Neighbourhood Centres (960 metres from Hartwell Drive and Regional Road 57 and 920 metres from Waverley Road and Quinn Drive) removes it from direct competition for pedestrian traffic with these Centres. 7.4.4 The nature of Professional Office use (i.e. hours of operation, volume of traffic. generated) supports the position that the proposed uses will remain compatible with the surrounding area. 7.5 It is the opinion of the Owner's professional Planner that this application is consistent with the policies of the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, the Durham Regional Official Plan and the Clarington Official Plan. 8.0 PUBLIC NOTICE AND SUBMISSIONS 8.1 Public notice was given by mail to each landowner within 120 metres of the subject site and two public meeting notice signs were installed on the property, one on each road frontage. The public notice was also posted on the Municipal website and in the Planning Services electronic news letter. In addition, a number of the supporting documents and drawings were posted to the Planning Services section of the Municipal website. 8.2 At the writing of this report, Staff had received no inquiries regarding this application. 9.0 AGENCY COMMENTS 9.1 The Engineering Services Department has no objection, in principle, to the application to amend the Zoning By-law to permit additional uses and to relocate the required loading spaces. 9.2 The Central Lake Ontario Conservation Authority (CLOCA) has noted that the western boundary of the subject lands appears to coincide with the floodplain of the West Side Creek. Consequently, any future development generated as a result of this Zoning By- law amendment would be located outside of the abutting flood plain. CLOCA has stated that they have no objections to this application. 9.3 Should this application be approved and the Owner proceed through the Site Plan process for further development of the site, all departments and agencies reserve the right to provide more detailed comments outlining specific requirements at that time. 9.4 No significant built heritage resources and/or significant cultural heritage landscapes which require conservation have been identified within the site. 9.5 The Finance Department has confirmed that the taxes on this property are current. 8-84 REPORT NO.: PsD-098-10 PAGE 8 10.0 STAFF COMMENTS 10.1 The Clarington Official Plan identifies personal service uses (which would include Medical and/or Dental Clinic) and office uses as being appropriate uses within "Town and Village Centres" and "Neighbourhood Centres". The "Town and Village Centre" designations are found centrally located along Highway 2 while "Neighbourhood Centres" are located along major roads within urban residential areas. Personal service and office uses are considered to be compatible with and supportive of residential uses. Correspondingly, these uses may exist independently or as part of a commerciallresidential mixed-use development. 10.2 Areas designated "Highway Commercial" are intended to serve the specialized retail needs of residents on an occasional basis. In further clarifying this position the "Highway Commercial" policies specifically exclude those uses which may be frequented by residents on a regular basis such as: department stores, food stores and banks. "Highway Commercial" areas are located on the edge of high-volume transportation corridors and are intended to be patronized almost exclusively by vehicular traffic due to their physical separation from residential areas and the absence of day-to-day retail and service uses; 10.3 The uses within the "Special Purpose Commercial Zone (C5)" are intended to serve the broader population on an irregular basis. Due to the type and size of their products, uses within the "C5" zone are typically located on large sites with easy access to major transportation corridors. The Owner has stated that the proposed uses are appropriate for these lands for the following reasons: · The limited size of the property precludes its ability to be effectively utilized for many of the uses permitted by the "C5" zone; and · The limited scale of the proposed uses will not detract from the operation of commercial uses in the immediate area, the surrounding residential area, the continued viability of downtown Bowmanville and/or the continued viability of the local neighbourhood centres (located at Hartwell Avenue and Waverley Road). 10.4 Commercial Policy Review (2006) 10.4.1 As part of the Commercial Policy Review endorsed by Council on March 1St, 2006, it was recognized that Clarington's downtowns are primarily comprised of small-scale retailers, personal service uses, banks, offices and restaurants. In light of proposed commercial development in the Bowmanville West Town Centre a number of recommendations were offered by the Commercial Policy Review to ensure the continued vitality of downtown Bowmanville. Two of these recommendations were: · Placing limits on the number and size of smaller retail units (less than 300 m2) that are available in the Bowmanville West Town Centre; and · Limiting the location of Professional Office and Medical/Dental Clinics to the second floor or higher of commercial or mixed-use buildings. 8-85 REPORT NO.: PsD-098-10 PAGE 9 10.4.2 This was intended to reduce the possibility of smaller retailers and tenants, similar to those that would otherwise establish within the downtown, from being accommodated within new commercial developments outside of the downtown. 10.5 Previous Approvals 10.5.1 While the continued vitality of downtown Bowmanville remains a priority of Council and of Provincial regulations, such as the Provincial Policy Statement, a number of recent development approvals have demonstrated that a certain degree of adaptability is required when implementing the recommendations of the Commercial Policy Review (2006). 10.5.2 On January 1 ih, 2009, Council passed Zoning By-law Amendments, for two properties within the "Highway Commercial" designation located on Spicer Square, to permit Professional Office uses on the ground floor. At that time, the respective applicant had argued that this relief from the Zoning By-law was required in order to better market the site for future tenants. It was further claimed that the size of these properties (0.39 Ha and 0.46 Ha) restricted them from accommodating the larger-format retail uses that would typically be found in a "Highway Commercial" designation. (These properties are approximately two-thirds the size of the subject property.) While it was recognized that the intent of the respective Zoning By-law provision to on~y permit Professional Office uses on the second floor or higher was to direct these uses to downtown Bowmanville, it was noted that there currently exists limited vacant space in the downtown to accommodate new Professional Office uses. 10.5.3 On August 10th, 2009, the Ontario Municipal Board accepted Minutes of Settlement, negotiated between the Municipality and Bowmanville Creek Developments Inc. relating to development approvals for lands within the "Highway Commercial" designation located to the east of Regional Road 57 and south of Baseline Road (the Torgan site). In this settlement, the Municipality agreed to permit a combined total of 500 m2 of Professional Office space on the ground floor all buildings within this exception zone. Additionally, a total of three (3) individual stores, with gross floor areas of less than 250 m2 but greater than 100 m2, were permitted provided that these buildings fronted onto Baseline Road. 10.5.4 On October 15th, 2009, the Committee of Adjustment approved a Minor Variance application from Halloway Holdings for lands located within the Bowmanville West Town Centre which sought · To permit an increase in the maximum number of individual business establishments, with a total floor area of less than 300 m2 but greater than 100 m2, from four (4) to six (6); and · To permit Medical and/or Dental Clinics on the ground floor. 10.5.5 In reaching this decision, the Committee accepted the position that, despite the commercial format of smaller units that exist in the downtown of Bowmanville, it is necessary to permit a greater number of small unit tenant spaces outside of the downtown to keep up with the increasing demand for small-unit commercial space. 8-86 REPORT NO.: PSD-098-10 PAGE 10 Further, the economics of providing barrier-free Medical and/or Dental Clinics on the ground floor as opposed to a second floor or higher, requiring access by an elevator, makes the provision of this use on the ground floor more affordable. 10.5.6 It may be noted that, despite the aforementioned approvals, none of the three properties mentioned above has yet proceeded in constructing any buildings to utilize these amended regulations. 10.6 Analvsis of the Site 10.6.1 The subject lands are located at the western edge of the "Highway Commercial" area that is formed by the interchange of Regional Road 57 and Provincial Highway 401 in the south end of Bowmanville. In addition to the "Environmental Protection Areas" formed by the West Side Creek the properties in the vicinity of the subject lands are designated "Community Park" (Bowmanville Indoor Soccer Centre), "Prestige Employment Area" (yet to be developed) and "Urban Residential" (Westvale neighbourhood). These conditions create the opportunity for tenants operating from the subject lands to serve the various needs of employees, residents and visitors to this area. 10.6.2 The subject site is located outside of a residential subdivision and along a Type "A" Arterial roadway (Baseline Road). As a result, it does not posses pedestrian connections nor is it conducive for it to function as a Neighbourhood Centre. Vehicular travel will be the primary mode of transportation for patrons to this site. These characteristics are typical of "Highway Commercial" properties. However, due to the subject site's size (0.6 Ha) it is not conducive to most "traditional", large-format highway commercial uses (i.e. motor vehicle sales, furniture/appliance retail, etc.). 10.6.3 The Owner is proposing to construct 520 m2 of additional floor space resulting in a total floor space for the plaza of 1,038 m2. The Agent's report has stated that the modest size of the existing facility and the proposed addition will limit the potential impact that may be caused by introducing the new uses to the property. It is correct that the current and proposed building form and orientation make further development beyond 1,038 m2 unlikely on this site. However, it should be noted that a future demolition and reconstruction could create a commercial building totalling up to 2,000 m2 in size (based . on a calculation of maximum lot coverage; minimum landscaped open space and required parking and loading spaces). By comparison, Neighbourhood Centres are permitted to construct up to a maximum floor area of 5,000 m2. The Waverley Road Neighbourhood Centre currently contains approximately 1,900 m2 of floor space within one building. The Hartwell Avenue plaza currently contains 1,920 m2 within one building while a second 1,440 m2 building is now being proposed on an adjoining site. . It is Staff's opinion that the development of this site to its fullest potential (2,000 m2) would not be in conflict with the local Neighbourhood Centres or downtown Bowmanville. 8-87 REPORT NO.: PsD-098-10 PAGE 11 10.6.4 While Baseline Road has not been formally identified within the Durham Regional Official Plan as a "Regional Corridor" it does represent the only east-west Type "A" Arterial road through Bowmanville (King Street and Concession Road 3 are both identified as a Type liB" Arterial roads). The subject property already possesses a single commercial entrance from Baseline Road and a second commercial entrance to the east along Martin Road. All additional traffic generated by the proposed uses can be adequately accommodated by the existing entrances. 10.7 Appropriateness of Medical and/or Dental Clinics 10.7.1 Medical or Dental Clinics are currently permitted within "General Commercial (C1)" and "Neighbourhood Commercial (C2)" zones along with regularly-frequented retail and service uses, existing residential uses and residential-commercial mixed-uses. Medical and/or Dental Clinics are deemed to be complementary to both retail and residential uses. 10.7.2 The Medical and/or Dental Clinic uses proposed by this application are not intended to transform the existing plaza into a Neighbourhood Centre. Through the Commercial Policy Review (2006) it was determined that the needs of the residents in the Westvale (Aspen Springs) neighbourhood could be met by the "Neighbourhood Centre" at Hartwell Avenue and by future connections via Green Road to the Bowmanville West Town Centre. As a result, a second "Neighbourhood Centre" within the Westvale neighbourhood was eliminated on November 26th, 2007, in response to a rezoning application submitted by Aspen Springs West Limited. 10.7.3 It is inevitable that any Medical and/or Dental Clinic use on the subject site may serve the needs of the neighbouring residential area but will also serve the broader needs of the employees and visitors to the area as well. The absence of other common "Neighbourhood Centre" uses (i.e. convenience store, general retail, bank, dry cleaners, day nursery and personal service uses) on the subject lands will ensure that the existing "Neighbourhood Centres" at Hartwell Avenue and Waverley Road continue to maintain a competitive advantage over the Owner's site with respect to both attracting Medical and/or Dental Clinic tenants and customers for those tenants. 10.7.4 Medical and/or Dental Clinics do not serve the regular needs of the public in the same way as a convenience store, bank or hair stylist (personal service shop). As a result, these proposed uses will not increase the frequency of traffic to this site any more than the already permitted special purpose commercial uses. That said, it is accepted that the volume of traffic generated by these uses would be greater per, square meter of floor space than the typical large-format retail uses. However, the modest size of the existing and proposed building, in comparison to these large-format retailers, will assist in keeping traffic from any Medical and/or Dental Clinics in scale with other l,Ises found in the area and in conformity with the "Highway Commercial" designation. 10.7.5 Based on the aforementioned remarks, Staff have no objection to permitting Medical and/or Dental Clinic uses on the subject site. 8-88 REPORT NO.: PsD-098-10 PAGE 12 10.8 Professional Office Use 10.8.1 Professional Offices are currently permitted within "General Commercial (C1)", "Neighbourhood Commercial (C2)" and "Hamlet Commercial (C3)" Zones. Professional Offices are also permitted within "Special Purpose (C4)", "Special Purpose (C5)", "Large Format Commercial (C8) and "Street-Related Commercial (C9)" zones on the condition that they are located on the second-floor or higher. 10.8.2 In order to justify a physical expansion of the existing commercial plaza on the subject property, the Owner has stated that it is necessary to permit a wider range of commercial uses which would include permitting Professional Offices on the ground floor. The Owner's contractor has stated that the design and construction of the existing building would not permit the construction of a second floor to house additional office space. Therefore, in order to reasonably accommodate Professional Office uses on this site a ground floor addition is both more feasible and economical. 10.8.3 Though permitted in several different Commercial Zones within Bowmanville, Professional Office uses are most commonly located in the downtown. The presence of several of the major banks, various Municipal buildings, higher-density residential uses and a concentration of retail and service uses make the downtown an attractive location for Professional Offices to operate. These office uses include lawyers, accountants, financial services and insurance. These kinds of Professional Office uses could be further defined as "general office use" in that they represent services for which the majority of the public will have need of either on a one-time or perhaps an occasional basis. 10.8.4 By comparison, the Professional Office uses that would be attracted to locating within a "Highway Commercial" area could be defined as "specific office use". These would include services such as design, construction and engineering consultants. These types of office uses provide services to a select number of people or companies as opposed to the public at large. Their location within a "Highway Commercial" area permit these types of uses to operate in closer .proximity to their clients. The Professional Office uses that may locate on the subject site would not be industrial uses but may serve industrial clients. Being located along Baseline Road offers prime access to the industrial areas of both Courtice and Bowmanville as well as to larger employers such as St. Marys, Ontario Power Generation or down the road to General Motors and its many subsidiaries. 10.8.5 Unlike the Bowmanville West Town Centre, which offers a wide array of retail and service uses, complementary conditions and land uses do not exist on either the subject site or the surrounding properties to create an environment that would compete directly with downtown Bowmanville. Therefore, Staff have no objection to permitting Professional Office uses on the subject site. 10.9 Loadino Spaces 10.9.1 The General Provisions of the Zoning By-law require that loading spaces shall not be located in tandem and must be located abutting the building or structure for which they 8-89 REPORT NO.: PsD-098-10 PAGE 13 are required. The intent of this requirement is to ensure that loading spaces are located in a manner that most easily facilitates the movement of goods from vehicle to building without obstruction or disturbance to other required elements on site (Le. parking spaces, drive aisles, fire routes, sidewalks, etc.). Due to the orientation of the site and the central layout of the existing building within the site, the Owner has requested an amendment to the zoning standards related to the location of required loading spaces. 10.9.2 Based on the nature and scale of the uses currently permitted and proposed for this site, it is unlikely that the loading of goods and materials will form a regular and integral part of day-to-day operations. One of the benefits of-the proposed addition will be to extend the on-site service lane completely around the existing building and proposed addition. As a result, the relocation of the loading spaces away from the principal building will not significantly inhibit travel and access through the site. Therefore, Staff have no objection to the modification of the loading space requirements to accommodate the Owner's request. 11.0 CONCLUSIONS 11.1 This application proposes to broaden the range of services available on the subject lands. At the same time as offering a greater range of services the proposed uses will also create increased employment opportunities which will support the long-term needs of the existing and future businesses in the area. This will be achieved without direct competition or impact upon the vitality and viabilityof downtown Bowmanville or the nearby "Neighbourhood Centres". Further, the proposed modifications to the loading space requirements will not create a significant detriment to commercial operations on the site. 11.2 The purpose of Report PSD-098-10 is to satisfy the requirements for a Public Meeting under the Planning Act. It is respectfully recommended that Report PSD-098-10 continue to be processed by Staff. 11.3 Provided there are no significant issues raised at the Public Meeting and based on the comments in this report, it is further recommended that the rezoning application submitted by KT J Holdings be approved, and that the draft Zoning By-law Amendment, as contained in Attachment 2 to Report PSD-098-10, be passed. Staff Contact: Paul Wirch Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Zoning By-law List of interested parties to be advised of Council's decision: KT J Holdings Bill Colville D.G. Biddle & Associates Ltd. Durham Regional Planning Department Municipal Property Assessment Corporation (MPAC) 8-90 GH NIIH\t1Al CJ.... ~I- 1-- CIlZ x:) w Q c:: CJN ~I- l;j-z x:) w UJ Z -J UJ. tn <( co 8-91 - C (I) E ~"t:S ~ c o (I) o E 0< ~ ~ o ca "II <(~ 00.... Ng' 'c o N Attachment 1 To Report PSD-098-10 en C) c :s '0 J: ~ ::.::: to: (I) c ~ o <'~ Attachment 2 To Report PSD-098-10 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2010- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the former Town of Newcastle WHEREAS the Council of the Corporation or 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 2010-0011; NOW THEREFORE BE IT RESOLVED THAT, the. Council of the Corporation of the Municipality of Claringtonenacts as follows: 1. Section 20.4.9 SPECIAL PURPOSE COMMERCIAL EXCEPTION (C5-9) ZONE is hereby added as follows: "Section 20.4.9 SPECIAL PURPOSE COMMERCIAL EXCEPTION (C5-9) Notwithstanding the provisions of Sections 3.13 e. and 20.1 b. those lands zoned "C5-9" on schedule "A" of this By-law shall, in addition to the permitted uses may also be used for a Medical or Dental Clinic and Business, Professional or Administrative Office'. All uses shall be subject to the following regulations: Loading Space Requirements: i) Loading spaces may be provided in tandem and shall not be required to be located abutting the building or structure for which they are required. 2. Schedule "3". to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Special Purpose Commercial (C5) Zone" to "Special Purpose Commercial Exception (C5-9) Zone" as illustrated on the attached Schedule "A" hereto. 3. Schedule "A" attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of 2010 BY-LAW read a second time this day of 2010 BY-LAW read a third time and finally passed this day of 2010 Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 8-92 This is Schedule "A" to By-law 2010- passed this day of , 2010 A.D. BASELINE ROAD IV JJ I2Z] Zoning Change From "CS" To "CS-9" Jim Abernethy, Mayor , ~ ::j z :;0 g c Patti L. Barrie, Municipal Clerk =-~ ~ ~ "- <J) ~ z w w BOWMANVILLE 8-93 BASELINE ROAD WEST ZBA 2010.0011 SCHEDULE 3 Cl!Jlpn REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: Report #: PSD-099-10 File #: ZBA2007 -0036, COPA2007-0011 & PLN 14.10 Subject: PROPOSED ZONING BY-LAW AMENDMENTS TO IMPLEMENT THE ADOPTED CLARINGTON TECHNOLOGY BUSINESS PARK SECONDARY PLAN RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-099-10 be received; 2. THAT the proposed Zoning By-law to implement the ClaringtonTechnology Business Park Secondary Plan contained in Attachment 5 to Report PSD-099-10 be passed; and 3. THAT all interested parties listed in Report PSD-099-10 and any delegations be advised of Council's decision. Submitted by: r-~. ij n . W--cc Reviewed by: V ~--.! Franklin Wu, Chief Administrative Officer DJ/COS/sn/df 3 September 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-94 REPORT NO.: PsD-099-10 Page 2 1.0 APPLICATION DETAILS 1.1 Applicant: The Municipality of Clarington 1.2 Owner: Numerous private owners (notified as interested parties) 1.3 Proposal: Amendments to the Zoning By-law of the Former Town of Newcastle to implement the Secondary Plan for the Clarington Technology Business Park 1.4 Area: 142.7 hectares (352 acres) 1.5 Location: North of Highway 401, between Bennett Road on the east and Haines Street on the west and bounded to the north by Highway 2 (Attachment 1) 2.0 PURPOSE OF REPORT 2.1 This report seeks to finalize the planning framework for the development of a Technology Business Park through certain amendments to the Zoning By-law to implement the recently adopted Official Plan Amendment and Secondary Plan for the Business Park area. 3.0 BACKGROUND 3.1 On June 28, 2010, Council approved the Official Plan Amendment creating the planning framework for the establishment of the Technology Business Park. This planning framework included the adoption of the Clarington Technology Business Park Secondary Plan. A copy of the Secondary Plan Land Use Map is enclosed as Attachment 2. 3.2 Staff met with the landowners within the Business Park area during the summer. The purpose of the meeting was to discuss the rezoning of the lands to implement the adopted Secondary Plan. 4.0 SUMMARY OF BACKGROUND STUDIES 4.1 Since the inception of this planning initiative, the following background studies have been compiled in consultation with Planning Services and Engineering Services Staff: · Master Drainage Plan - by TSH (now AECOM) including infrastructure service delivery and transportation network; · Industrial Lands Market Analysis (for parcels bigger than 25 acres) - The Climans Group; and a · Planning and Urban Design study - Urban Strategies. 8-95 REPORT NO.: PsD-099-10 Page 3 4.2 The key components of the above mentioned background studies were compressed into a single report known as the "Science + Technology Park Planning Rationale Report" dated July 24,2007, prepared by Urban Strategies, and made available for public review and comment. 4.3 The key findings of the Planning Rationale Report are embodied in the Official Plan through the approved Secondary Plan, and further articulated through this proposed zoning by-law amendment. 5.0 VISION FOR THE TECHNOLOGY BUSINESS PARK 5.1 The Technology Business Park will leverage the existing physical assets, the locale and promote the establishment of prestige employment uses. The Technology Business Park will: · Be a research park having linkages to other research agencies and provide a real world laboratory where new technologies are tested and applied; · Have a global market focus and will accommodate niche-markets, promote synergies amongst users and provide access to economic incentives; · Be a prime destination for prestige employment uses and high-end job creation in Clarington; · Enhance and diversify Clarington's employment base; and, · Become a signature facility in Bowmanville and an eastern gateway to the GTA, promoting the strength of Clarington's economy and quality of life. 5.2 Realizing the importance of this initiative as a major catalyst for economic investment and job creation, Council in its Corporate Strategic Business Plan 2007-2010 identified the Technology and the Energy Business Parks as the Municipality's primary economic development objective. 6.0 LAND CHARACTERISTICS AND SURROUNDING USES 6.1 The site is 142.7 hectares in size and strategically located along Highway 401, offering excellent visibility and proximity to Highway 401. It is bounded to the east by Bennett Road and to the west by Haines Street. Highway 2 forms the area's northern boundary. 6.2 The Technology Business Park site has no obvious impediments to development, except for the southwest corner that is partially within the flood.plain of Bennett Creek and a significant woodlot on the southeast portion of the area. 6.3 Currently, the predominant land use is agricultural with some residential properties clustered along portions of Haines Street, Lambs Road and Highway 2. The Holburn facility is situated on the eastern side of the Technology Business Park site, along Bennett Road. A variety of other uses such as a church, a fitness studio, a pools/spa's 8-96 REPORT NO.: PSD-099-10 Page 4 and accessory business, farm produce sales outlet and home businesses are found along Highway 2. 6.4 The surrounding uses are as follows: North South East West - Highway 2 and single detached dwellings on smaller agricultural lots; - Highway 401 and further south is a partly developed light industrial area; - Agriculture; - Cemetery lands and existing industrial area. 7.0 PROVINCIAL POLICY 7.1 Provincial Policy Statement 7.1.1 The Provincial Policy Statement 2005 (PPS) states that an adequate supply of employment lands, providing locations for a variety of appropriate employment uses, will be maintained to ensure the vitality of the provincial economy and it encourages the planning for, protecting and preserving of employment areas for current and future uses. The Climans Group f!ndings in its Industrial Lands Market Analysis, a background study to this planning initiative, supports the PPS in that it calls for protection, branding and marketing of these lands as a cluster for economic development. 7.1.2 The PPS requires Municipalities to promote economic development and competitiveness by ensuring the necessary infrastructure provides support to current and projected employment needs. Through this planning initiative the Municipality of Clarington in c,onsultation with the Regional Municipality of Durham and land owners is seeking the timely and effective provision of infrastructure to these employment lands. 7.1.3 The PPS calls for the protection of Employment Lands. The uses contemplated emphasize this provincial policy. Some commercial uses are proposed only as accessory uses to meet the needs of a prestige business park. 7.2 Provincial Growth Plan 7.2.1 Building compact, vibrant and complete communities is one of the key guiding principles of the Growth Plan. The term "Complete Community" refers to a community that meets people's needs for daily living throughout an entire life-time by providing convenient access to an appropriate mix of jobs, local services, housing and community infrastructure. . The proposed Technology Business Park site is centrally situated in a highly accessible urban area between two transit corridors and will play an important role in Clarington's efforts to attain a "complete community". 7.2.2 The Growth Plan has policies pertaining to conditions under which employment lands may be converted to non-employment uses. This policy has a bearing on the type of 8-97 REPORT NO.: PsD-099-10 Page 5 uses to be introduced along Highway 2, as this has been identified as a Regional Corridor in accordance with Amendment 128 to the Regional Official Plan. The introduction of non-employment uses along this particular section of the Highway 2 corridor in the Technology Business Park will be subject to a Mixed Use Corridor designation, as set out in the Secondary Plan, and simultaneously have to meet policies of the Growth Plan. 8.0 OFFICIAL PLANS 8.1 Durham Reoional Official Plan 8.1.1 Regional Official Plan Amendment 128 (ROPA 128) contains similar policies on Employment Lands to the PPS and Provincial Growth Plan, in that they encourage the maximization of employment opportunities, the designation of sites having a high degree of exposure and good access for employment intensive uses; they discourage the use of Employment Area lands intended for industrial uses by retail/commercial uses and encourage prestige employment uses with high employment generating capacity and greater architectural detail, landscaping and site contro~ along Highways and Type A and B Arterial roads. ROPA 12.8 also contains certain policies that speak specifically to business parks, which have been recognized through this planning proposal. The recent draft decision on ROPA 128 by the Minister of Municipal Affairs (MMAH) suggested that "Offices" and "Business Parks" be removed from Employment Areas, but the Region indicated that based on further discussions with the Province, the Province's primary concern is with offices and business parks being located in parts of Employment Areas that are not adequately served by transit. The Region indicated that they do not support the removal of these uses as it is inconsistent with the definitions for employment areas in both the PPS and the Growth Plan. To address the concern of inadequate public transit the Region modified its policy to encourage offices and business parks to locate along Regional Corridors and highways in Employment Areas. The Technology Business Park is situated along the Highway 2 Regional Corridor and the 401 Highway. Except for this issue, which is hopefully resolved by the Region's changes to ROPA 128, there are no other modifications suggested by MMAH that would affect the Technology Business Park. 8.1.2 As per the directions provided by the Regional policies, the Secondary Plan designates areas for prestige development and specifies design and landscaping controls. The Secondary Plan also introduces urban design guidelines and landscaping standards. 8.2 Clarinoton Official Plan 8.2.1 The key principles of the Official Plan namely sustainable development, healthy communities and growth management have been recognised through this planning initiative as the basis for the policies for the development of the Technology Business Park such as: 8-98 REPORT NO.: PSD-099-10 Page 6 · global environmental concerns, energy conservation and ecosystem integrity through urban design and sustainability policies and regulations; · the remediation of natural systems through the reinstatement of Bennett Creek and protection of the significant woodlot and natural hedge rows; · personal well being, economic vitality and community identity through the establishment of a unique employment cluster that will further diversify our local economy; · public involvement through public open houses, public notices, the public meeting and ongoing consultation; · urban design excellence through specific urban design standards and zoning regulations that wi!1 create a sense of place and unique urban address; and, · structured growth by directing the development of the Technology Business Park to an area within the urban area of Bowmanville. 8.2.2 One of the key strategic directions in the Official Plan is Economic Development. The proposed Technology Business Park will definitely contribute towards the economic goals of promoting Clarington as a prime business location in the GT A. In addition it assists in creating a community where residents can live in reasonable proximity to their work places. 8.2.3 The Clarington Official Plan designates the lands within the study area "Business Park" and the adopted Secondary Plan Use framework consists of the following: · Prestige Employment 1 Area: This area is the gateway to the Technology Business Park and is the most appropriate location for employment intensive uses exhibiting a high standard of building and landscape design. · Prestige Employment 2 Area: This area is intended for employment intensive uses exhibiting a high standard of building and landscape design, yet to a lesser degree than those found in Prestige Employment 1 Areas. Prestige Employment 2 will accommodate smaller lot sizes and a required less landscape development than Prestige Employment 1. · Light Industrial Area: This area is designated in less visible areas of the site, forms a transitional area between the Prestige Employment area in the east and the existing light industrial area west of Haines Street, and generally caters for higher employment density and more truck traffic. · Mixed Use Corridor Area: This area is intended for the location of high-order employment, personal service and ancillary uses that will benefit from a high profile location along Highway 2 and complement the function of the Technology Business Park. · Environmental Protection Area: This area encompasses natural heritage features, flood line areas and the future re-instated Bennet Creek. 8-99 REPORT NO.: PsD-099-10 Page 7 A street network of roads that are interconnected, hierarchical and based on a modified grid that responds to the unique characteristics of the site, maximizes property frontages and optimizes vehicular access and movement. Each of the blocks can be developed as single lots or further subdivided into smaller parcels. There are three primary roads proposed that help with the creation of a unique and distinctive Technology Business Park, namely: . Baseline Road, the main entry road and the east-west spine of the Technology Park, with a right of way width of 36 metres; . Discovery Drive, an internal ring road that will link the road network of local and regional roads and provide secondary access throughout the Technology Business Park; and . Esplanade Drive, a north-south street that will visually connect the portion of the park north of Baseline Road with the southern part adjacent to Highway 401, thus providing opportunities for prominent vistas. 9.0 ZONING BY-LAW 84-63 9.1 The majority of the lands within the business park area is currently zoned either "General Industrial (M2)" or Agricultural Exception, while the southern part along Highway 401 is zoned "Light Industrial (M1)". The Holburn site is zoned "General Industrial Exception (M2-17)". A map reflecting the current zonings within the Technology Business Park site is enclosed as Attachment 3. 9.2 Certain zone categories and land use regulations are not in keeping with the vision of the adopted Secondary Plan, which necessitates a zoning by-law amendment. The proposed zoning by-law amendment is discussed in detail in Section 12: 10.0 PUBLIC NOTICE AND SUBMISSIONS 10.1 Open houses were held on June 16, 2005,Apri130, 2007 and August 18, 2010. The first open house included presentations by TSH and Urban Strategies on the background work that had been completed. At the second open house the Business Park draft Secondary Plan and proposed urban design guidelines were presented to the public and interested parties. At the open house in August 2010, the revised draft Zoning By- law was presented to the land owners within the business park area; a summary of the open house is contained in paragraph 1 0.3. 10.2 Public notice with regard to the Statutory Public Meeting on October 1 st, 2007 was provided in accordance with the provisions of the Planning Act and the Municipality of Clarington Official Plan. The notice was placed in the local newspaper on September 12, 2007 and September 19, 2007. Staff also met with the property owners in 2008 and proposed solutions to their concerns. Most of the concerns were satisfactorily addressed which is evident from the adopted Secondary Plan, which did not draw any notice of appeal to the OMB. 8-100 REPORT NO.: PsD-099-10 Page 8 10.3 Notice of the Secondary Plan Report PSD-079-1 0 was provided to all property owners and interested parties in advance of the June 21, 2010 General Purpose and Administration Committee meeting. Staff held an Open Housewith the property owners within the Technology Business Park area on August 18, 2010, at 7:00 pm; eight land/business owners were present; they were notified by mail. The Open House began with a presentation by Staff. The presentation outlined the process to date. It also illustrated the goals for the Technology Business Park for the creation of good jobs in Clarington and quality development. The next section of the presentation focused on the proposed zoning by-law designations and the status of existing uses under the proposed regulations. After the presentation, the participants asked questions and provided comments. The following points summarize the issues discussed at the Question and Answer period of the Open House: · Continuation of existing uses/businesses: All existing legal uses/businesses will continue to be permitted to operate. Those uses that do not conform to the. adopted official plan and implementing zoning by-law will become legal non- conforming uses with limited expansion rights. · Marketing the property f9r sale: Property owners can at any time sell their properties and the existing uses will continue to be permitted under the new ownership; for instance farm properties may continue to be marketed and sold as farm properties despite an underlying non-agricultural zoning classification. · Services: Participants were concerned that for, the vision to become a reality, sewer services are required. The Region of Durham is committed to undertaking the Environmental Assessment process as part of Energy from Waste Host Community Agreement. · Base Line Road Extension: The extension of this road is in the capital works plan of the Municipality and will be tied to the provision of services. · Hwy 401 Interchanges: The Plan contemplates the main interchanges in this area taking place at the intersection of 401 and Lambs Road. However, this is subject to the Ministry of Transportation's capital program and priorities. It was communicated to the attendees that a higher priority for the Municipality would be the improvement of the Liberty Street interchange. · Bennett Creek: Re-instituting the Creek is a requirement of the Conservation Authority and will help create a natural corridor within the business park with recreational opportunities. · Woodlot Protection: The identified woodlot will be protected from development and could act as a natural feature in the development of the business park. 8-101 REPORT NO.: PsD-099-10 Page 9 10.4 Staff also met with the Owners of 582 Lambs Road and 2941 Highway 2 subsequent to the open house. 10.4.1 The Owner of 582 Lambs wanted to know how the future proposed 401 interchange with Lambs Road, would impact her property. Staff explained that the proposed zoning by- law does not impose any restrictions on her site in view of the possible future interchange, since MTO has not put forward any formal position regarding the timing or design of this interchange, nor have they imposed any specific conditions through this planning exercise that would affect her property. 10.4.2 The Owner of 2941 Lambs Road requested that Light Industrial uses also be permitted within the proposed Mixed Use Corridor zone along Highway 2. He expressed the opinion that it would make the sites along Highway 2 more marketable. Staff explained that light industrial uses would be better served in the areas that have already been identified and established through the adopted Technology Business Park Secondary Plan, namely the Prestige Employment 1 and 2 zones and the Light Industrial zone west of Lambs Road. Furthermore, it was explained that except for a few existing legal light industrial uses on the west end of Highway 2, light industrial uses all along the mixed use corridor would undermine the vision of the business park that has been adopted by Council; more particularly the character of the mixed use corridor is seen as an important eastern gateway into Bowmanville. 11.0 AGENCY COMMENTS 11.1 The Regional Municipality of Durham has no objection to the planning proposal and confirmed that it is consistent with the Regional Official Plan, Provincial Policy Statement and the Growth Plan. The Region has also exempted the zoning by-law as per By-law 11-2000 from Regional Approval. 11.2 The Engineering Services Staff have been involved in a number of the background studies that have been completed in support of the development of the Technology . Business Park. Recommendations from these reports and Engineering Services comments have been incorporated into the Secondary Plan. 11.3 Comments received from the Clarington Heritage Committee indicated that the Technology Business Park area contains 8 cultural heritage resource buildings. Provisions for the protection of these resources were included in the Secondary Plan. . 11.4 The Central Lake Ontario Conservation Authority provided comments on the Bennett Creek Master Drainage Plan and also confirmed their support of the final Master Drainage Plan for the business park. 11.5 No other agency comments were received. Specific requirements of agencies would be addressed at the time of subdivision and site plan control. 8-102 REPORT NO.: PsD-099-10 Page 1 0 12.0 STAFF COMMENTS 12.1 Following the open house on August 18 with land owners within the business park, Planning Staff carried out an in-depth review of the proposed Zoning By-law within the context of the approved Secondary Plan and the comments provided by the owners. 12.2 The proposed zoning amendment shown in Attachment 4 is consistent with the designations in the adopted Secondary Plan Land Use Map and policies of the Secondary Plan in terms of urban design, landscaping and land use categories. The Technology Business Park zones will consist in part of: · Technology Prestige 1 (MP1) Zone (approx. 29.17 Hectares) - a strip along the 401 Highway and adjacent to the Highway 401/Bennett Road interchange; · Technology Prestige 2 (MP2) Zone (approx. 64.65 Hectares) - the centre part of the Technology Business Park, taking up the majority of the land within the park; · Technology Park Light Industrial (MP3) Zone (approx.25.19 Hectares) - the north western part of the Park which froms the transition between the Prestige zone to the east and the existing light industrial area west of Haines Street; · Technology Park Mixed Use (MP4) Zone (approx. 15.37 Hectares) - a strip along Highway 2, extending to the depth of each lot fronting onto Highway 2; and, · Environnemental Protection (EP) Zone (approx. 11.88 Hectares) - the woodlot in the south-east corner, the (future) re-instated Bennett Creek and and the area within the regional flood line to the south of Baseline Road. 12.3 The development of a distinct and unique cluster of uses is being promoted that will complement the vision of the Technology Business Park. The zoning encourages the relocation of incompatible uses. Existing uses may continue to operate, but the expansion in the floor area of such uses will be subject to specific zoning by-law procedures and consideration of how such expansion may serve or impact the intent of the business park. 12.4 The urban design guidelines and complementary land use standards contained in the Planning Rationale Report have been carried forward into the Secondary Plan and are further articulated in the Zoning By-law to ensure that the Business Park maintains a consistent, high quality image and sense of place, 'suitable to the Business Park seeking a global profile. 12.5 The Technology Business Park should be developed using the principles of innovation, sustainability and energy conservation, integration, diversity and design excellence. The proposed Zoning By-law will further assist in supporting development that facilitates growth in the Life Science, Information and Communication sectors and seeks to encourage land use patterns and urban design standards that support energy efficient buildings and green development. 12.6 The key components and findings of the Bennett Creek Master Drainage Plan have been incorporated in the planning framework; design policies are included in the Secondary Plan and have been further detailed in the proposed Zoning By-law. 8-103 REPORT NO.: PsD-099-10 Page 11 12.7 Upon the approval of the zoning by-law, Staff will work with the Region, Clarington Board of Trade and the property owners to consider: . the next steps necessary to expedite development and to create partnerships; phased servicing strategies (stormwater, water, sewage and roads); and a marketing plan and incentive strategy. . . 13.0 CONCLUSION 13.1 The adopted Technology Business Park Secondary Plan provides a sound basis for the creation of a prestigious technology cluster, in a campus setting, characterized by high quality urban and landscape design. The timely provision of infrastructure and the promotion of the competitive attributes of this business park are principal keys to unlocking the economic potential of these employment lands. The proposed Zoning By- law enclosed in Attachment 5 is another key component in this planning initiative to steer and facilitate the development of this business park area. Staff Contact: Dean Jacobs Attachments: Attachment 1 - Key Map - Technology Business Park site in Bowmanville Attachment 2 - Secondary Plan Land Use Map Attachment 3 - Current zonings within the Technology Business Park site Attachment 4 - Proposed Zoning Map Attachment 5 - Proposed Zoning By-law Amendment List of interested parties to be advised of Council's decision: Holburn Biomedical Corp. 720114 Ontario Inc. 812640 Ontario Inc. Edward Jake Snyder Donald James Alford Anglo York Industries Anna Bruno Ronald Cooke Leon and Karen Devera Eugene and Sharon Dupuis East Bowmanville Industrial James and Constance Gawley Ruth and Ellen Gray 1524103 Ontario Ltd. Brian and Kevin Hoskin Jose Ibanez Blake Johnston Terrance Price Barry and Jayne Salisbury Anthony and Sylvian Suanders Elliot and Joan Tremeer Veridian Connectins Inc. Samuel Gale Montgomery John Buddo Ron Cooke Dean Robert Perkin 2037630 Ontario Limited George William Farr Farrview Holdings Inc. Levin Samuel Blagrove Region of Durham Planning Central Lake Ontario Conservation 8-104 - .!! os; c ns E ~ o. m. - Co ns :E c o :0:; ns Co) o ..J ~ CD Co o s- o. ~. ~ ~ ~ ~ c . .~ ::s ~ 0) o O~ c'" .eCl:S uo.. CD en "-0 CCD . 0.5 -en 0):2 .sea ... .!!! u 8- Attachment 1 To Report PSD-099-10 "'I:'"" . 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Heritage Resource r THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY AND f!EPRESENTS REQUESTED MODIFICATIONS AND APPROVAL i, ~ i I a! 121 il M; RoAj} EA& -i o :::0 eD "0 o ;:+)> "'tI~ (J)1l) 00 I :T 03 coeD cp:J ...... r+ ON ....... : : Built Boundary ....... .--, clarington Technology L _ _I Business Park ~ Light Industrial Area . .~ Prestige Employment 1 Attachment 3 To Report PSD-099-1 0 !y ~~~ S A-1 I- W w 0::: I- en en w z <( I (H)M2-17 . o <( o 0::: M2 A-1 M2-17 en co :E <( -l A-1 0 <( o 0::: BASELINE ROAD ~ w z z .W co M2 A-1 A-1 M1 HIGHVvA Y 401 Clarington Technology Business Park Current Zoning 8- Attachment 4 To Report PSD-099-10 N Jt~e 8 o <( o 0::: ~ ill Z Z ill co ,~~N~]*1s~~;i'_ ~ ~ . ~fl'~"''\.'''I...,,:.\......,..I, .. .:'.....c..,.'-i......~ "'J-;'.....":,"\...~~',.:.,l:;;.. ~ .....'^"'!t,...~...~...4r.,,~ 11~..:\':.....:~~;......\';;;:~C..."~.:I.. :'\,...."-~. 101......~...""" ,?~~~,,,,,,I,:..: ,,;..}; :I':.'."~";",'::::: ~~."""'~ EP'~-~""'''' ..';":"\'~"'~~~-;~'''''''':::'..''~~):l~''''''~'.. 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IIh. ~~~..:""'~~""'" ,'....'..\....;,~..h1,....i..,..:.,.....i'';'';:,....'....'\....!....',..I:,:......... ...1.. .., ,)..;I:-I~t.."':...~~I"""'"'' ~ ., ~.....t..,,,. ~ HIGHVvA Y 401 Clarington Technology Business Park Proposed Zoning 8-1 8 Attacnment ::> To Report PSD-099-10 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2010- 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 former Town of Newcastle in accordance with the policies contained in Amendment No. 57 to the Clarington Official Plan (COPA 2007-0011) to implement the Clarington Technology Bl!siness Park and the rezoning application ZBA 2007-0036; NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the MuniCipality of Clarington enacts as follows: 1. Section 23 "LIGHT INDUSTRIAL (M1) ZONE" is hereby amended by introducing new subsections 23E, 23F, 23G, and 23H as follows: "SECTION 23E 23E TECHNOLOGY PARK PRESTIGE 1 (MP1) ZONE 23E.1 DEFINITIONS For the purposes of this zone, the following definitions apply: Convention Centre: shall mean an establishment having facilities for meetings, seminars, exhibitions, workshops and other similar activities and may include dining facilities to serve participants but does not include sleeping accommodation. Driv&- Through Facility: shall mean the use of land, buildings or structures, or part thereof, to provide or dispense products or services, either wholly or in part through an attendant or a window or an automated machine, to customers remaining in motor vehicles located in a stacking lane. Light Industrial Facility: shall mean an industry which is engaged in assembly, manufacturing, fabricating or processing activities within a wholly enclosed building that are not offensive or not likely to be offensive by reason of the amount of noise, smoke, odour, emissions, or vibration produced therein, but excludes a recycling facility, a waste management or processing facility or a waste incineration facility. Research and Development Facility: shall mean an establishment used for the purpose of conducting pure and applied research and experimentation and includes such facilities as administrative Offices; laboratories, lecture rooms, display rooms, pilot units, . simulating equipment and the like and service and machine shops to serve the research and development facility. University or College Facility: shall mean an institution of higher learning having authority to award bachelors' and higher degrees, certificates or diplomas. 23E.2 PERMITTED USES No person shall within the Technology Park Prestige 1 (MP1) Zone use any land or erect, alter or use any building or structure except as specified hereunder: i) business or administrative office; 8-109 ii) commercial school; iii) convention centre; iv) factory outlet; v) hotel; vi) light industrial facility; vii) research and development facility; viii) university or college facility; ix) the following uses are permitted as anciliary uses to all of the permitted uses, but does not include a drive-through facility: a) financial office; b) eating establishment; c) printing or publishing establishment; and d) fitness centre. . 23E.3 REGULATIONS a. Lot Area (minimum) 1 hectare b. Lot Frontage (minimum) 100 meters c. Yard Requirements (minimum): i) Forlots fronting onto Discovery Drive (a future public street), Bennett Road or Lambs Road ~nt~~ ~m~rs Exterior Side Yard 30 meters Interior Side Yard 6 meters ii) For lots fronting onto other roads Front Yard 8 meters Exterior Side Yard 8 meters Interior Side Yard 6 meters With the exception where the side yard abuts Highway 401 24 meters iii) Rear Yard 1 0 meters With the exception where the rear yard abuts Highway 401 24 meters d. Lot Coverage (maximum) . 50% e. Building Height (minimum) 9 meters f. Landscape Open Space (minimum) 40% g. Landscaping Strip Width Requirements (minimum) i) For lots fronting onto Discovery Drive (a future public street), Bennett Road or Lambs Road Front and exterior side yard 10 meters Rear and interior side yard 4 meters ii) For lots fronting onto other roads Front, rear, exterior arid interior side ya~s 4 meters h. No outside storage or outside garbage facilities shall be permitted. i. Servicing and loading areas shall be located in the rear or interior side yard and shall be screened from view. Servicing and loading areas in an interior side yard shall be set back a minimum of 15 metres from the front of the building. j. A maximum of 12 parking spaces are permitted within the required front yard or the exterior side yard. 8-110 23F TECHNOLOGY PARK PRESTIGE 2 (MP2) ZONE 23F.1 PERMITTED USES No person shall within the Technology Park Prestige 2 (MP2) Zone use any land or erect, alter or use any building or structure except as specified hereunder, as defined in Sections 2 and 23E.1: i) business or administrative office; ii) commercial school; Hi) convention centre; iv) factory outlet; v) light industrial facility; vi) research and development facility; vii) university or college facility; viii) the following uses are permitted as ancillary uses to all of the permitted uses, but does not include a drive-through facility: . a) financial office; . b) eating establishment; c) . printing or publishing establishment; and d) fitness centre. 23F.2 REGULATIONS Lot Area' (minimum) 80 meters a. b. 8000 m2 Lot Frontage (minimum) c. Yard Requirements (minimum) i) For lots fronting onto Discovery Drive or Innovation Drive (future public streets), Baseline Road, Bennett Road, and Lambs Road. . 8-111 a) Front Yard With the exception that on Esplanade '. Drive the setback . 26 meters 18 meters b) Exterior Side Yard With the exception that on Esplanade Drive the setback 18 meters 26 meters c) Interior Side Yard With the exception that an interior side yard abutting an Environmental Protection Zone or any lands dedicated for publicly owned stormwater retention facilities 6 meters 3 meters d) Rear Yard With the exception that a rear yard abutting Discovery Drive or Innovation Drive (future public streets), Baseline Road, Bennett Road, and Lambs Road 18 meters 6 meters With the exception that on . Esplanade Drive the rear yard setback 26 meters With the exception that a rear yard abutting the MP4 Zone 10 meters With. the exception that a rear' yard abutting an Environmental Protection Zone or any lands dedicated for publicly owned stormwater retention facilities 3 meters ii) For lots fronting onto other roads (minimum) Front Yard 8 meters Exterior Side Yard 8 meters Interior Side Yard 6 meters Rear Yard 6 meters With the exception that a rear yard abutting the MP4 Zone . 10 meters d. Lot Coverage (maximum) 60% e. Building Height (minimum) Landscape Open Space (minimum) 9 meters f. 30% g. Landscaping Strip Width Requirements (minimum) ii) i) For lots fronting onto Discovery Drive, Innovation Drive and Esplanade Drive (future public streets), Baseline road, Bennett Road or Lambs Road Front and exterior 10 meters Rear and interior side yard 3 meters For lots fronting onto other roads Front and exterior side yards Interior Side and Rear Yard 3 meters 2 meters h. No outside storage or outside garbage facilities shall be permitted. i. Servicing and loading areas shall be located in the rear or interior side yard and shall be screened from view. Servicing and loading areas in an interior side yard shall be set back a minimum of 15 metres from the front of the building. j. A maximum of 12 parking spaces are permitted within the required front yard or the exterior side yard." . 23G TECHNOLOGY PARK LIGHT INDUSTRIAL (MP3) ZONE 23G.1 PERMITTED USES No person shall within the Technology Park Light Industrial (MP3) Zone use any land or erect, alter or use any building or structure except as specified hereunder, as defined in Sections 2 and 23E.1: i) business or administrative office; ii) commercial school; iii) factory outlet; iv) light industrial facility; v) research and development facility; vi) university or college facility; vii) warehousing within a wholly enclosed building, ancillary to a permitted use. viii) the following uses are permitted as ancillary uses to all of the permitted use, but does not include a drive-through facility: a) financial office; b) eating establishment; and c) printing or publishing establishment. 8-112 23G.2 REGULATIONS a. Lot Area (minimum) 4000 m2 b. Lot Frontage (minimum) 50 meters c. Yard Requirements (minimum) i) For lots fronting onto Lambs Road a) Front yard and exterior side yard 18 meters b) Interior Side Yard 4 meters With the exception that an interior side yard abutting an Environmental Protection Zone 3 meters c) Rear Yard 4 meters With the exception that a rear yard abutting Lambs Road 18 meters With the exception that a rear yard abutting the MP4 Zone 10 meters With the exception that a rear yard abutting an Environmental Protection Zone 3 meters ( ii) For lots fronting onto other roads (minimum) a) Front yard and exterior side yard 6 meters b) Interior Side Yard 4 meters c) Rear Yard 4 meters With the exception that a rear yard abutting the MP4 Zone is 10 meters With the exception that a rear yard abutting the restored portion of the Bennett Creek is 3 meters d. Lot Coverage (maximum) 60% e. Landscape Open Space (minimum) 20% f. Building Height (minimum) 6 meters g. Landscaping Strip Width Requirements (minimum) i) For lots fronting onto Lambs Road a) Front and exterior 10 meters b) Rear and interior side yard 2 meters ii) For lots fronting onto other roads a) Front and exterior side yards 4 meters b) Interior Side and Rear Yard 2 meters h. A maximum of 6 parking spaces are permitted within the required front yard or the exterior side yard. 23G.3 REGULATIONS FOR SERVICING, LOADING AND GARBAGE AREAS Servicing, loading and garbage areas shall be located in the rear or interior side yard and shall be screened from view. Servicing and loading areas in an interior side yard shall be set back a minimum of 15 metres from the front of the building. 23G.4 REGULATIONS FOR OUTSIDE STORAGE a. Outside storage is limited to maximum of 25% of the building area and a maximum of 10% of the lot and it must be screened from public view and adjacent properties. b. Maximum height of outdoor storage area 3 meters 8-113 c. Outside storage of materials shall be screened from public streets adjoining the lot by a combination of buildings, berms or landscaping. 23H TECHNOLOGY PARK MIXED USE CORRIDOR (MP4) ZONE 23H.1 PERMITTED USES No person shall within the Technology Park Mixed Use (MP4) Zone use any land or erect, alter or use any building or structure except as specified hereunder, as defined in Sections 2 and 23E.1 : i) business or administrative office; ii) commercial school; iii) dwelling units existing at the date of passing of this by-law; iv) research and development facility; and v) the following uses are permitted as ancill;iry uses to all of the permitted non-residential uses, but does not include a drive-through facility: a) financial office; b) eating establishment; c) printing or publishing establishment; d) fitness centre; and e) day care centre. 23H.2 REGULATIONS b. Lot Area (minimum) Lot Frontage (minimum) 3000m2 a. 40 meters c. Yard Requirements i) FrontYard and Exterior Side Yard 4 metres (minimum) to 8 meters (maximum) ii) Interior Side Yard (minimum) Rear Yard (minimum) With the exception that adjacent to lands designated for publicly owned stormwater retention facilities the setback is 2 meters iii) 1 0 meters 3 meters d. Lot Coverage (maximum) Landscape Open Space (minimum) 60% e. 20% f. Building Height 2 storeys(minimum) and 3 storeys (maximum) g. Landscaping Strip Width Requirements (minimum) i) Front Yard and Exterior Side Yard 4 meters ii) Interior Side Yard and Rear Yard 2 meters 23H.3 REGULATIONS FOR SERVICING, LOADING AND GARBAGE AREAS a. Servicing, loading and garbage areas shall be located in the rear or interior side yard and shall be screened from view. Servicing, loading and garbage areas in an interior side yard shall be set back a minimum of 15 metres from the front of the building. 23H.4 REGULATIONS FOR OUTSIDE STORAGE 8-114 a. No outside storage or outside garbage facilities shall be permitted." Schedule "1" to By-Law 84-63, as amended, is hereby further amended by changing the zone designation from: . "Agricultural Exception 13 (A-13) Zone" to "Holding - Technology Park Mixed Use ((H) MP4) Zone"; "Agricultural Exception (A-1) Zone" to "Holding - Technology Park Mixed Use ((H) MP4) Zone"; "Agricultural Exception (A-1) Zone~ to "Holding - Technology Park Prestige Employment 1((H)MP1) Zone"; "Agricultural Exception (A-1) Zone" to "Holding - Technology Park Prestige Employment 2 ((H) MP2) Zone"; "Agricultural Exception (A-1) Zone" to "Environmental Protection Zone"; Light Industrial (M1) Zone" to "Holding - Technology Park Prestige Employment 1 ((H) MP1) Zone"; ,"Light Industrial (M1) Zone" to "Environmental Protection Zone"; "General Industrial (M2) Zone" to "Environmental Protection Zone"; General Industrial (M2) Zone" to "Holding - Technology Park Prestige Employment 1 ((H) MP1) Zone"; "General Industrial (M2) Zone" to "Holding - Technology Park Light Industrial ((H) MP3) Zone"; "General Industrial (M2) Zone" to "Holding - Technology Park Mixed Use ((H) MP4) Zone"; "General Industrial Exception 17 (M2-17) Zone" to "Technology Park Prestige Employment 2 (MP2) Zone"; "Holding- General Industrial Exception 17 ((H) M2-17) Zone" to "Holding _ Technology Park Prestige Employment 2 ((H) MP2) Zone"; "Holding - General Industrial Exception 17 ((H) M2-17) Zone" to "Holding _ Technology Park Mixed Use ((H) MP4) Zone"; "Holding - General Industrial Exception 17 ((H) M2-17) Zone" to "Environmental Protection Zone"; and "General Industrial Exception 17 (M2-17) Zone" to "Environmental Protection Zone"; as shown on the attached Schedule "A" hereto. 3. Schedule "A" attached hereto shall form part of this By-Law. 4. This By-Law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 17(2) and 34 (21) of the Planning Act, R.S.O: 1990. 8-115 By-Law read a first time this day of By-Law read a second time this day of By-Law read a third time and finally passed this day of 2010 2010 2010 Jim Abemethy, Mayor Patti L .Barrie, Municipal Clerk 8-116 This i$ Schedule ~'A" to By-law 2010- J passed this' day of J 2010 A.D". a ~ 0: EAST 5 z z W ID Jim Abernethy, Mayor BOWMANVILL ~ From "A-1" To "(H)MP1'" ~ From "M1" To "(H)MP1" fi552i:I From "M2"To I(H)MP1" .~ From IA~1" To "(H)MP2" . ~ From "(H)M2-1?" To "(H)MP2" _ From "M2-17" To"MP2" ~ From "M2" To "(H)MP3i, . ~ From IA-1" To "(H)MP4" ~ From "A-13" To (H)MP4". 0?Zl From "M2" To"{H)MP4" ~~;tr~ From "(H)M2-17" To "(H)MP4" Zoning Change:' ~ From "A.. 1 II To "EP" . I:-::.::-:~ Fro~ "M1" To "EP" . . ,1QiE From 11M2" To "EP" . ~From "(H)M2-17" To "EP'" ~ From "M2-17" To "EP" 8-117 . Patti L. Barrie, Municipal Clerk Clw:.pn. REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: Report #: PSD-1 00-1 0 File #:ZBA 2010-0013 and SPA 2010-0015 Subject: TO PERMIT THE DEVELOPMENT OF A 1,439SQ. M., THREE STOREY BUILDING FOR A PROFESSIONAL DENTAL, MEDICAL OFFICE WITH PHARMACY AND ASSOCIATED PARKING AREA RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee Meeting recommend to Council the following: 1 . THAT Report PSD-1 00-1 0 be received; 2. THAT the rezoning application submitted by D.G. Biddle & Associates Ltd., to permit the development of a three storey building for a professional medical office with pharmacy and associated parking area at reduced standards be approved and that the attached By-law contained in Attachment 2 to Report PSD-100-10 be passed; and 3. THAT all interested parties listed in Report PSD-100-1.0 and any delegations be advised of Council's decision. , FCSLA, MCIP of Planning Services Reviewed by: U~.-::.... ~ Franklin Wu, Chief Administrative Officer RP/COS/df 31 August 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-118 REPORT NO.: PSD-100-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 Applicant: D.G. Biddle & Associates Ltd. 1.2 Owner: 1 Hartwell Bowmanville Inc. clo Reza Fadavi 1.3 Proposal: To permit the construction of a1 ,439 sq. m., three storey building for a Medical I Dental Office with Pharmacy and associated parking area 1.4 Area: 0.32 ha 1.5 Location: Part Lot 15, Concession 1, former Township of Darlington 1 Hartwell Avenue, Bowmanville 2.0 BACKGROUND 2.1 On May 25, 2010, D.G. Biddle & Associates Ltd. on behalf of 1 Hartwell Bowmanville Inc., submitted a complete application for an amendment to the Zoning By-law (84-63) to permit the construction of a 1,643 sq. m. Medical! Dental Office with Pharmacy. 2.2 The subject land is designated "Neighbourhood Centre" in the Clarington Official Plan. The site, together with the existing commercial plaza to the north, was created through a plan of subdivision on June 16, 1988. Both sites comprise the 'Neighbourhood Centre designation. Development of the commercial plaza on the northern site was approved on September 23, 2004. 2.3 The property under consideration is zoned "Holding - Neighbourhood Commercial Exception ((H) C2-9) Zone" in the Zoning By-law 84-63. The Applicant has requested an amendment to the Zoning By-law (84-63) to an appropriate zone which would retain all of the uses already permitted in the "Neighbourhood Commercial (C2-9) Zone" but would modify some of the applicable regulations for those uses. 2.4 Specifically, the Applicant requested: · Reduce the minimum front yard depth from 10m to 2.5 m · Reduce the minimum exterior side yard depth from 10m to 4.8 m · Reduce the minimum interior side yard from 10m to 4.2 m · Increase maximum building height from 10m to 12.7 m · Increase maximum floor area from 500 sq. m. to 1,643 sq. m. · Reduce minimum parking spaces required from .62 spaces to 52 spaces · Reduce minimum accessible parking required from 3 spaces to 2 spaces · Reduce minimum loading space (4 m x 11 m) from 2 spaces to 1 space 2.5 The above noted items are addressed in Section 10 of Staff Comments Report PSD- 100-10. 8-119 REPORT NO.: PSD-100-10 PAGE 3 2.6 The Applicant has submitted a Planning Rationale Report, a Parking Study, and a Phase 1 Environmental Site Assessment Report in support of this application. 2.7 On July 5, 2010, the General Purpose and Administration Committee of Council held a Public Meeting in accordance with the requirements of the Planning Act. At that meeting, comments were received from four members of the public. These comments were related to the proposed building design, the impact of reducing parking standards and the potential impact on property values. As a recommendation of Report PSD-082- 10 Staff were requested to continue to process the application including the preparation of a further report. 2.8 Following the Public Meeting held on July 5,2010 Staff had a discussion with the applicant about hosting an Open House to give the community the opportunity of providing additional comments on the Applicant's proposal. An invitation to the Open House was distributed by the Applicant to each landowner within 120 metres of the subject site. In addition, a copy of the proposed site plan drawing and all the relevant studies were available for viewing on the Clarington website prior to the Open House on July 22, 2010. 2.9 Based on feedback from the neighbours, the Applicant presented a modified site plan proposal at the Open House which had been designed to address the neighbour's . concerns regarding building design, siting, and parking standards. 2.10 Four landowners attended the Open House. Overall, they were in agreement with the modified site plan proposal. In particular, positive comments were expressed regarding the decrease in building size and the revised parking. Concerns such as the garbage room location and landscaping screening were revised after the Open House. Matters such as fayade materials, lighting, and signage will be addressed through the Site Plan process. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The site slopes from northeast to southwest towards the existing residential development. The property comprises 3,166 sq. m. of vacant land area. The site is located at the southwest corner of Hartwell Ave. and Durham Regional Road 57, a Type "A" Arterial road that serves as a main linkage between Highway 401 and the Bowmanville West Town Centre. 8-120 REPORT NO.: PSD-100-10 PAGE 4 Figure 1 View of site facing west (June 13, 2010) ',,-.. ......"...... ........ .'..... ~l ~.( Figure 2 View of commercial plaza facing northeast (June 13, 2010) 8-121 REPORT NO.: PSD-100-10 PAGE 5 3.2 The surrounding uses are as follows: North - South - East - West - Commercial uses (Neighbourhood Centre retail plaza) Residential Uses Residential Uses Residential Uses 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement The Provincial Policy Statement (PPS) promotes efficient land use and development patterns to protect the environment, public health and safety and facilitate economic growth. The proposed development application is within the Bowmanville urban area and proposes efficient development and land use patterns by accommodating an appropriate range of office and retail uses. The Provincial Policy Statement specifies that there shall be an appropriate mix of serviced commercial lands available to meet long-term commercial and employment needs of the community. The existing Neighbourhood Centre designation permits office and commercial uses that better serve the needs of area residents. The proposal conforms to the Provincial Policy Statement. 4.2 Provincial Growth Plan The focus of the Provincial Growth Plan is to create compact, complete communities that are supportive of transit and pedestrian friendly. A fundamental principle of the Growth Plan is to encourage intensification of underutilized urban lands to create a vibrant community where infrastructure exists to accommodate growth. Intensification areas will be planned and designed to provide a diverse and compatible mix of land uses, including residential and employment uses. The subject site is within the Built Boundary under the Provincial Growth Plan for the Golden Horseshoe. The plan policies call for the first priority of growth to intensify within built-up areas where better use of land and infrastructure can be made by directing growth to these areas. Intensification is encouraged to occur along major roads such as Regional Road 57 with the potential to achieve increased employment densities. The subject site and surrounding lands were created through a plan of subdivision on June 16, 1988. The site and the existing commercial plaza to the north provide a compatible mix of uses and employment for the surrounding community. Durham Road 57 is classified in the Clarington Official Plan as a Type "A"Arterial Road and lies within the Bowmanville urban area where intensification is deemed to be appropriate by the Growth Plan. The proposal conforms to the Provincial Growth Plan. 8-122 REPORT NO.: PSD-100-10 PAGE 6 5.0 OFFICIAL PLANS 5.1 Durham ReQional Official Plan The Durham Regional Official Plan designates the subject land "Living Area". The Plan indicates that subject to the inclusion of appropriate provisions and designations in the area municipal Official Plan "Local Centres" shall be permitted in Living Areas. Local Centres designated in the local official plans shall be planned and developed in accordance with a hierarchy including Urban Centres, Community Centres and "Neighbourhood Centres". Neighbourhood Centres are generally smaller in scale and serve day-to-day needs of residents of the surrounding community. The proposal conforms to the Durham Regional Official Plan. 5.2 ClarinQton Official Plan The subject lands are designated "Neighbourhood Centre". Neighbourhood Centres are meant to serve as focal points for residential communities and provide for day-to-day retail and service needs with a maximum amount of gross leasable floor space of 5,000 sq. m. The Clarington Official Plan specifies that an appropriate range of retail and service uses in the Neighbourhood Centres are desirable. The initial proposal for the subject site included 1,643 sq. m. of gross floor space. The applicant has now reduced the total floor area by 204 sq. m to 1,439 sq. m. The existing and proposed commercial plaza site are both well within the permitted 5,000 sq.m. for the "Neighbourhood Centre" designation in the Clarington Official Plan. From a site development and urban design perspective, the Official Plan requires that buildings be street-related with parking located at the side or rear of the building. The applicant has oriented the building towards the intersection. This will place the building as clos.e as possible to the street with the parking area located between the building and the abutting residences. The proposal conforms to the Clarington Official Plan. 6.0 ZONING BY-LAW 6.1 Zoning By-law 84-63 zones the subject land "Holding - Neighbourhood Commercial Exception ((H) C2-9) Zone". The uses currently permitted by this zone include retail and service uses. The existing zoning permits the proposed Medical I Dental Office with Pharmacy. Following the Open House on July 22, 2010 the Applicant has reduced the amendments to the Zoning By-law as follows: · Reduce the minimum front yard depth from 10m to 2.8 m · Reduce the minimum exterior side yard depth from 10m to 5.0 m · Reduce the minimum interior side yard from 10m to 7.1 m · Increase maximum building heightfrom 10m to 11.6 m · Increase maximum floor area from 500 sq. m. to 1,439sq. m. · Reduce minimum loading space (4 m x 11 m) from 2 spaces to 0 space 6.2 The above noted items are addressed in Section 10 of Report PSD-100-10. 8-123 REPORT NO.: PSD-100-10 PAGE 7 7.0 SUMMARY OF BACKGROUND STUDIES 7.1 Planninq Rationale Report The Applicant submitted a Planning Rational Report in support of this application. It provides background information of the property and surrounding area together with a review of Provincial, Regional and Local Planning Documents. The report indicates that the location is appropriate for intensification for the following reasons: · The proposed use will provide employment and economic stimulus and medical care to meet long-term needs of the surrounding neighbourhood; · Bowmanville is recognized as a major urban area in the Clarington Official Plan and is an appropriate location for intensification; and · The development of the subject site proposes to utilize the existing Type "A" Arterial road and urban services infrastructure. 7.2 Parkinq Study Due to the mix of uses that are possible to be accommodated on this site, Staff have advised the applicant to use a multi-use, shopping centre ratio to calculate parking needs. The Zoning By-law requirement for a shopping centre is 1 parking space for every 20 sq. m. of leasable floor area. This parking ratio is applied to commercial plazas in Neighbourhood Centres so as to allow for the broadest range of possible options for leasing. The initial Parking Study, submitted by the Applicant, provided justification for a reduced parking ratio. The Applicant's Parking Study relied on field observation and surveys of parking lot utilization at other similar shopping centres, Zoning By-law requirements of surrounding communities and local medical/dental buildings. Based on the initial findings of the study, parking requirements for the proposed medial office were estimated to be between 42 and 63 parking spaces. The Parking Study concluded that the proposed 52 parking spaces will adequately handle the parking demands of the proposed development on-site. At the Open House on July 22, 2010, the applicant presented a revised site plan which complies with the parking spaces and accessible parking spaces required by Zoning By-law 84-63. These items are addressed in Section 10 of Report PSD-1 00-1 O. 7.3 Phase 1 Environmental Site Assessment Report The Applicant has submitted a Phase 1 Environmental Site Assessment Report with the application. The research conducted looked for risks of environmental contamination on the subject site, reviewed the history and interviewed people familiar with the site's history. The. site has not been developed and historically was used for agriculture. There are surface indications of fill on site (Le. brick, concrete, plastic). This site is considered a low risk for contamination based on the area topography, historical photos, and the suspected source of the fill. The reports states that a Phase 2 investigation is not recommended. 7.4 The conclusions and recommendations of these reports will be incorporated through the Site plan approval process. 8-124 REPORT NO.: PSD-100-10 PAGE 8 8.0 PUBLIC NOTICE AND SUBMISSIONS 8.1 Public notice was given by mail to each landowner within 120 metres of the subject site and two public meeting notice signs were installed on the property, one on each road frontage. 8.2 At the writing of this report, Staff had received ten inquiries from various residents regarding the application. Issues raised from these inquiries include: · concerns about the current commercial zoning of the property, regulations proposed building design, height and size; · location of the building too close to the properties to the south and site lines; . impact of reducing parking standards; · impact of noise and lighting issues on property value; and · the grading of the site and storm drainage affecting surrounding properties. 8.3 Staff attended the open house held on July 22, 2010 to gather public response to the site plan modifications proposed by the Applicant. The comments and above listed issues have been further analyzed in Section 10 and can be addressed through the Site Plan review process. 9.0 AGENCY COMMENTS 9.1 The application was circulated to relevant agencies for comments. Clarington Emergency Services Department, Clarington Operations Department, Central Lake Ontario Conservation, and The Durham Region Public Works Department have no objections to the application and have advised that other concerns, if any, will be dealt with through the site plan approval process. 9.2 The Durham Region Planning Department has no objection to the proposal. Authorization for reliance of the Phase 1 ESA report by the region will be required. . Alternatively, the applicant may submit a Record of Site Condition (RSC) of a Phase 1 ESA report to the Ministry of Environment (MaE). An "Acknowledgement letter" from the MaE, which acknowledges the RSC and indicates the site has not been selected for audit, shall ~e provided to the Region. The provision of submitting either an authorization letter or an acknowledgement letter is revised to be included as part of a holding symbol, and not removed until such time as the authorization or acknowledgement letter has been reviewed to the satisfaction of the Region. Planning Staff do not support the use of the (H) Holding Symbol for this purpose, rather it can be addressed as a condition of the Site Plan Agreement. 9.3 The Clarington Accessibility Advisory Committee advised that they cannot support the reduction in the number of accessible parking spaces from three (3) to two (2). 9.4 Clarington Engineering Services Department advised that they are concerned that the proposed medical clinic may result in an undesirable amount of on-street parking. Prior 8-125 REPORT NO.: PSD-100-10 PAGE 9 to approval of the site plan they must be satisfied that there is adequate on-site parking for the proposed use. 9.5 The Clarington Accessibility Advisory Committee and Clarington Engineering Services Department are addressed in Section 10 of Report PSD-10Q-10. 1 0.0 STAFF COMMENTS 10.1 The application for an amendment to the Zoning By-law (84-63) to permit the construction of a 1,439 sq. m. Medical! Dental Office with Pharmacy has been prepared to meet a number of key Provincial, Regional and Local Policies including the Provincial Policy Statement, the Growth Plan for the Greater Golden Horseshoe, the . Region of Durham's Official Plan and the Clarington Official Plan. 10.2 The applicant has considered public and staff comments regarding the proposal and revised the site plan and building design to address the issues raised. The revised site plan and building design changes were presented at an open house on July 22, 2010. The following table summarizes the changes: Loading space (4 m x 11 m) 2 spaces 2.5 m 4.8m 4.2m 12.7 m 1,643 s . m 62 required 52 rovided 3 required 2 rovided 2 required 1 rovided 2.8m 5.0m 7.1 m 11.6 m 1,439 s . m. 53 required 54 rovided 3 required 3 rovided 2 required o rovided Accessible Parking spaces 10.3 BuildinQ Size The total gross floor area permitted by Zoning By-law 84-63 on the subject land is 500 sq. m. and the Applicant had requested an increase to 1,643 sq. m. on May 25, 2010. After the Public Meeting, further communications with the neighbours and a public Open House on July 22, 2010, the Applicant has reduced the building size by 204 sq. m. for a total gross floor area of 1,439 sq. m. Scaling down the building has had the effect of increasing the parking space ratio and the percentage of landscaped open space. The projected gross floor area of 1,439 sq.m. is within the maximum amount of leasable floor space permitted by the Clarington Official Plan in anyone 8-126 REPORT NO.: PSD-100-10 PAGE 10 Neighbourhood Centre of 5,000 sq. m. The revised proposal conforms to the new Provincial Guidelines recommending the intensification of urban sites. 10.4 Parkino After receiving Staff and public comments regarding the requested decrease of parking spaces and accessible parking spaces standards the applicant increased the parking ratios by decreasing the overall size of the building. Parking standards are calculated on leasable floor area rather than on total gross floor area. The new site plan proposal reduces the leasable floor area from.1 ,265 sq. m. to 1,057. Based on a leasable floor area of 1,057 sq.m. 53 parking spaces are required of which 3 must be identified as accessible parking spaces. By reducing the size of the building, the proposal now complies with the Zoning By-law and the change of zoning regulations for parking and accessible parking spaces is no longer required. Staff is satisfied with the modified proposal would not cause anyon-street parking problem identified by Engineering Staff and of concerned residents. 10.5 Some of the concerns raised by members of the. public were the impact of noise, odor and the aesthetics of the loading area and external garbage enclosure on the properties south of the proposed building. Th~ Applicant has stated that a panel van will meet the qelivery/pick-up of the building tenants. For the loading, a parking space adjacent to the depressed curb at the southwest corner of the building with access to the door to the interior garbage room has been provided. Refuse will also be picked up by a private contractor at the same location. By removing the loading area, the impact of noise on the adjacent residential properties is eliminated and it allows the Applicant to move the garbage enclosure inside the building thereby eliminating the potential impact of odors and aesthetics on those properties. This change will also result in a better parking lay-out and an improved southern fa<;ade design. As a result, there is no need for a full loading area for large trucks as required by the By-law. A similar dental practice location on Liberty Street does not have a loading space and all delivery/pick-up needs have been easily accommodated by smaller vehicles utilizing a normal sized parking space. 10.6 Urban Desion The applicant has oriented the building towards the intersection. This creates building massing, architectural interest and prominence at this intersection and also allows for a parking area partially shielded from the street by the location of the building. The main entrance has been located in the western elevation of the building so as to provide direct access from the parking area. A pedestrian connection to Durham Regional Road 57 will be provided by a concrete walkway. The proposed siting of the building is intended to allow for the location of the building as far forward on the site as possible. This will provide an increased separation from the adjacent abutting single detached residences. 8-127 REPORT NO.: PSD-100-10 PAGE 11 The designed brick building with pitched and gabled roofing is proposed to be located at the front of the site with a multi-windowed front far;ade facing Durham Regional Road 57 with a circular glassed atrium facing the intersection with Hartwell Avenue. 10.7 Setbacks The Applicant has requested a reduction of the minimum front yard from 2.5 m. to 2.8 m., the minimum exterior side yard from 4.8m to 5.00 m and interior side yard from 12.7 m.to 11.6 m. The Official Plan requires that buildings be street-related with parking located at the side or rear of the building. The proposed reductions of setback requirements are intended to allow for the location of the building closer to the street to meet the Official Plan policies. Siting the building as close to the street line as possible will enable street presence on the arterial road. This will also provide an increased buffer of the roads from the adjacent abutting single detached residential units while allowing for a street-related building. The Applicant has revised his application to allow for a larger interior side yard to address the concerns raised by the members of the public regarding the proximity of the building to adjacent residential properties. The Applicant has requested the reduction of the interior side yard from 10m. to 7.10 m. The revised site plan allows for improved south and west elevation designs. Improvements to the landscape plan have been discussed with the Applicant to provide screening to the adjacent properties (see Attachment 2 - Proposed Building Rendering). 10.8 Buildina Heiaht On May 25, 2010 the applicant had requested an increase of the maximum building height permitted by the Zoning By~law from 10 m. to 12.7 m. to permit the construction of a three storey building in order to make more efficient use of the property. The Applicant has now revised his proposal to increase the maximum building height permitted by the Zoning By-law from 10m. to 11.6 m. The building has been reduced in size and moved further away from the property line to lessen the impact of the building height on the closest neighbouring residences to the south. The grade of the land is such that the building will be built into the hill at the north elevation which will give the appearance of a lower building height looking from north to south. 10.9 Matters such as noise mitigation, hours of operation, refuse, landscaping, grading of the site, storm drainage, illumination and building design will continue to be addressed through the site plan approval process. 10.10 Given the proposed development, site topography and proximity to the nearby residents, this site is not suitable for drive-through uses and these provisions of the Zoning by-law will be removed at this time. 11.0 CONCLUSIONS 11.1 The intent of the application is to permit the development of a three storey professional commercial medical/dental clinic with a pharmacy on the site within the Bowmanville area. Staff considers that the major issues raised by the neighbours have now been successfully addressed by the applicant. 8-128 REPORT NO.: PSD-100-10 PAGE 12 11.2 Taking into consideration all of the public and agency comments received, and the revisions made to the Applicant's proposal, it is respectfully recommended that the application to permit the development of a three storey building for a professional medical office with pharmacy and associated parking area at reduced standards be approved and that the attached By-law contained in Attachment 3 to Report PSD-100- 10 be passed. Staff Contact: Ruth Porras Attachments: Attachment 1 - Key Map Attachment 2 - Proposed Building Rendering Attachment 3 - By-law List of interested parties to be advised of Council's decision: 1 Hartwell Bowmanville Inc. c/o Reza Fadavi Stan and Cindy Driscoll Mehdi Rassaf M. LaCavera Glenn Genge Kelly and Matt Shannon Durham Regional Planning Department Jaimie Kirby Municipal Property Assessment Corporation John and Laurie Aldsworth Hugh and Vivian Perkins Lawrence Hellinga Ruth Kolisnyk Michael Power Trina Fitzpatrick and Daniel Layman and family Phil Annis Manuel Raposo Marcia Raposo Isabelle Peat 8-129 , Attachment To Report PSD-100-1 - 'ej ~ .. .E c ~ .S; Q) c M~ 'S; cu c E ~ c C'lS ~ 0 Q) E 0 E ~ m 0<( - a:l ~ ~ (j) o ns ~ No <(>0 C'lS ma:l :J: N~ .... -.: .2 G) 0 c N ~ UJ ';:) z UJ ~ :i UJ ~ ~ i9HllOa '1"NO\03'd \H LS a"O'd . <' ' ~ .... o 0:: W ..J C Z <( o 3^IHO 31lSVOANNOB Attacnment 2 To Report PSD-100-10 a io ~ \" ':' j" i In ~ .. ij ~ n I j ... ill I it h I ; ~~ I i fill .Uill 8-131 Attachment 3 To Report PSD-1 00-1 0 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2010- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the former Town of Newcastle 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 2010-0013; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. 17.5.9 NEIGHBOURHOQD COMMERCIAL EXCEPTION (C2-9) ZONE Notwithstanding the provisions of Sections 3.13, 17.3 a, 17.3 c., i), ii), iii), 17.3 f., and 17.3g. those lands zoned C2-9 on the Schedules to the By-law shall be subject to the following zone regulations: a. Lot Area 3,100 square metres b. Yard Requirements (minimum) i) Front Yard 2.8 metres ii) Exterior Side Yard 5.0 metres iii) Interior Side Yard 7.1 metres c. Building Height (maximum) 11.6 metres d. Floor Area (maximum) 1,439 square metres e. Loading Spaces Nil 2. Schedule' "3" to By-law 84~63, as amended, is hereby further amended by changing the zone designation from: "Holding - Neighbourhood Commercial Exception ((H) C2-9)" to "Neighbourhood Commercial Exception (C2-9)" . 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 read a first time this day of day of 2010 BY-LAW read a second time this 2010 BY-LAW read a third time and finally passed this day of 2010 Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 8-132 This is Schedule "A" to By-law 2010- passed this day of , 2010 A.D. ~ "t:: a Q) :t:: CI) (\) ~ c:: c:: o co Hartwell A venue "'0 (\) o ~ c: t co ~ Candler Court E222I Zoning Change From "(H) C2-9" To "C2-9" Jim Abernethy, Mayor , Patti L. Barrie, Municipal Clerk . 8-133 C/ggton REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13,2010 Resolution #: By-law #: Report#: PSD-101-10 File #: ZBA 2010-0012 Subject: APPLICATION FOR PROPOSED ZONING BY-LAW AMENDMENT APPLICANTS: HENK AND LISA MULDERS RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-101-10 be received; 2. THAT the application for a Zoning By-law Amendment submitted by Henk and Lisa Mulders be approved and the by-law as contained in Attachment 4 of Report PSD-101- 10 be adopted; 3. THAT the Durham Region Planning Department and Municipal Property Assessment Corporation (MPAC) be forwarded a copy of Report PSD-101-10 and Council's decision; and . 4. THAT all interested parties listed in Report PSD-101-10 and any delegations be advised of Council's decision. Submitted by: r-.\ .4 n ,- /., 't-.. Reviewed by: (J f---u.~ -..:.. Ll'---J \A- Franklin Wu Chief Administrative Officer MH/CP/df 26 August 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-134 REPORT NO.: PSD-101-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 ApplicanUOwner: Henk and Lisa Mulders 1.2 Proposal: To increase the lot area of the subject site. from 2.02 ha to 4.04 ha; to expand an existing greenhouse building by increasing the maximum permitted lot coverage for agricultural buildings from 46.25% to 57%; and to permit a second dwelling for the use of persons employed on the farm only. 1.3 Area: Existing: 2.02 ha Proposed: 4.04 ha 1.4 Location: Part Lot 3, Concession 3, former Township of Darlington, 3990 Bragg Road, Darlington (Attachment 1). 2.0 BACKGROUND 2.1 The Owners of the subject property have previously received approval for a number of minor variances to increase the lot coverage for agricultural buildings from 5% to 46.25%, in order to facilitate the expansion of their greenhouse operation. Shortly thereafter, the Owners constructed a dwelling on the adjacent property to the south which they also own. The dwelling is currently being used as living accommodations for a number of farm employees throughout the growing seasons. 2.2 On March 3,2010, the Owners formally approached both the Regional Planning Department and Clarington Planning Services Department with their proposal to further expand their greenhouse operation in order to meet market demands and maintain a viable and thriving greenhouse business. 2.3 On May 19, 2010, the Owners submitted the necessary rezoning application in order to expand their existing greenhouse operation and a public meeting was held on July 5, 2010. No one spoke in opposition and the application was referred back to Staff to i afford Staff additional time to review and process the rezoning application. The Owners have submitted the necessary application for consent to the Durham Region Land Division Committee, which is scheduled to be heard on September 13, 2010. 3.0 LAND CHARACTERISTICS AND SURROUNDING USES 3.1 The applicant owns two adjacent parcels located at the southwest corner of Bragg Road and Concession Road 4, in Darlington. The first property is 2 hectares in size and has a lot frontage of 100 metres along Bragg Road, and 403 metres along Concession Road 4. The second parcel is 10 hectares in area with a 503 metre frontage on Bragg Road. The surrounding properties range in size from 0.4 hectares to 70 hectares and many of these properties are actively farmed. The existing and proposed land characteristics for the subject property and the other lands owned by the applicant to the south are listed in the following table: 8-135 REPORT NO.: PSD-101-10 PAGE 3 2 ha 100 m 46.25% 1 ,-',",- ,'.-., .'<PROPOSED.... 4 ha 200m 57% 2 Lot Area F ronta e Lot Covera e # Dwellin s Floor Area a ricultural buildin s 9,250 m2 Residential! A ricultural ." ..i,.OTHER'.L2ANOS;.OWNEDiBY:';YAepL.ICANT./;> ',1< ,i,>EXlSI'IN$Li(;i;;,. "i~>',.' 10 ha 503 m o 1 22,870 m2 Residential! A ricultural :};!-'<.:,;':,~?-,;.,!;,}:::-:;, ~_":'."7>f>->~'~';; "", :~\",;,~,,;';_(~' ;,:; c':'; ;,',"'-."" ?,;,PROPOSEO 8 ha 403m o o Use o Residential! A ricultural A ricultural (please refer to Attachment 3 when reading the above table) o The following photographs were taken on June 11, 2010 to document existing site characteristics and uses. Mature coniferous vegetation was present along the north, and east property boundaries which provided natural screening between the greenhouses and the public roads and neighbouring properties. Vegetative screening was also present along part of the west property boundary (Photo #2). Photo #1: Existing Greenhouse. & vegetative screening from Concession Road 4 and neighbouring property, looking west 8-136 REPORT NO.: PSD-101-10 PAGE 4 Photo #2: Existing Greenhouse and interface between neighbouring property to the west, looking south ;j' .--. f'! Photo #3: Existing farm help dwelling on adjacent property to the south (also owned by applicant) 3.2 The surrounding uses are as follows: North - Agriculture/Rural residential South - Agriculture (other lands owned by applicant) East - Agriculture West - Agriculture/Rural residential 8-137 REPORT NO.: PSD-101-10 PAGE 5 4.0 PROVINCIAL POLICY 4.1 Provincial Policy Statement (PPS) The PPS states that Prime Agricultural Areas are areas where prime agricultural lands predominate. They shall be protected for long-term use for agriculture and permitted uses include agriculture, secondary uses and agriculture-related uses. The subject property, although not designated Prime Agricultural Areas, is in an area of the Municipality where prime agricultural lands predominate, and is consistent with the principles of the PPS. 4.2 Greenbelt Plan The subject lands are within the rural area of the Protected Countryside Area in the Greenbelt Plan. Within rural areas, agricultural, agriculture-related and secondary uses are permitted. The Greenbelt Plan indicates that minor lot adjustments or boundary additions are permitted, provided they do not create a separate lot for a residential dwelling in prime agriculture areas, and there is no increased fragmentation of a key natural heritage feature. The subject application will not result in a separate lot for a residential dwelling, and therefore is consistent with the policies of the Greenbelt Plan. 4.3 Provincial Growth Plan The subject lands are within the "Greenbelt Area" within the Growth Plan for the Greater Golden Horseshoe. Lands within the "Greenbelt Area" are subject to the policies of the Greenbelt Plan. 5.0 OFFICIAL PLANS 5.1 Durham Reqional Official Plan The subject lands are designated "Major Open Space Areas" within the Durham Regional Official Plan (DROP). Lands designated Major Open Space Areas shall be used for conservation, and a full range of agricultural, agriculture-related and secondary uses. The DROP permits the establishment ofa second dwelling to accommodate persons employed full-time, where the size and nature of the operation warrants additional employment. As the proposal maintains the agricultural use of the property, the application conforms with the policies of the DROP. 5.2 Clarinqton Official Plan The subject lands are designated "Green Space" within the Clarington Official Plan. Green Space lands are intended to link significant components of the Municipality's Open Space System, in addition to functioning as urban separators between the urban areas within Clarington. Green Space lands shall be used predominantly for 8-138 REPORT NO.: PSD-101-10 PAGE 6 conservation and recreation. However, agriculture and farm-related uses are also permitted. The proposed uses of the subject property are in keeping with the policies of the Clarington Official Plan. The Clarington Official Plan states that within any agricultural designation, a second dwelling for farm help is permitted as an accessory use to a farm operation provided the property is a minimum 20 hectares in size. The subject property is designated Green Space, and therefore is not subject to this policy. 6.0 ZONING BY-LAW 6.1 Within Zoning By-law 84-63, the subject property is zoned "Agricultural (A)". Within an "A" zone, a property must have a minimum lot area of 20 hectares in order to be permitted a second dwelling for farm employees as an accessory use to the farm operation. In addition, lot coverage for all agricultural buildings on the subject property is limited to 5%. The subject application seeks to rezone the lands to an appropriate agricultural exception zone to permit the proposed lot boundary realignment and greenhouse expansion (see Staff comments, Section 9.0 for further discussion). 7.0 PUBLIC SUBMISSIONS 7.1 Staff received one .(1) written submission from a neighbouring property owner, who wanted to notify Council of their full support of the proposed greenhouse expansion, and rezoning application. No public submissions were received by Staff in opposition to the application. 7.2 A public meeting was held on July 5,2010 and no one spoke in opposition to the proposed Zoning By-law Amendment application. 8.0 AGENCY COMMENTS 8.1 The application for Zoning By-law Amendment was circulated to a number of agencies for comment, and all agency comments have been received atthis time. The Clarington Emergency Services Department, Clarington Engineering Services Department, Building Division, and Clarington Operations Department had no objections to the proposed amendment. 8.2 Central Lake Ontario Conservation Authority (CLOCA) provided the following comments for consideration: · The soils in this area are fairly well drained and would have good opportunity for infiltration. Therefore, provided there is sufficient area between the property boundary and the proposed future greenhouses to allow for infiltration of additional flows from increased roof area, then water quantity controls on the property will not be required. 8-139 REPORT NO.: PSD-101-10 PAGE 7 · Any future grading associated with the expansion of the greenhouses should be carried out in a manner to ensure that there are no impacts to adjacent private properties. Sediment controls should be installed to ensure that any exposed soils are contained on site and are not transported onto adjacent private properties. · Permits from the Authority will not be required for the proposed future expansion of the greenhouses. Based on the above comments, CLOCA has no objections to the approval of the proposed rezoning application. 8.3 The Durham Regional Health Department advised that a private water supply and . private waste disposal system is currently in place. They have no concerns with the application. 8.4 The Durham Regional Planning Department have provided comments on the application. They have indicated to Staff that the subject application is consistent with all Provincial Policy, and is in keeping with Regional Official Plan policies. In addition to their written comments, the Durham Regional Planning Department had discussions with Staff which indicated that a severance of 2 hectares of the southerly property, to be added to the subject property, is satisfactory for the following reason: the remaining 8 hectare parcel of land (retained lot) would provide a sufficient size to function as a viable farm parcel; any severance greater than 2 hectares could potentially impact the viability of the southerly farm parcel, and therefore would not be supported by Regional Staff. 9.0 STAFF COMMENTS 9.1 As previously discussed, farm help dwellings are restricted to farm operations on a property having a minimum lot area of 20 hectares in accordance with Zoning By-law 84-63. The general intent of this zoning provision is to allow second dweWng units for farm help where the farm operation is of a size that warrants additional employment, and would benefit from having separate accommodations for its farm employees. When these regulations were written, all assumption was made that the larger a farm parcel, the larger the farming operation and therefore the greater the need for separate accommodations for farm employees. It has become evident that the current greenhouse operation warrants additional employment and would benefit from having separate living accommodations for its farm employees based on the following: . . The applicant has already invested in erecting a bunkhouse dwelling and separate private services on the adjacent property, where his farm employees have been residing; . 8-140 REPORT NO.: PSD-101-10 PAGE 8 · Greenhouse operations are labour intensive, and require daily attention; · The existing greenhouse operation operates for approximately 10 months of the year; and · If the proposed Zoning By-law Amendment is approved, the operation would potentially double in size, and require an even greater amount of year-round farm employees. 9.2 In 1996, the Ontario Greenhouse Vegetable Growers provided staff with their comments on a minor variance application submitted by Henk and Lisa Mulders with regards to the unique qualities of a greenhouse operation compared to other farm operations in Ontario. They indicated that production from greenhouse operations can be 10 times . that of a field operation. They have stated that this farming practice displays the best use of farm land for food production and is particularly a good production decision for farm land that is in high demand. 9.3 Staff are cognizant that in areas where farm businesses and residential properties are located side-by-side, conflicts about the way a business operates may arise between farmers and their neighbours. Some operations produce dust, noise and smells depending on the type of farming operation. The Ontario government passed legislation, (Farming and Food Production Protection Act (FFPPA)), to protect farmers from nuisance complaints made by neighbours provided the farmer is following normal farm practices. Regardless of a farmer's rights under the FFPPA, the current regulations within Zoning By-law 84-63 impose minimum setback requirements for agricultural buildings to ensure proper separation of uses is maintained. The Owners are proposing to maintain the minimum required 15 metre setback between the greenhouses and all property lines. 9.4 The subject lands are located within the limits of the geological formation known as the lake Iroquois Beach. The lake Iroquois Beach is identified as a key natural heritage feature, for its extensive forested areas and wildlife habitat which provides an east-west natural corridor across the Municipality. The subject application does not seek to remove any vegetation or forested areas, and the proposed greenhouse expansion will maintain an approximate 300 metre separation (minimum) between the forested area of the lake Iroquois Beach and the proposed greenhouse expansion. In consultation with the Central lake Ontario Conservation Authority, it was determined that the nature of the subject application did not warrant an Environmental Impact Study, provided the applicant committed to ensuring proper sediment controls are used during the construction of the expanded greenhouse. 9.5 The proposed Zoning By-law Amendment is consistent with all Provincial and Regional policy. The Owner has illustrated to Staff that the viability of their greenhouse business depends on the ability to accommodate year-round farm employees and also to have the ability to expand their operation as the market dictates. The proposed Zoning By-law Amendment (Attachment 4) has been drafted to allow for a total lot coverage of 57% of the newl'y proposed lot size, for greenhouse buildings only. Therefore, if a future owner of the property wishes to change the farming operation from greenhouse to crop or livestock, the farmer will not be permitted to construct a farm implement shed or 8-141 REPORT NO.: PSD-101-10 PAGE 9 livestock facility with 57% coverage; they will be required to comply with the maximum permitted 5% coverage. The proposed amendment does not reduce the minimum required setbacks for agricultural uses, and therefore the proposed greenhouse expansion will continue to be required to maintain a minimum 15 metre setback from all property lines. This will ensure proper separation of uses and will also provide an appropriate amount of land to ensure proper water infiltration and drainage is maintained following the greenhouse expansion. 9.6 Taxes for the subject property are paid in full. 10.0 CONCLUSION 10.1 In consideration of the comments contained in this report, staff recommends that the application for Zoning By-law Amendment as contained in Attachment 4, be approved. Staff Contact: Meaghan Harrington Attachments: Attachment 1 - Property Location Map Attachment 2 - Explanatory Letter (prepared by Owner/Applicant) Attachment 3 - Proposed Lot Boundary Adjustment Attachment 4 - Zoning By-law Amendment List of interested parties to be advised of Council's decision: Henk & Lisa Mulders Michael & Barbara Earle 8-142 .. ~ 0:: is iii w o is o <'~ - c o - C) c :e III c - C. III :E c o ; ~ .3 ~ ep c. e D.. aVOH 3:1 al^OHd ~ I t' I I l (\ j: :1 1 t '.jJl'. i! 1:1 t~! , if: ',', I Ii ,; jl ,~ ! J! ~ ',"",. . t." .'.' ~_ d 1'1, ~; ~ 1'. t J if ~ 1<. , I. x . , g J , "-'. '. .. \. .., '., " t '. ., '. 11 '. '. J '" ~ '. ~ '. " '. o:t 0 ", ct '. 0 a: '0 Z S ..Jc 'C en 'Co CD ep:;: c_ VI C) (/)"- ~-B VI c o:g UJ :;: U I/) Q,c( 1/)'- ~ 'CQ, Z ")( D. CQ, 0 W ..!lUU u ~~ .c 0 I ~ ~~ i~ i: :1r ; e~ ti, ;; i:~ j 5..i: ~i hl f Kht!;!ilj Attachment 1 To Report PSD-101-10 CD - en u CD 'E ::J U) - C <<I .~ C. Q, <<I >- .c 'C ep C ~ o I/) 'C C ..! - c Q) N.a 'I"" C o Q) o E 0< 'I"" ~ o C'G N. <(~ m.... N .~ C o N ... CD .c 5 10 a'<to~ 99'<t~1l t. 1. I~ l . , ; I I , I I i 1 ; 'I' 1 j 1 l j ;';J /.} , f .~ I h,' I I ; I 1 I ( r r I I r ! / i I j I t I i I I I i I ; i ! ! I I ! 1 I i / I I ! I I I I ~ Q) :5! ::::I :E C'G rn :J 'tJ C C'G ~ C Q) :::E: i.: Q) C ~ o <'~ Is llt'!I.I.~.!. ~ .. i~:l: .. f'~ 'I )'ll! ~I ii, ~~,!:. ~.I'I~\I: - i I'll 'O! .. l~ Attachment 2 To Report PSD-101-10 May 16, 2010 To Whom it may concern, RE: REQUEST FOR LOT REALIGNMENT, INCREASE IN LOT COVERAGE AND A SECOND DWELLING FOR FARM WORK AT 3990 BRAGG ROAD We, Lisa Mulders and myself Henk Mulders own and operate Link Greenhouses at 3990 Bragg Rd. The main crops in our operation are Beefstake tomatoes and seedless cucumbers. In the spring some bedding plants are grown mainly for farm gate sales. Normally greenhouses that produce tomatoes and cucumbers ship their product to wholesalers. Our operation is unique inthat we take care of our own sales and deliveries to local stores. The deliveries are being done twice a week with our own truck, but by doing our own sales and deliveries it does add to the workload and therefore more reliable and skilled employees are needed. Currently there are five (5) fulltime employees and in the summer; four (4) migrant workers and a few summer students are hired to meet the workload.'The existing greenhouse covers about 2 acres (0.8 hectares) and is located on approximately 5 acres (2 hectares) of land. Currently the greenhouse covers approximately 47% of the property ( the 47% coverage was permitted ' through a minor variance) and there is no room for future greenhouse expansion at this location. I do however own a 25 acre (10 hectare) parcel of land directly south of 3990 Bragg Rd. At this moment we wish to realign the lot boundary between the two properties, roughly 350' (106 metres) to the south in order to gain an additional 5 acres on the subject property, 3990 Bragg Rd. Without the lot realignment no further expansion could take place at the current location; there is simply no room. If we were to build additional greenhouses on the southern property , (25 acres) the existing greenhouses and the new greenhouses would be separated by a minimum 100 feet (30 metres) based,on the minimum required side yard setback requirements in the Zoning By-law for agricultural buildings. This would make for a very inefficient operation and creates great problems when moving plants and products in the middle of winter. Since the greenhouse operation is a very volatile industry in regards to the demand of our product and input cost it is very possible that in order to keep the operation a viable business, expansion of the greenhouses could be needed on very short notice. For the hired migrant workers a bunkhouse is needed for accommodations. Within the Zoning By-law, a bunkhouse is considered to be a dwelling and in order to put a second dwelling on a 8-144 ..:, ). '~ farm property, the parcel of land upon which it is located must have a minimum lot area of 20 hectares. If and when a lot rea.lignment has been completed, the subject property will have grown to approximately 10 acres (4 hectares) which is below the minimum 20 hectares to allow for a second dwelling. Unfortunately when the By-law was written, not enough thought was given to the small~r, high , intensive labour farm operations. In my experience, labour intensive farming is only possible with the help of migrant workers. Therefore it is very important, for the viability of the operation on the subject property that a bunkhouse becomes part of the greenhouse operation At this time some of the propeJ:ty to the south is already being used by Link Greenhouses, n'amely for storage, driveway and the bunkhouse in question which was originally built on the southern property due to Zoning By-law constraints which would not allow a second dwelling on the northern property without a rezoning. 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De 8-146 CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW NO. 2010- Attachment 4 To Report PSD-101-10 being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the former Town of Newcastle 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 Clarin~ton for ZBA 2010-0012; NOW THEREFORE BE IT RESOLVED THAT, the Council of the Corporation of the MunicipalitY of Clarington ehacts as follows: 1. Section 6.4 "SPECIAL EXCEPTIONS - AGRICULTURAL (A) ZONE" is hereby amended by adding a new Special Exception Zone as follows: "SECTION 6.4.26 AGRICULTURAL EXCEPTION (A-26) ZONE , Notwithstanding Sections 6.1 a. and 6.3 a., dc, those lands zoned A-26 on the Schedules to this By-law may, in addition to other uses permitted in the "Agricultural (A)" Zone, be used for one (1) additional single detached dwelling provided that such dwelling is accessory to a farm operation on the subject lot and is used only by persons employed on the lot. Those lands zoned A-26 on the Schedules to this By-law are subject to the following special regulations: a. Lot Area (minimum) 4 hectares b. Regulations for Non-residential Uses: i) Lot Coverage (maximum) for Greenhouses 57%" 2. Schedule '1' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Agricultural (A) Zone" to "Agricultural Exception (A-26) Zone", as illustrated on the attached Schedule 'A' hereto. 3. Schedule "A" attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. BY-LAW read a first time this day of day of 2010 BY-LAW read a second time this 2010 BY-LAW read a third time and finally passed this day of 2010 Jim Abernethy, Mayor Patti L. Barrie, Municipal Clerk 8-147 This is Schedule "A" toBy-law 2010- passed this day of , 2010 A.D. , Q <( o " C) C) ~ III ^' JJ ~ Zoning Change From "A" To "A-26" ~ Zoning To Remain "A" Jim Abernethy. Mayor Patti L. Barrie. Municipal Clerk '" )J CONCESSION ROAD . ~ o a: I DARLINGTON ZBA 2010.0012 SCHEDULE 1 8-148 CJ!Jl..pn REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution, #: By-law #: N/A Report #: PSD-102-10 File #: PLN 8.11.1 Subject: EXCEPTION TO POLICIES FOR MOBILE SIGNAGE FOR CLARINGTON OLDER ADULT ASSOCIA liON RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-102-10 be received; 2. THAT the request of the Clarington Older Adult Association to amend either the Exterior Signage on Municipal Property Policy, or the Sign By-law 2009-123 to allow for an off-site mobile sign be denied; and 3. THAT all interested parties listed in Report PSD-102-10 and any delegations be advised of Council's decision. Reviewedbd~ ~ Franklin Wu, Chief Administrative Officer FUdf 23 August 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-149 ' REPORT NO.: PSD-102-10 PAGE 2 1.0 BACKGROUND 1.1 Council at their meeting of September 21,2009 approved the new ClaringtonSign By- law 2009-123 to come into effect on January 1, 2010. Active enforcement of the by-law is occurring and the Planning Services Department are processing numerous sign permit applications. The Sign By-law applies to private property. 1.2 To address the issues not-for-profit and community groups where having with the announcement of special events; Council approved a Corporate Policy for "Exterior Signage on Municipal Property for Recognized Agencies and Groups" on March 1, 2010. This policy allows groups to use municipal property to announce their special events, at specific locations for limited duration. 1.3 Many not-for-profit and community groups use road side signage to announce their events, the road right-of-way is governed under the Road Occupancy By-law. To facilitate the use of the road right-of-way by these groups Council adopted a policy, "Community Festival/Event Temporary Signage" under the Road Occupancy By-law on July 13th, 2010. 1.4 The Clarington Older Adult Association (COAA) provided a letter to Council (Attachment 1) requesting that the issues they have with promotion of their ongoing events through the use of a mobile sign be addressed as an exception. In addition, representatives of the COAA made a delegation to the July 13th, 2010 Council meeting indicating that while they appreciated the ability to promote a community festival or event with temporary signage, their issue was with ongoing promotion and that an alternate solution was needed. The delegation was referred to Planning Services Staff, who met with representatives of the COAA on July 23rd. ' , 2.0 COMMENTS 2.1 As part of the ongoing implementation of the Sign By-law it is recognized that many community groups and agencies wish to advertise events, such as registrations, fundraisers and other activities as part of their service to the community. The issues faced by community groups and agencies in getting their message out to the public is the same as that of the Municipality, how to effectively communicate within the confines of a tight budget. To assist community groups and agencies in being able to promote their events, the municipality has worked with the various groups in an attempt to tailor the sign by-law and municipal policies to address the issues. 2.2 The Clarington Older Adult Association believe they have a unique set of issues. The COAA for the most part hold their activities in the Clarington Beech Centre which is a municipally owned facility situated within a residential neighbourhood. 2.3 While many longterm residents intuitively know how to get to the Clarington Beech Centre additional wayfaring signage along the street right-of-ways maybe helpful. The Clarington Beech Centre in addition to being host to the COAA hosts many banquets 8-150 REPORT NO.: PSD-102-10 PAGE 3 and other events. Having wayfaring signage in place would be helpful to tourists, visitors and the residents of the neighbourhood. 2.4 The COM use the Activity Guide, electronic lobby signs, their newsletter, telephone trees and other means of communication to reach their membership and prospective members with regard to their activities. 2.5 The COM specifically have avoided using the electronic media sign at G.B. Rickard as it confuses some drivers who then think the program is being held at this site. For the same reasons the COM do not wish to place their mobile sign at the G. B. Rickard site for their special events. The COM have also noted that the municipal policy only allows for display of mobile signs two weeks in advance of an event, the COM have ongoing programs they wish to advertise, in addition to special events. 2.6 Placement of the mobile sign at the Clarington Beech Centre site would not adhere to ' the intent of the Sign By-law as it is a residential neighbourhood. In addition, a mobile sign on site would not have high exposure. The COM enjoy the residential neighbourhood they are located within and do not want to introduce unnecessary signage. 2.7 For a number of years the COM have been using a mobile sign located on private property to announce their program (weekly) events. The Sign By-law does not allow for off-site mobile signs on private property. A mobile sign on a private property has to be related to the business occurring on the site and obtain all the necessary permits. To allow the COM an off-site mobile sign as an amendment would be undesirable. The proliferation and quality of mobile signs received the majority of public comments during the preparation of the Sign By-law; as such stringent rules for mobiles sign companies, the colour of lettering, and size of mobile signs have been included in the Sign By-law. While privately owned mobile signs are allowed and the COM could meet the size and colour issues allowing for off-site advertising of events would not meet the intent of the Sign By-law. 2.8 The COM like other not-for-profit and community groups have the right to use Municipal property to advertise their events. To address the unique situation of the COM with its home location at the Clarington Beech Centre and the partnership role it has with the Municipality a special accommodation could be made; however, amending the Exterior Signage on Municipal Property Policy, to either provide a specific location for an off-site mobile sign or changing the display timeframes specifically for the COM would open up the policy to other agencies that have similar affiliations with the municipality such as the library, hall boards, museum and Clarington Board of Trade. It would introduce a piecemeal approach to specific agency issues with regard to signs on municipal property. Because much of the public comment received during the review of the Sign By-law focused on mobile signs the municipal policy included strict timeframes and requires any signs on municipal property to meet the same standards as those on private property, it sets a consistent format for all partner agencies to follow. 8-151 REPORT NO.: PSD-102-10 PAGE 4 3.0 CONCLUSION 3.1 Planning Staff met with representatives of the COM on July 23, 2010 to 'review their unique issues and assist in working through potential solutions. 3.2 The COM is pursuing the issue of wayfaring signage with the Region of Durham, as the signage is required on Regional Roads. Staff have assisted where possible in this endeavour. 3.3 The COM make good use of other avenues for advertising their events and programs through municipal communications opportunities such as Clarington.net, the Activity Guide and website events calendar. ' 3.4 While Staff appreciate the COM have issues with not being able to employ their mobile sign on private property or municipal property for ongoing advertising of its program, given that mobile signs received much criticism during the Sign By-law review and specific policies were introduced to address their proliferation, amending the By-law would undermine the goal of improving the aesthetics throughout the Municipality. 3.5 Staff are recommending that the request of the Clarington Older Adult Association to amend either the Exterior Signage on Municipal Property Policy, or the Sign By-law 2009-123 to allow for an off-site mobile sign be denied. Staff Contact: Faye Langmaid Attachments: Attachment 1 - Letter from COM Interested parties to be notified of Council's decision: Angie Darlison, Clarington Older Adult Association Sara Gilroy, Durham Central Agricultural Society John Conrad, Durham Central Agricultural Society Matt Stephenson, Durham Central Agricultural Society 8-152 Mayor Abernethy; Attachment 1 To Report PSD-102-10 CLARINGTON OLDER ADULT ASSOCIATION The Clarington Older Adult Association (COAA) would like to also register its concern regarding By-Law No. 2009-123 - "The Clarington Sign By-law". Although our organization understands that the Municipality has an obligation to clean up sign pollution in the community we hope the Municipal Staff and Council will reconsider how non-profit organizations such as COAA are deeply effected. Operated by the Clarington Older Adult Centre Board Since the implementation of this By-Law the COAA has been forced to remove its mobile road sign that had previously been placed on private lands to the west of Bowmanville for over two years. This sign was always maintained and held up to date information in regards to our associations up coming, events and programs. With the high cost of local advertising and our in ability to, post any exterior signage on or surrounding the Clarington Beech Centre. due to the Heritage Designation this sign truly acted as a major source of our advertising. Since the removal of our sign we have reviewed the current by-law at length and it would just not be financially possible for 'our organization to afford the high costs associated with complying. As stated by John Conrad of the Durham Agricultural Society at your previously held Council Meeting "We understand the bylaw and we respect its spirit. We are respectfully asking for an exception for the Orono Fair," We too are asking that you make an exception and provide a sound conclusion to this matter that will not financially effect the Clarington Older Adult Association. We hope this show of support will help all Community Service Clubs and Non Profit Agencies within our Municipality. Yours sincerely, .m<1-&:CCJI2flt\~?/l~rm' ' V\>1>' "~JJJJ Ang;; ~arli~~n I ,. JULR ZDlO '-->t1-..X1L1i3JJ MUNICi?r~'..T;\' I~;- (L!\RINGTON Executive Director PLAf~i~ING OEPAHTIVlENT Clarington Older Adult Centre Board 26 Beech Avenue, Bowmanville, ON L1 C 3A2 Cc: Faye Langmaid, Planning Services Department Municipal Council Members Jennifer 0' Meara, Clarington This Week John Conrad, The Durham Central Agricultural Society Clarington Older Adult Centre Board of Directors 905.697.2856 Fax: 905.697.0739 coaa@bellnet.ca www.claringtonolderadu/ts.ca 8-153 CWilJgtDn REPORT PLANNING SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: N/A Report #: PSD-103-10 File #: A2010-0021 through A2010-0034 Subject: MONITORING OF THE DECISIONS OF THE COMMITTEE OF ADJUSTMENT FOR THE MEETING OF JULY 8, JULY 22, AUGUST 12 AND SEPTEMBER 2, 2010 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report PSD-103-10 be received; and, 2. THAT Council concurs with the decisions of the Committee of-Adjustment made on July 8, July 22, August 12 and September 2,2010 for applications A2010-0023 through A2010-0026 and A2010-0028 through A2010-0034, and that Staff be authorized to appear before the Ontario Municipal Board to defend the decisions of the Committee of Adjustment. 3. THAT Council concurs with Staff that an appeal by the Municipality of the decisions made by the Committee of Adjustment for applications A201 0-0021, A2010-0022 and A2010-0027 is not warranted. However, should an appeal be lodged by another party, that Staff be authorized to defend its original position. CSLA, MCIP f Planning Services 0" / 'f-n~;'" ~ Reviewed by: ' Franklin Wu, Chief Administrative Officer MM/RH/CP/av September 8,2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0830 8-154 REPORT NO.: PSD-103-10 PAGE 2 1.0 APPLICATION DETAILS 1.1 All applications received by the Municipality for minor variance are scheduled for a hearing within 30 days of being received by the Secretary-Treasurer. The purpose of the minor variance applications and the Committee's decisions are detailed in Attachment 1. The decisions of the Committee are summarized below. DECISION OF COMMITTEE OF ADJUSTMENT FOR JULY 8,2010 A Iication Number A2010-0021 A2010-0022 A2010-0023 A2010-0024 DECISION OF COMMITTEE OF ADJUSTMENT FOR JULY 22, 2010 A Iication Number A2010-0025 A2010-0026 A2010-0027 Staff Recommendation A rove A rove Den Decision of Committee A roved A roved Tabled DECISION OF COMMITTEE OF ADJUSTMENT FOR AUGUST 12, 2010 A Iication Number A2010-0027 A2010-0028 A2010-0029 A2010-0030 A2010-0031 A2010-0032 Table A rove Decision of Committee A roved roved with conditions A roved A roved Tabled A roved DECISION OF COMMITTEE OF ADJUSTMENT FOR SEPTEMBER 2, 2010 A Iication Number Staff Recommendation Decision of Committee A2010-0031 A rove A roved A2010-0033 A rove A roved A2010-0034 A rove A roved 8-155 REPORT NO.: PSD-103-10 PAGE 3 1.2 Application A201 0-0021 was filed to permit the construction of a link dwelling by reducing the minimum required exterior side yard setback from 6 metres to 3.56 metres. Staff recommended denial of the application as it does not meet the intent of the Zoning By-law and is not minor in nature; and, that no building permits shall be issued for construction on this block until adequate servicing is in place. After consideration of staffs recommendations, and further discussions with the applicant, the Committee made a decision to approve the application, in part, by reducing the minimum required exterior side yard setback from 6 metres to 3.56 metres at the rear left corner of the dwelling and from 6 metres to 4.5 metres along the side of the dwelling. 1.3 Application A2010-0022 was filed to permit the construction of semi-detached dwellings by reducing the minimum required lot frontage from 18 metres to 17 metres and by reducing the minimum required lot area from 550 square metres to 500 square metres. Staff recommended denial of the application, for the following reasons: . The subject property was originally draft approved as a single detached lot, and a reduced lot frontage and lot area is not consistent with the adjacent lots; and . Durham Regional Works Department indicated that current definiciency in servicing capacity would not permit a service connection for a second dwelling unit on the lot, and therefore should not be permitted at this time. After consideration of staffs recommendations, and further discussions with the applicant, the Committee made a decision to approve the application, as applied for, without conditions. 1.4 Application A201 0-0027 was filed to permit the construction of an accessory building (detached garage) by increasing the maximum permitted height from 4.5 metres to 5.2 metres and by increasing the maximum permitted total floor area from 120 square metres to 177 square metres. Staff recommended denial of the application as it does not meet the intent of the Zoning By-law and is not minor in nature.. The Committee tabled the application at the July 22, 2010 meeting to allow the applicant time to revise the minor variance request in order to gain Staff support. Staff explored potential alternatives with the applicant; however the applicant maintained their original request. At the subsequent meeting on August 12, 2010 meeting, Staffagain recommended denial of the application. After consideration of staffs recommendations, and further discussions with the applicant, the Committee made a decision to approve the application 1.5 Application A2010-0031 was filed to permit the construction of an addition to an existing attached garage by reducing the minimum required front yard setback from 6 metres to 5 metres. The Engineering Services Department objected to the application, intitially, as the required straight-in/straight-out driveway to the new garage will encroach into the required 7.5 metre by 7.5 metre visibility triangle. Staff recommended tabling of the application to allow the applicant to revise their request to include a reduction in the required visibility triangle. The Committee concurred with. Staffs recommendation and tabled the application. 8-156 REPORT NO.: PSD-103-10 PAGE 4 At the subsequent meeting on September 2,2010, staff recommended approval of a reduced visibility triangle from 7.5 metres x 7.5 metres to 7.5 metres x 5.7 metres, as it would not result in reduced visibility for pedestrians, cyclists or motorists. Committee concurred with Staff recommendations and approved the amended application. 2.0 COMMENTS 2.1 Staff reviewed the Committee's decisions and are satisfied that applications A201 0- 0023 throughA2010-0026 and A2010-0028 through A2010-0034 are in conformity with both Official Plan policies, consistent with the intent of the Zoning By-law, are minor in nature and desirable. 2.2 Council's concurrence with the decisions of the Committee of Adjustment for applications A2010-0023 through A2010-0026 and A2010-0028 through A2010-0034 is required in order to afford Staff official status before the Ontario Municipal Board in the event of an appeal of any decision of the Committee of Adjustment. 2.3 Although Staff are not in favour of Committee's decision to approve applications A2010-0021 and A2010-0022, despite Staff recommendations or the Region's concerns with current servicing capacity in Bowmanville, Staff do not believe it is an appropriate decision to appeal either decision. The proposed location of the subject dwellings, for both applications, will continue to provide sufficient separation between the private and public realm, will not have a negative impact on grading or drainage on neighbouring properties and no residents appeared in opposition or provided written submissions in opposition to either application. The approval of a minor variance does not supersede the Region's authority to require the developer to make application for connection to services prior to the Municipality issuing a building permit for a semi-detached dwelling on either subject property. Based on the above comments, Staff believe an appeal by the Municipality for the decisions made by the Committee on July 8,2010 for applications A2010-0021 and A2010-0022 is not warranted. 2.4 Although Staff are not in favour of Committee's decision to approve application A2010- 0027 to permit the construction of an accessory building (detached garage) by increasing the maximum permitted height from 4.5 metres to 5.2 metres and by increasing the maximum permitted total floor area from 120 square metres to 177 square metres, The proposed detached garage will not impact the grading and drainage on the subject property, or neighbouring properties and is in keeping with the overall character of the neighbourhood. In addition, no one appeared in opposition or provided written submissions in opposition to the application. Based on the above comments, although staff do not support the variance, they believe an appeal by the Municipality for the 8-157 REPORT NO.: PSD-103-10 PAGE 5 decision made by the Committee on August 12,2010 for application A2010-0027 is not warranted. Staff Contact: Mitch Morawetz Attachments: Attachment 1 - Periodic Report for the Committee of Adjustment (July 8, July 22, August 12 and September 2,2010) 8-158 Attachment 1 To Report PSD-,103-10 CWJl]glon PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: H & H BUILDING CORPORATION HALMINEN BUILDING CORPORATION PROPERTY LOCATION: FILE NO.: PART LOT 14, CONCESSION 2 FORMER TOWN OF BOWMANVILLE A2010-0021 PURPOSE: TO PERMIT THE CONSTRUCTION OF A LINK DWELLING BY REDUCING THE MINIMUM REQUIRED EXTERIOR SIDE YARD SETBACK FROM 6 METRES TO 3.56 , METRES. DECISION OF COMMITTEE: TO PERMIT THE CONSTRUCTION OF A LINK DWELLING BY REDUCING THE MINIMUM REQUIRED EXTERIOR SIDE YARD SETBACK FROM 6 METRES TO 3.56 METRES AT THE REAR LEFT CORNER OF THE DWELLING AND 4.5 METRES ALONG THE SIDE OF THE DWELLING AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND ZONING BY-LAW, IS MINOR IN NATURE AND NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: July 8,2010 LAST DAY OF APPEAL: July 28, 2010 ." 8-159 ~ PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: VERMONT VILLAGE HOMES LIMITED VERMONT VILLAGE HOMES LIMITED PROPERTY LOCATION: 265 LIBERTY STREET NORTH, BOWMANVILLE PART LOT 10, CONCESSION 2 FORMER TOWN OF BOWMANVILLE A2010-0022 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF SEMI-DETACHED DWELLINGS BY REDUCING THE MINIMUM REQUIRED LOT FRONTAGE FROM 18 METRES TO 17 METRES AND BY REDUCING THE MINIMUM REQUIRED LOT AREA FROM 550 SQUARE METRES TO 500 SQUARE METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF SEMI-DETACHED DWELLINGS BY REDUCING THE MINIMUM REQUIRED LOT FRONTAGE FROM 18METRES TO 17 METRES AND BY REDUCING THE MINIMUM REQUIRED LOT AREA FROM 550 SQUARE METRES TO 500 SQUARE METRES AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: July 8, 2010 LAST DAY OF APPEAL: July 28, 2010 8-160 ~ PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: CORINNE TURANSKY KATHRYN RITZKE PROPERTY LOCATION: 7316 LANGSTAFF ROAD, CLARKE PART LOT 5, CONCESSION 7 FORMER TOWNSHIP OF CLARKE A2010-0023 FILE NO.: PURPOSE: TOPERMIT THE CONSTRUCTION OF A SINGLE DETACHED DWELLING ON AN EXISTING LOT OF RECORD BY REDUCING THE MINIMUM REQUIRED AGRICULTURAL SETBACK REQUIRED IN THE ZONING BY-LAW FROM 300 METRES TO 150 METRES FROM THE LIVESTOCK BARN LOCATED AT 7315 LANGSTAFF ROAD; BY REDUCING THE MINIMUM REQUIRED FRONT YARD SETBACK FROM 10 METRES TO 6 METRES; BY REDUCING THE MINIMUM REQUIRED SIDE YARD SETBACK FROM 7.5 METRES TO 3 METRES; AND BY REDUCING THE MINIMUM REQUIRED SETBACK TO AN ENVIRONMENTAL PROTECTION ZONE FROM 3 METRES TO 0 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF A SINGLE DETACHED DWELLING ON AN EXISTING LOT OF RECORD BY REDUCING THE MINIMUM REQUIRED AGRICULTURAL SETBACK REQUIRED IN THE ZONING BY-LAW FROM 300 METRES TO 150 METRES FROM THE LIVESTOCK BARN LOCATED AT 7315 LANGSTAFF ROAD; BY REDUCING THE MINIMUM REQUIRED FRONT YARD SETBACK FROM 10 METRES TO 6 METRES; BY REDUCING THE MINIMUM REQUIRED,SIDE YARD SETBACK FROM 7.5 METRES TO 3 METRES; AND BY REDUCING THE MINIMUM REQUIRED SETBACK TO AN ENVIRONMENTAL PROTECTION ZONE FROM 3 METRES TO 0 METRES, PROVIDED THAT THE FOLLOWING CLAUSE BE REGISTERED ON TITLE OF THE SUBJECT LANDS: "PURCHASERS AND TENANTS ARE NOTIFIED THAT THERE ARE EXISTING FARMING AND LIVESTOCK OPERATIONS NEARBY AND THAT THEY WilL NOT OBJECT, COMPLAIN OR SEEK LEGAL ACTION AGAINST SUCH NUISANCES AS NOISE, ODOUR AND ILLUMINATION FROM THE NEARBY LIVESTOCK OPERATION" AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: July 8,2010 LAST DAY OF APPEAL: July 28,2010 8-161 CWilJgtoo PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: OXNARD HOMES #2231231 ONTARIO LTD. PROPERTY LOCATION: 55 ALLISON STREET, BOWMANVILLE PART LOT 11, CONCESSION 2 FORMER TOWN OF BOWMANVILLE A2010-0024 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF LINK TOWNHOUSE DWELLINGS BY REDUCING THE MINIMUM REQUIRED INTERIOR WEST SIDE YARD SETBACK FROM 4.5 METRES TO 3 METRES AND BY REDUCING THE MINIMUM REQUIRED REAR YARD SETBACK FROM 7.5 METRES TO 3 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF LINK TOWNHOUSE DWELLINGS BY REDUCING THE MINIMUM REQUIRED INTERIOR WEST SIDE YARD SETBACK FROM 4.5 METRES TO 3 METRES AND BY REDUCING THE MINIMUM REQUIRED REAR YARD SETBACK FROM 7.5 METRES TO 3 METRES AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: July 8,2010 LAST DAY OF APPEAL: July 28, 2010 8-162 CWlggron PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: JIM PIPER JIM PIPER PROPERTY tOeA TION: 1430 PEBBLESTONE ROAD, DARLINGTON PART LOT 35, CONCESSION 4 FORMER TOWNSHIP OF DARLINGTON A2010-0025 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ACCESSORY BUILDING (DETACHED GARAGE), BY INCREASING THE MAXIMUM PERMITTED TOTAL FLOOR AREA FROM 120 SQUARE METRES TO 130 SQUARE METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF AN ACCESSORY BUILDING (DETACHED GARAGE) BY INCREASING THE MAXIMUM PERMITTED TOTAL FLOOR AREA FROM 120 SQUARE METRES TO 130 SQUARE METRES, AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS CONSIDERED TO BE MINOR IN NATURE AND IS NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: July 22,2010 LASt DAY OF APPEAL: August 11,2010 8-163 ~n PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: J.D. BARNES LIMITED BRN INVESTMENTS PROPERTY LOCATION: 16 WILLIAM JOSE COURT, NEWCASTLE VILLAGE PART LOT 26, CONCESSION 1 FORMER TOWNSHIP OF CLARKE A2010-0026 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF LINKED DWELLINGS (UNDER CONSTRUCTION) BY INCREASING THE RANGE OF HORIZONTAL DISTANCE BETWEEN DWELLINGS FROM BETWEEN 1.2 METRES AND 1.5 METRES TO BETWEEN 1 METRE AND 1.5 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF LINKED DWELLINGS (UNDER CONSTRUCTION) BY INCREASING THE RANGE OF HORIZONTAL DISTANCE BETWEEN DWELLINGS FROM BETWEEN 1.2 METRES AND 1.5 METRES TO BETWEEN 1 METRE AND 1.5 METRE, AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS CONSIDERED TO BE MINOR IN NATURE AND IS NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: July 22, 2010 LAST DAY OF APPEAL: August 11, 2010 8-164 CJNil!gton PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: ARNOLD PRINS GINA PRINS PROPERTY -lOCATION: 4304 MIDDLE ROAD, DARLINGTON PART LOT 13, CONCESSION 4 FORMER TOWNSHIP OF DARLINGTON A2010-0027 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ACCESSORY BUILDING (DETACHED GARAGE) BY INCREASING THE MAXIMUM PERMITIED HEIGHT FROM 4.5 METRES TO 5.2 METRES AND BY INCREASING THE MAXIMUM PERMITIED TOTAL FLOOR AREA FROM 120 SQUARE METRES TO 177 SQUARE METRES. DECISION OF COMMITTEE: TO TABLE THE APPLICATION UNTIL THE MEETING OF AUGUST 12,2010. DATE OF DECISION: July 22,2010 LAST DAY OF APPEAL: August 11, 2010 8-165 CWhJglon PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: ARNOLD PRINS GINA PRINS PROPERTY LOCATION: 4304 MIDDLE ROAD, DARLINGTON PART LOT 13, CONCESSION 4 FORMER TOWNSHIP OF DARLINGTON A2010-0027 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ACCESSORY BUILDING (DETACHED GARAGE) BY INCREASING THE MAXIMUM PERMITTED HEIGHT FROM 4.5 METRES TO 5.2 METRES AND BY INCREASING THE MAXIMUM PERMITTED TOTAL FLOOR AREA FROM 120 SQUARE METRES TO 177 SQUARE METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF AN ACCESSORY BUILDING (DETACHED GARAGE) BY INCREASING THE MAXIMUM PERMITTED HEIGHT FROM 4.5 M TO 5.2 M AND BY INCREASING THE MAXIMUM PERMITTED TOTAL FLOOR AREA FROM 120 M2rO 177 M2 AS IT MEETS THE INTENTOF BOTH OFFICIAL PLANS AND ZONING BY-LAW, IS MINOR IN NATURE AND IS NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION:, August 12,2010 LAST DAY OF APPEAL: September 1, 2010 8-166 ClwilJglon PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: L1NDVEST PROPERTIES (CLARINGTON) L1NDVEST PROPERTIES LIMITED PROPERTY LOCATION: 170 GIVEN ROAD, NEWCASTLE VILLAGE PART LOT 30, CONCESSION 2 FORMER VILLAGE OF NEWCASTLE A2010-0028 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF FIVE (5) MODEL HOMES, IN ADDITION TO AN EXISTING SINGLE DETACHED DWELLING, ON A PROPERTY LOCATED WITHIN A DRAFT APPROVED PLAN OF SUBDIVISION BY INCREASING THE MAXIMUM NUMBER OF SINGLE DETACHED DWELLINGS PERMITTED ON A PROPERTY FROM ONE(1) TO SIX (6). DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF FIVE (5) MODEL HOMES, IN ADDITION TO AN EXISTING SINGLE DETACHED DWELLING ON A PROPERTY LOCATED WITHIN A DRAFT APPROVED PLAN OF SUBDIVISION BY INCREASING THE MAXIMUM NUMBER OF SINGLE DETACHED DWELLINGS PERMITTED ON A PROPERTY FROM ONE (1) TO SIX (6) SUBJECT TO THE FOLLOWING CONDITIONS: 1) THAT THE FIVE (5) MODEL HOMES ARE NOT SERVICED PRIOR TO REGISTRATION OF THE PLAN OF SUBDIVISION 2) THAT THE OWNER APPLIES AND RECEIVES PLAN APPROVAL FOR THE FIVE (5) MODEL HOMES PRIOR TO ISSUANCE OF BUILDING PERMITS; AND 3) THAT THE GRADING OF THESE LOTS CONFORMS TO THE APPROVED MASTER GRADING PLAN FOR THE SUBDIVISION AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND ZONING BY-LAW, IS MINOR IN NATURE AND IS NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: August 12,2010 LAST DAY OF APPEAL: September 1, 2010 8-167 CfNillgton PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: PAUL WATSON TED WATSON PROPERTY LOCATION: 1583 MAPLE GROVE ROAD, DARLINGTON PART LOT 18, CONCESSION 1 & 2 FORMER TOWNSHIP OF DARLINGTON A2010-0029 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ADDITION TO AN EXISTING AGRICULTURAL BUILDING (SEASONAL FARM MARKET) BY REDUCING THE MINIMUM REQUIRED WESTERLY INTERIOR SIDE YARD SETBACK FROM 15 METRES TO 10 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO CONSTRUCT AN ADDITION TO AN EXISTING AGRICULTURAL BUILDING (SEASONAL FARM MARKET) BY REDUCING THE MINIMUM REQUIRED WESTERLY INTERIOR SIDE YARD SETBACK FROM 15 METRES TO 10 METRES, AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND IS NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: August 12,2010 LAST DAY OF APPEAL: September 1, 2010 8-168 CWJl1glon PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: KAITLlN GROUP L TD KAITLlN HOMES ASPEN IV TD. PROPERTY LOCATION: FILE NO.: PART LOT 17, CONCESSION 1 FORMER TOWNSHIP OF DARLINGTON A2010-0030 PURPOSE: TO ALLOW AN INCREASE IN MAXIMUM PERMITTED LOT COVERAGE FOR EACH LINK TOWNHOUSE DWELLING UNIT FROM 50% TO 56% FOR A MAXIMUM OF 20% (23 UNITS) OF THE MAXIMUM PERMITTED NUMBER OF LINK TOWNHOUSE DWELLING UNITS (119 UNITS) WITHIN THE R3-36 ZONE. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO INCREASE THE MAXIMUM PERMITTED LOT COVERAGE FOR EACH LINK TOWNHOUSE DWELLING UNIT FROM 50% TO 56% FOR A MAXIMUM OF 20% (23 UNITS) OF THE MAXIMUM PERMITTED NUMBER OF LINK TOWNHOUSE DWELLING UNITS (119 UNITS) WITHIN THE "R3-36" ZONE, AS IF MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND IS NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: August 12, 2010 LAST DAY OF APPEAL: September 1, 2010 8-169 Cl~n PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: STEVE BROOKS STEVE BROOKS PROPERTY LOCATION: 2 SOPER COURT, BOWMANVILLE PART LOT 9, CONCESSION 1 FORMER TOWN OF BOWMANVILLE A2010-0031 FILENO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ADDITION TO AN EXISTING ATTACHED GARAGE BY REDUCING THE MINIMUM REQUIRED FRONT YARD SETBACK FROM 6 METRES TO 5 METRES. DECISION OF COMMITTEE: TO TABLE THE APPLICATION UNTIL THE NEXT SCHEDULED COMMITTEE OF ADJUSTMENT MEETING TO ALLOW THE APPLICANT TIME TO REVISE THEIR REQUEST T INCLUDE A REDUCTION IN THE REQUIRED VISIBILITY TRIANGLE. DATE OF DECISION: August 12, 2010 LAST DAY OF APPEAL: September 1, 2010 8-170 ~n PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: JAMES NICHOL JAMES NICHOL PROPERTY LOCATION: 26 GOODWIN AVENUE, BOWMANVILLE PART LOT 12, CONCESSION 2 FORMER TOWN OF BOWMANVILLE A2010-0032 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ATTACHED DECK BY INCREASING THE MAXIMUM PERMITTED TOTAL LOT COVERAGE FROM 40% TO 45%. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT CONSTRUCTION OF AN ATTACHED DECK BY INCREASING THE MAXIMUM PERMITTED TOTAL LOT COVERAGE FROM 40% TO 45% AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND IS NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: August 12,2010 LASrDAY OF APPEAL: September 1,2010 8-171 ~ PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: STEVE BROOKS STEVE BROOKS PROPERTY LOCATION: 2 SOPER COURT, BOWMANVILLE PART LOT 9, CONCESSION 1 FORMER TOWN OF BOWMANVILLE A2010-0031 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF AN ADDITION TO AN EXISTING ATTACHED GARAGE BY REDUCING THE MINIMUM REQUIRED FRONT YARD SETBACK FROM 6 METRES TO 5 METRES AND BY REDUCING THE MINIMUM REQUIRED VISIBILITY TRIANGLE FROM 7.5 METRES BY 7.5 METRES TO 7.5 METRES BY 5.5 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF AN ADDITION TO AN EXISTING ATTACHED GARAGE BY REDUCING THE MINIMUM REQUIRED FRONT YARD SETBACK FROM 6 METRES TO 5 METRES AND BY REDUCING THE MINIMUM REQUIRED VISIBILITY TRIANGLE FROM 7.5 METRES BY 7.5 METRES TO 7.5 METRES BY 5.7 METRES, AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: September 2,2010 LAST DAY OF APPEAL: September 22, 2010 8-172 ~ PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: CAROL MAHER-HAWKEN CAROL MAHER-HAWKEN PROPERTY LOCATION: 2738 SOUTH SERVICE ROAD, BOWMANVILLE PART LOT 7, CONCESSION BF FORMER TOWNSHIP OF DARLINGTON A2010-0033 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF A SINGLE DETACHED DWELLING BY REDUCING THE MINIMUM REQUIRED EXTERIOR SIDE YARD SETBACK FROM 6.0 METRES TO 5.5 METRES AND BY REDUCING THE MINIMUM REQUIRED AGRICULTURAL SETBACK FROM AN EXISTING LIVESTOCK BUILDING AT 130 EAST BEACH ROAD, BOWMANVILLE, FROM 300 METRES TO 230 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF A SINGLE DETACHED DWELLING BY REDUCING THE MINIMUM REQUIRED EXTERIOR SIDE YARD SETBACK FROM 6.0 METRES TO 5.5 METRES AND BY REDUCING THE MINIMUM REQUIRED AGRICULTURAL SETBACK FROM AN EXISTING LIVESTOCK BUILDING AT 130 EAST BEACH ROAD, BOWMANVILLE, FROM 300 METRES TO 230 METRES, AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: Sept~mber 2,2010 LAST DAY OF APPEAL: September 22,2010 8-173 ~n PERIODIC REPORT FOR THE COMMITTEE OF ADJUSTMENT APPLICANT: OWNER: BJC ARCHITECTS KING & MILL INVESTMENTS INC. PROPERTY LOCATION: 1 KING AVENUE EAST, NEWCASTLE PART LOT 28, CONCESSION 1 FORMER VILLAGE OF NEWCASTLE A2010-0034 FILE NO.: PURPOSE: TO PERMIT THE CONSTRUCTION OF A STRUCTURE (LANDSCAPE WALL) WITHIN THE 7.5 METRES X 7.5 METRE VISIBILITY TRIANGLE BY INCREASING THE MAXIMUM PERMITTED HEIGHT FROM 0.75 METRES TO 1.6 METRES. DECISION OF COMMITTEE: TO APPROVE THE APPLICATION TO PERMIT THE CONSTRUCTION OF A STRUCTURE (LANDSCAPE WALL) WITHIN THE 7.5 METRE X 7.5 METRE VISIBILITY TRIANGLE BY INCREASING THE MAXIMUM PERMITTED HEIGHT FROM 0.75 METRES TO 1.6 METRES, AS IT MEETS THE INTENT OF BOTH OFFICIAL PLANS AND THE ZONING BY-LAW, IS MINOR IN NATURE AND NOT DETRIMENTAL TO THE NEIGHBOURHOOD. DATE OF DECISION: September 2,2010 LAST DAY OF APPEAL: September 22. 2010 8-174 Cl~n REPORT' ENGINEERING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, September 13, 2010 Resolution #: Report #: EGD-027-10 File #: By-law #: Subject: MONTHLY REPORT ON BUILDING PERMIT ACTIVITY FOR JUNE, 2010. Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report EGD-027-1 0 be received for information. Submitted by: VI . Cannella, C.E.T.- Director of Engineering Services /"\~, ~ Reviewed by: U --...> Franklin Wu Chief Administrative Officer ASC*RP*bb August 26, 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623-3379 F (905)623-1824 9-1 REPORT NO.: EGD-027-10 PAGE 2 1. BACKGROUND 1.1 With respect to the Building Permit Activity for the month of JUNE 2010, Staff wish to highlight the following statistics for the information of Committee and Council. MONTH OF JUNE 2010 2009 BUILDING NUMBER OF VALUE OF NUMBER OF VALUE OF % CHANGE OF CATEGORY PERMITS CONSTRUCTION PERMITS CONSTRUCTION VALUE 2010-2009 Residential 108 $18,102,788 44 $4,789,380 278.0% Industrial 2 $1,481,865 0 $0 N/A Government 0 $0 0 $0 N/A Commercial 7 $18,715,195 7 $162,100 11,445.5% Institutional 2 $150,000 0 $0 N/A Agricultural 1 $15,000 0 $0 N/A Demolition 3 $0 3 $0 N/A TOTAL 123 $38,464,848 54 $4,951,480 676.8% YEAR TO DATE 2010 2009 BUILDING NUMBER OF VALUE OF NUMBER OF VALUE OF % CHANGE OF CATEGORY PERMITS CONSTRUCTION PERMITS CONSTRUCTION VALUE 2010-2009 Residential 472 $89,437,011 225 $29,579,292 202.4% Industrial 2 $1,481,865 1 $120,000 1,134.9% Government 2 $2,010,700 0 $0 N/A Commercial 27 $22,378,595 27 $2,241,024 898.6% Institutional 10 $9,310,400 3 $13,737,560 -32.2% Agricultural 11 $1,308,536 6 $1,685,830 -22.4% Demolition 16 $0 16 $0 N/A TOTAL 540 $125,927,107 278 $47,363,706 165.9% 9-2 REPORT NO.: EGD-027-10 PAGE 3 1.2 With respect to building permit activities (over $250,000) and large residential building permit activities, the details are provided as follows: Owner I Applicant Construction Type Location Value NEWCASTLE STORAGE Self Service Storage Building 340 TORONTO STREET, $520,260 NEWCASTLE VILLAGE SMART CENTER Restaurant Swiss Chalet 2,310 HIGHWAY 2, BOWMANVILLE $1,100,000 CANADIAN TIRE CORPORATION Canadian Tire Store (Retail & 2,000 GREEN ROAD, BOWMANVILLE $16,491,375 LIMITED Auto Repair) NEWCASTLE STORAGE Self Storage 340 TORONTO STREET, $520,260 NEWCASTLE VILLAGE NEWCASTLE STORAGE Self Storage 340 TORONTO STREET, $520,260 NEWCASTLE VILLAGE 1709942 ONTARIO INC Industrial Warehouse 180 LAKE ROAD, BOWMANVILLE $961,605 9-3 REPORT NO.: EGD..027-10 PAGE 4 The following is a comparison of the types of dwelling units issued for the month of "JUNE" and "YEAR TO DATE". Dwelling Unit Type "JUNE" 2010 o Apartment 0% 36 Single, Detached 48% 20 Semi- Oetadled 27% tt Single Detached 36 . Semi-Oetached 20 @ Townhouse 19 ;;; Apartment 0 57 To~vnhouse Dwelling Unit Type "YEAR TO DATE 2010" 18 Apartment 5% 64 Semi- Detached 19% a,; Single Detached 201 . Semi-Detached 64 :, Townhouse 57 ,. Apartment 18 201 Single Detached S9% The following is a historical comparison of the building permits issued for the month of "JUNE" and "YEAR TO DATE" for a three year period. Historical Data for Month of "June" $45,000,000 $40,000,000 $35,000,000 $30,000,000 $25,000,000 $20,000,000 ' $15,000,000 ' $10,000,000 $5,000,000 $0 :::-:::.:::::::::=:::::~ :Value 2010 2009 2008 P...............--..- ............_..<; ..........._~"..,,_......... , , 48 $4,951,480 i $37,060. ........m.....mmmm.._......_m......mL..m_m......'_......_....m.....................i...........m....m........'_......, 9 $140,000,000 Historical Data"YEAR TO DATE" $120,000,000 $100,000,000 $80,000,000 I $60,000,000 +- i $40,000,000 $20,000,000 j $0 I'_m'~_'_'--'..-'l t 2010 2009 I 2008 I r.......--........ ......---..'--........-.....,..,-....'..'1.........-'...........---,....-...-.--+----_.._..._...,_....._~_.{ IValue, $125,927,10 i $47,363,706 i $94,535,902 I .,.....-.........-..-.."..."....L."".......-~,..___w,""___...........-....m.............................,............__..~,...............'".h.-:;......~.._"m....._..,~~.."..."..........,..........1 ...__._.H-_.~.~----...-...-.._~_..~______....______~_~.MM.______.._.._._.....____ REPORT NO.: EGD-027-10 PAGE 5 PERMIT REVENUES 2010 2009 June Year to Date June Year to Date I PERMIT FEES $308,011 $921,889 $35,237 $321,567 INSPECTION SERVICES 2010 2009 June Year to Date June Year to Date Building Inspections 590 2,564 623 2,733 Plumbing & Heating Inspections 534 2,683 550 3,082 Pool Enclosure Inspections 15 40 15 27 TOTAL 1,139 5,287 1,188 5,842 NUMBER OF NEW RESIDENTIAL UNITS 2010 2009 June Year to Date June Year to Date Single Detached 36 201 14 72 Semi-Detached 20 64 ,0 20 Townhouse 19 57 0 0 Apartments 0 18 1 7 TOTAL 75 340 15 99 9-5 REPORT NO.: EGD-027-10 PAGE 6 RESIDENTIAL UNITS HISTORICAL COMPARISON YEAR: 2010 (to end of 2009 2008 2007 2006 2005 2004 2003 2002 2001 2000 AREA . June) Bowmanville 152 98 340 451 609 307 587 468 345 312 188 Courtice , 157 113 134 82 126 241 173 180 133 129 231 Newcastle 12 24 60 77 84 202 191 123 131 76 110 Wilmot Creek 2 9 30 16 15 15 25 29 38 24 19 Orono 0 0 2 1 1 1 2 0 1 0 0 Darlington 4 6 10 6 7 14 15 13 17 47 102 Clarke 4 11 5 11 12 13 10 16 15 9 17 Burketon 1 0 0 0 0 1 1 1 1 0 1 Enfield 0 0 0 0 0 0 0 0 0 0 0 Enniskillen 1 2 0 0 1 1 1 0 2 5 7 Hampton 0 0 0 1 1 0 0 3 1 1 1 Haydon 0 0 0 0 0 0 0 0 0 0 0 Kendal 0 1 0 1 0 0 1 0 3 2 0 Kir~y 1 0 0 0 0 0 0 0 0 0 0 Leskard 0 0 0 0 0 0 0 0 1 0 0 Maple Grove 0 0 0 0 0 0 0 1 0 0 0 Mitchell Carriers 0 0 0 1 0 0 1 0 0 0 0 Newtonville 5 5 7 2 2 4 5 3 3 0 3 Salina 0 5 0 6 3 3 3 3 1 1 0 Tyrone 1 0 5 0 0 0 0 3 9 3 0 TOTALS 340 274 593 655 861 802 1,015 843 701 609 679 9-6 ~ REPORT ENGINEERING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, September 13, 2010 Resolution #: Report #: EGD-028-10 File #: By-law #: SUbject: MONTHLY REPORT ON BUILDING PERMIT ACTIVITY FOR JULY, 2010. Recommendations: It is respectfully recommended that the General Purpose and Administration'Committee recommend to Council the following: 1. THAT Report EGD-028-10 be received for information. Submitted by: A. S. Cannella, C.E.T. Director of Engineering Services ASC*RP*bb August 31, 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-1824 9-7 REPORT NO.: EGD-028-10 PAGE 2 1. BACKGROUND 1.1 With respect to the Building Permit Activity for the month of JULY 2010, Staff wish to highlight the following statistics for the information of Committee and Council. MONTH OF JULY 2010 2009 BUILDING NUMBER OF VALUE OF NUMBER OF VALUE OF % CHANGE OF CATEGORY PERMITS CONSTRUCTION PERMITS CONSTRUCTION VALUE 2010-2009 Residential 73 $12,981,438 52 $7,699,533 68.6% Industrial 1 $5,000 1 $125,000 -96.0% Government 1 $460,000 0 $0 N/A Commercial 6 $737,644 6 $1,776,500 -58.5% Institutional 8 $2,732,000 2 $130,200 1,998.3% Agricultural 2 $107,000 0 $0 N/A Demolition 13 $0 1 $0 , N/A TOTAL 104 $17,023,082 62 $9,731,233 74.9% YEAR TO DATE 2010 2009 BUILDING NUMBER OF VALUE OF NUMBER OF VALUE OF % CHANGE OF CATEGORY PERMITS CONSTRUCTION PERMITS CONSTRUCTION VALUE 2010-2009 Residential 545 $102,418,449 277 $37,278,825 174.7% Industrial 3 $1,486,865 2 $245,000 506.9% Government 3 $2,470,700 0 $0 N/A Commercial ' ,33 $23,116,239 33 $4,017,524 475.4% Institutional 18 $12,042,400 5 $13,867,760 -13.2% , Agricultural 13 $1,415,536 6 $1,685,830 -16.0% Demolition 29 $0 17 $0 N/A TOTAL 644 $142,950,189 340 $57,094,939 150.4% 9-8 REPORT NO.: EGD-028-10 PAGE 3 1.2 With respect to building permit activities (over $250,000) and large residential building permit activities, the details are provided as follows: Owner I Applicant Construction Type Location Value MUNrCIPALlTY OF CLARrNGTON Addition & Alterations to 2,440 HIGHWAY 2, BOWMANVILLE $460,000 Rickard Arena KAWARTHA PINE RIDGE DISTRICT Interior Alterations Courtice 1,717 NASH ROAD, COURTICE $1,600,000 SCHOOL BOARD Secondary SOBEYS INC Grocery Store (Price 1,414 HIGHWAY 2, DARLINGTON $500,000 Chopper) OXNARD DEVELOPMENTS INC. Site Servicing 55 ALLISON STREET, $500,000 BOWMANVILLE KAWARTHA PINE RIDGE DISTRICT Alteration/Repair (Clarke High 3,425 HIGHWAY 35/115 $800,000 SCHOOL BOARD School) NORTHBOUND,CLARKE 9-9 REPORT NO.: EGD-028-10 PAGE 4 The following is a comparison of the types of dwelling units issued for the month of "JULY" and "YEAR TO DATE". Dwelling Unit Type "JULY" 2010 14 Semi- Detached, 32% o Apartment O~-6 30 Single Detached 68% '::f Single Detached 30 g Semi-Detached 14 . Townhouse 0 . Apartment 0 Dwelling Unit Type "YEAR TO DA TE 2010" 18 57 Townhouse 15% Apartm ent 5% 78 Semi- Detached 20% 231 Single Detached 60% U Single Detached 231 . Semi-Detached 78 . Townhouse 57 . Apartment 18 The following is a historical comparison of the building permits issued for the month of "JULY" and "YEAR TO DATE" for a three year period. Historical Data for Month of "July" $35,000,000 T------------------ $30,000,000 -t-------------------.-- --,-- I . \ I . $25,000,000 r----------------------'------ $20,000,000 - ----------------- -~.~ $15,000,000 [- ---------- ij' -- . ' ~ , $10,000,000 I --- J 1----" $5,000,0:: 1- - _ ~__i =-- 1_ 2010 2009 I 2008 Value $17,023,08 $9,731,233 $29,170,18 9-10 ---, I Historical Data"VEAR TO DATE" $ 160 000 000 ,--------------------------.----------------.- $140:000:000 r '1---------------- $120,000,000 ~~_: ~. - ;...--: - $100,000,000 ,i ----------- $80 000 000 - ... ---..----..---' , 1.\, ~ I : ___________ $40,000,000 'r-- , --- ]---- : --- ::::::::::: ~ - " -- ~ - . I ' , ' , $0 r-' '--'t-' -"j " "---] [~~~i,@X~~:~~~~~~5 :~~~~~~_~sii4:6~i2J REPORT NO.: EGD-028-10 PAGE 5 PERMIT REVENUES 2010 2009 July Year to Date July Year to Date I PERMIT FEES $108,880 $1,030,866 $63,412 $384,979 INSPECTION SERVICES 2010 2009 July Year,to Date July Year to Date Building Inspections 479 3,045 536 3,269 Plumbing & Heating'lnspections 392 3,075 612 3,694 Pool Enclosure Inspections 14 54 13 40 ' TOTAL 885 6,174 1,161 . 7,003 NUMBER OF NEW RESIDENTIAL UNITS- 2010 2009 July Year to Date July Year to Date Single Detached 30 231 23 95 Semi-Detached 14 78 4 24 Townhouse 0 57 0 0 Apartments 0 18 2 9 TOTAL 44 384 29 128 9-11 REPORT NO.: EGD-028-10 PAGE 6 RESIDENTIAL UNITS HISTORICAL COMPARISON YEAR: 2010 (to end of ' 2009 2008 2007 2006 2005 2004 2003 2002 2001 2000 AREA July) Bowmanville 165 98 340 451 609 307 587 468 345 312 188 Courtice 168 113 134 82 126 241 173 180 133 129 231 Newcastle 29 24 60 77 84 202 191 123 131 76 110 Wilmot Creek 3 9 30 16 15 15 25 29 38 24 19 Orono 0 0 2 1 1 1 2 0 1 0 0 Darlington 4 6 10 6 7 14 15 13 17 47 102 Clarke 4 11 5 11 12 13 10 16 15 9 17 Burketon 1 0 0 0 0 1 1 1 1 0 1 Enfield 0 0 0 0 0 0 0 0 0 0 0 Enniskillen 1 2 0 0 1 1 1 0 2 5 7 Hampton 0 0 0 1 1 0 0 3 1 1 1 Haydon 0 0 0 0 0 0 0 0 0 0 0 Kendal 1 ' 1 0 1 0 0 1 0 3 2 0 Kirby 1 0 0 0 0 0 0 0 0 0 0 Leskard 0 0 0 0 0 0 0 0 1 0 0 Maple Grove 0 0 0 0 0 0 0 1 0 0 0 Mitchell Corners 0 0 0 1 0 0 1 0 0 0 0 Newtonville 6 5 7 2 2 4 5 3 3 0 3 Solina 0 5 0 6 3 3 3 3 1 1 0 Tyrone 1 0 5 0 0 0 0 3 9 3 0 TOTALS 384 274 593 655 86,1 802 1,015 843 701 609 ' 679 9-12 ~n REPORT ENGINEERING SERVICES DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: Monday, September 13, 2010 Resolution #: Report #: EGD-029-10 File #: By-law #: Subject: MONTHLY REPORT ON BUILDING PERMIT ACTIVITY FOR AUGUST, 2010. Recommendations: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report EGD-029-10 be received for information. Submitted by: A. S. Cannella, C.E.T. Director of Engineering Services ASC*RP*bb September 02, 2010 CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C3A6 T (905)623-3379 F (905)623-1824 9-13 REPORT NO.: EGD-029-10 PAGE 2 1. BACKGROUND 1.1 With respect to the Building Permit Activity for the month of AUGUST 2010, Staff wish to highlight the following statistics for the information of Committee and Council. MONTH OF AUGUST 2010 2009 BUILDING NUMBER OF VALUE OF NUMBER OF VALUE OF % CHANGE OF , CATEGORY PERMITS CONSTRUCTION PERMITS CONSTRUCTION VALUE 2010-2009 Residential 94 $12,771,806 34 $6,434,876 98.5% Industrial 1 $95,000 0 $0 N/A Government 0 $0 0 $0 N/A Commercial 5 $2,152,280 4 $64,000 3,262.9% Institutional 6 $384,500 0 $0 N/A Agricultural 4 , $906,582 4 $466,336 94.4% Demolition 5 $0 2 $0 N/A TOTAL 115 $16,310,168 44 ' $6,965,212 134.2% YEAR TO DATE 2010 2009 BUILDING NUMBER OF VALUE OF NUMBER OF VALUE OF % CHANGE OF CATEGORY PERMITS CONSTRUCTION PERMITS CONSTRUCTION VALUE 2010-2009 Residential 639 $115,190,255 311 $43,713,701 163.5% Industrial 4 $1,581,865 2 $245,000 545.7% Government 3 $2,470,700 0 ,$0 N/A Commercial 38 $25,268,519 37 $4,081,524 519.1% Institutional 24 $12,426,900 5 $13,867,760 -10.4% Agricultural 17 $2,322,118 10 $2,152,166 7.9% Demolition 34 $0 19 $0 N/A TOTAL 759 $159,260,357 384 $64,060,151 148.6% 9.....14 REPORT NO.: EGD-029-10 PAGE 3 1.2 With respect to building permit activities (over $250,000) and large residential building permit activities, the details are provided as follows: Owner I Applicant Construction Type Location Value KING & MILL INVESTMENTS INC. Shoppers Drugmart 1 KING EAST AVENUE, NEWCASTLE $1,827,280 VILLAGE KAWARTHA PINE RIDGE DISTRICT Replace Washrooms, 2 10 CHURCH STREET, $345,000 SCHOOL BOARD Boilers and Associated BOWMANVILLE JAMES MILLSON Manure Storage Tank 1,886 CONCESSION RD 7, $630,336 DARLINGTON 9-15 REPORT NO.: EGD-029-10 PAGE 4 The following is a comparison of the types of dwelling units issued for the month of "AUGUST" and "YEAR TO DATE"." Dwelling Unit Type "AUGUST" 2010 o Apartment 0% 19 Single Detached 28% 4 Semi- Detached 6~-~ ,,;;. Single Detached 19 II Semi-Detached 4 . Townhouse 44 . Apartment 0 Dwelling Unit Type "YEAR TO DA TE 2010" 101 Townhouse 250 Single Detached 56% 82 Semi- Detached 18% ,..:A Single Detached 250 II Semi-Detached 82 . Townhouse 101 . Apartment 18 The following is a historical comparison of the building permits issued for the month of "AUGUST" and "YEAR TO DATE" for a three year period. Historical Data for Month of IlAugust" $25,000,000 r--'--------,......-.,.-'--,.n'---..-,...,..-:,..'- I i $20,000,000 'In.u-. ..-----, ..----,,-.,-------------, , $15.000,000 ,... J - - - $10,000,000 ' $5,000,000 _ Fl-- . J T ,} ~ r.--~~ _1..~=~01O __~_["~ 20~~...~ [ ~-~~~~~~- J l~~~~~I~_~~~~~~~~~ _J_~_:~~~~!J~~~_~~!?,29~ j 9-16 Historical Data"YEAR TO DATE" $180,000,000 1..------------------------- ----- ------------ --- $160.000,000 -- ----'7''''''---------------- ---- -------- ----.- ~ ,\ , $140,000,000 -I ' ; ---- ,-'--' --- $120,000,000 - -- ------,------ $100,000,000 $80,000,000 --- $60,000,000 $40,000,000 . ~- -- '" ..... ...... , 1- $20,000,000 [-, J $0 2010 I 2009 IValue $159,260,35 $64,060,151 $143,321,58 REPORT NO.: EGD-029-10 PAGE 5 PERMIT REVENUES 2010 2009 August Year to Date August Year to Date I PERMIT FEES $118,353 $1,149,219 $45,211 $430,147 INSPECTION SERVICES 2010 ,2009 August Year to Date August Year to Date Building Inspections 507 3,552 440 3,709 Plumbing & Heating Inspections 475 3,550 543 4,237 Pool Enclosure Inspections 17 71 11 51 TOTAL 999 7,173 994 7,997 NUMBER OF NEW RESIDENTIAL UNITS 2010 2009 August Year to Date August Year to Date Single Detached 19 250 18 113 Semi-Detached 4 82 0 24 Townhouse 44 101 0 0 Apartments 0 18 0 9 TOTAL 67 451 18 146 9-17 REPORT NO.: EGD-029-10 PAGE 6 RESIDENTIAL UNITS HISTORICAL COMPARISON YEAR: 2010 (to end of 2009 2008 2007 2006 2005 2004 2003 2002 2001 2000 AREA August) Bowmanville 221 98 340 451 609 307 587 468 345 312 188 Courtice 177 , 113 134 82 126 241 173 180 133 129 231 Newcastle 29 24 60 77 84 202 191 123 131 76 110 Wilmot Creek 4 9 30 16 15 15 25 29 38 24 19 Orono 0 0 2 1 1 1 2 0 1 0 '0 Darlington 4 6 10 6 7 14 15 13 17 47 102 Clarke , 4 11 5 11 12 13 10 16 15 9 17 Burketon 1 0 0 0 0 1 1 1 1 0 1 Enfield 0 0 0 0 0 0 0 0 0 0 0 Enniskillen 1 2 0 0 1 1 1 0 2 5 7 Hampton 0 0 0 1 1 0 0 3 1 1 1 Haydon 0 0 0 0 0 0 0 0 0 0 0 Kendal 1 1 0 1 0 0 1 0 3 2 0 Kirby 1 0 0 0 0 0 0 0 0 0 0 Leskard 0 0 0 0 0 0 0 0 1 0 0 Maple Grove 0 0 0 0 0 0 0 1 0 0 0 Mitchell Corners 0 0 0 1 0 0 1 0 0 0 0 Newtonville 6 5 7 2 2 4 5 3 3 0 3 Solina 1 5 0 6 3 3 3 3 1 1 0 Tyrone 1 0 5 0 0 0 0 3 9 3 0 TOTALS 451 274 593 655 861 802 1,015 843 701 609 679 9-18 Clarington REPORT EMERGENCY AND FIRE SERVICES Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution #: By-law #: n/a Report #: ESD-011-10 File # n/a Subject: MONTHLY RESPONSE REPORT - JUNE, JULY AND AUGUST 2010 Recommendations: . It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report ESD-Q11-10 be received for information. Submitted by:~i~ ( j - - , Gordon Weir, AMCT, CMM111 Director Emergency & Fire Services Reviewed bY:~~~ Franklin Wu, Chief Administrative Officer GW/tw ' CORPORATION OF THE MUNICIPALITY OF CLARINGTON -40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T(905)623-3379 11-1 REPORT NO: ESD-011-10 PAGE 2 1.0 BACKGROUND 1.1 Report ESD-011-10 covers the months of June, July and August and is intended to provide Council with relevant, timely information on the activity of the Emergency and Fire Services Department. 2.0 COMMENT 2.1 The Department responded to 862 calls during this period and recorded total fire losses of $813,950. Attachment 1 to Report ESD-011-10 provides a station response summary, description of call types, a cal! type summary, a dollar loss summary, an enforcement summary & a public education summary. Attachment #1: Activity Report 11-2 Attachment #1 to ESD-011-1 0 CLARINGTON EMERGENCY & FIRE SERVICES ACTIVITY REPORT REPORT PERIOD: June 1, 2010 OO:OO:OOhrs - August 31,2010 23:59:59hrs STATION 1 Bowmanville STATION 2 Newcastle STATION 3 Orono STATION 4 Courtice STATION 5 Enniskillen THIS MONTH 'THIS MONTH 461 98 54 219 20 852 TO DATE 1169 255 139 530 65 2158 Fire and Explosions: Instance or destructive and uncontrolled burning involving structures, vehicles and open area fires, including explosion of combustible solids, liquids or gasses which mayor may not have resulted in a dollar loss . Overpressure Rupture/Explosion: An explosion or rupture as a result of pressure, no fire Pre Fire Conditions: Incidents with no fire that involve heat or potential pre fire conditions e.g. pot on stove, cooking - smoke or steam, lightening, fireworks Burning (controlled): Complaint call related to outdoor controlled burning, authorized or unauthorized. Fire Department did not take suppression action. False Fire Call: Alarm activation or fire call that when investigated, is determined to be as a result of equipment failure, malicious/prank, perceived emergency, accidental activation of alarm by a person CO (carbon monoxide) False Call: a call where it is determined that the detection equipment malfunctioned or there was a perceived emergency - no CO leak Public Hazard Call: Includes a response for spills and leaks of a hazardous product such as natural gas, propane, refrigerant, miscellaneous/unknown, gasoline or fuel, toxic chemical, radio-active material, power lines down or arcing, bomb, explosive removal standby, CO (carbon monoxide) or other public hazard. Rescue Call: a call for a person in danger due to their proximity to the occurrenCe and who is unable to self evacuate and is assisted by Fire Department personnel Le. vehicle accident, building collapse, commercial/industrial accident, home/residential accident, persons trapped in elevator, water rescue or water/ice rescue. Medical/Resuscitator Call: Includes a response to a patient(s) suffering from asphyxia, respiratory condition, convulsions, epileptic, diabetic seizure, electric shock, traumatic shock, heart attack, stroke, drug related, cuts, abrasions, fractures" burns, person fainted, nausea and pre-hospital care such as administering oxygen, CPR, defibrillation, or first aid. Other Response: Assistance to other Fire Departments, calls cancelled on route, non fire inc!dents where an illegal grow operation or drug operation was discovered. 11-3 2010 48 138 2009 SAME TO DATE PERIOD 49 133 1 2 13 40 32 62 117 275 SO , 155 38 105 96 271 396 1125 40 124 832 2292 THIS PERIOD TO DATE '.:::,_'_' "'C',;" '. FI RES/EXPLOSIONS ,. ....,.., ",:~,;>:-,::'.~i~-:,:~::_,,~~:,;-;:-~.:.r ~:'~;-~'-:~"'>:-{:: -;.:'~:-; :-::; ',;.' '.' ,-.,,'. ,qYE.RPR~~SQ~E)WPTURE 0 0 '\;/ EXPLOSIONS' '-'. PRE FIRE CONDITIONS 24 37 44 78 : "~,:'. .:: FALSE FIRE CALLS 86 200 CO FALSE CALLS 58 139 PUBLIC HAZARD CALLS 38 83 RESCUE CALLS 98 231 MEDICAL CALLS 404 1091 OTHER RESPONSES 62 161 TOTALS 862 2158 2010 2009 THIS PERIOD TO DATE SAME PERIOD TO DATE $813,950 $3,043,750 $798,050 $2,192,350 11-4 2010 ' 2009 ACTIVITY THIS TO DATE SAME PERIOD PERIOD TO DATE FIRE INSPECTIONS 30 171 COMPLAINT INSPECTIONS 12 46 FIRE SAFETY PLAN 0 13 REVIEW PLANS REVIEW 26 76 SITE VISIT/ ' 29 89 APPROVAL/PERMIT ALARM FOR LIFE PROGRAM RESIDENTIAL 2 5 VISITS PART 1 SMOKE ALARM 0 0 TICKETS ISSUED PART 3 FIRE CODE 0 0 CHARGES FIRE INVESTIGATION 1 2 2010 2009 ACTIVITY THIS TO DATE SAME TO DATE PERIOD PERIOD STATION TOURS 0 14 SCHOOL VISITS 0 8 FIRE SAFETY HOUSE VISITS 0 0 PUBLIC EVENTS 0 1 , SAFETY LECTURES 0 2 FIRE EXTINGUISHER 0 0 TRAINING FIRE TRUCK VISITS 0 0 11-5 UaringlOn REPORT CLERK'S DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution#: By-laW#: Report#: CLD-025-10 File#: Subject: MEETING SCHEDULE - 2010 TO 2014 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report CLD-025-10 be received; and 2. THAT the meeting schedule for the term of Council 2010 to 2014, attached to Report CLD-025-10, be approved. Submitted by: Reviewed by: cJ rcJ2D ~0 tv Franklin Wu, Chief Administrative Officer PLBI CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 13-1 REPORT NO.: CLD-025-10 PAGE 2 BACKGROUND The meeting schedule for the term of Council from 2010 to 2014 has been prepared and is included as Attachment NO.1. In 2013, Remembrance Day (November 11) falls on a Monday which has a General Purpose and Administration Committee meeting scheduled. It is recommended that the meeting commence at its regular time (9:30 a.m.), be recessed to allow for attendance at the Remembrance Day Service and then reconvene following the service, if needed, to complete the agenda. In so doing, the number of meetings being held between September and December will not be reduced. It is respectfully recommended that the proposed meeting schedule be adopted for the next term of Council. Attachments: Attachment 1 - Proposed Meeting Schedule - 2010 to 2014 13-2 Attachment 1 to Report CLD-025-1 0 2010 ' Monday December 6 7:00 p.m. First Council Monday December 13 9:30 a.m. GPA Monday December 20 7:00 n.m. Council 2011 Monday January 3 NEW YEAR'S DAY OBSERVED Monday January 10 9:30 a.m. GPA Monday Januarv 17 7:00 p.m. Council Monday January 24 9:30 a.m. GPA Monday January 31 7:00 n.m. Council Monday February 7 9:30 a.m. GPA Monday Februarv 14 7:00 p.m. Council Monday Februarv 21 FAMILY DAY Monday Februarv 28 9:30 a.m. I GPA Monday March 7 7:00 n.m. Council Monday March 14 MARCH BREAK Monday March 21 9:30 a.m. GPA Monday March 28 7:00 p.m. Council Monday April 4 9:30 a.m. GPA Monday April 11 7:00 n.m. Council Monday April 18 9:30 a.m. GPA Monday April 25 EASTER MONDAY Monday May 2 7:00 p.m. Council Monday May 9 9:30 a.m. GPA Monday May 16 . 9:30 a.m. Council Monday May 23 VICTORIA DAY Monday May 30 9:30 a.m. GPA Monday June 6 9:30 a.m. Council Monday June 13 7:00 p.m. GPA Monday June 20 9:30 a.m. Council Monday June 27 7:00 n.m. GPA Monday July 4 9:30 a.m. Council Monday July 11 7:00 p.m. GPA Monday July 18 9:30 a.m. Council July 19 through September 11 at the Call of the Chair Monday September 5 LABOUR DAY Monday September 12 9:30 a.m. GPA Monday September 19 7:00 n.m. Council Monday September 26 9:30 a.m. GPA Monday October 3 7:00 n.m. Council Monday October 10 THANKSGIVING DAY Monday October 17 9:30 a.m. GPA Monday October 24 7:00 p.m. Council Monday October 31 9:30 a.m. GPA Mondav Noyember 7 7:00 n.m. Council Monday Noyember 14 9:30 a.m. GPA Monday November 21 7:00 p.m. Council Monday November 28 9:30 a.m. GPA Mondav December 5 7:00 n.m. Council Monday December 12 9:30 a.m. GPA Monday December 19 7:00 p.m. Council 13-3 -2- 2012 Monday Januarv 2 NEW YEAR'S DAY OBSERVED Monday January 9 9:30 a.m. GPA Monday Januarv 16 7:00 p.m. Council Monday Januarv 23 9:30 a.m. GPA Monday Januarv 30 7:00 p.m. Council Monday February 6 9:30 a.m. GPA , Monday Februarv 13 7:00 p.m. Council Monday Februarv 20 FAMILY DAY Monday Februarv 27 9:30 a.m. GPA Monday March 5 7:00 p.m. Council Monday' March 12 MARCH BREAK Monday March 19 9:30 a.m. GPA Monday March 26 7:00 p.m. Council Monday April 2 9:30 a.m. GPA Monday April 9 EASTER MONDAY Monday April 16 7:00 p.m. Council Monday April 23 9:30 a.m. GPA Monday April 30 7:00 p.m. Council Monday May 7 9:30 a.m. GPA Monday May 14 7:00 p.m. Council Monday May 21 VICTORIA DAY Monday May 28 9:30 a.m. GPA Monday June 4 7:00 p.m. Counc,il Monday June 11 9:30 a.m. GPA Monday June 18 7:00 p.m. Council Monday June 25 9:30 a.m. GPA Monday July2 CANADA DAY OBSERVED Monday July 9 7:00 p.m. Council Monday July 16 9:30 a.m. GPA Monday July 23 7:00 p.m. Council July 24 through September 9 at the Call of the Chair Monday September 3 LABOUR DAY Monday September 10 9:30 a.m. GPA Monday September 17 7:00 p.m. Council Monday September 24 9:30 a.m. GPA Monday October 1 7:00 p.m. Council Monday October 8 THANKSGIVING DAY Monday October 15 9:30 a.m. GPA Monday October 22 7:00 p.m. . Council Monday October 29 9:30 a.m. GPA Monday Noyember 5 7:00 p.m. Council Monday Noyember 12 9:30 a.m. GPA Monday Noyember 19 7:00 p.m. Council Monday Noyember 26 9:30 a.m. GPA Monday December 3 7:00 p.m. Council Monday December 10 9:30 a.m. GPA Monday December 17 7:00 p.m. Council 13-4 -3- 2013 Monday Januarv 7 9:30 a.m. GPA Monday Januarv 14 7:00 p.m. Council Monday Januarv 21 9:30 a.m. GPA Monday Januarv 28 7:00 p.m. Council Monday February 4 9:30 a.m. GPA Monday Februarv 11 7:00 p.m. Council Monday Februarv 18 FAMILY DAY Monday February 25 9:30 a.m. I GPA Monday March 4 7:00 p.m. I Council Monday March 11 MARCH BREAK Monday March 18 9:30 a.m. I GPA Monday March 25 7:00 p.m. I Council Monday April 1 EASTER MONDAY Monday April 8 9:30 a.m. GPA Monday April 15 7:00 p.m. Council Monday April 22 9:30 a.m. GPA Monday April 29 7:00 p.m. Council Monday May 6 9:30 a.m. GPA Monday May 13 7:00 p.m: Council Monday May 20 VICTORIA DAY Monday May 27 9:30 a.m. , GPA Monday June 3 7:00 p.m. Council Monday June 10 9:30 a.m. GPA Monday June 17 7:00 p.m. Council Monday June 24 9:30 a.m. GPA Monday July 1 CANADA DAY Monday July 8 7:00 p.m. Council Monday July 15 9:30 a.m. GPA Monday July 22 7:00 p.m. Council July 23 through September 8 at the Call of the Chair Monday September 2 LABOUR DAY , , Monday September 9 9:30 a.m. GPA Monday September 16 7:00 p.m. Council Monday September 23 9:30 a.m. GPA Monday September 30 7:00 p.m. Council Monday October 7 9:30 a.m. GPA Monday October 14 THANKSGIVING DAY Monday October 21 ' 7:00 p.m. Council Monday October 28 9:30 a.m. , GPA Monday Noyember 4 7:00 p.m. Council Monday November 11 9:30 a.m. GPA* Monday November 18 7:00 p.m. Council Monday November 25 9:30 a.m. GPA Monday December 2 7:00 p.m. Council Monday December 9 9:30 a.m. GPA Monday December 16 7:00 p.m. Council * Note: GPA Committee will need to recess to allow for attendance at the Remembrance Day Service and reconvene if necessary to complete agenda. 13-5 - 4- 2014 Monday January 6 9:30 a.m. GPA Monday January 13 7:00 p.m. Council Monday January 20 9:30 a.m. GPA Monday Januarv 27 7:00 p.m. Council Monday Februarv 3 9:30 a.m. GPA Monday Februarv 10 7:00 p.m. Council Monday Februarv 17 FAMILY DAY Monday February 24 9:30 a.m. GPA Monday March 3 7:00 p.m. Council Monday March 10 MARCH BREAK Monday March 17 9:30 a.m. GPA Monday March 24 7:00 p.m. Council Monday March 31 9:30 a.m. GPA Monday April 7 7:00 p.m. Council Monday April 14 9:30 a.m. GPA Monday April 21 EASTER MONDAY Monday April 28 7:00 p.m. Council Monday May 5 9:30 a.m. GPA Monday May 12 7:00 p.m. Council Monday May 19 VICTORIA DAY Monday May 26 9:30 a.m. GPA Monday June 2 7:00 p.m. Council Monday June 9 . 9:30 a.m. GPA Monday June 16 7:00 p.m. Council Monday June 23 9:30 a.m. GPA Monday June 30 CANADA DAY THE DAY FOLLOWING Monday July7 7:00 p.m. Council Monday July 14 9:30 a.m. GPA Monday JulY 21 7:00 p.m. Council July 22 through September 7 at the Call of the Chair Monday September 1 LABOUR DAY Monday September 8 9:30 a.m. GPA Monday September 15 7:00 p.m. Council Monday September 22 9:30 a.m. GPA Monday September 29 7:00 p.m. Council 13-6 Clarington REPORT CLERK'S DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13 201 0 Resolution#~ By-laW#: , Report#: CLD-026-10 File#: Subject: APPOINTMENT OF PARKING OFFICER RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report CLD-026-1 0 be received; 2. THAT the By-law attached to Report CLD-026-10 appointing Shane Alexander as a Parking Enforcement Officer be forwarded to Council for approval; and 3. THAT all interested parties listed in Report CLD-026-1 0 be advised of Council's decision. Submitted by: Reviewed by: Franklin Wu, Chief Administrative Officer PLB*LC CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 13-7 REPORT NO.: CLD-026-10 PAGE 2 BACKGROUND AND COMMENT The Municipal Law Enforcement Division has hired a temporary Parking Enforcement Officer to fill the vacancy created when one of the two full time Officers departed on maternity leave earlier this summer The successful candidate is Mr. Shane Alexander. Mr. Alexander is a graduate of the Police Foundations course at Durham College with experience in the private security field. He has been working for the Municipality since being hired in July. Over the summer he has received in-service training conducted through the Municipal Law Enforcement Division. Once appointed he will be sworn in and can then commence duties as a Parking Enforcement Officer working primarily in the downtown area of Bowmanville. ATTACHMENT: 1 By-law to Appoint Shane Alexander as a Parking Enforcement Officer INTERESTED PARTIES: Mr. Shane Alexander 13-8 THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON BY-LAW 2010- Being a By-law to appoint an individual as Parking Enforcement Officer WHEREAS Section 15(1) of the Police Services Act R.S.O. 1990 Chapter P15, authorizes a Council of any Municipality to appoint one or more persons who shall be peace officers for the purpose of enforcing the by-laws of the Municipality; AND WHEREAS it is desirable to appoint Shane Alexander as a Parking Enforcement Officer for Municipality of Clarington. NOW THEREFORE the Council of the Corporation of the Municipality of Clarington hereby enacts as follows: 1. Shane Alexander is hereby appointed as a Parking Enforcement Officer for the Municipality of Clarington. 2. This By-law shall come into full force and effective immediately on the day of Final passing by Council. 3. This appointment as a Parking Enforcement Officer shall remain in effect for the duration of their term of employment with the Municipafity in the position of Parking Enforcement Officer. By-law read a first and second time this 20th day of September; 2010. By-law read a third time and finally passed this 20th day of September, 2010. MAYOR MUNICIPAL CLERK 13-9 Claringron REPORT CLERK'S DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution#: By-Iaw#: N/A Report#: CLD-027 -10 File#: Subject: ANIMAL SERVICES QUARTERLY REPORT - April - June, 2010 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report CLD-027 -10 be received for information; and 2. THAT a copy of Report CLD-027-10 be forwarded to the Animal Alliance of Canada and the Animal Advisory Committee. Submitted by: Reviewed by: ()~~ Franklin Wu, Chief Administrative Officer PLB/CAG CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T 905-623-3379 13-10 REPORT NO.: CLD-027-10 PAGE 2 BACKGROUND AND COMMENT Animal Services activities will be reported to Council on a quarterly basis. The attachment to this report summarizes the activities and revenues pertaining to Animal Services for the months April - June, 2010, as recorded by staff as at the time this report was prepared. Attachments 1. Quarterly & Year-To-Date Statistics Interested parties to be advised of Council's decision: Ms. Liz White, Animal Alliance of Canada Animal Advisory Committee 13-11 Attachment 1 2nd Quarter & YTD Statistics 2010 Dispatch Summary . Issue Types ~ Issue Type 2nd Quarter 2nd Quarter YTO YTD 2010 2009 2010 2009 Ambulance Reauest 0 0 0 0 Animal Control 211 223 362 352 Cruelty Complaint 2 0 3 1 General Dispatch 134 45 236 49 Routine Inspection 50 16 92 26 Total 397 284 689 428 Animal Control Issues Outcome 2nd Quarter 2nd Quarter YTD YTD 2010 2009 2010 2009 Animal Not Found 22 27 34 44 Animal Picked Up 71 60 114 103 Animal Returned To Owner 4 14 6 19 Charqes Laid 0 3 4 3 Finalized 97 83 163 136 Warnina Issued 51 67 102 117 Grand Total: 245 254 423 422 13-12 Total By G/L Code (start here) Attachment 1 2nd Quarter & YTD Statistics 2010 100-19-190-30705-6400 - Animal Service Impound/Surrender Fee 100-19-190-30715-6401 -Animal Trap Rentals 100-00-000-00000-6506 -Cash Over/Short Account 100-21-000-00000-6506 -Finance Charges I~ after NSF I U I 100-19-130-30641-6400 - Licences Paid after NSF 100-19-190-00000-7162 - Vet Services- Repayment for Expenses 100-19-190-00000-7180 - Spay/Neuter Rebate -100-19-190-30720-6400 - Disposal of Animals G~ 100-19-190-35525-6500 - Dog/Cat Licences 1857 523-00-000-00000-6760 - Donations 9 100-00-000-02033-2003 - GST 50 100-19-130-35520-6500 - Other Licences- Kennel 100-00-000-02034-2003 - PST 100-19-190-30710-6400 - Sale of Animals Totals 13-13 o 48 2500.00 9.52 -3.95 o o o 45 4238.86 55 2067 49834.38 1361 2 267.63 50.00 231.90 41230.00 740.00 220.28 o 350.14 29 3 o .0 o o o 3 1137 19 59 o 56 1695.00 28.56 r o 1180.00 29335.00 '1471.89 277.34 440.01 5411.39 38839.19 65 3405.00 o 9.52 -98.02 I ~ ! 3 I l o o o o o 2 267.63 50.00 742.15 o o o o o 3 28.56 o o o o I 0 . 0 ~.1385.00 1384 I 36783.50 2120.54 573.98 o o 96 729.37 87 8650.25 3577 87761.68 o o o 902.52 11083.83 I 55649.99 Attachment 1 . 2nd Quarter & YTD Statistics 2010 . Status Adopted 7. 0' O' l' 01 Oi .. .,w~'.'~o'r-"--"oi"~owt"-~"oT-"-olw-''''-'''-ot''--'''o'r- 281 Adopted Altered __~___"w~" Adopted Offsite ,_. ,"m__..wm_ Adopted Offsite(Altered) .. ..,'. ""o"'N.Um." ..",..."'NA.~~_W~""_"'~'N,._".~..ff.~.__.._ Adopted Offsite(Unaltered) 91 0: 0' 0, 0; 01 o o 0' 0; O! o I "oj' ~""'.-m~,..~,~,........,,.....~,."..m.,..~........! 01 o! 5' Adopted Unaltered 41 oJ. ..,...,.....___...".....v....".~.... 4: Bite Quarantine (Home) DOA DOA - Final Disposition Euthanized Euthanized by Offsite Vet Redemption (Offsite) 01 Wildlife Released Other Total 146 ; , : ,1 ...........~_..v"._..~,.._.,..~...=_.^.......N~..".,...~,._-.-mm..."_"M.<<._.~...~~..W....'...'. . . . . , , ......u.-^-m^~...._"*'_.~..-...-.-,......~..^~.......h... .-,.-.-='~..mmN.)~.~....._-,.-.-.=_.,~,__".W._._._._,U,'.-.NN4.' 14 i ^_",...~J..__^ 131 ..- ..~.,..,~."..~~)~,__~.w. O! 9; 51 9' 1 I ,...y..,...y_."...,,5. 12 ! I -. ...... ..........-....,....~ 31 151 l 37 o 161 ..........".51 .' .~-...__"._N._.-..'.-,w~.."'..._.'.N_,~ ^ '__k"'u~.. l , 16 i 191 o' o 0: 01 o 'm" 0 ; 0 I 0 I ~j . 0 i ~~. _.~.....~___....__...w;.._.__ --i.__.__..~.l..--.~L_..__::.L.._..w.~.!._.. 15... ... . .. .._m.~~J._ 1 '_.....~.'.....~;_._ ..... ,,:;_...__~L... ..._~.!._.......~J.. ........ ., ..~_' 2 1 I" _.~J,.,~.L. 0 !.~;.,..,,?i,?.J 6; . . . ..... ..,.~ i . m....._.__.~.T'......_.._-_....~o.-I,.!--w..!..!._.._.........__....~O'.:... ...._...-_.OO--~...:.. ....._...._...........O~.;.....-.._...._Oo.~... - ..... -o~".- .... '0 6, '; 07 ,:.. ~l~~i~;d---..--.- .. .'5'~-" 2 I.. ..~j ""--'0',---'0'; ........... ..01 .0"..' 61 i ..... '39[' .. . "-891" o . 0 i.... o' .0T.... o! 0 ,"o!" 0 ... ..'1'i 1 ; i 1 ); ~ Released ..-......o..;"-----.o'lw. 1 .-o-r---.oT...............oT..........-.oT.--........:...1.1..................:--~~I~:_....=~~~. ..................... 1 ; .~t~~=~._..__..__..__......___.___.....o._...--...bT--.or:~:::-.~:!:. oT.-oT.....or..::::..::,~!. 0 I . '~T Transfer Out 4 . 1 ! 0 ' 0 ! 0 i 1 ! 7 ! 14 "~'.'~~~m_'~~u__... . ..~.~'.-._,..-_..~..~.~..m_~"mN.'._ ..".._..........." . '^-~"..w....~...,.W'..~...m.^."""'" ...__~'WK~..-"~....^.......vm.w..... ! Unass..i:~:~~:~_~~_.__~ . 0 [ ,...........0. i O! 2: O! O' 0 !iT"'---""21...""iT Unassisted Death - In Foster 0 . 0 0 ! 0 , 0' .... .-^~'~m,."h " Y~..'U ''-''~,,___,_'___',_'_'~_,v..~ "'-m.' ~__~_,-._'~,,'M..'.. o . 0 0 , 0 ..,......~L._"....~.t. ... ... ""0';""'''-''0. i 0 [ 0 j 0 > 0 ! .m~_~.m..__~~^...._.._~~~..__~'" ....'"....~..........'".~...... .._......_l.-..._~~._..._.__~_,.:,__....~.._......~.......:.... , . ...~.~~.....~..~~..... 74 ; 3 .._,~?J.._._.~~.!,..~.i . ..m~...3 i ..... ......._~. 1m , OJ 0: ........... ......""."...-.. '"...._...~._.._... 137 i ~,.._L.-^-. 1 : 33. 31 2 30 5 26' ,L....... 0' ".............. _,~~......J..~._ 11 ! o 01 -,. -^,',',','.w,'_~_'~'^~_" ,",W~W. '-.V.W__'.__.'~ O! I '~""_'''_''_~~C'N_, 2481 ..........,......... i ..... '''_~..._,_,~.-.-.-.-...^.^.^l".-,...-,y_w 7 10 0, 82, 1 : O' 7. 2 o o o 269 13-14 Attachment 1 2nd Quarter & YTD Statistics 2010 . .Shelter Statistics - Identification Comparison Cat 3 51 54 0 43 43 110 83 Do 31 56 87 12 43 55 130 107 Kitten 0 72 72 0 50 50 92 62 Pu 0 4 4 1 0 1 6 2 Bird 0 0 0 0 0 0 0 0 Rabbit 0 0 0 0 0 0 1 0 Mammal 0 0 0 0 0 0 0 0 Total Length of Stay Number of 0 49 74 15 3 3 1 145 ... Animals CI) Number of Days 0 2066 450 855 0 7 31 3409 1::0 "tJ1lI.... c:::lo Average 0 42 6 57 0 2 31 NON Number of 0 58 56 18 2 0 0 134 ... Animals ~ Number of Days 0 2810 955 550 0 0 0 4315 "tJ1lI~ c:::lo Average 0 48 17 30 0 o. 0 NON Number of 0 99 114 28 3 3 1 248 Animals CO Number of Da s 0 5679 1546 1586 0 7 31 8849 !;:~ Avera e 0 57 15 56 0 2 31 Number of 0 124 106 18 3 2 0 253 Animals ccn Number of Da s 0 8954 2678 550 0 2 0 12184 !;:~ Avera e 0 72 25 30 0 1 0 13-15 Attachment 1 2nd Quarter & YTD Statistics 2010 Shelter Statistics - Incoming (including transfers) 2nd Quarter 2010 _I Dog 38 . 1 0 . 0 ,0 3 0 · 0' 76 ! ",.. . "_,_,?_-,,,~_"'~',....^..',m,__.~_W_Y.,, .'.-"'.'~'..,=,'._-_m"_'_'_,"~-m~w,..~,_,.''',',w,',,,,,,'.'_~___._, "'''~~'^''_mff,.___Mw.'^.'''"""w..""_,_~,,,,,,,,,,,,,.,,_, ...."....1 Puppy 2 · 0 . 0 , 0 ! 0 i 0 I 7' 0 : 0 ! 11 I ,! . . d.,."."." ",........,..,...\ ~:en .._~=-'f=._.~~=-=-1F=.2~r ~: ~i_.~i. 57! Mammal.. ddHd?d~dm..m?..m?]:m 0 0 imm?Jmm?,'m:olofm m'?lm~ I Rabbit 0 ' 0 . 0 i O! Om.O 0 I 0 j ..................0:do1mmd? m..?.! Total. . ... . .mmmm~!mmm..13 mmmm~.mmm.............mm... 3 'mmmm? 'm...m....m~~J~1!Jm...md.~oJ.~:mmm~'~~~J 56 ' 1 1 0 i 5 ! 0 ...m ... .... m..."...."........., ._....._...,........... ...j..'....._m~.....m.......~m_._....' 31 0 O. 01 0 0 < . .--- .....,... ...... '-on ................. n. _............ .......~..._._H.. .............~.""~.~..........-.-....v. . ..... n... .... ".._._.... ... 11' 20 0 . 3 I 6 : 0 . . .................-.. ...... . ... ..~. ....-....... ............................ ..".. ............~.,..-...- o 2 0 11 41 01 ..-. h" ....... ........ ........,.__.....,,_ .......... ..._....... ..~."...V ....................m.._........,.............~....... . Mammal. ..... m ....? .... m~mmm. m?; 0 I,.?..:.._.. Omm. mm.?l Rabbitmm ...mm.. 0: 0 'mmmmmm..?:m'ol 0 '_~Jmmm?!. Total 70 26 0: 5! 1 0: 24 i YTD 2010 Dog Puppy Cat Kitten ,_..._._....,'-..~~,L__._m._.mJ_.'_ o i 3' . ..-.......................,. 61 j 0 i .......................-................ 53: 0'1 1 , 0 I ........................ O! 0: 167 I 10 , 0' .......-_y~_ u..=-.,....''"'' ..w,~~...~.,,,_.,,~",,w~.~w~..m___l O! 0 i 131 .. ..... ..--..--.... ....... ....... ... ...... ...................~.._....._; o I 0' 101 I .................-.--.....--..... 01 0 I 841 o i 0' 3 ..,............_...._m........... o i 0: 0 I o j 0: 317: 01 I .....-.....-.-........-.-...."'... 241 2nd Quarter 2009 Dog Puppy Cat Kitten Mammal Rabbit Total . mm__~'< ... 26 i o I L.'m.,.....__.?J-m<.~L. .....~_.___..m ....L.___m..._.<_.~,.L...._____.,........._.1 I ... ..".,____?_~_..<m~.~ ..... o '_~,.L".,...__..?mLm 0 !........ .....__~. 38 i 0: 01 0 0: 0 0 ..._c.___...._....-..___.___.-.....-.-....".-._.....".,,,_ o oj 0 0' 0: OJ 1..... ...................~_..! .................................~:...m:.......<m ...~........................::........... ~...!.... '102 ' 28 i 1 ." ..v...'....'.~r_' "'_.d......... 4 11 .'.-.',.".=',.'m.'_'_"_"'_,___~,'... .10 1 . . .... w,-'. . ........~w,',~'..~., o 2 o 0 '_h. ... .... ...........H...... ..._......................_........ 43' 17 ?; 0 01 0 .....~..._-.,.~.~.., o 1 0 ! 0 i 60 I ...,_..".__._....--.-'u.-.-.-.-...'_.."N."..___.._~_......,,.,......_........1 o : 0 ' 0 1 51 I ,..I o i 01 0 2 i mm? ....... m m 0 'mm?'m..m._..? i o . 0 , 0 I 176 I 13.....16 Attachment 1 2nd Quarter & YTD Statistics 2010 YTD 2009 ... ..... 49 3 . 0 : 1 ! 8 , 1 : ... . .-".----. --. m...._.. . ~.~ ........_........ ...".~........"..._M...~._' ... .w.~..'_..."..~..".... ............. ....._...._._~ H. . .. ....... 'H~' ......H____._.?L_H..O : 5HH?! . 8 ,.' . 20 ' . 1 '.. 2 ! 5 1 : ! ....... ''"'~'~'' .....~_...~ ...."......~._..m.."_~..._ . .....,........"^w...~_........~......'~.A'A~m...... _ .......... .......__ 'Um.. . ~ ..._.....~..... 10 ; 1 . 0, o! 0 , . . . .'. . ,__'"'''no - ..~,.... .. ... ......................"....-..."..., _....".~...vv_~_m.~...~,..~ ....................H_............~., Mammal 0 3 ' 0 0 I 0 ' 0 ! ,.,....!....,--_____..W.~,~,_~_V_.A~~_~.._,~~.,,,.....,,~_~~...L-~,.,~_""~,~__._.,=~~....".~__.J.,'~................~".~~~~,~~~~~="_-mJ,..T..'_.N~.__.'_________.-^~,m"~~'_.,_~_"..;.w.*--_'.~'" . .... .......~. . ..". .....~~_..---.......?_;...,.....~t........H?....._._ 69: 28: 1 : 3 i 18 ' Dog Puppy Cat 0: Oi o 2 o HH", H.' H?" ..?; H .. ... ..... ..~J..!~:'J ...... .. .............. ?'.Y ;._.?;....~J HH'?': ...... .. ..?J H'H""O I._~:?I ~?t _?[H ..... HH....O_ OJ 0 i 0 ,-H,,~_~._.~~._.~'n--..^'_...~"'~"N-~_...-.L,w~_~~~,___ 0' 0; 0 0 I .y.-i..-~.,~.--,..-....--.--y^"=^'J,.^--.,.".,-.,=~,-..~.-.-~.......w"'1.~-.._~~~"~._-_.~ 0' 0 i O! 302 i ..,-__._._.w.,.......,_..y_.______._...",._.v...,'~._.....___._.~......y.-.w.,=......">....:....d,~.._.,.".__,=_~yj Kitten 0: Rabbit Total Animal Bite/Attack & OTR Summary Detail 2nd Quarter 2nd Quarter YTD YTD 2009 2010 2009 2010 Dog Bites Reported 7 5 9 8 Dog Attacks Reported 8 9 11 15 OTRs Issued 7 8 8 13 . 13-17 Uaringtnn REPORT CLERK'S DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: September 13, 2010 Resolution#: By-laW#: N/A Report#: CLD-028-10 File#: Subject: 2nd QUARTER PARKING REPORT RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report CLD-028-10 be received; and 2. THAT a copy of Report CLD-028-10 be forwarded to the Bowmanville Business Centre for their information. Submitted by: Reviewed by: o h>>-L-C'-=-- Oslc P '. rie, CMO Municipal Clerk Franklin Wu, Chief Administrative Officer PLB/kb CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 13-18 REPORT NO.: CLD-028-10 PAGE 2 BACKGROUND The following pertinent statistical information relates to Parking Enforcement activities for the months of April, May and June 2010 and is provided herein for the information of Committee and Council. Attachments: Attachment 1 - Parking Report for the 2nd Quarter of 2010 13-19 PARKING ENFORCEMENT QUARTERLY REPORT #2 - 2010 ATTACHMENT #1 to Quarterly Parking Financial Report Tickets issued AGENCY Quarter 2, Year to date Year to date Year to date __~10 2010 2009 2008 ~~i;:~~~'!f_=:~~.I;:~~~:. >0 >;"~"- >'''~:~I~~ ~>-~~_~>~>... ':..'> >"~-~~~~">"~ :~:-..>_~. ~?2-"'~~ ~~^_~-~.._' ~ ~>.. >~ -_~ REVENUE TOTAL 957 10 o 72 28 71 68 8 o 25 1,239 2,459 35 o 110 31 71. 68 12 o 40 2,826 3,160 24 o 49 17 N/A N/A 17 o 23 3,290 3,071 10 3 57 31 N/A N/A 8 o o 3,180 P.E. Officers Police Public Works Group Four Aspen SprinQs Paragon Security 98 King Street West ProSecurity Fire Services CLOCA. Meters. $22,708.50 $40,517.00 $38,013.00 $3,900.50 Permits $2,406.90 $4,220.55 $2,412.55 $20,961.15 Fines $13,805.00 $35,163.00 $37,934.00 $37,347.00 MTO CharQeback(Expense) $3,300.00 $5,856.75 $5,997.75 $2,623.50 TOTAL REVENUE $35,620.40 $74,043.80 $72,361.80 $75,827.15 'W. ~"l';!f;;''rnl7'''~~~~'''~~~:rf,':'n~'T'1~'~!I;r~'l!''!'''':''-~'+'\'"'l:" IN'>J:~~' 71-~?!?i~~~""'F'~7~~"":;iV"'~~"O-~E-~T'Ij"""',=--~--r''''-~--~ ~:~~f'~> 'r::>L~_~~~~.:~~..:L~;~~:i::. ;:;.:::.:.:~>i:~;;: "~~~~:~~~~: ~. __ ~_:_.~:'>~~: '( .. ;; _~'...,~;.. ~.>_ .~_.... ~ __~ :~_ '_.___,;: 1ST APPEARANCES Total conducted 30 53 103 54 # Tickets disputed 34 58 111 59 # Tickets cancelled .25 45 84 42 # Requests for trial 4 6 4 0 # Tickets upheld 9 13 27 17 13-20 Clarington REPORT FINANCE DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION Date: SEPT 13, 2010 Resolution#: By-Iaw#: Report #: FNO-Q19-10 File#: Subject: 2010/2011 INSURANCE PROGRAM RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report FNO-019-10 be received; 2. THAT the general insurance placement, in conjunction with the other member municipalities of the Durham Municipal Insurance Pool, with the Frank Cowan Company for an integrated pooling arrangement that includes integrated insurance coverages and common self retention deductible levels for the period July 1,2010 to June 30,2011 at an approximate cost the Clarington of $732,748 be confirmed; 3. THAT the Municipality of Clarington supports the Association of Municipalities in its efforts to seek joint and several liability reform in Ontario and calls on the Provincial government to pursue much needed changes to the Negligence Act; and 4. THAT AMO be advised of Council's position. Submitted by: Reviewed by: (')~~Cs0., Nancy Taylor, BBA, C.A Director of Finance/ Treasurer Franklin Wu, Chief Administrative Officer NT/hjl CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 15-1 REPORT NO.: FND-019-10 PAGE 2 BACKGROUND AND INFORMATION: 1.0 The purpose of this report is to provide an update to the General Purpose and Administration Committee regarding the status of the Municipality's insurance program. 1.1 This report also includes a review and update of the Durham Municipal Insurance Pool (DMIP), which is now entering its tenth year of successful operations. 1.2 Clarington is a founding member of the DMIP which was established to achieve financial savings by co-operatively purchasing insurance coverages with local and pool level deductibles and by implementing common risk management practices. Clarington has held the position as Chair of the Board of the DMIP since it's inception. 1.3 DMIP's success over its 10 years has generated surplus funds since its formation in excess of $3.5 million, set aside to offset future insurance costs resulting from unstable insurance markets in the future. 1.4 In January 2010, DMIP was successful in its litigation against Travelers/St. Paul Fire and Marine Insurance Company in a lawsuit that resulted in an award to the DM I P to compensate for damages suffered from an early cancellation of policy coverages in 2002. 2010/2011 Insurance Contract Renewal 2.0 The DMIP has negotiated with the insurer to secure the broadest and most comprehensive coverage available to municipalities. 2.1 The increase for the 2010/2011 premium year for Clarington's contribution to the DMIP to cover insurance costs and necessary contributions to claims reserves is $33,776 or a 4.8% increase. This compares favourably to insurance cost increases facing neighbouring municipalities and Regions in the GT A in the range of 10% to 30%. 2.2 The Board of Directors of the Durham Municipal Insurance Pool (of which Clarington sits as Chair), has placed coverage with the Frank Cowan Company for an integrated pooling arrangement. 15-2 REPORT NO.: FND-019-10 PAGE 3 2.3 The main components of the structure of the DMIP arrangement are summarized as follows: · Each municipality retains their respective current local deductibles ranging from $5,000 to $100,000 (Clarington's deductibles are primarily $25,000); · The Pool self insures losses between these local deductibles and a per claim limit of $500,000 (on a group basis) for integrated coverages; · Under this structure, local municipalities are responsible for funding losses from $0 to their individual deductible amounts; · Between these local municipal deductibles and the pooled retention limit of . $500,000, the seven members share the cost on a collective basis; and · Excess of a $500,000 per claim loss, the members purchase insurance from municipal insurers for protection on a collective basis against catastrophic claim losses. Risk Management Activities Undertake by DMIP in 2009-10 3.0 In a constantly changing world, implementing effective risk management techniques is a complex and time consuming process. However, the DMIP continues to work with the participating local municipalities to develop and administer risk management programs to identify and manage exposures to accidental loss. DMIP's goal is to successfully manage existing and emerging risks while achieving its risk management goals. 3.1 DMIP focuses on the design, implementation and communication of cost- effective compliance and loss-cost reduction programs. DMIP help pool members minimize the costs associated with third-party liabilities to help better understand how the municipalities risks are interrelated. 3.2 In 2009/2010, DMIP provided the following risk management services to its member municipalities: a) MFL (Maximum Foreseeable Loss): DMIP undertook a review of selected properties in order to provide the insurers with an MFL estimate for DMIP. An MFL estimate was arrived at on a site specific basis considering site specific exposures such as fire, explosion, collapse or other credible exposure. 15-3 REPORT NO.: FND-019-10 PAGE 4 b) Property Valuations: DMIP tangible asset base is valued at approximately $2.5 billion. Property Valuations Services were undertaken by DMIP to quantify the key insurance and accounting standards relating to tangible assets held by DMIP. c) Information Seminars: DMIP has held a number of information sessions for staff of the participating member municipalities and the Region with respect to risk management issues. These included issues such as Risk Managing the Municipal Procurement Process, Maintenance Operations and Recreation Trails. Strategies were recommended and adopted to help reduce risk exposures. d) Contract Review: Upon request, DMIP staff have reviewed and provided feedback on the suitability and effectiveness of liability transfers, hold harmless agreements and insurance clauses in municipal contracts and agreements. Further, existing policies and procedures were reviewed to identify gaps or inconsistencies with internal policies or existing legislation. e) Other Issues of Liability: DMIP also provided member municipalities advice regarding a range of liability issue concerns such as conflict of interest, insurance coverage for users of community buildings, the roles of Boards and Committees of Council, etc. Municipalities and the Negligence Act 4.0 Municipal risk continues to be a challenge when seeking insurance coverage. Municipal liability insurance is the main concern due to provisions under the Nealioence Act regarding a municipality's liability. 4.1 The Neolioence Act states that, where two or more persons have caused damages and where two or more persons are found at fault or negligent, they are jointly and severally liable to the persons suffering loss or damage. This "joint and several" liability means that even if a municipality is found to be only 1 % liable and if the other persons have no assets and are unable to pay their percentage of the damages, the municipality is legally responsible to pay up to 100% of these damages, thereby exposing municipalities and their insurers to potentially huge damage awards. 4.2 Staff fully supports AMO's initiative to seek Joint and Several Liability reform. This is an important initiative and it is recommended that Council support this. 15-4 REPORT NO.: FND-019-10 PAGE 5 CONCLUSION: 5.0 For the 2010/2011 year the Durham Municipal Insurance Pool has been successful in obtaining a reasonable insurance placement with an overall impact that is extremely modest. Participation in the Durham Municipal Insurance Pool has provided a successful mechanism both to control insurance costs as well as promote risk management practices to reduce claims and protect against lawsuits. Therefore Clarington proceeded with the insurance placement in conjunction with the Durham Municipal Insurance Pool with the Frank Cowan Company, pursuant to our subscribers agreement. 15-5 Claringron REPORT FINANCE DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION Date: SEPT 13,2010 Resolution#: By-Iaw#: Report#: FND-020-10 File#: Subject: FINANCIAL UPDATE AS AT JUNE 30, 2010 RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report FND-020-10 be received for information. Submitted by: Q~-LLJLt- Franklin Wu, Chief Administrative Officer NT /LB/hjl CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 15-6 REPORT NO.: FND-020-10 PAGE 2 1.0 BACKGROUND AND COMMENT: 1.1 The Financial Update report has been designed to focus on overall budget variance reporting. The format and layout of this report is consistent with report FND-010-10 presented previously to Council except as noted below. 2.0 SECOND QUARTER OF 201 0 RESULTS 2.1 Attachment "A", the Summary of Operating Expenditures and Revenue statement compares the Municipality's budget to actual posted expenditures and revenue as of June 30, 2010. The statement reflects the Municipality's operating budget only and excludes year to date expenditures for the consolidated hall/arena boards. Net year to date expenditures to June 30, 2010 total $21,040,526 which represents 52.01 % of the net annual operating budget. This includes annual grants and debentures that occur at the beginning of the year. If this was prorated over the year, the percent of the annual operating budget expended drops to 43.88%. 2.2 Attachment "A" is intended to provide an indication of the status of the Municipality's operating accounts compared to the approved budget. In an effort to limit the impact that high levels of activity during specific times of the year have on the budget to actual comparison, the year to date budget column in attachment "A" reflects the budget allocation for the current year based on each period's proportionate share of the prior year actual account activity for that period of the year. For example, some activities are seasonal in nature, such as ice rentals and winter control which result in a fluctuation of the timing of recognition of revenue and expenses. Due to these timing differences, more of the budget activity related to these activities would appear in the winter months. 2.3 Attachment "A" has also been expanded to include additional columns for current period changes. The fifth column summarizes the budget allocation for the three month period of the report (quarterly budget). This allocation is based on each 'period's proportionate share of the prior year actual account activity for the same three periods of the prior year. The sixth column summarizes the actual account activity for the three month period of the report (second quarter). 2.4 The Engineering and Planning department's revenue is better than anticipated and as discussed in FND-018-10 this may still be a reflection of some pent-up demand remaining from the 2009 economic climate. Application fees are not a steady stream rather they are intermittent throughout the year. The first two quarter results cannot be extrapolated over the balance of the year, as too many variables are still unknown in the market (ie. Recovery HST impact, etc.). 2.5 The Net Board and External Agency section has been added to the report to reflect its activity separate from the Non-Departmental section. 15-7 REPORT NO.: FND-020-10 PAGE 3 2.6 Attachment "B", Continuity of Taxes Receivable for the three months ending June 30, 2010 provides the status of the taxes billed and collected by the Municipality of Clarington during the Second quarter of 2010. A total of $30,655,362 in interim tax bills and $27,134,412 in final tax bills were issued to property owners in the Municipality during this period. At the end of June, a total of $15,163,777 remains unpaid. The net balance is $865,976 higher than the prior year at this time. Generally this is the high point of the year because three instalments have been billed. This balance will continue to be closely monitored throughout the balance of 201 0 and enhanced collection efforts remain in place. 2.7 The changes in collection processes and procedures implemented during the fourth quarter of 2009 and the first half of 2010 have been relatively successful in reducing the balance of taxes outstanding for period of more than three years. These innovations will be continued throughout 2010 in an effort to improve the effectiveness of collection for more current tax arrears as well. 2.8 Attachment "C", Outstanding Investments as at June 30, 2010 provides the status of the Municipality's general, capital and reserve fund investment holdings at the end of the second quarter of 2010. The Municipality at June 30th holds $0 in general fund investments, $0 in capital fund investments, and $35,458,808.13 in reserve fund investments to fund future commitments. General fund investments are short term in nature and timed to mature when funds will be required. Investments held in the Municipality's portfolio are reviewed on an ongoing basis to ensure they meet the requirement of Section 418 of the Ontario Municipal Act and the Municipality's investment policy. Currently, general fund investments are held in the Municipality's general bank account due to interest rates that are more favourable than money market instruments. 2.9 Attachment "0", Debenture Repayment Schedule as of January 1, 2010 provides the status of the Municipality's long-term obligations. The Municipality has $32,289,011.59 in outstanding debt at January 1, 2010 and debt repayment obligations of $4,404,690.66 for 2010 as reflected in the 2010 budget. The annual principal and interest payments required to service these liabilities are within the annual debt repayment limits prescribed by the Ministry of Municipal Affairs and Housing. 3.0 CONCLUSION: 3.1 The report is provided as information to Council. Ongoing reports will be provided quarterly. Attachments: Attachment "A": Summary of Operating and Expenditures and Revenue Attachment "B": Continuity of Taxes Receivable Attachment "C": Investments Outstanding Attachment "0" Debenture Repayment Schedule 15-8 ATTACHMENT "A" THE MUNICIPALITY OF CLARINGTON SUMMARY OF OPERATING EXPENDITURES & REVENUES FOR THE THREE MONTHS ENDING JUNE 3D, 2010 2010 YEAR TO DATE YEAR TO DATE QUARTERLY QUARTERLY % of Annual DEPARTMENT ANNUAL BUDGE BUDGET EXPENDED BUDGET EXPENDED Budget Spent NON-DeDartmental: Expenditures 198,667.00 171,500.00 171,500.00 33,735.00 - 86.33 Revenues/Recoveries (excluding tax) (7,398,768.00 14,847,734.00) 15,745,941.00 14,613,034.00) 1311,926.00 77.68 Net Non-Departmental 17,200,101.00 14,676,234.00) (5,574,441.00 14,579,299.00) (311,926.00 77.42 otflce of the Mavor & Council: Net Office of the Mayor & Council 794,655.00 390,509.00 397,227.00 197,810.00 196,028.00 49.99 Office of the CAO: Net Office of the CAO 389,758.00 178,453.00 209,575.00 95,804.00 119,431.00 53.77 Leaa! Administration: Expenditures 358,000.00 178,998.00 99,854.00 89,499.00 99,854.00 27.89 Revenues/Recoveries 180,000.00 140,002.00) 120,001.00) - Net Legal Administration 278,000.00 138,996.00 99,854.00 69498.00 99,854.00 35.92 Comorata Services: Expenditures 3,580,916.00 1,769,682.00 1,768,971.00 1,027,111.00 764,400.00 49.40 Revenues/Recoveries 1122,200.00 173,364.00) 197,733.00 115,434.00) (57,024.00 79.98 Net Corporate Services 3,458,716.00 1,696,318.00 1,671,238.00 1,011 677.00 707,376.00 48.32 ~ 1,138,200.00 1,089,144.00 656,249.00 554,355.00 Expenditures 2,258,804.00 48.22 Revenues/Recoveries (544,500.00 1232,943.00) (277,844.00 1149,814.00) (181,026.00 51.03 Net Clerks 1,714,304.00 905,257.00 811,300.00 506,435.00 373,329.00 47.33 Finance: Unclassified admin & Board of Trade 2,078,533.00 1,026,209.00 1,252,521.22 754,920.00 670,290.22 60.26 Operating Expenditures . 1.760,116.00 893,216.00 904 381.00 488,297.00 515336.00 51.38 Expenditures 3,838,649.00 1,919,425.00 2,156,902.22 1,243,217.00 1,185,626.22 56.19 Revenues/Recoveries (1,272,000.00 1552,741.00) (1,002,131.00 1278,451.00) (543,942.00 78.78 Net Finance 2,566,649.00 1,366,684.00 1,154,771.22 964,766.00 641,684.22 44.99 Emeraencv Services: Expenditures 8,038,979.00 3,912,526.00 3,679,557.00 2,298,574.00 1,834,160.00 45.77 Revenues/Recoveries 19,250.00 15,012.00) 124,688.00 13,238.00) 18,370.00 266.90 Net Emergenc~ Services 8,029,729.00 3,907,514.00 3,654,869.00 2,295,336.00 1,825 790.00 45.52 Enalneerlna: Expenditures 4,608,041.00 3,276,263.00 3,085,718.00 2,603,715.00 678,853.00 66.96 Revenues/Recoveries (899,050.00 16t4,356.00) (970,218.00 (417,341.00) (558 428.00 107.92 Net Engineering 3,708,991.00 2,651,907.00 2,115,500.00 2,186,374.00 120,425.00 57.04 ODeratlon: Fleet & Debenture Pmts 1,723,013.00 1,484,485.00 1,344,704.00 443,712.00 107,101.00 78.04 Operating Expenditures 11,336662.00 5,927,045.00 5,498,534.00 3,801,322.00 2,305,992.00 48.50 Expenditures , 13,059,675.00 7,411,530.00 6,843,238.00 4,245,034.00 2,413,093.00 52.40 Revenues/Recoveries (454 800.00 165 922.00) (198,417.00 154,863.00) (163,188.00 43.63 Net Operations 12,604,875.00 7,345,608.00 6,644,821.00 4190,171.00 2,249,905.00 52.72 Communltv Services: Annual Grants 8< Debenture Pmts 3,495,645.00 3,084,867.00 3,052,052.00 45,250.00 3,373.00 87.31 Operating Expenditures 8 623 761.00 3,788,203.00 3,923,273.00 2,096,186.00 1,834,185.00 45.49 Expenditures 12,119,406.00 6,873,070.00 6,975,325.00 2,141,436.00 1,837,558.00 57.56 Revenues/Recoveries (4,540,500.00 12,159,133.00) 12,149,769.00 1720,021.00) (685,039.00 47.35 Net Community Services 7,578,906.00 4,713,937.00 4,825,556.00 1,421,415.00 1 152,519.00 63.67 Plannlna Services: Expenditures 3,473,910.00 2,171,232.00 2,057,853.00 1,540,505.00 785,440.00 59.24 Revenues/Recoveries 1296,100.00 1106,750.00) 1302,511.00 191,923.00) (148,449.00 102.17 Net Planning Services 3,177,810.00 2,064,482.00 1,755,342.00 1,448,582.00 636,991.00 55.24 BOARDS AND AGENCIES Net Boards and External Agency 3,352,268.00 3,343,268.00 3,374,768.00 621,382.00 1,303,800.00 100.67 TOTAL OPERATING: Expenditures 56,071,728.00 32,734,656.00 31,809,778.22 16,704,572.00 11,672,744.22 56.73 Revenues/Recoveries (15,617,168.00 18,707,957.00) (10,765l,252.00 16 344,119.00) 12,657,392.00 68.96 NET OPERATING EXPENDITURES 40,454,560.00 24,026,699.00 21,040,526.22 10,360,453.00 . 9015,352.22 52.01 15-9 ATTACHMENT "B" CORPORATION OF THE MUNICIPALITY OF CLARlNGTON Continuity of Taxes Receivable or the Second Quarter of the Year 2010 March 31, 2010 JUNE JUNE BEGINNING BALANCE INTEREST TAXES PAYMENTS/ 2010 2009 RECEIVABLE ADDED BillED BALANCE ADJUST.... CURRENT YEAR TAX,ES (4,280,487) 57,789,775 53,509,288 (45,557,184) 7,952,104 7,454,348 PENALTY AND INTEREST 25 010 168 783 193 793 186,366\ 107,427 108,373 FIRST PRIOR YEAR TAXES 4,918,608 4,918,608 (875,606) 4,043,003 3,467,630 PENALTY AND INTEREST 321,415 169,958 491 373 1165505 325 867 333 046 SECOND PRIOR YEAR TAXES 1,950,298 1,950,298 (518,470) 1,431,828 1,303,868 PENALTY AND INTEREST 271 932 64740 336 671 1169742' 166,929 212,441 HIRD & PRIOR YEARS TAXES 1,091,341 1,091,341 (232,808) 858,532 952,639 PENALTY AND INTEREST 347,247 36 848 384 095 (106008' 278 087 465 456 SUB-TOTAL 4 645,363 403 481 57 189 775 62 491 371 (47605681' 15163,777 14297,801 PREPAID TAXES 14,280,487\ - OTAl 8,925 850 403 481 57,789,775 62,491 371 147605681\ 15163,777 14,297801 ... Includes refunds, write-offs, 357's, etc. NOTE 1: 2010 Interim Instalment months: February and April 2010 Final Instalment months: June and September for non-capped classes 15-10 ATTACHMENT "C" CORPORATION OF THE MUNICIPALITY OF CLARINGTON INVESTMENTS OUTSTANDING AS AT JUNE 30, 2010 INVESTMENT INTEREST MATURITY MA TURI COST RATE VALUE DA GENERAL FUND TOTAL GENERAL FUN 0.00 0.00 CAPITAL FUND TOTAL CAPITAL FUND 0.00 0.00 RESERVE FUND GIC-Royal Bank RBC 945,000.00 2.00% 963,900.00 1 0-Sep-201 0 GIC-Royal Bank RBC 618-,000.00 2.00% 630,360.00 25-Sep-2010 Bond-Canada RBC 5,094,062.47 4.10% 6,058,590.00 1-0ct-2010 Bond-Canada RBC 869,799.71 0.50% 874,786.00 1-Dec-2010 GIC-National Bank RBC * 1,500,000.00 4.10% 1,833,770.00 6-Dec-2010 GIC-National Bank RBC * 1,681,851.79 4.35% 2,080,894.41 6-Mar-2011 BA-Royal Bank RBC 24,186.76 0.09% 24,208.04 15-Mar-2011 GIC-BMO RBC * 2,221,742.00 4.30% 2,742,301.29 18-Sep-2011 Bond-Quebec RBC 776,152.23 4.35% 986,467.00 1-Dec-2011 Bond-Ontario RBC 999,999.54 4.20% 1,244,090.00 2-Dec-2011 GIC-Royal Bank RBC * 2,000,000.00 4.05% 2,439,161.00 16-Mar-2012 GIC-BNS RBC 4,349,427.00 2.60% 4,697,579.00 13-Jul-2012 BfA-TD RBC * 1,471,061.00 4.80% 1,859,675.00 30-0ct-2012 Bond-Ontario RBC 699,779.86 2.50% 759,557.00 2-Dec-2012 BfA-Royal Bank RBC * 1,503,357.00 4.80% 1,900,502.92 8-Jan-20 13 GIC-BNS RBC * 1,546,695.00 4.50% 1,927,463.38 12-Feb-2013 GIC-BNS RBC * 599,161.00 "4.35% 741,320.00 4-Mar-2013 GIC TD * 1 ,009,028~00 4.45% 1,254,427.00 25-Mar-2013 GIC TD * 257,495.00 4.51% 321,039.00 13-May-2013 GIC-BNS RBC * 1,371,860.00 3.00% 1,499,070.00 13-Jun-2013 GIC-BNS RBC * 2,060,630.00 3.10% 2,328,277.00 30-Jul-2013 GIC-Royal Bank RBC * 946,770.00 4.40% 1,174,213.00 30-Sep-2013 Bond-Ontario RBC * 574,200.00 4.30% 598,890.60 14-0ct-2013 GIC-BNS RBC * 1,338,742.00 4.15% 1,640,564.30 16-Dec-20 13 Bond-Ontario RBC 999,807.77 3.35% 1,191,382.00 2-Dec-2014 TOTAL RESERVE FUND 35,458,808.13 41,772,487.94 TOTAL INVESTMENTS 35,458,808.13 41,772,487.94 * Investment interest paid on a semi-annual/annual basis 15-11 ATTACHMENT "0 CORPORATION OF THE MUNICIPALITY OF CLARINGTON Debenture Repayment Schedule As of January 1/ 2010 Year South Courtice MAC/Library Indoor Soccer/ RRC Newcastle Newcastle Total Arena Lacrosse Museum Space Library Aquatic 2010 1/201/119.00 885/075.00 334,486.50 107/074.68 103/969.98 1/772/965.50 4,404/690.66 2011 1/202/053.00 3/262/387.50 334/636.00 107/074.68 103/264.98 1/775/719.00 6/785/135.16 2012 6/306,432.00 - 334/977 .00 107/074.68 103/304.98 1/778/322.50 8/630/111.16 2013 335,427.00 107/074.68 104/042.98 1/781/367.25 2/327/911.91 2014 1,761,015.00 107,074.68 103,480.98 1/783,101.25 3/754,671.91 2015 107,074.68 103,677.48 1,784,674.00 1,995,426.16 2016 107/074.68 103/575.48 1/785;231.50 1,995,881.66 2017 107,074.68 104,194.48 1,785,285.25 1,996,554.41 2018 107,074.68 556,507.98 1,784,635.50 2,448,218.16 2019 107,074.68 1/784,054.75 1/891,129.43 2020+ 160,612.02 3/724/125.00 3/884/737.02 8,709,604.00 4,147,462.50 3/100/541.50 1/231,358.82 1,386,019.32 21,539,481.50 40,114,467.64 Principal at Jan 1/2010 7,573/000.00 3/755,000.00 2,530/000.00 922,011.59 1/000/000.00 16,509,000.00 32/289,011.59 Principal at Jan1/2011 6,794/000.00 3/085,000.00 2,331/000.00 861,377.59 945/000.00 15,458,000.00 29,474/377.59 2011, 2012, 2014 and 2018 each require renewal of debentures for a further 5 year period unless funding is available from other sources. Partial funding at those times would reduce debenture burden for following 5 year period NOTE ..... (J1 I ..... N Claringron REPORT FINANCE DEPARTMENT Meeting: GENERAL PURPOSE AND ADMINISTRATION Date: SEPT 13, 2010 Resolution#: By-Iaw#: Report#: FNO-021-10 File#: Subject: 2009 AUDITED FINANCIAL STATEMENTS RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. THAT Report FND-021-10 be received; and 2. THAT the 2009 Draft Audited Financial Statements be approved. Submitted by: Reviewed by: o~~"- Franklin Wu, Chief Administrative Officer NT/hjl CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1 C 3A6 T (905)623-3379 15-13 REPORT NO.: FND-021-10 PAGE 2 BACKGROUND: 1.0 Section 296(1) of the Municipal Act, S.O. 2001, c.25 provides that "A municipality shall appoint an auditor licensed under the Public Accounting Act who is responsible for, (a) annually auditing the accounts and transactions of the municipality and its local boards and expressing an opinion on the financial statements of these bodies based on the audit;" 1.1 Deloitte & Touche, Toronto, Ontario, were appointed as the Municipality of Clarington's auditors through report COD-001-05 for a five (5) year term to expire January 31,2010. 1.2 Section 5751 of the Canadian Institute of Chartered Accountant's (CICA) Handbook deals with "Communications with those having oversight responsibility for the financial reporting process". At the General Purpose and Administration Committee meeting of December 5, 2005, Council approved report FND-019-05 formally appointing the Audit Review Group to include the Mayor, as Chair of Finance, the Chief Administrative Officer and the Director of FinancelTreasurer. This group has the oversight responsibility for the financial reporting process. 1.3 The Municipality of Clarington's 2009 audited financial statements were presented to the Audit Review Group on August 30,2010. A complete copy will be circulated to Members of Council, made available for public viewing, and a condensed version posted on the Municipality's website. 1.4 A copy of the excerpts from the financial statements for 2009 are included as Attachment "A" to this report. 1.5 The Ministry of Municipal Affairs and Housing also requires an audit letter as well as specialized financial reports entitled Financial Information Returns. The ministry reviews these and provides Financial Indicator Reviews based on the information submitted and comparable municipalities. 1.6 It is important to note that the financial statements are the responsibility of the Municipality's management. The financial statements have been prepared in accordance with generally accepted accounting principles applicable to local governments, and conform with accounting standards established by the Public Sector Accounting Board (PSAB) of the Canadian Institute of Chartered Accountants. Where the determination of assets and liabilities is dependent 15-14 REPORT NO.: FND-021-10 PAGE 3 upon future events, amounts are based upon reasonably determined estimates and judgments (i.e. Post employment benefit liability). 1.7 The responsibility of the auditor's is to express an opinion on these statements based on their audit. A draft copy ofthe Auditor's Report for 2009 is included as Attachment "B" and reflects what is generally referred to as a clean audit opinion. A final report will be issued once Council approves the financial statements. CHANGES TO FINANCIAL REPORTING: 2.0 Section 294.1 of the Municipal Act, S.D. 2001, c.25 provides that "A municipality shall, for each fiscal year, prepare annual financial statements for the municipality in accordance with generally accepted accounting principles for local governments as recommended, from time to time, by the Public Sector Accounting Board of the Canadian Institute of Chartered Accountants." 2.1 Effective January 1, 2009, the Municipality was required to change its accounting and financial reporting to conform to the new revised guidelines in the Public Sector Accounting Handbook on financial reporting presentation (Section PS 1200) and tangible capital accounting (Section PS 3150). These were two of the most significant changes to municipal financial reporting ever introduced and required an intense and lengthy effort by municipal staff and auditors to implement. As part of this exercise, 2008 was also required to be restated in order to be consistent and comparable to the 2009 financial information. Details of the significant policies are included in the notes to the consolidated financial statements. 2.2 The sheer magnitude of the changes and work required cannot be emphasized enough. It is critical to note that the financial statements are dramatically different than what was required in prior years and may take some time for all parties to become familiar with both the pros and cons of the new reporting requirements and the impact of the tangible capital assets on the financial statements. HIGHLIGHTS OF 2009 FINANCIAL STATEMENTS: 3.0 The first statement included in Attachment "A" is the Consolidated Statement of Financial Position. There are several items of note. This statement now includes tangible capital assets with a net book value of approximately $380 million at 15-15 REPORT NO.: FND-021-10 PAGE 4 December 31,2009. Schedule 1 of the complete financial statements distributed under separate cover provides the breakdown of tangible capital assets by infrastructure category and between cost (approximately $559 million) and accumulated depreciation (approximately $179 million). 3.1 The second item of note on the Consolidated Statement of Financial Position is the accumulated surplus of $413 million at December 31,2009. It is critical to note that this is not the "traditional" surplus in former financial reporting formats where the objective was to determine any surplus or deficit pertaining to operations that needed to be recovered in the subsequent budget year. The surplus now incorporates tangible capital asset implications and reserves and reserve funds and capital fund together as an overall number. Details on the surplus can be found in the complete financial statements under note 19. 3.2 For clarity for Council, as this is a transition year, it is worthwhile to expand on the surplus/deficit issue. The actual year end accumulated surplus at December 31 , 2009 based on the former financial reporting methodology was approximately $1.5 million. As per approved Council policy, this will be transferred into the Rate Stabilization Reserve Fund in 2010. This surplus was a result of several conditions that have been reported to Council through various mechanisms throughout 2010. In future years, we will continue to track the annual surplus or deficit from an operational perspective as it is a key factor in budget processes. 3.3 As Council is aware, specific steps were approved by Council in August 2009 via report CAO-004-09. While it is not a standard municipal practice to revisit the annual budget process once adopted, due to the circumstances at the time, this was the direction chosen by Council. The ultimate result was that the intent of . the report was successful in that the accumulated deficit from year end 2008 (primarily snow clearing) was offset, and any in-year deficit from 2009 economic circumstances was averted. 3.4 Components that triggered the accumulated surplus at year end, 2009 included such items as winter maintenance savings (approximately $500,000), energy savings due to mild winter conditions (approximately $310,000), supplementary taxation revenue and education retained combined (approximately $430,000), penalty and interest on taxes (approximately $310,000), and various revenues that performed better than expected. 3.5 Also worthy of note, the municipality's debt has reduced to $32.3 million at December 31,2009. Our long-term debt is at a very reasonable level and is . 15-16 REPORT NO.: FND-021-10 PAGE 5 significantly lower than Ministry guidelines for debt capacity. Cash flow issues around development charges were in place for 2010 but are likely to lessen in the future. 3.6 The Consolidated Statement of Operations is the second item included in Attachment "A". Again, it is critical to be aware that the annual surplus noted of approximately $4 million is not the same as determined under previous financial reporting methodology. The $4 million annual surplus reflected on this statement is inclusive of contributed assets (i.e. assumed roads/subdivision works), amortization of tangible capital assets, changes to reserve and reserve fund balances, as well as typical operating impacts and capital activities. 3.7 Ultimately, the financial statements reflect a strong financial position for December 31,2009. 2010 BUDGET IMPLICATIONS: 4.0 As a result of the changes in financial reporting, there is a.related implication for budget processes. As Council is aware, the budget process is centered on determining the ultimate tax levy requirement. Issues such as amortization expenses are not included as a component in the historical budget approach as it is not a "cash" requirement that would be levied from taxpayers. 4.1 In order for appropriate accountability and comparability to occur in the financial reporting process, the 2009 budget was restated to conform to the new reporting model and the effect of tangible capital assets. This is described in the notes to the financial statements. If this was not done, the budget values would have no meaningful or useful purpose in comparing to actual values that include items such as amortization of assets. 4.2 For future budget years, the Province has passed Ontario Regulation 284/09 entitled Budget Matters- Expenses. In future years, the budget will have to be provided to Council in both formats, that is based on the determination of the tax levy or "cash" requirements and then amended to incorporate the impact of tangible capital assets for financial reporting purposes. 4.3 Ultimately, the 2010 budget is a transition year. The municipality could not provide the restatement for financial reporting purposes at the time of approval of the 2010 tax levy based budget. 0.. Reg 284/09 states that the municipality must report to Council about the excluded (non-tax levy related) expenses within 60 15-17 REPORT NO.: FND-021-10 PAGE 6 days after receiving its audited financial statements for 2009. As Council is receivjng the statements at this meeting, the 60 day time frame occurs in mid- November. Due to the election in 2010, this report will be provided to Council at the earliest opportunity in January 2011. The 2011 budget will be structured to conform at the time it is presented to Council for deliberations in 2011. CONCLUSION: 5.0 It is recommended that the 2009 audited financial statements (complete set distributed under separate cover) be approved and the auditor's be thanked for their assistance and support provided throughout the year as various issues arose. Attachments: Attachment "A" - Excerpts from Financial Statements for 2009 Attachment "B" - Draft Auditors Report for 2009 15-18 Attachment "A" The Corporation' of the Municipality of ~Iarington Consolidated statem.ent of financial position as at December 31, 2009 Financial assets Cash and cash equivalents Investments, (Note 6) Accounts receivable - current Taxes receivable (Note 5) Inventories for resale Land for resale Promissory notes receivable (Note 7) Investment in Veridian Cor oration Note 8 Total financial assets . ~6,3 ,438 24 54,090. ,812,529 9,985,973 52,474 249,057 8,321,000 12,815 618 98842179 Liabilities Accounts payable and accrued liabilities Employee future benefits liabilities (Note 11) Net long-term liabilities (Note 12) Deferred revenue - general Deferred revenue - obli ato Total liabilities 9, 7,072 ,822,465 2,348,198 . 5,533,704 11 778692 62 820 131 8,012,140 '3,352,951 34,536,404 5,103,422 13 202 663 64 201' 580 Net financial assets 32 515 392 34 634 599 379,806,672 609,743 273 268 . 380 689 683 373,640,318 575,146 316 544 374 532 008 413,205,075 409,166,607 in ZZJ0-2 CtariflgfDn CDnsDIicJamJ F 5 - {)s&. 31, 2009 (#34#8; 9/3/2010: 8:57 AM Page 2 FOR DISCUSSION PURPOSES ONLY 15-19 The Corporation of the Municip'aIity of Clarington Consolidated statement of operations year ended December 31, 2009 Revenues Taxation and user charges Property taxation Taxation from other governments User charges Grants Government of Canada Province of Ontario Other Deferred revenue earned Invesbnentinoome PenaltY. and Interest on taxes Fines Donations and contribution from others Verldlan Corporation 'Equity share of net Income Contributed tangible capital assets. Other Income Gain on disposal of tangible capital assets Total revenues 2009 Budget. (Note 21)------ (unaudited) $ 35,742,796 3,224,926 7,976,563 72,880 8,087,150 8,61 ,613 6,852,272 1,308 3,335,464 59,214 1,465,160 248,209 225,252 504,521 1,134,479 . 1,495,777 . 1,185,749 5,747,821 5,259,560 274,188 47;000 - 10,256 24,682 69,582,809 74,994,986 9,565,539 8,635,853 9,187,260 10,159,500 . 11,703,512 .10,696,290 20,266,045 20,267,828 . 2-1,5~5,495 992,789 1,045,006 948,120 232,2:50 '197,528 230,880 19,279,444 . 18,7;1.0,583. 18,316,823 4,800,531 4 984,031 3 842,870 65,296 098 65,544,341 64747,738 (1,211,101) 4,038,468 10,247,248 409,166,607 409,166 607 398,919,359 4P7,955,506 413,205,075 409,166,607 In 2210-2 Cflll'ingtrm CtJAAJlidaterl F S - Dat:. 3J. ZfJ09 (#3+448); 9/312OJa' 1:20 PM - . Page 3 FOR DISCUSSION PURPOSES ONLY Attachment "B" Auditors'R~port Deloltte & Toue e LlP 5140 Yonge at Suite 1700 Toronto Canad To the Members of Council, Inhabitants and Ratepayers of the Corporation of the Municipality of Clarington. -~ We have audited the consolidated statement of financial pos' 0 e Corpo tion of the Municipality of Clarington as at December 31, 2009 and the consolida: ts of 0 erations, changes in net financial assets and of cash flows for the year then end . These cia! tatements are the responsibilitY of the Municipality's management. Our sponsibility 1 t express anopinion on these . financial statements based on our audit. We conducted our audit in accordance with C epted auditing standards. Those standards require that we plan and perform .au onable assurance whether the financial statements are free of material misstateme An a:' c lid exRmining, on a test basis, evidence . supporting -the amounts and disclosures' the financ sta: ments. An audit also includes assessing the accounting- principles used and signifi t estimates m by management, as well as evaluating the overall financial statement presentati . S /)ocumm in ZZlO-U:/ari.ngton a,lISt1!idated F S - De&. 31, 2009 (: 9/1/10: 12:39 P,M FOR DISCUSSION PURPOSES ONLY' 15-21 ClfJ!illgton REPORT. CHIEF ADMINISTRATIVE OFFICER Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: SEPTEMBER 13, 2010 Resolution#: By-laW#: N/A Report #: CAO-006-10 File#: Subject: Sister City Program RECOMMENDATIONS: It is respectfully recommended to the General Purpose and Administration Committee that Council approves the following: 1. That Report CAO-006-1 0 be received for information and this matter be deferred to the new Council. (\~CZUL Submitted ~' Franklin Wu Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-01~0_1 REPORT NO.: CAO-006-10 PAGE 2 1.0 BACKGROUND 1.1. At its meeting held in March 22, 2010, Council received a correspondence from the Honourable Bev. Oda, M.P. to Mayor Abernethy with respect to an individual seeking the Municipality's interest to participate in the "Sister City Program" with the objective of twinning with an unknown city in China for the purpose of promoting trade and cultural communication, as well as reach out and encourage new friendship and fellowship among Canadian and Chinese cities. 1.2 Said correspondence was referred to the CAO to investigate. 2.0 COMMENTS 2.1. The individual who made the initial contact with Bev. Oda's office is Mr. Charles Zhao who owns and operates a travel agent specializing in trip planning and travel arrangements for destinations between Chinese and Canadian cities. It appears that Mr. Zhao is working in partnership with Ms. Gillian Wang who operates Kingstone Consulting Inc. which is the driving force behind the "Sister Cities Program". Both individuals work out from an office in Markham where I visited and met with both of them. 2.2. They advised me that the correspondence that went to the Honourable Bev Oda was a general inquiry for potential cities that may be interested in twinning with a Chinese city and not specifically intend to seek Clarington's interest. Be it as it may, they would be very pleased to make the necessary connection and arrangement to seek out a Chinese city in the Zhejiany Province, (south of Shanghai) that shares some common interest with Clarington and may be interested to twin with Clarington. They indicated that they have in the past helped facilitate the twinning between Scarborough and Wuxi in the Jiangsu province in China. 2.3 The steps involved in the "twinning" exercise are as follows: a) Initial engagement - where Kingstone Consulting will seek and screen potential twinning cities partners b) Exchange information - Kingstone will provide potential cities information including community and demographic details, possibly a video exchange including translation service c) Evaluating - Kingstone Consulting will discuss with both potential twinning cities partners to identify match and explore possibility 11-2 REPORT NO.: CAO-006-10 PAGE 3 d) Visiting - If a match is identifies, Kingstone Consulting will help to organize a group to visit the potential twinning cities, including scheduling the visit, arrange the travel, hosting the visiting delegate, arrange translation and conduct meeting/tou rs/receptions. e) Final decision - Based on the information collected, Kingstone Consulting will publish a document to detail the terms and both potential twinning partners interests. Decision will be made by the potential cities partners and signing of an official twinning document will complete the process. Implementation of the twinning document may require periodic visits by government and business leaders between the cities. 2.4. My discussion with both Mr. Zhao and Ms. Wang did not go into any significant details with respect to the cost of participating in the "Sister City Program", as it would be premature to do without having Council's authorization to move forward with this project. That said, it is reasonable to expect that the twinning cities will be responsible for all the hard costs such as travel, hosting, reception, etc. while the consulting company will take care of the soft costs such as consulting services, logistic arrangements, etc. This is the common practice in international trade mission and is the likely scenario for this twinning cities exercise. Should Council be interested in the next step, we can request a formal proposal from Kingstone Consulting. 2.5. Cities twinning between Canadian and Chinese cities have been done before and is generally considered an economic development activity in promoting international trade. Therefore, the need and/or benefits in participating in the twinning program will have to be determined by individual municipalities. It should be noted that several Canadian municipalities have made trade missions to Chinese cities despite not having any twinning cities agreements. 2.6 From a timing perspective, any visitation by potential twinning cities is not likely to take place until next year, as the next few months are required to lay the ground work. With the pending municipal election in the fall, it would be prudent for this matter to be deferred to the new council. 17-3 ~n REPORT CHIEF ADMINISTRATIVE OFFICER Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE Date: SEPTEMBER 13, 2010 Resolution#: By-laW#: N/A Report #: CAO-007 -10 File#: Subject: Corporate Strategic Business Plan 2007-2010 Final Report RECOMMENDATIONS: It is respectfully recommended that the General Purpose and Administration Committee recommend to Council the following: 1. That Report CAO-007-10 and the attached Final Report be received for information. Submitted bY:U ~ --'- Wk Franklin Wu Chief Administrative Officer CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T (905)623-3379 F (905)623-0720 17-4 REPORT NO.: CAO-007-10 PAGE 2 REPORT: 1 The Corporate Strategic Business Plan was completed in May 2007 through the collaboration between Council members and senior staff. The plan sets out six major business focuses for the Municipality and identifies numerous strategies and action items to be implemented throughout the term of this current Council. 2. Prior to carrying out the many action items, significant amount of time was devoted to prioritize them and to phase them over the four year time frame in consideration of the available resources. In 2008 and 2009, staff provided progress reports to Council summarizing the status of each of the action items. 3. The Corporate Strategic Business Plan is now in its final year of implementation. Therefore it is only appropriate that a final report be prepared to document the accomplishments completed during this term of Council. The CAO and Department Heads are pleased to advise that the bulk of the action items have been completed. There are several items that are ongoing in nature and they will be carried over into the next term of Council and are to be revisited by the new Council. Attached to this report is a summary of the actions undertaken. Attachment - Corporate Strategic Business Plan 2007-2010 Final Report 17-5 Status The service for the Energy Park is ready to go subject to OPG moving forward. Science Park servicing is the subject of an EA to commence the later part of 2010. The secondary plan and the zoning for the Science Park has been finalized. Several initiatives completed in partnership with the Board of Trade including the completion of Task Force for higher learning Ongoing Continuous dialogue II I~ \ . ~ Continued assistance to existing and potential users. Assist current landowners to facilitate energy project implementation Not permissible at this time Request Provincial Government to allow for tax increment financing incentives and other incentives 1 Pending completion of servicing schedule Prepare a marketing package targeting energy/science and technology companies Busln..s FOCUS' Objective/Goa Economic A.1 ITo facilitate the Development energy/science parks project ..... ..... I en Strategies & Actions Develop a schedule, an implementation servicing scheme, and an alternate funding scenario Enhance University of Ontario Institute of Technology Partnership to speed-up site Seek partnerships with senior level of governments the Region Work with servicing ..... ...... I ...... Status Completed Strategies & Actions Explore the cost, risk and benefits to our community regarding energy from waste technology Objective/Goal To promote and attract alternative energy technologies A.2 Business Focus Economic Development of the Municipality has limited role as a result Green Energy Act Give high priority to development applications that support alternative energy technologies Active involvement in Durham Energy Strategic Alliance. Established Green Community Advisory Committee Establish a network of alternative energy businesses approved by Counci Financial commitment Continue financial commitment in recruiting family physicians through annua To support physician recruitment A.3 Economic Development budgeting Lobby provincial and federal governments I Endorsed other municipalities resolutions and to increase admissions to medical school passed comments to Province and regarding Canada certification of Immigrant doctors respectively Continuous Continue partnership with Clarington Board of Trade with emphasis on attracting new businesses To attract new business A.4 Economic Development 2 Ongoing effort to to bring New Build Assist OPG Clarington Status Ongoing Strategies & Actions Give priority to energy and science businesses by fast tracking development applications Objective/Goal To attract new business (Cont'd A.4 Business Focus Economic Development Board of Trade responsibility augmented by municipal efforts Assist BIAs in small business creation/attraction Charges Explore feasibility of development charges I Incorporated in 2010 Development exemption for green buildings, and for Study By-law projects in the energy/science/ technology parks Completed by Clarington Board of Trade strengthen current Official Plan review wi policies. Assist program Provide policy changes in the Official Plan to protect farmer's right to farm "shop local in the promotion of a To support agricultural initiatives A.5 Economic Development Supported Farmers Market, Agricultural Advisory Committee and vineyard feasibility study. Application for funding for Vineyard feasibility Study was denied by Provincial Government Support current and future agricultural Initiatives and projects such as the farmer's market Resolution Policy Statement request .changes. nvestigate best practices to alleviate urban/agricultural conflicts and .ncompatibilities None available. Explore the feasibility of incentives for agri-' businesses 3 Ongoing. (e.g. Bloomfield Farms, Algoma Orchards) their agri- Assist farmers who diversify business ..... ..... I 00 ...... ...., I co Status Undertaken by Durham Federation of Agriculture Strategies & Actions Encourage school boards to increase awareness of the farming industry Objective/Goal To support agricultural initiatives A.5 Business Focus Economic Development (e.g. Video to promote Clarington Continuous. completed) Develop a marketing plan to promote Clarington brand focusing on our vision Possible themes include "The Urban Agricultural Gem", "Leading Edge of the GT A" or "Energizing Ontario" To market the Clarington brand A.6 Economic Development Ongoing, e.g. Marketing Minds, First mpression Exchange Program Continue partnership with Tourist operators to promote our local tourist destinations Completed Ensure all promotional and communication materials from al departments carry the Clarington Brand Skateboard Park of development Create a focal point To develop a plan for Courtice Corridor B.1 Community Planning and mprovement Partially completed Develop a trail system along Farewell/Black Creek Report forthcoming to Counci Update Courtice Corridor Study 4 Completed Continue to work with local businesses Engage stakeholders in plan development Assist local businesses to create a business improvement area Status Ongoing Strategies & Actions Continue support for all Business mprovement Areas Objective/Goal To maintain vibrant commercial cores B.2 Business Focus Community Planning and mprovement Continuous. Completed project includes Bowmanville West Town Centre Streetscape Plan Plan streetscape improvements Opportunities not Exploration completed available. Explore opportunities in the Regional Community Improvement Plans for infrastructure improvements To be reviewed in c(:>nsultation with Counci liaison person business operating Encourage consistent Ongoing as part of Community Improvement Plans hours Encourage development of downtown civic precincts for Bowmanville, Courtice, Newcastle, Orono as a long term goal Ongoing e.g. Completed projects in Courtice, Hwy 2, King Street bridge, Baseline Rd, entrance to Bowmanvifle West Town Centre at Undertake landscape improvement gateway locations To beautify Clarington B.3 Community Planning and Improvement Enforcement based on complaint basis. Proactive enforcement is not feasible at this time due to budget limitation Proactive enforcement of property standards Completed in partnership with our community partners mplement Banner Program at various communities with emphasis along Courtice Highway 2 corridor Eliminate reverse frontages in new Established policy, implement through subdivision approval 5 Completed developments Revisit sign by-law to address sign pollution ...... ....... I ...... o ..... ..... I ..... ..... Status Ongoing Strategies & Actions inks to Promote walking and biking services and amenities buildings Objective/Goal To enhance and reinforce Clarington as a people friendly community B.4 Business Focus Community Planning and Improvement Established policy Ongoing. Some facilities retrofit completed e.g. Darlington Sports Centre, Rickard Complex, incorporating playground equipment members to continue their Encourage street front mplement accessibility features for people with disabilities Clarington Counci current effort Lobby Region to re-introduce community policing Ongoing. All part-time employees included in training. Accessibility training provided to all employees Enhance existing Customer Service Program including staff training To strengthen customer service C.1 Citizen Engagement Department tracking systems in place. (e.g. Worktek and Accessibility Feedback tracking) Care Management a Customer Implement System Development (e.g Budget restraints Specific topics covered Charges/Official Plan) Expand hours of By-law Enforcement Conduct public information sessions for small developers 6 (e.g. web tracking and accessibility ncludes accessibility Ongoing. tracking) Ongoing and enhanced features Follow-up customer feedback cards Explore other initiatives such as maximizing web site as a communication tool Status Ongoing effort Strategies & Actions mp~ove media relations Objective/Goal To encourage public participation and communication C.2 Business Focus Citizen Engagement Continuous effort nvestigate most cost effective way to deliver information to all citizens Completed Expand e-government services such as making documents available on the website, easy identification of staff and phone numbers for emergency calls Standard practice Utilize tax inserts to update citizens on time sensitive or important matters Standard practice Review the information we are communicating to ensure consistent message and branding Staff resources available when needed Ward Councillors to conduct town hal meetings with assistance from staff Being investigated Continuous meetings with volunteer organizations.' (e.g. HST, Bill 168, Obtaining! Retaining Volunteers, Securing Grants from Government) Enhance existing Volunteer Recognition Program Provide support and training such as management, fundraising, marketing to volunteer organizations To support and expand volunteerism C.3 Citizen Engagement 7 Program in place. Directory under review. of Develop a program. to promote volunteerism including the development a Volunteer Directory ...... ...... I ...... N ~ ...... I -.. w Status Strategies & Actions Objective/Goal Business Focus Being investigated Underway and continuous. Four (4) Discussion Papers completed Use existing community events to recognize volunteers Initiate Official Plan Review with the emphasis on managing rapid residential growth and educating the public To ensure balanced growth D.1 Growth Management and Report forthcoming to Counci mplement Places to Grow with emphasis on intensification Transportation Completed Undertaken in conjunction with Clarington and Regional Official Plan Review. the Oak Ridges Maintain urban separators between urban communities and Protect the Greenbelt Moraine Charges Study By Ongoing. (e.g. Development aw and Discussion Papers) Encourage builders to build high density development Ongoing. (e.g. Urban Design Standards and Architectural Control) the Educate existing builders to adapt to character of the community Financial impact study completed. Conditions imposed on plans of subdivision. Reinforced by Development Charges Study By-law. To be reviewed Prioritize residential growth areas through the development of a phasing plan Require Market Studies to support a plan of subdivision Establish Community Advisory Committee IcomPleted including partnership with local businesses through the Board of Trade To develop a green community strategy D.2 Growth Management and Completed. Plan includes many energy conservation features. Transportation 8 Energy Audit Program in place. Rickard Complex retrofit. Develop a Municipal Green Plan Retrofit Municipal facilities for energy conservation Status Strategies & Actions Objective/Goal Business Focus ncluded in municipal Green Energy Plan Completed. (e.g. Economic Stimulus Funding Build Canada and Federal Gas Tax) ncluded Liaise with Veridian on energy saving partnership program Maximize senior government funding opportunities To develop a green community strategy D.2 Growth Management in Green Energy Plan Explore green building initiatives such as LEED certification stations in I Completed Lobby for both GO and VIA Rai Bowmanville To improve and expand al modes of Transportation 0.3 Growth Management and Official Plan Review Part of the feasibility of "bikeways' nvestigate Transportation Official Plan Review Completed Part of Connect trails and walkways Hire appropriate staff to ensure compliance with Provincial legislation in asset accounting To develop a long term asset management program E.1 nfrastructure and Asset Management Substantially completed Completed Completed nventory all capital assets electronically Update Development Charge Study Establish a life cycle cost for each asset Underway Develop a financial strategy including decommissioning cost Underway Standard practice for tax levy support. Acquire the necessary software Provide steady capital funds in Annual Budget To enhance infrastructure and road network E.2 nfrastructure and Asset Completed term 5-10 years Capital Prepare a long Plan Review best Management 9 Standard practice practices ..... -.I I ..... -1=00 -... ...... I -... en. Status Ongoing :subject to budget re,strictions Strategies & Actions Monitor condition of road network and implement preventative maintenance works Objective/Goal To enhance infrastructure and road network E.2 Business Focus nfrastructure and Asset Ongoing! Partnered with upper level I . governm'ent for funding when available. ! rural roads Upgrade Management Completed Lobby senior government to enshrine Gas Tax funding by Legislation Complet~d Review existing operation to identify deficiencies/ opportunities To upgrade emergency operation centre E.3 nfrastructure and Asset Completed Apply for JEPP funding annually this project - Expand envelope of provincial emergency funding through lobby eftorts- priority of being nuclear site Develop a budget strategy to fund Management Completed Lobby Federal and Provincial governments through NuclearHost Communities Association for financial support for a new Emergency Operation Centre Completed Complete expropriation of waterfront park properties To enhance passive and active recreation activities F.1 Recreation Opportunities (e.g. COM .completed and ongoing partner~hip: Enhance youth/adult/older adult programming 10 ongoin~ (e.g. Proshop and canteen) Explore publiclpriyate partnership opportunities Status Not proqeeding due to lack of demand I Strategies & Actions Give priority to volleyball court projects Objective/Goal To enhance passive and active recreation activities F.1 Business Focus limitations Subject ~o budget of community Continue development parks Recreation Opportunities Under review with community partners I Acquire a "mobile" portable stage To encourage community events F.2 Recreation Opportunities limitations Subject to budget Ongoing local groups in marketing Assist limitations Subject to budget Continuous I ncomplete Ongoing I I I n organizing municipal website Assist the Community cultural events Promote events on To enhance and continue the development of our cultural programs F.3 11 Provide event boards a entrances/gateways to communities Recreation Opportunities ...... .... I ...... m Date: From Name: Address: S11fl ~ ~ ;)0) 0 L1?tl{ 4- /<rrrktez:lV~ P?'TE/C5"?fV Bowmaville, Ontario Tel #: .' RE: . Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value · We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. · We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowinanville. · The view from my home will be enormously, detrimentally impacted. · When we purchased our home, the lot was zoned as residential. · A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental · Concern about light and electricity pollution from parking lot lighting and store slgnage. PlH7P. 1 of 2 20-1 · Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. · Reflection and amplification of this noise off the supermarket, walls and fences. · Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. · Impact on fish, wildlife and native plants. Health and Safety · Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. · Smell of garbage generated by a food store and the pests and rodents it would attract. · Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents · Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. · Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. · Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. · Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns a a a. a a a a a a a Sig~ ~a~ / -- Pl'lI1P. 2 of 2 20-2 Date: From Name: Address: h ~ h J 20/0 k g~:uA.. Bowmaville, Ontario Tel #: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario Ll C 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value · We did not buy a home in beautiful Bowmanville to lookonto a huge supermarket and large parking lot. · We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. · The view from my home will be enormously, detrimentally impacted. · When we purchased our home, the lot was zoned as residential. · A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental · Concern about light and electricity pollution from parking lot lighting and store signage. p~p"p. 1 of 2 20-3 . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Reflection and amplification of this noise off the supermarket, walls and fences. Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. Impact on fish, wildlife and native plants. . . . Health and Safety · Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. · Smell of garbage generated by a food store and the pests and rodents it would attract. · Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents · Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. · Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. · Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. · Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns CJ CJ CJ CJ CJ CJ CJ CJ CJ CJ Signed, C~ N.(( !Obh;'''..S"j L-; y\j~cu' 1/;)..IV't., '~c. ~ ~1Y~ p~ Pt": 2 of 2 20-4 * ~ k rJt * 'lOSEP07 Fl1 4:11 :01 Date: From Name: Address: )fJl'T 1: 20 \ l) ~ ~ -.:]0.501'\ , -/ J vel . '1 C O\.l L.s Bowmaville, Ontario Tel #: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Roor 40 Temperance St. Bowmanville, Ontario Ll C 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value · We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. · We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. · The view from my home will be enormously, detrimentally impacted. · When we purchased our home, the lot was zoned as residential. · A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental · Concern about light and electricity pollution from parking lot lighting and store signage. (Vefl de ~~..(~ l, ~ 1 fJM ( tJ D [ ~ 54 I' {i s . ~( i. ft-cY"l , 't) S /1 Oc ~Jc.. od b/1'\ Jt'-1-'1 t.-J ,'1(? {;cr / p '-l~ tJC" J Ijl,j)j 20-5 " r p~p"p. 1 of 2 · Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. · Reflection and amplification of this noise off the supermarket, walls and fences. · Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. · Impact on fish, wildlife and native plants. Health and Safety · Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. · Smell of garbage generated by a food store and the pests and rodents it would attract. · Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents · Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. · Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. · Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. · Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns A ($ 0 .j~ (' ~lJ (D I "1 /' f "t ~. L( I '7 ' ' \I k U ' . ~ I P ([, 'I( ) POd f / " ,'~V(t I Y J11> i. . [ IJ ~J P lC Ii 1 : 'I111,J{ ."f(?" ,t jl"'/'~'IU(/f II be,I"? u.("J S/1 {JvV /"'J fA"" (' 0~ I"......, ((' ,< ; \. be ''J lA. Ir~; Ii I o ~ / {) ~ h 0 ( ( f-o ' IU Ii I~ {) ft 6-' Z OVI 1\; r ( \, h c o :l' Cr,~,\'I'!1 ,:/""",{j c",lZn ^- " ,~?,e o .y ,\, ..Lc tVL- ("I.U/ ~r.Y"vJt'./ (Jltlz.:.- elf) Lf ll~I/I'M1117 kerf /( k;lf -& X' ~ h,Jt' ~l 6f ftq/ o n:.1 tJlTIilj 4(7 t\.t r (),~( f€'Ff-vr Cf nt. .f.~('( h,('" o Sf (b",'JE r if AI/i) ? r>1.tt/ ;A-lrd -dCMff'~ lo:d wh""l. 'ti, t'?1 I( - y 111 Signed ,.-,-- )11jVo., ) 20-6 o Lt-jWJ,T( Ii.. , j o o CU' o o ...- , J (J.) "I ( P~J1f': 2 of 2 Date: From Name: Address: ~5'epfernber- <6 ) ~6 {O J" D ~ e () h 9' 5 ha ,0 n f\ e.u d C:-f Bowmaville, Ontario Tel #: RE: Proposed re-zoning and development of 680 Longworth Planning'File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LI C 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value · We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. · We are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. · The view from my home will be enormously, detrimentally impacted. · When we purchased our home, the lot was zoned as residential. · A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental · Concern about light and electricity pollution from parking lot lighting and store slgnage. · Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Page lof2 20-7 · Reflection and amplification of this noise off the supermarket, walls and fences. · Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. · Impact on fish, wildlife and native plants. Health and Safety · Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. · Smell of garbage generated by a food store and the pests and rodents it would attract. · Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents · Developer study does not address the noise pollution generated by additional car and truck traffic in the area. · Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. · Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. · Elevation drawing of food store is mis-measured. It is 30 ft not 24. Signed, 20-8 . / Qo . . 120 r . . ctrE-/ b rt +- l.'1h-h on l ( tal e./ VI " . . 6 ~ . 'keep +h~ p1Clr/5 ~, re.SI den ~Q\-~a~e. ') tJ 'lOSEPOB Ar-l 9=14:5{1 September 6,2010 Hello Neighbours, RE: Proposed re-zoning of 680 Longworth A venue (at Scugog) to build a large supermarket + plaza and huge parking lot. We have recently learned of a potentially unpleasant development in our backyards; a scenario that will have a negative impact on the value of your property and enjoyment of your home. There has been an application to re-zone the large empty lot at 680 Longworth A venue, at the corner of Scugog and Longworth from residential to commercial. If this application is approved, the developer will build, a huge grocery store, a plaza and a giant parking lot in our backyard. It is important that if you oppose this development, you attend the Public Meeting on September 13. If you are unable to attend you can submit a letter to the city listing your concerns. For your convenience, attached is a form letter you can use. Please write your contact information in the space provided and sign it. On the back there is space to write additional concerns. Or, feel free do use the letter as a guideline to create your own. Before September 13, please take your signed letter to: Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Opposing the re-zoning at this very early stage, at the Public Meeting, will be much more straightforward and successful than trying to make changes later. We have been to city hall to obtain more information about the proposed development. . The planning department showed genuine interest in knowing the concerns of the residents so that they have all possible information. The Public Meeting is: Date: Monday, September 13, 2010 Time: 9:30 am Place: Council Chambers, 2nd Floor, Municipal Administrative Centre, 40 Temperance St. Bowmanville, Ontario 20-9 More information: . You can download some of proposed development documents from the city website at www.clarington.net Go to these menus: Town Hall> Municipal Department> Planning Services, scroll down to Applications and on the left and select 680 Longworth Avenue. '. Or, go directly the page, with this address: http://www .clarington .netJhtdocs/planning_ 680 _longworth_avenue .html . Electronic copy of meeting notice: http://www .clarington .netJhtdocs/news-pu blic-meeting- 1804603 _ontario_inc_sep 13 .html 20-10 'lOSEPOB At'110:16:50 Date: From Name: Address: o~/or ()..Ie> ~ ---, ~ 1h~ ..,.. ~. ~\..../' 1- Bowmaville, Ontario Tel #: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario Ll C 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value · We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. · We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. · The view from my home will be enormously, detrimentally impacted. · When we purchased our home, the lot was zoned as residential. · A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental · Concern about light and electricity pollution from parking lot lighting and store slgnage. Pap"e 1 of 2 20-11 · Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. · Reflection and amplification of this noise off the supermarket, walls and fences. · Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. · Impact on fish, wildlife and native plants. Health and Safety · Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. · Smell of garbage generated by a food store and the pests and rodents it would attract. · Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents · Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. · Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. · Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. · Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns o o o o o o o o o o Signed, p~pp. 2 of 2 20-12 'lOSEP08 fii'11 0: 16:48 Date: From Name: Address: Sff!-. 6~ 26/ b . Koloevi ~ Am4v8a (hI 1 Bowmaville,Ontario_ Tel #: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regardjng this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value · We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. · We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. · The view from my home will be enormously, detrimentally impacted. · When we purchased our home, the lot was zoned as residential. · A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental · Concern about light and electricity pollution from parking lot lighting and store signage. Pa p~ 1 of 2 20-13 · Noise and emission pollution generated by the additional cars, vans' and delivery transport trucks. · Reflection and amplification of this noise off the supermarket, walls and fences. · Asphalt run off pollution into the nearby conservation area, wetlands and . neighborhoods; the proposed development is uphill from a major conservation area on Longworth. · Impact on fish, wildlife and native plants. Health and Safety · Additional traffic and the hazards it presents to children attending schools on . Scugog and Longworth. · Smell of garbage generated by a food store and the pests and rodents it would attract. · Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents · Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. · Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. · Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. · Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns o o o o o o o o o o Sign~Q(J p~p"p. 2 of 2 20-14 C!iIrJllgtoo MEMO CLERK'S DEPARTMENT To: From: Date: Subject: Mayor Abernethy and Members of Council Anne Greentree, Deputy Clerk September 20,2010 GENERAL PURPOSE & ADMINISTRATION COMMITTEE MEETING AGENDA - SEPTEMBER 13, 2010 - UPDATE Please be advised of the following amendments to the GPA agenda for the meeting to be held on Monday, September 13,2010: 5. PRESENTATIONS Chanqe: (a) Paddy Kennedy, Dillon Consulting Limited and Joseph Bogdan, Joseph Bogdan Associates Inc., Regarding the Courtice Main Street Master Development Plan (Change of Speakers) 6. DELEGATIONS See attached Final List. (Attachment #1) 20. COMMUNICATIONS Additions: (g) Shaun Asselstine & Kim Sullivan, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #2) (h) Gordon & Lucille Sturrock, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #3) CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 F 905-623-6506 CLERK'S DEPARTMENT MEMO PAGE 2 (i) Dale & Don Sturrock, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #4) U) Andre Bas, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-1 0) (Attachment #Q) (k) Michele Wynne, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #6) (I) Amanda Hockley & Nathan Cook, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #'!.) (m) Neil Murray, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #8) (n) Michael & Dana Stephens, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #9) (0) Annee Tinline, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #10) CLERK'S DEPARTMENT MEMO PAGE 3 (p) Sam McBride & Amanda Hyde, Opposed to the Proposed Official Plan and Zoning By-law Amendment to Permit the Development of a Free Standing Food Store of 2,829m2 for Retail/Service Commercial Uses Applicant: 1804603 Ontario Inc. (Report PSD-095-10) (Attachment #11) (q) Ronald Sl. C. Armstrong, Armstrong Harrison Associates, on behalf of Abraham Afana, President of Abe's Auto Re-Cycling, regarding the Adoption of OPA #77 to Clarington's Official Plan (Report PSD-096-10) (Attachment #12) 21. CONFIDENTIAL REPORTS (b) LGL-005-10 Revised Applications to Amend the Clarington Official Plan and Zoning By-law, and Permit a Proposed Draft Plan of Subdivision to Permit 809 Mixed Residential Units in Port Darlington Neighbourhood Applicant: Port Darlington Land Corporation (Distributed under separate cover) Anne Greentree, Deputy Clerk AG/jeg cc: F. Wu, Chief Administrative Officer Department Heads Attachment #1 of Update Memo FINAL LIST OF DELEGATIONS GPA Meeting: September 13, 2010 (a) Sandy Brittain, Executive Director, Feed the Need in Durham, Regarding Awareness of Feed the Need in Durham and the Grand Opening Event (b) Blair McEwen, Bowmanville Wood Products Inc., Regarding Report PSD-099-10, Regarding the Proposed Zoning By-law Amendments to Implement the Adopted Clarington Technology Business Park Secondary Plan (c) Angie Darlison, Executive Director, Clarington Older Adults Association, Regarding Report PSD-102-10, Regarding Exception to Policies for Mobile Signage for Clarington Older Adult Association . ATTACHMENT' :; 10 REPORT # (r~alJp.jY#h'~~ Date: From Name: Address: s~ cr, dol D S\rx:-\.. \ ') \\ A~ ~ eJ's\--i (\80SEI :<3":~9 ..;;;r--- Bowmaville, Ontario_ Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of C]arington 2nd PI oor 40 Temperance St. Bowmanville, Ontario Ll C 3A6 Dear Municipality of C]arington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Page 10f2 . Reflection and amplification of this noise off the supermarket, walls and fences. . Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. . Impact on fish, wildlife and native plants. Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns . . . . . . . . . . . Signed, Z:;1M<U-"" r~ ~dQQl\J(~ Page 2 of 2 . - \.., ATJ'AClIBT I. 3 JO REPORT # 14.(Jd-hff--::~o Date: From Name: Address: (2~/1, 7. .~O/(J ,I '. ?j.~.9SfPIOf\r1 9: 7:59 Ad ~ ,.,',.- . e-.-:w ~./ /~ . iJ - - -- ~ - - -- r- T - Bowmaville, Ontario Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LlC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character ofthe residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. Pap,,10f2 J .... . - .. . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. . Reflection and amplification of this noise off the supermarket, walls and fences. . Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. . Impact on fish, wildlife and native plants. Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns !J !J !J !J !J !J Q Q !J Q PH",,2of2 .,- ~ ,..----- Date: From Name: Address~ ATTACIWENT # i.f :ro RB'ORT # / < n-hdP /7Je-n- ( ([ '105EPIO lit1 9:08:09 Q /) , 1\ -,-/ _ ct tY~ .~~ lk~~"" :'~-'-~"J~--Ac"r~~ - ------------------- ---- ---- Bowmaville, Ontario Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2"" Floor 40 Temperance St. Bowmanville, Ontario L1 C 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the tot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. p~"" 1 of2 --", - f[ .-~-.... . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. . Reflection and amplification of this noise off the supermarket, walls and fences. . Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. . Impact on fish, wildlife and native plants. Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . SmelI of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns o o o o o o o o o o I, PH"~ 2 nf2 ATTACHMENT I 0" :TO REPORT # ~.ki1JeAu Date: From Name: Address: r5~f' 9'1/IP f? n ~/~e/ 730 s "lOSEPIO At1 9:08:13 Bowmaville, Ontario_ Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Roor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. PH"" 1 of2 . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Reflection and amplification of this noise off the supermarket, walls and fences. Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. Impact on fish, wildlife and native plants. . . . Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns o o o o o o o o o o Signed, PH",,2of2 , Date: From Name: Address: s:.~+enh.r <1, 20 10 ~\~e\e vJ~"Y\e.. '10SEP10 Af1 9:23:1:3 ATTACHMENT # fo TO REPORT # '1;:;z.-h>~A(..O Bowmaville,Ontario_ Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA2010-0022 Clerk, Municipality of Clarington 2"" Floor 40 Temperance St. Bowmanville, Ontario L1 C 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store si gnage. . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Page lof2 . Reflection and amplification of this noise off the supermarket, walls and fences. Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. Impact on fish, wildlife and native plants. . . Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns C!) ~cm+1 ~ IS tv::; I~ ~e beS+ I~'U"'S+ ~.f. c,'('C:d\e ,~j I d.{',,-\s --!.-l<.,. 5dool e~.l(\Uefr.fed r Vo. ^cta.L.sh\, hrf'.a!L,inr dc. . Signed, lo.u>- If, c..b~e. . - 4hc. crime.. - . . . (J) . . . . ~ Page 2 of 2 . . -" 1 ATTACHMENt # 7 TO REPORT # -'4(odof~.~ Date: From Name: Address: SQpt. A 1 .,t-h'YlO f-&l 'lOSEP10 Pt1 1:48:5G c;(a 10 >J ~ocllev c ~ \a~LaLl Coc)k Bowmavllle, Ontario Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Page 1 of2 '\ .... . Reflection and amplification of this noise off the supermarket, walls and fences. . Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. . Impact on fish, wildlife and native plants. Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing offood store is mis-measured. It is 30 ft not 24. Additional Concerns : ~r a~l~ i$';> ~,u: (:;r;;g~w- . \ i\ (';{\ '-f'I\.Q \"\0 f'.,.Q j,UP (d2. j!~o cJJl . ~ ,^r'\.~ ,k- .0 'Sul f-> --vJ~ ') POd~) lthJ\ ..01 . wr hCVY\.? I j '}IlL() (\0+ '7 OVV d-.kr : ;t~7~~ii~~!<C~lt~~/,~~ . j'v;n)-Q Jt\(" E'>KC~C+ )':>~e,_ lIT; ~ . /\,+ a /,Nt-l-,. h,_~ \,r~';nQ. /'rCCQ,~~ r, r. \/1 II J ct/\.sr\, 9Dl IV"\ -s., ; -4-- ~. ' (~ c0+1(~ckQd) . Page 2 of 2 . ~ ap'1l5 \n aUI b{(cJ'-~a(oJ! vJ~ cb-.-+ . ~ "w~'\\j C\ M (C~ 4 1~"'oP ~~+!:'::, ,~10/ \-Q()lchn+&-Q u~ ~0>-+-e ~ \e-~ ~cr Comnf"\E:.1C.-I~. 0U~ ~ OJVL ? le./l +y 0- . 0A.Z.00 {e ?0+ i f'\ . ~ bl' ~ ~ v"'-Qu..J 3~ bJ -aJ2 &~ 11..Q -+ro~;c 0f1 LCV)9vCb~+h ~s 'b~ -E:j~ cuc:;h du ; ~ 'f1\.Q 5c~oc{ i. y~ ~. uto /\.0+ . f\..0..d . ~ ~ CLj--1' c.. l t\ 4+l { .s ~, I-+- Wa-,laQ l:Lo Vefy lX'\;s~ {o.r ~ 0 h , \& r e/"\ vOo.i r (I~ -l-o . c~ ~ovYl Sc. ~ccl. J" . ~'14. aJ2J2 ~'-.Q ?Ol'f\-tCS \ i?+ecJ ~botJE..) Q VV\aS5JVf:;. jfoGQ.'';[; S,be., du~Y\~ ;\1) ~'-Q. rf\[dd(~ at. -!i'\l':> r-eS\~+'~ (\e \ Sn \xx- h.ood l.z). II \ocJ:.. +-e.{'{' \ l, Ie J uJ Q. . ~(;VI ') I Y- O?~O<::Q "--Hi\ l S \ e - ~'il.O.-\ ) ard vZ..Jould \'\itue \oJ~ +c a.)).QI'~ bt'-CJ \-s"t rooUe VY'J2.-Q.--C~~.\ houj-E'.-v~~ ~u i c ;+ '-s Q'V) ~ Cl 1I1~ V1'\orn,v\q ~+ CL 3,0.; ( ':SJ')ce. uJ...Q ~ \~ d.U.J~S t.AJ.e ~; ~l b--e. 00+, worL. t-\QUIY\aj a ~"I/e.. ~(GC~'-( s+c,r-e) ?cx-b~ b+ croP. ~4z-o 1'\ our \tX:~.Cl.prd '-U. l( We d ~ J aJLJ-Q c:f' C0I V\Cif'-Q jr eocH y. w~ ~\Qv1 +0 +~cl Vl+- '..Hr\I'S e0*2./~ s+-ep at=- ~ way.. Date: ~ccp\ - 10 'lOSEPIO Pr1 2:18:41 ATTACHMENT /I Jf TO REPORT 11 I{doit~ /)/,.-91" r 2010 From Name: _t0e ~\ \-\\Jl'''hf Address: 1)J~/~_ Bowmaville, Ontario_ Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. Pa"" 1 of? . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Reflection and amplification of this noise off the supermarket, walls and fences. Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. Impact on fish, wildlife and native plants. . . . Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Q Q Q Q Q Q Q Q Signed, 0J1~ Po"" 2 of2 . -' , . 'lOSEPI0 FlI 2:18:44 ATTACHMENT # /,; JO REPORT # '1M'. /7JPAb Date: From Name: Address: 2..0 } 0 SEPTE/1tE~ 6 !1JCfl!feL <P f)f)I'Jf) 5'Tcf/-JEN c; Bowmaville, Ontario Tell: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Fl oor 40 Temperance St. Bowmanville, Ontario L1 C 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re.zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We paid a premium for our lot and are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. p~"" 1 of2 . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. . Reflection and amplification of this noise off the supermarket, walls and fences. . Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. . Impact on fish, wildlife and native plants. Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area, particularly increase of noise to the residents on the west side of Scugog. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis.measured. It is 30 ft not 24. Additional Concerns Q r nOVEl) To &Jto/,(/l/UV}L.L~ REel/USE I) Q )5 II ]fEf)U.T 1Ft/I.- jD/.0N.J KEEP wRl5fJ11,Jrz/lTlo/tJ Q v.)Me.,;- )T !fELON GS'. }/lJ THE' CITY. Q TH 15 pR.aTE c.T D;0ir BENE rlT5, THE Q CfJf-foRfJT/OiV CON !;,TRI{ (/IN (i THI5 rICOJEcr; Q fiND (;&JK/!f)7Ef) TflxES rol2 THE TtJW/V, Q THIS fI26:SECT ffll5 /1J() b12/lJEFlT TO ' Q nf E CI TlLLF1/5' 0 r f1 ow 11 /}/IJ vi liE. IJ IJ Signed, ~~< ---- Pa"~ 2 of 2 . , . , '10SEPIO PI1 2:35:00 ATTACHMENT If / () .TO REPORT /I I.!l~ tidf. /1J~_ Date: From Name: Address: c,::;cvt' / (J I /0 Jln ye~/j lli- T Bowmaville, Ontario_ Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2"" Floor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home, the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Page 1 of2 . Reflection and amplification of this noise off the supermarket, walls and fences. Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. Impact on fish, wildlife and native plants. . . Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns . . . . . . . . . . . eJed, '. . cYrV-z , '1{j~ ~ Page 2 of 2 . , . 'lOSEPIO f'ti 2:<'18:55 ATTACHMENT It ~ 1'0 REPORT It q ~~ Date: From Name: Address: ~r~:JnIO ,~m M...~,ck, -'r~C Bowmaville, Ontario Tel#: RE: Proposed re-zoning and development of 680 Longworth Planning File Nos: COPA 2010-004 and ZBA 2010-0022 Clerk, Municipality of Clarington 2nd Floor 40 Temperance St. Bowmanville, Ontario LIC 3A6 Dear Municipality of Clarington, We have recently learned of a proposed re-zoning and development in our neighborhood. We have concerns regarding this proposal. We strongly oppose the proposed residential to commercial re-zoning and development of the above-mentioned property. Listed below are some of our concerns: Loss of Enjoyment, Use and Property Value . We did not buy a home in beautiful Bowmanville to look onto a huge supermarket and large parking lot. . We are concerned with the substantial financial impact on property value on our house, our neighborhood and ultimately the other homes in Bowmanville. . The view from my home will be enormously, detrimentally impacted. . When we purchased our home. the lot was zoned as residential. . A large grocery store, plaza and large parking lot are highly inappropriate and do not fit in with the character of the residential area. Environmental . Concern about light and electricity pollution from parking lot lighting and store signage. . Noise and emission pollution generated by the additional cars, vans and delivery transport trucks. Page I of2 . Reflection and amplification of this noise off the supermarket, walls and fences. Asphalt run off pollution into the nearby conservation area, wetlands and neighborhoods; the proposed development is uphill from a major conservation area on Longworth. Impact on fish, wildlife and. native plants. . . Health and Safety . Additional traffic and the hazards it presents to children attending schools on Scugog and Longworth. . Smell of garbage generated by a food store and the pests and rodents it would attract. . Increased mischief and crime related to the proposed use of site. Preliminary review of Proposed Development Documents . Developer study does not address the noise pollution generated by additional car and truck traffic in the area. . Developer studies do not acknowledge the current land use on the west side of Scugog including over 30 homes. . Deterioration of road quality from increased car traffic and trailer truck traffic; roads that are designed for low volume travel. . Elevation drawing of food store is mis-measured. It is 30 ft not 24. Additional Concerns . . . . . . . . . . . Signed, / i-d~ fI;m~ Page 2 of 2 .. , Armstrong Harrison Associates Division of Georgian Woods Ltd. ATTACHMENT Ii I P L REPORT # t-tpdAf e PLANNING AND STRATEGIC LAND DEVELOPMENT SERVICES 3 Maple Crescent Box 137 BCE - RR 2 Hawkestone ON LOL HO Phone 705-835-6456 Fax 705.835-3136 E.mail askron@bellnel.ca Patti Barrie, Municipal Clerk Municipality of Clarington 40 Temperance Street Bowmanville, ON L 1 C 3A6 September 09 2010 'lOSEP'lO Ptl 3:47:4!3 Re: Application to Amend Clarinaton Official Plan. OPA 77 re Abe's Auto Recvclina Correspondence to Public Meetina Held Mondav September 13 2010 Ms Barrie, Armstrong Harrison Associates is retained by Abraham Afana, President of Abe's Auto Re-Cycling to make this submission to the Public Meeting related to adoption of OP 77 to Clarington's Official Plan. Abe's Auto Recycling currently carries out an active recycling business at 2531 Concession Road 3. The land is currently designated Urban Residential, and proposed OPA 77 retains the Urban Residential designation. The use of the land is Legal Non-Conforming to existing zoning by-laws. The re-Iocation of this business, currently with 36 employees, away from the Urban Residential site, and regulating the uses in accordance with current zoning practice we believe to be recognized as desirable by municipal staff. The OP review has provided an opportunity to plan for an ending to the incompatibility between the intensive industrial use and the planned use of those lands as a quiet residential neighbourhood. We submit that it is appropriate and desirable to facilitate and make this relocation possible in the context of the current OP review process. We have had an opportunity to review those proposed amendments relating to Employment Lands, Section 11, and offer the following comments: Renumbered Sections 11.7.2; 11.8.2; 11.8.3; 11.8.4; 11.8.5 and 11.9.2 (a) if adopted in their present form will in essence act to prevent the relocation of the existing auto recycling business currently operating at 2532 Concession Road 3. Closer examination may reveal other amendments that could adversely affect relocation. While we recognize that the proposed amendment may satisfy certain municipal goals relating to the development of future employment lands, failure to provide for the relocation of this existing business within Clarington's boundaries would appear to be an unintended consequence of adoption of these amendments. We request specific proviSions in OPA 77 that notwithstanding the desirability of the proposed amendments in general, would allow the relocation of this specific business establishment We look forward to continuing discussions with planning staff in an effort to reach a satisfactory resolution of this matter. We anticipate that further submissions may be made on this subject throughout the OPA process.. Yours truly Ronald St. C. Armstrong Armstrong Harrison Associates HANDOUTS/CIRCULA TIONS GPA Clwil1gtDn MEMO TO: Mayor and Members of Council FROM: Carlos Salazar, Manager, Community Planning and Design DATE: 3 September 2010 RE: OFFICIAL PLAN REVIEW -COURTICE MAIN STREET MASTER DEVELOPMENT PLAN FILE NO.: PLN 38.10.2 (REPORT PSD-094-10) Please find attached a copy of the Courtice Main Street Study Master Development Plan. This is the attachment for staff report PSD-094-10 scheduled for the September 13, 2010 GPA meeting. At the meeting, the Municipality's consultant, Bogdan Associates Inc., will present the Master Development Plan. Staff will also give a presentation during the public meeting to outline the process followed to-date as well as the next steps. The Courtice Main Street Plan is one of the special projects within the overall Official Plan Review. . Staff report PSD-094-10 will seek Council's direction to proceed with the preparation of an Official Plan Amendment and zoning regulations for the Courtice Main Street area based on the Master Development Plan, agency comments, and public submissions. If you have any questions or need more information about the Master Development Plan please do not hesitate to contact me or Ruth Porras. All the reports and background information are also available any time at the website for the Official Plan Review: www.clarington.netlourplan G~ Carlos Salazar . COS:sn cc: Franklin Wu, Chief Administrative Officer Patti L. Barrie, Municipal Clerk Attachment CORPORATION OF THE MUNICIPALITY OF CLARINGTON 40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T(905)623-3379 F (905)623-0830 Street n . Ma ce ,I 1 '~."".~~.'.':;';;>~"l.: Wi\:V'. ; ijI-;"..l'" Ii !!. ....-.'1 It .~41 ~~..'~'~.. '", I r:'.~ "--~+;:: ""'.7 -<'< . i~ :! ,l " ',9i, t' ; .. ',l::.-.:~'.;{;'.\:__. ~"""'~'t""c,~::' . . c' <(I o' 0:' w' ~: v. :i' :J:' Cou rt- Master COURTICE EAST GATEWAY PRECINCT For The Municipality of Clarington Planning Services Department August 31,2010 C COURTICE TOWN CENTRE g PRECINCT 0: ... v ;:: a: ~ 0 v In collaboration with: .-?_- DILLON I.. w~'u..,.. Consultln~ L L BLACK CREEK MIXED USE PRECINCT CI <(I 01 0:1 ~I <(I >" ZI 01 5: 0: ... Architects Urban Design Consultants Prepared by Joseph Bogdan Associates Inc. I t. f/iIJ." 1/ OFFICIA. L ; PLAN REVIEW Compass to our :Future r r r r [ [ r r [ [ L L L \ LIST OF REFERENCES Joseph Bogdan Associates (2010). Courtlce Main Street Study ssues Review Paper Metrolinx (2009). 25-Year Plan for Regional Rapid Transit and Highway Improvements. Toronto Region of Durham (2008). Regional Cycling Plan Study - Durham, ON (2006) Places to Grow Better Choices. Brighter Futures. Growth Plan for the Greater Golden Hourseshoe. Ontario, Ministry of Public Infrastructure Renewal (2007) Official Plan - Municipality of Clarington (2008) Durham Regional Official Plan J ] J J J ] ] ] ] ] ] J 1 1 1 1 1 2 4 5 7 10 10 10 12 12 12 13 17 17 18 25 27 28 31 34 34 35 36 50 55 64 TABLE OF CONTENTS 1.0 PROJECT OVERViEW................. 1.1 Introduction 1.2 Courtice Study Area Profile 1.3 Historical Context of Courtice Main Street 1.4 Intensification, Growth Implications for Courtice 1.5 Infrastructure and Services Context 2.0 KEY OPPORTUNITIES AND CHALLENGES ............ 2.1 Opportunities 2.2 Challenges 3.0 URBAN DESIGN FRAMEWORK-EMERGING PRINCIPLES 3.1 Establishing a Vision 3.2 Development Principles for Consideration 4.0 PU BLlC RESPONSE ........ ..... .......................... 5.0 PROPOSED DEVELOPMENT PLAN................. 5.1 Development Plan Concept 5.2 Precincts and Land use 5.3 Streets and Transportation Issues . 5.4 Open Space, Pedestrian Pathways and Trails 5.5 Built Form 5.6 Phasing 6.0 URBAN DESIGN GUIDELINES ................. 6.1 Urban Design Objectives and Principles 6.2 Purpose and Structure of the Guidelines 6.3 Site Planning and Built Form Guidelines 6.4 Open Space, Natural Heritage and Trails 6.5 Streetscaping and Gateways 7.0 CONCLUSION r r r r r [ [ [ l l L L L L L ........................ 1 1 TABLE OF FIGURES 1 Figure 1.1: Study Area ................. 1 Figure 1.2: Commercial Plaza in Courtice West Gateway Precinct 2 ] Figure 1.3: New Development in Courtice West Gateway Precinct 2 Figure 1.4: Central Courtice Conversion of Residential Dwellings to Commercial Uses 3 Figure 1.5: Existing Dwelling in Courtice East Gateway Precinct ................................. 3 ] Figure 1.6: Historical Map of Courtice as it Existed in 1878........................................ 4 Figure 1.7: Current Zoning Allocations ............ .................... .......................... ........... 5 ] Figure 1.8: Courtice Waste Water ............................ .................... ............................. .8 Figure 1.9: Regional Cycling Plan (excerpt), Durham Regional Planning Department .. .9 Figure 2.1: Reference to the 'OPPORTUNITIES AND CONSTRAINTS: URBAN DESIGN FRAMEWORK" Map In the Issues and Review paper .....11 ] Figure 4.1: Group Working Session .... ...... ............ ......... ............. ....... ......................... ......,........... ........... ....... ........ ........ ............ ..... ......13 Figure 4.2: Group W orki ng Session............................................................................................................ ...................................... ......13 Figure 4.3: Image used at the Public Workshop in February 2010 .................................................................................................... "....14 ] Figure 4.4: Images used at the Public Workshop in February 2010 ................................................................................................... "....16 Figure 5.1: Final Concept Master Plan ............. ............ ................... ............................ ....... .......................... ............ ........................ "....19 ] Figure 5.2: La nd Use Plan .............................................. .................................. ............................................................................... "....20 Figure 5.3: Preci nct Location Pia n ................................................... ................................................................................................ "....21 Figure 5.4: Aerial View of Courtice West Gateway Precinct (Refer to "Land Use and Precincts" in Appendix A) .................................. ..... 22 ] Figure 5.5: Aerial View of Black Creek Mixed Use Precinct (Refer to "Land Use and Precincts" in Appendix A) ................................... .....22 Figure 5.6: Aerial View of Courtice Town Centre Precinct (Refer to "Land Use and Precincts" in Appendix A)..................................... .....23 ] Figure 5.7: Aerial View of Courtice East Gateway Precinct (Refer to "Land Use and Precincts" in Appendix A).................................... .....24 Figure 5.8: Existing section through the Black Creek Mixed Use Precinct showing the current Highway 2 scenario............................. ..... 26 Figure 5.9: Proposed section through the Black Creek Mixed Use Precinct in the Interim Phase with a median .................................. .....26 ] Figure 5.10: Proposed section through the Black Creek Mixed Use Precinct in the Future Master Plan Phase with an 8m Transit lane .....26 Figure 5.11: Built Form, Gateways and Views Map 30 Figure 5.12: Interim Plan: 2010-2020 33 J Figure 6.1: Attractive built form reinforces street edge ................. .....34 Figure 6.2: Landscaping to create pedestrian friendly environment ..... 34 J ............................ ] r r L r r r [ r [ L l L L L L I TABLE OF FIGURES Cont'd 1 Figure 6.31: Example of a small urban plaza..., ! Figure 6.32: View of Farewell Creek trail........, ! Figure 6.33: Farewell Creek TraiL.................. j Figure 6.34: View of Millennium Trail ............. ! Figure 6.35: Community-oriented, pedestrian friendly, attractive street edge j Figure 6.36: Gateway feature at intersection ........................................ I Figure 6.37: Gateway treatments with built form enhance intersections ! Figure 6.38: Example of animated streetscape ................. 1 Figure 6.39: Example of animated streetscape ................. ! Figure 6.40: Plan of proposed right-of-way...................... ~ Figure 6.41: Section through proposed right-of-way......... I Figure 6.42: landscaped strips with trees providing shade j Figure 6.43: Continuous tree planting along the sidewalk 1 Figure 6.44: Street furniture for comfortable clustering 1 Figure 6.45: Example of street light with banners ! Figure 6.46: Example of a gateway building .... ! Figure 6.47: Example of a gateway building .... ~ Figure 6.48: Example of Gateway feature ....... 52 ! 53 ~ 53 i 54 ! 55 1 56 i 56 1 57 ! 57 1 58 ! 59 i 60 1 60 I 61 1 61 ! 62 j 62 i 63 1 63 ~ ............................ J ] J ] ] ] ] ] ] ] ] ] 1 1 1 PROJECT OVERVIEW o 1 ength of "Courtice The Study which is a of large parcel of mostly vacant land at the south-east quadrant Durham Highway 2 and Trulls Road -------_..~~--= ._~, Master Development Plan Report - August 2010 Page 1 Courtice Main Street Study Area Figure 1.1 r r r Area extends the fu as "Highway 2" or to the proposed future 407 of Hancock Road Centre site, The Courtice Main Street Durham Highway 2 (referred Main Street") from Townline Road East Link highway interchange east Area also includes the Courtice Town Study to NTRODUCTION The Courtice Main Street Study is one of three Special Projects being undertaken as part of the Municipality of Clarington's Official Plan Review. The Study is linked thematically to the Intensification and Growth Management Studies, two component studies of the Review process undertaken by Dillon Consulting Limited 1 1 r r [ L [ L [ [ [ l L L .--.~- Courtice Main Street Master Development Plan Report - August 2010 Page 2 use term The west precinct forms a gateway into Courtice and will be referred to as the Courtice WestGate is also known as the Courtice Precinct The Study Area can be separated into four distinct precincts and defined by two prominent natural features, Farewell Creek and Black Creek. Each precinct of the Courtice Main Street own unique characteristics, and potentia and public realm improvements that features, property configurations, and uses. 1 Corridor In light of recent planning goals toward compact growth. The Study will result in a Secondary Plan, zoning and urban design policy. The purpose of this Master Development Plan Report is to highlight topics that wi nfluence the shape of the Secondary Plan and policies. n 2001, a study was completed for the Town Centre site and a imited portion of Durham Highway 2, but was not adopted. The purpose of the current Study is to develop a new vision for the redevelopment and intensification of the Regiona ~;...i;O t: ~;;j4~~'4,* from Os way Prec West Shopping District, and I this as we as its proximity to Oshawa', this area has a opportunity to become a major gateway for both Courtic Clarington. Themed streetscaping and landscaping. . improve the image and pedestrian comfort of this area. Ultimate redevelopment of the nto mixed sites would be ideal, and 1 2 1 West arge plaza properties would likely occur in the very long WOUld .2 COURTICE STUDY AREA PROFILE ~ J J J Figure 1.3: New Development n Courtice West Gateway Precinct J ] ] ] are and has its for redevelopment nfluenced by physical current and anticipated Figure 1.2: Commercial Plaza in Courtice West Gateway Precinct I r~~ lif'_~ ~~'''-M~ I ] ] ] ] ] 1 1 1 ,.., '* "" Dwellings to ~ ~ ,,. "" ,I>,'IWI Courtice Conversion of Residentia ~ ~, , ~'~,,~~ I\"~'" Figure 1.4: Centra Commercial Uses The east end of the Courtice West Gateway Precinct area has significant potential for higher density development along the Farewell Creek valley frontage. Special community streetscape themes that celebrate the valley as a distinct Courtice asset and link the area to the next precinct of the Main Street, east of Prestonvale Road should be considered Mixed Use Precinct. It is businesses in converted of that and plazas. The conversion to business uses has already begun, indicating some mixed uses in this precinct could be planned west precinct is from Prestonva.~ "O...u Precinct residentia with some neighbourhood West Centra The centra Black Creek thus primar dwellings residentia 2.2 1 Town This use scale compatible should be developed with a a central gathering space. and Where they meet, Durham Highway 2 and Courtice Road form the intersection of two Regional Corridors. This precinct will be referred to as the Courtice East Gateway Precinct. Figure 1.5: Existing Dwelling In Courtice East Gateway Precinct ~ Courtice Moin Street Master Development Plan Report - August 2010 Page 3 mixed ower r r r r [ r r Precinct referred to as the Courtice site of the proposed Town Centre for higher density, Highway 2, with I and the creek that is The central east Centre Precinct, i precinct has the potentia development along Durham development along its edges with the existing homes. It distinctive streetscape theme, open space connections precinct, s the Precinct Central East 2.4 East 2.3 1 1 [ L l l L L L L ,--. Master Development Plan Report - August 2010 Page 4 -- Courtice Main Street to Idlngs within as being of interest n an bui recognize the Courtice Main Street Area by the Clarington Heritage Comm ittee: 1586, remaining were effort widened Although yea rs Bridge In Darlington n 1833. the Tru The Courtice area was first settled STREET 1 3 HISTORICAL CONTEXT OF COURTICE MAIN Courtice provide access to any new development 1626, 1678, 1697, 2. Although these Ontario Heritage Act, Heritage Merit" Plan that wi dwe as network accessed part ng the north d and So T,,~ M station nistry proposed nterna oca practica of these ngs po explore nto the the ntegration, where redevelopment of na Road for Durham Highway 2, between most of the lands have been acqu cy wi be side of uses, along with a gateway treatment. This area should be developed with higher densities and mixed history, eight identified Figure 1.6: Historica Map of Courtice as it Existed in 1878 an ntersection of Durham Highway 2 and Courtice Road was once a vibrant node. Formerly identified as Short's Corners, intersection was populated throughout the George Short's blacksmith shop, A.F Courtice's carpenter shop, the Post Church and the Courtice Cheese to from two anes buildings that made up Short's Corners Courtice without a town centre five Courtice's Factory. n 1988, were torn down, Methodist Courtice n 1831, Devonsh s, was named but the of Transportation of the 407 East from a Link. An Road wi be necessary Transitway street to properties. red by as having Secondary Hancock 1717, 1719, build ngs a re not they have been A Municipality nCluded in the 1721 and 1922 Durham Highway under the Office, mld-1800s Rundles' Market, James acks came re, England. Thomas Courtice followed by his brothers and the community for the Courtices which from n 1795 by the Conants and to develop n later designated isted by the J J J eaving When Highway 2 was however, the historic the with the old ] ] ] ] dentifiable downtown today, r fam arrived the n ies ] was who Putford ] ] ] ] 1 1 ] NTENSIFICA TION, GROWTH MANAGEMENT AND MPLlCATIONS FOR COURTICE 1.4 The conformity of the C1arington Official Plan to Provincial and Regional growth policies will be directed by the outcomes of the Growth Management and Intensification Studies, two important components of the Official Plan Review. As a Regional Corridor and Centre, the potential r., ntensification a ong the Courtice Main Stree be influenced, by the Provinci policies. Preliminary analyses of Courtice's projected housing demand has indicated that intensification of Courtice Main Street is not the overal numerica its set by the Region for Courtice Main Street is necessarily required to meet intensification target of 6,181 un Clari intensification of that creates an Integrated responds to high level Provincia community's civic price However, seen a strategic component growth pattern for Clarington, policies and galvanizes the loca ngton as turn regiona and n related nfluence, Growth Plan and ,or growth and wi f ~ I & 1 I...J sidentia ~~-_._--~~~"-~~ Master Development Plan Report-August 2010 Page 5 A ni Commercia nmenta Courtice Main Street Figure 1.7 r r r r [ r r [ L L L [ [ L L ,--- ,-.-. Courtice Main Street Master Development Plan Report - August 2010 Page 7 Fa rewe frontage along Durham Highway 2 along the north side of Durham Highway 2 will be constrained by the proximity of the valley slope edges and drainage issues; however, the views of the valley edges and the sloping topography create excellent opportunities for special streetscaping and developing a theme of "green links". There are numerous parks near the Study Area, which could be better Durham Highway 2 is a Regional Class B Arterial Road with an ultimate planned right-of-way (ROW) of 36 metres. It is a road that carries significant traffic, but it is also the front to many individual residences and businesses, each driveway access to the roadway. Residents have frustration with services and access along Durham restricted turning snow such as driveways. and expressed Highway 2, clearance blocking wide door with Courtice's valleylands have most of visible and valued open space features are Creek and Black Creek, the both of which Future development 1 5.3 Durham Highway 2 Characteristics 1 The network of open space, roadways and servicing create necessary framework for where and how development occur. The LTTS identifies Durham Highway 2 as the priority route for Light Rail Transit (LRT). Within the next twenty years, LRT is planned for Durham Highway 2, extending from Oshawa to Courtice Road. The GO Rail Transit Station in south Courtice will to the lands current mix of 6 storeys) with some high density developments (6+ Regional Official Plan Amendment (ROPA) 128 sets a approach for an urban structure with 'an improved urban form, pedestrian-oriented and transit supportive design that underlies the Regional targets. These preliminary options illustrate a more refined planning approach that carefully balances planning for intensification to meet the increased densities with compatible built form and protection of the natural environment. 1 5 NFRASTRUCTURE AND SERVICES CONTEXT Regional policies designate Durham Highway 2 as both a Transit and Cycling Spine, and the Region is completing a Long Term Transit Strategy (LTTS) and a Transit-Oriented Design Strategy. The Metrolinx initiatives of GO Transit Rail service to Clarington (proposed west of Courtice Road at the CPR tracks) and the proposed 407 East Link Highway and Transitway are all aimed at improving transit usage in Clarington Clarington's development forms that are a long term densities vision than must plan for higher practice, preferably in ower scale buildings (3 to storeys). ogical There are many policies and projects that call for the transition to transit-sl,Jpportive and pedestrian oriented development along Durham Highway 2 may encourage for redevelopment The analysis could occur reveals that mited, higher density development n the shorter term, and that the community would benefit from other strategies such as enhanced streetscaping and servicing, which The more development. 1 connected to the valleylands through recreational signage 5.1 Open Space the wi also be a great benefit and residential areas surrounding employment 5.2 Transit more forma trails and J J J ] ] ] ] ] ] ] ] 1 1 1 1 " ~ I t ~ e SEWo\GE P\AIPINQ SUt.l'lON _ mu<< SANlfARY SEWlR - SfW4GEFOPGE""'''' ,rD YMSTEWATt=R stRVK;INQAREA ""'t..' _ fU1UAf fRUNIl\ SEWER f)(TEMSION "'''.~CPAl.~RY 0.......-... GflEEHBELT 'i, ; I? TI CIE j to the some of these The Region of Durham advises: "Courtice shares its servicing capacity with Oshawa, which results in more complex analysis and recommendations than the other areas of Clarington. For development to succeed there must be capacity in the system to support the greater demands of intensification. There are no current constraints for water supply or sanitary sewers. Most of the corridor is on private septic systems. Municipal storm sewers along the Courtice Main Street Study were designed to provide run-off capacity for the right-of-way. Therefore, the storm sewers do not have increased capacity for intensification." In 2011, the Region will be undertaking a Fiscal Impact Analysis Study to determine the future capacity needs of the area development proceeds, improvements be made, which should alleviate MUnicipal Servicing However, as roadway wi concerns 5.4 1 Water "A current Class Environmental Assessment for a new Courtlce Trunk Sanitary Sewer is evaluating alternative designs, but at this time, selection of the preferred alternative has not been identified. This Class Environmental Assessment process is in the early stages and it is hoped that the selected alignment of the trunk sanitary sewer will enable the Study Area to develop to its full potential, to meet new Regional density recommendations through the provision of full municipal services." --~ Master Development Plan Report - August 2010 Page 8 -. Courtice Main Street r r r r r [ [ r [ L L L L L L I I t Je I t~ . .il ~ "-- i Figure 1.9 Regional Courtice Main Street Cycling Plan (excerpt), ~' Durham Regional Plannmg Department _._- Master Development Plan Report - August 2010 , Page 9 Regional Centre -rv-- River/Creeks . . - ...... .. - """_'~I'~ '''_,'M._~_ ----., f '-""--' ...._w~. ,,',M~M., ;. I' '" -., - 'm;' _ &/ Urban Area Boundary Deferred Cycling Spines Idied Furthsl GO Station . Existing . Proposed Municipal Boundary Urban Area Boundary ~. , i I t t .~ , r I I f' , , p .""-t 1 1 1 1 ] ] ] ] ] ] ] ] J J J will be addressing the necessary services to support Regiona growth policies, thereby recognizing the imperative for services to support future development. 2.0 KEY OPPORTUNITIES AND CHALLENGES not be have the CHALLENGES There is community concern that sanitary services wi provided to the' Courtice Main Street. Residents . expressed that this development potentia has nhich the long term may be too small to Planning policy will to achieve higher take densities In amount of i Physical property configurations accommodate more intense land need to determine minimum site densities and require land assembly. Land assembly wi time, thereby slowing potential development. Opportunities for development lie in the transition of larger commercia properties, but this may be challenging to achieve The lack of municipal services and services the Study ntensification occurs support the need mandate and ~ of planning POliCY ntells,fication uncertainty of the future is the most for growth and as noted a Fisca use areas . properties arger sites have good development Durham Highway 2 as a Regional Corridor Centre site as a Regional Centre are strong ntensification and the eventual provision of its ful the n the . justifications for services so potentia There nfluencing the planning ntensification along the Main Street. However, above, the Region has committed to undertaking Impact Analysis Study to determine the service capacities that will be needed to meet ROPA 128 and beyond timing for provision of fu critical issue that the Study Area can develop to and meet the ROPA 128 recommendations Provincia nitiatives Station, 407 Light Rail once implemented, wi improve the of the Study Area and adjacent areas A detailed analysis of opportunities and constraints across the entire stretch of the Main Street is dealt with in Section 2 of the "Courtice Main Street Study Issues Review Report." Plan Report-August 2010 mpact needed Master Development Page 10 2.2 for the Study Area to become a community area. There are also mit change There are many opportunities more urban and attractive certain obstacles that may . OPPORTUNITIES The community's desire for a strong Courtice identity through improvements to streetscaping, built form, transit, and infrastructure, and enhancement of the views and access to Farewell Creek and Black Creek encourages public support for master plan for other, The designation of and the Town and Regional transit East Link Transitway, that, potentia seve ra Ra development n Courtice. to undertaking a Fisca the capacity of services This indicates that the Region Courtice Main Street The Region has committed Analysis Study to determine to meet ROPA 128 and beyond . r r r r 2.1 . r r r . . . [ [ [ are (GO Transit Transit, etc) . L L L L L Reference to the 'OPPORTUNITIES AND CONSTRAINTS: URBAN DESIGN FRAMEWORK" Map In the Issues and Review paper Courtice Main Street Master Development Plan Report-August 2010 Page 11 Figure 2.1 - ... --. ClARlNGTONI COURTICE GAreNAY OPPQRTUNmeS LEGEND STUOY AREA80UNDARY COURTlCE uRBAN BOUNDARY ENVIRONMENTAl PROTECTION MUNICIPAl.. OPEN SPACE . POTENTIAL SIGNATURE INTERNAl. ACCESS ROllO . INTENSIFICATION SITES 0 COlJR1'lCE GATEWAY COMMERCIAl. - TOWN CENTRE SITE PRECINCT 0 . 8I.AQ( ~EK WEST NEIGH8OURHOOO 0 BLACK CREEK EAST NEIGtlBOURHOOO - ~{!"'- 407 EAST UNK INFRASTRUCTURE ,,- MIXED USE TRANSIT ORIENTED NEIGHBOURHOOO ~........__..",t ... LOCAl AREA STREETSCAPING II'.FROVEO SIDEWALKS TRAIl. POTENTIAl. LINK ANO MULTIUSE PATH (HWY21 POTENTIAl. BUFFER TREATMENT ALONG FUTURE Ho\HCOCK ROAD BY-PASS POTENTIAL SIGNAUZED INTERSECTIONS OPEN SPAa:J PAAYJ SQUARE PUBLIC REALM OPPORTUNITIES J J J J ] ] ] ] ] ] 1 1 1 1 1 Urban 128's ROPA Municipality to realistically address Structure and density recommendations 3.0 URBAN DESIGN FRAMEWORK- EMERGING PRINCIPLES 3.1 ESTABLISHING A VISION wi that Plan for the long term with densities and built form be serviced by Municipal infrastructure . residents through enhancing the streetscape of the Courtice West Shopping District; planning for the Town Centre site to be a 'village-like' focal area where people live, work and gather; and through planning for building types and heights that are denser than what currently exists, but make sensitive transitions to adjacent neighbourhoods and do not create a corridor of solated high rise buildings neighbourhoods throughout the built and public realm policies that these areas to create a contiguous Courtice or form Define distinct precincts with link Study Area identify and Main Street. . hub for amenity and This can be become a community mix of, living, and businesses should a broad Street Courtice provides mobility choices for its achieved Main that Courtice that can be realistically achieved on n terms of physica constraints and It form both Design for bu existing sites, market viability. . term redevelopment of ......, .......ommodate the higher densities transition toward intensification Encourage the mmediatejshort signature sites that ,...... .,,.,. and mixed uses to si~ and mixed use develc . commercial plazas In ntensity and the redevelopment of the West Shopping District to higher Encourage the. Courtice . from reta to reinforce the ities for new, The Main Street a distinct functions office, to residential development should health of current businesses and create opportun small-scale commercial uses to "fill the gaps". ready has New and provide rear off of existing loca streetjlaneway networks Plan for the or redevelopment of auto-oriented sites in the Recognize that existing uses may remain in the term; propose interim streetscape beautification measures that could be implemented to enhance the image of existing sites and integrate them with a new Courtice image. relocation long term near . DEVELOPMENT PRINCIPLES FOR CONSIDERATION 3.2 re-construction of sites Facilitate land assembly in parce sizes that can Through policy and zoning, limit the in their current, low intensity uses order to achieve minimum . the Region to ensure that the sanitary services are Durham Highway 2. A commitment to utmost importance n order for the with along s of the Work provided services . Courtice Main Street Master Development Plan Report-August 2010 Page 12 r r r r r r [ [ mixed uses. Partner with developers to protect for access for Durham Highway 2 properties roads through the construction of interna . Durham Highway 2 of the Courtic~ Recognizing that Clarington, the edge comfortable and l l L L L L L Courtice Main Street Master Development Plan Report - August 2010 Page 13 seen as an Important and convenient with the potential for improvement n terms of its appearance and collaboration of residents and businesses to create a more community-focused area route both Durham Highway 2 was within Clarington, ~* ~ Figure 4.2: Group Working Session The first opportunity for public mput to the Study was a Community Vision Workshop held in July 2009. Approximately 60 residents and business owners discussed the Study Area's enges, and identified positive and negative attributes or cha goals and visions for development and improvement. 4.0 Where appropriate, propose more local street access points as frequent signalized intersections, to slow traffic, support transit and pedestrian movement, and enhance opportunities for community signage and landscaping to create a sense of "arrival" and community identity. Collaborate with the Region on establishing locations and intersection features. PUBLIC RESPONSE .. Figure 4.1: Group Working Session . expectation of qua Encourage the strategy/theme for Stage this work to that it will deliver . . . creation of a public realm ntersections, gateways and streetscaping. nitiate the process of redevelopment such confidence, commitment and establish the ity to developers 'and the community. (FS ish the east part of Courtice Gateway Precinct) as a focal area oriented development. Create new zoning that is flexible and encourage development. future accommodate a ratios. ndex Esta b range of higher densities and simplified. Pre-zone to Main Street (Courtice East for transit and transit- Space Floor ] ] J J J J ] ] ] ] ] ] 1 1 1 The need to transitionary existing fabric The provision cater to nCluded respect the surrounding built form by creating zones wherever new development would abut Other comments . . participants as Farewell Creek and Black Creek were seen by a great natural assets that are distinct to Courtice. fl Otlle. All participants positive image infrastructure to and use nant of mixed use as a predom ivejwork or retail/office situations planned The idea of creating a human scale master community with the absence of big box architecture . mproved streetscape density and storeys) ic session In the four different Courtice Main Street were looked at more nteractive workshop where all participants their input and aid in developing a Concept February 2010, At a precincts carefully during an were able to provide Plan second pub of the . . . DENSITY Distinction In land uses for the different precincts was seen as a core issue. The eastern precinct was identified as a viable employment catchment zone, while the western precinct was seen as a zone for expanding the existing commercial uses. Th~ central precincts were identified as areas where importance must be placed on the valleylands through the provision of parkettes and easy accessibility to the valleys and retention of vistas from streetscapes through to these open spaces. Workshop In February 2010 LAND USE mage used at the Public Master Development Plan Report-August 2010 Page 14 Courtice Main Street seen as a viable option r r r r r r [ [ [ Figure 4.3 At this workshop, Town Centre site the idea that intense commercial activity was not a requirement n this area as the western precinct is already redeveloping with focus of the Town Centre should e in uses and and also various components for th.e The participants stressed pa rks was the viability of was also discussed such activity, and the creating public and civic amenities interesting pedestrian oriented plazas. Residential fabric infused [ l L L L L .u... Courtice Main Street Master Development Plan Report - August 2010 Page 15 The need existing sma the northern green space. to ensure that er properties . regulations ncludeprovislons for The need for some (e.g. library). The desire for a public square to be embedded in the Plan with a defined minimum size and an obvious connection to . A third opportunity for public input took place in June 2010 during an Open House held to present an update of the Courtice Main Street Master residents . Development attended and provided the r prepared by the Consultants. Issues that Overall, the participants were keen on creating a unique image along Durham Highway 2, giving Courtice its own identity, but at the same time valued the notion of four unique zones with distinct characteristics ..... J J J J ] ] ] ] ] ] commun ity services Plan Approximately input on were at the Town Centre 40 the proposal raised included ] ] 1 1 1 I iii~ 6-8 STOREY MIXED USE BUilDING --- .- 4-6 STOREY MIXED USE BUilDING 4 STOREY STACKED TOWN HOUSES lIVE/WORK(OPTlONAl) 3 STOREY TOWN HOUSES lIVE/WORK(OPTlONAl) Master Development Plan Report-August 2010 Page 16 Workshop in February 2010 Courtice Main Street Figure 4.4: Images used at the Public r r r [ r r r [ TYPE [ l 'L L L L L Master Development Plan Report-August 2010 Page 17 The Plan's bu of compatibility of community image Courtice Main Street It form has been guided by applying the principles use and scale, and considering the desired to arrive at an "appropriate" eve of With respect to the density and 128, should the area evolve to out form as envisioned the recommended unit n the Plan yields FSI recommendations its complete it will of ROPA redeveloped/built- substantially achieve Courtice Main redevelopment It provides type and an supports a plan for higher scale along Durham The Plan fully supports the redevelopment and intensification goals of Provincial, Regional and Municipal policy. The Secondary Plan and Land Use Schedule have relatively open land use designations and are intended to encourage development by avoiding the need for subsequent Official Plan Amendments. concept plan for I framework the for Street provides that zones, guidelines, streetscape Durham Highway 2 acts as the connector between the different is intended to be developed uniquely through a set of and is envisioned to be transformed into a modern and densities for new development It assumes that servicing will be In place intensification/redevelopment and that transit place by 2031 wi for any be n . The pedestrian sions a compact, transit oriented ..UI, community of neighbourhoods around mixed use neighbourhood centres where Iivi shopping, gathering and transit use are we ng, ntegrated. yet focused working, uses and related the local market built trends concept frie'" ..II" . . The Development Plan Concept proposes a vision for the long term redevelopment and intensification of the Courtice Main Street area for the planning period of 2010 to 2031. This vision is projected to occur within the last five years of the planning period, with an interim development scenario in which selected sites are proposed for development. The underlying parameters of the Plan are 5.1 stormwater servicing and transit approaching ROPA 128 unit yields may only occur w the planning period. As with all Secondary Plans, the Plan should be revisited in 5 to 10 years 5.0 PROPOSED DEVELOPMENT PLAN development for Courtice. It will follow nfrastructure s recognized that full development nvestments n sanitary and J J The redeveloped Study Courtice's role within 'Clarington's Green Link" Area is envisioned Clarington and be to strengthen regarded as J The overa intensification and transit goals. densities and a range of housing Highway 2 J J ] ] ] ] It form It respects existing built form and uses, constraints due to parcel size, access restrictions, natural heritage issues and community scale anticipates potential transitiona and takes into consideration The urban objectives that Workshops, and the understood by the Consultants and design concept for the Study Area is guided by echo the opinions expressed during the Public needs of the Courtice Main Street as the Municipality. ] DEVELOPMENT PLAN CONCEPT Development ell after ] 1 ] ~ ] sma This variety of housing form accommodates the varying needs of time, providing housing options structures and ages in for each family a diverse population over the mix of different neighbourhood context and strengths. Promote higher densities. . n the Town Centre area attractive sidewalks and Create a community or "downtown" Create more public gathering spaces, . . . While, low density housing types wi nclude single detached, semi-detached, duplexes and townhouse dwellings with a range of densities and building form, medium density and high density residentia nclude multi-family housing types such as townhouses, and apartment complexes may townhouses, stacked from mid-rise to higher forms that edge street the at dings landscaping. . natural separation and stretch of the Durham the the commercia at n commercial uses Town Centre site residential and sma I The Creek Valley frontages provide a transition of land uses along the entire Highway 2 corridor which varies from nct, to mixed uses and a . . . . western prec precincts, to a mix of the eastern precinct. amenities at ng blocks and streets to integrate with the existi pattern of street, blocks and open spaces. Encourage development to respect and centra uses in as precincts The Corridor can be viewed as four distinct illustrated in the Concept Development Plan the built ntegrate heritage of the area . isted as fOllows The precincts are major the PRECINCTS AND LAND USE Highway 2 corridor is Courtice West Gateway Precinct Black Creek Mixed Use Precinct Courtice Town Centre Precinct Courtice East Gateway Precinct as a through have different ranging from uses corridor. with land uses and employment treatments. recognized It wi ngton use ength, of land use within the neighbourhoods IS each neighbourhood can be composed of a types. Residential uses consist of The distribution structured so that mix of densities Master Development Plan Report-August 2010 Page 18 Courtice Main Street and housing r r augmented by low, medium and high density areas commercial uses at certain locations Farewe wi Emphasize and integrate the natural heritage of Creek and Black Creek as "Clarington's Green Link". Reinforce and support existing community business The Concept Plan for the Courtice Main Street . r r [ Encourage more urban bu combine working and living. Improve property and community image. Respect Courtice's neighbourhood character. Support transit goals, needs and opportunities. Provide mproved landscaping and pedestrian [ r street edge. Provide new . [ [ I. 5.2 The significance of the Durham east -west n Clari mixed ...IO,lg developmel.L l L L L L Courtice Main Street Master Development Plan Report - August 2010 Page 19 Figure 5.1 Final Concept Master Plan LEGEND D Environmental Protection As supplied by CLOCA 1'-1 Existing Applications for Development - - Urban Boundary l --- II k1 , t .l!l ft, !J '.1; IV ~*"'~:~~ J ~H--A1 ,r ..,>~"'" I,. ~r}1r. .' .:-.:, .' t 'I~ ,'"" P.!" ',';11. ! <:!I ,'; 0' i,l/ii 4 ~ ., '~~ ........:><: ~ J~~ .; Ul~? .,(-. 0;- 1 u'~ :'1' .; Z(:i \!:". ..,.:$'} l ~~~!- -'- .f:; ~~I-"'~4:~& J J J J J ] ] ] ] ] ] 1 1 1 1 . t --L ~ o <( o c:: ::.0: U o u z <( ::r: r"- ----~. I ! o t5 / c:: I W ' ~ " ~/ 0' It) l~ ... ~ lr- I~~) -'~&..,. /~.=i1 <- (-' ~l . o <( o c:: W ...I <( i> ..Z ~~ ~Vl [W c:: c.. ~ It ~ ! h o <( o c:: W Z :J Z :3: o I- ~:~ landmark Building * Stormwater Management Pond D Environmental Protection as supplied by ClOCA , A SCALE: 1:9lXO --- - . Proposed Parks Potential Future Street ~ Municipal Open Space Internal Laneway . Existing Park ., Proposed Trails (0 Existing Sd100l .. Existing Trails . Public Plaza Priority Location (;'1 Gateways ..' Mixed Use tupla 6 storeys) Mixed Use (upla 8 storeys) Residential Medium Density (upla 4 storeys) Residential Medium Density (upla 6 storeys) Office-Retail Mixed Use (upla 6 sloreys) Figure S.2: Land Use Plan 1 Major retail/commercial uses will be directed to the Courtice West Shopping District and Courtice Town Centre site. Courtice Main Street Master Development Plan Report-August 2010 Page 20 r r r r [ r L L r [ LEGEND . . . . L [ L L l l~ !J.~. , ~Ai' ,1'< ~;~;..;r: ~~,u~,~-.- ~:;~ ~~~..~., ~ . .. . i:~ COURTICE WEST GATEWAY PRECINCT j :.., j :~ .z j ~~ ." ... Master Development Plan Report-August 2010 Page 21 Figure S.3: Precinct Location Plan Courtice Main Street o. a: "'. "" ~. ;:.. ~: 13: '" ... BLACK CREEK MIXED USE PRECINCT . . o' 0(' o' "" w' .... ;: ::I. S COURTICE EAST GATEWAY PRECINCT 'It'; ",,1 :,<~ ~ "~~~~..-"""~;" ~",l.'''~'~''',.!'l'~ ~'''lM II ~... If"- ~11 ,..{.. ., .a:i,'.J. .~ fI}~, J t..."~ ....,i.~ ,~.. ,_~ _~:~~'f* ~! "~~i ' =-1 ~%,;. :.' : "-:-~.f .' '!i.1l " ''';,-' :~~~.~:" . . o' 0(' o' "" ~. :5: .... ~'. % J J J J J ] ] ] ] ] ] ] 1 1 1 the Black Creek where sensitivity to promoted in this precinct, edge is of high importance Gateway Precinct covers the ength of to Prestonvale Road The existing commercial activity in this precinct, along with ocation, allows for the land use character of the Courtice Refer to "land ~"" Figure S.4: Aerial View of Courtice West Gateway Precinct Use and Precincts" in Appendix A) mix of retail, office, residentia This well integrated mix encourages development a gateway at Townline Road through high density built fabric of up to 10 storeys at the intersection within which 2 to 8 storeys of the built fabric can be integrated at the street edge. This would create compact urban design, provided all parking requirements are met. Major retail/commercial uses will be directed to the Courtice West Shopping District. Gateway Precinct to be a nstitutiona uses. of Varcoe Road and high Farewell Creek valley to the valley lands, the notion of covers the length of to Trulls Road and Black Creek Mixed Use Precinct The Black Creek Mixed Use Precinct Durham Highway 2 from Prestonvale Road primarily has a Mixed Use Residential designation location a mixed Gateway business/commercial and its low for West this precinct "lIey would a he Courtice The narrow yet deep lots within encompassed by the Black Creek v... distinct from of and use pattern, Precinct. The idea activity on Refer to View of Black Creek Mixed Use Precinct n Appendix A) Figure S.S: Aeria Use and Precincts' ive/work or smal floor of residentia properties should be Master Development Plan Report-August 2010 Page 22 its West and the Highway 2 forms the is the commercial hub The Courtice West Gateway Precinct Durham Highway 2 from Townline Road The intersection of Townline Road with the Courtice Main Street and Courtice West gateway to of Courtice. By encouraging office/medical use at density residential land use near the best utilize the scenic views into mixed land use is carried forward 5.2.2 Courtice Main Street the ground r r 5.2.1 r r [ r [ [ [ l L l L L L Courtice Main Street Master Development Plan Report - August 2010 Page 23 Pedestrian plazas Trulls Road and and Highway 2 wi t nd create north sides south east corners a sense of Durham of of designation for Courtice to to serve as a low scale Institutional hub Major retail/commercial uses wi be directed the Courtice Town Centre site the site as a neighbourhoods and across from ntended nto the The properties north of the Town Centre site wi abutting residentia Durham Highway 2 have a mixed use The reta Trulls Road the Town Centre "'ommercial uses t mixed uses residential transition to Maplefield Drive site wi at Trulls Road and further south, and finally to a fabric at the southern portion of transition from Durham "Land Use This Precinct can be divided into two distinct areas: the Courtice Town Centre site, between Trulls Road and the future Maplefield Drive; and a group of individual properties between the Town Centre site and Courtice Road Parking areas retail and wi vehicular nternal to the blocks be accessed passageways from through the streets wi support ground floor convenient pedestrian and The Town Centre Precinct is a place that should attract residents convenience, but also for its engaging of the community. not only for its atmosphere as the heart edges, major lers support the main street flavour for this foca supermarkets area creation of a strong street-related an active sidewalk environment, commercial/reta uses, a variety of fal;ade styles, and design. orienting entrances toward By street and reta ground streetscape and landscapmg 5.2.3 Courtice Town Centre Precinct ronment through floor Provided that all parking requirements are met, the integration of up to 6 storeys at the street edge (2 to 4 storeys on the north side and up to 6 storeys on the south side) would help to create a compact urban form, while still providing a transition into the surrounding low density residential neighbourhoods that will provide the Courtice space/urban square at Trulls The mixed use character Road, of the The Courtice Town Centre district is envisioned as Main Street with a major and fal;ades along or can within precinct wi urban envi a precinct public open the Town Centre site. reinforce the J J J J J ] ] ] ] ] ] '] 1 1 ,l ...................... The Courtice East Gateway Precinct covers the length of Durham ~ Highway 2 from Courtice Road to the edge of the urban 1 boundary. The precinct falls under the Mixed Use and ~ Commercial land use designations, and forms the gateway into ~ the Eastern Precinct of the Courtice Main Street. I A higher density residential fabric is proposed in this precinct, ~ where the building heights may reach 8to 10 storeys. This, ~ along with a gateway feature at the intersection of Courtice ~ Road and Durham Highway 2, will aid in promoting this as the 1 eastern gateway into Courtice. I The Concept Plan allows for a potential heritage cluster, as well ~ as community signage potential at the Ministry of 1 Transportation (MTO) Transit site and Black Creek edge through ~ Gateway Precinct Courtice East 5.2.4 By allowing for high density development at the south west corner of Durham Highway 2 and Courtice Road, and for up to 8 storeys of residential built form along Durham Highway 2 between Trulls Road and Maplefield Drive, a strong urban edge will be created at this priority location, reiterating the notion of another important gateway for the Courtice Main Street. A transition of building heights and densities is also intended to with the existing low density residentia landscape vistas through the fabric up to 6 storeys in height the valleylands abutting the edge of Durh,am Highway 2 In area of the Courtice Town Centre Precinct, there is an natura to Courtice Road proposa residentia along the urban corridor. With this opportunity to create of mixed use ntegrate neighbourhoods Maplefield Drive The provision of mixed use residential development along the south side of Durham Highway 2 between Maplefield Drive and Courtice Road will serve as a transitionary zone between the 6 storey mixed use built form to the north and the existing low density residential neighbourhood to the south, reinforcing the Concept Plan's notion of respecting the surrounding built environment. (Roy s site Master Development Plan Report - August 2010 Page 24 Courtice Main Street r r r r r r r for the existing auto-sales use major new development on th use to be incorporated allow and any with the auto-sales the ground floor. The plan wi also Nichols) to remain, be mixed use shal nto [ l L L L [ L L Courtice Main Street Master Development Plan Report-August 2010 Page 25 Durham Highway 2 is a Regional Road and is classified in the 2008 Regional Official Plan as a Class B Arterial Road. As a Class B Arterial Road, Durham Highway 2 will have an ultimate right- of-way (ROW) of 36 metres. The proposed streetscape design will provide physical and visual connection between the various segments of the corridor while containing special elements that highlight the gateways, such as streetscaping, signage and banners. The intersections wi be at a 300 to 350 metre range, with proper pedestrian access, and gateways will be formed at the intersection of Townline Rd and Durham Highway 2, the Town Centre site (Trulls Road and Durham Highway 2), and the ntersection of Courtice Road and Durham Highway 2. utmost trees, a consistency ighting and snow n paving materials, storage strips. Courtice Main Street. Safe and efficient pedestrian access importance and includes continuous An enhanced Plan and diagrams. Two lanes of traffic on either side of a central 8 metre transit ane will form the 22 metre road width as shown in the section 5.3.2 Although there are no immediate plans for new roadways, Region's transit oriented design strategy will contain the lane in the long term plan (2020-2031), which accommodated as shown in the sections below. growth. Consolidation of right-out points wi as shown in the dim be necessary, and use plan nished as properties develop. with inter-parcel Driveway blockages right-in and access wi anes be Arterial Corridor Guidelines. nclusive of a multi-use path for bicycles and pedestrians on the north side of Durham Highway 2 and a sidewalk on the south side, along with landscaping at the street edge as a buffer between the traffic ,and the pedestrians. This buffer will also be inclusive of a narrow strip along the curb for snow storage. Based on the location, this landscaped buffer may be soft or hard paved, or a combination of both. Currently Durham Highway 2 has numerous that evolved with the historic lot accesses ndividua patterning and n the future as driveways ncremental The plan the ong term master that wi plan (2020 accommodate the 8 I metre transit The 36 metre ustrates a future ane as seen in ROW wi be to 2031) 5.3 5.3 streetscape is the key objective of the Concept ntends to create a sense of character and place for the is of Streets the transit ca n be 1 Transportation issues STREETS AND TRANSPORTATION ISSUES sidewalks, street appropriate pedestrian A small setback from buildings are intended width of 43 street edge the ROW wi be maintained to be built to the edge of the ulti metres to create a compact built fabric closer to and the mate the The introduction of medians in the 2020) will regulate turning movements at and improve pedestrian movement nterim period (2010 to busy commercial sites J J J ] ] ] ] ] ] ] ] ] 1 1 1 .. Ii I I ! RESIDENT.!AL i _ - 18m EXISTING CONDITION 26mR.O.W(Varies) Figure S.8: Existing section through the Black Creek Mixed Use Precinct showing the current Highway 2 scenario RAISED MEDIAN C I i RtSIDEI ~~...~~, I ~'.'; :.'...:~...... i RtSIDENTlAl ..~~~..~~ :.t' .. , ~'t'.., " i.:' RESlllENTlAl !I I\[SIDENTIAl I~ " .,'k !I . i' ; ", '~-... RlSlllENTlAl ;;;:;;) '''''' RlSIDlNTlAl "~ :mj;"i p~i , ~"', :::~~~,~g~;:: ~' ~'. R ..-.............. T". 'IIt'I' i:r' - - -.::r ~ ._~ ~ --"'" _ _~_......-. __ -.... __-....~..........""........ __i-.&___'___ :;;;'"'-___-.......s Figure S.9: Proposed section through the Black Creek Mixed Use Precinct in the Interim Phase with a median TRANSIT LANE Cl ! RlSIDl HflAl I i RISIOEHTIAl RISIDINTIAI '. j ., I\[SlDlNTlAl p- I 1 .~ "" -", RISIPIHllAl l' '_" I '_' ..f1" RI.SIPlNl1111 ~ ";'Dlei, ]~~ ~lt~.#<"" .~ '~ DrlvEWN FAAlUNG'" IU!WTO .,IM, '22m I , T , '_~n' ,: ~N(L.," ,. ~~OYl . ~~:~~,'~' I ,\ I",..~' ~"-t<l ~ ~ ~~ "'.'>;': ,.. -J! Figure S.10: Proposed section through the Black Creek Mixed Use Precinct in the Future Master Plan Phase with an 8m Transit lane (Refer to "Sections" in Appendix A) Courtice Main Street Master Development Plan Report-August 2010 Page 26 r r r r r [ [ l L L L L [ [ [ .......... Master Development Plan Report - August 2010 Page 27 . . . The street and block pattern The provision of open physical access. The planning of a we proper sign age ands, 'eas per Courtice Main Street dentified on the various valley ands and other natura do The Courtice Commun offers ity Centre located north of the Study Area with trails I-connected pedestrian tra system with as appropriate space that encourages visua and ar.!;ace...t the Town Centre Park and Square ty parks near and pathways The presence of these va through Courtice's most visible and valued open space features are valleylands of Farewell Creek and Black Creek, both of have frontages along Durham Highway 2 5.4 1 ValleYlands The Concept Plan creates a varied pattern of open space, both n the public realm and through publicly accessible private open the Town Centre site space around . . corridor. between n and to community amenities and facilities. Promotion of pedestrian oriented communities Coordination with key streets such as the Durham Highway 2 community, create connectivity of its parts to one another, residents. and open spaces focal points the natura and an places Main Street is based upon principles relationship between people, their environment. This is reflected in mportance on a system of structure to the the its . . Connections to the exist such as the valley lands. Enhancement of the connectivity of the open space system Reinforcement of the connections eighbourhoods that provide within it and encourage the urban fabric and . Key considerations for the planning of a pedestrian nclude 5.4 OPEN SPACE. PEDESTRIAN PATHWAYS AND TRAILS 5.4.2 that result Studies not nClude additiona Official Plan policy 14.4.3 or the existing tra pathways the area, with trail eys within the plan can be remforced the which ng tra system and regiona tra Parks and Trails from recommendations passive and programmed open space and to Black Creek. Mountain biking is a popular sport in and a multi-use path on the north side of Main Street inks to the creek valleys wi be created to reinforce s an attractive gathering space for the neighbourhood. This park and square will be the focal point of the Town Centre, providing a public realm for everyday social life; places to meet and mingle; and a backdrop for exceptional events such as farmers' market, fairs and festivals. The Town Centre site will contain a significant square which will form the heart of Courtice's features system of Envi ronmenta mpact J J J" I, J ] park and publiC Main Street and ] ] ] ~ ] ] ] 1 1 1 the existing and for Require new blocks and streets to integrate pattern of streets, blocks and open spaces. Plan for higher densities that support intensification transit goals, but reflect the community's desire moderately scaled buildings with . . built form ....."",,01.11 the Study defined by BUILT FORM Master wil 5.5 The that Area bu wi consist of built fabric or n height at the intersection of Road Durham Highway 2 with built form that creates an inviting environment, complete with streetscaping pedestrian plaza. This will transitions into 6 storey high east of the intersection to retain the feel of high and use. Where the corridor meets the valley, 8 on the south of Durham ey. Gateway Precinct more The Courtice West storeys and allowing 8 Townline new for The Concept Plan recommends a built form pattern buildings that supports the built form policies through side the va It form density mixed storey buildings are proposed Highway 2 to capture vistas ooking down Into wi transition to a lower surrounding low density to the valley nortl of between 2 and ...~ di ey. The built form concept plan wi consist of an important Trulls Road and Durham wi node at the of 2. Surrounding this, the built form wi n a manner that incorporates views The Courtice Town Centre Precinct ntersection range of business Support existing uses Encourage mixed uses and accommodate a types and scales. Promote higher densities. . . vary from 3 to 6 nto the adjacent gateway Highway storeys i valleys and encompasses the n the Plan for a range of housing type and scale re new development to be built close . . . the face to and Requ street ntersection to create a gateway pedestrian plaza. Further east, , Courtice Road, the built :0 6 storeys high running west o. of up environment form of a beyond Maplefield Drive and fabric will be of a near form this does not or natura use and ensure neighbourhoods n scale negatively impact heritage edges. Permit surface parking only at the and land existing edge Transition . Master Development Plan Report-August 2010 Page 28 rear or side of properties. Courtice Main Street . r r r r r and a bu support the Regional Corridor and scale, balancing heights and to transition provides that that frame and appropriate width. location Buildings open spaces at an massing with street Building massing and adjacent areas. Orientation of bu . . [ [ . 1 4 s.vreys ict will ow for re the It form Durham Highway 2 In this e along the corridor and also a - va This wi requ ies Mixed Use Precinct relate not the also Durham along th define a strong urban edg ) great views into the adjacent consolidation of different from public sidewalks and publicly accessible open spaces Buildings configured as combinations of podium levels retail uses at the ground level and residential uses above building envelope should be distinct and reflect the different uses in each of the precincts with The rectly accessible dings to be d . . [ l [ l l l L L Courtice Main Street Master Development Plan Report-August 2010 Page 29 The Courtice Eas Precin gateway through . taller, "I encompass the intersection of Courtice Highway 2, as well as open up vistas into of the Courtice Main Street. Gateway "he use of wi also incorporate a .....:xed use buildings, which and Durham ey lands north Road the va para valley e to Durham Highway 2 ands to capture views nto the abutting J J J J J ] ] ] ] ] ] ] 1 1 1 f ~i Or ~~J ~~l ~~~ .-- ---_.- - ..'. , ....::.......---.,. i ! 1" .I ..... ..........,... . ~~. . , . . . BUILT FORM, GATEWAYS AND VIEWS ~.................. . . . . . . I . ,,: . . , . .. :.-:... . ,.~ :'." : ."""'nffi.......... ..~.;...... .& !~ ~l i~ ....,-~ .....-:,.". "'!oi,,_ <r ~--- ......,., ._.11.... .... "111", . : t : I : ~' , " ::.' :w: : 2 '.:, .1 . 'j ~ : : :5 : . :~ ~ . : .. :, ..... .= 'Ii: I , .i I -.: .. - . __ _____. ___n ___ __ __...__" 1 0" ~U ~!~ 3'5 ..... ..... ~. : ""f ;" ~: .......:......: 1[' ~,....: . Exl,~nc Appliub....lor 0...10"",..,' .Iong Outhim t1ijhwIY 2 . Coumc.e Ufb.1n BowndMy lEGEND 2.3 st....,. H~I....,. Up 106 s.toreys Up 10 a Storey1 a+ StOf1!'V' . . . . Master Development Plan Report-August 2010 Page 30 Figure S.l1: Built Form, Gateways and Views Map Courtice Main Street r r r r [ r r [ [ [ l l L L L Courtice Main Street Master Development Plan Report-August 2010 Page 31 . . upon the constraints of sanitary servicing and requirements as discussed in the 'Courtice Main Street Study Issues Review Paper'. Based on the existing applications the Development sites Contingent future and approvals of some of precinct enhanced landscaping East Gateway District retains the existing uses ng the Roy Nichols site, which is being developed as per the existing application. The plaza site, Courtice Corners, will its existing retail use. Any new development that occurs s is intended to be at the street edge with reta In n th The Courtice nclud The rationales for development n these selected areas are street, by creating a ic plaza at both ends to help bri pedestrian environment to this portion of the district. improvements development as shown The from wi plan The commercial segment of the Courtice Town Centre District to be developed in the nterim with reta level and office rear of the spaces above sites with 5.6 1 nterim Plan: 2010-2020 is phase uses at ground Parking should be provided at the andscaping at the street edge and Durham Highway 2. and south side of the ng a nterim Master 2010 to 2020, and Development which areas nteri some n the Plan wi be a short term nclude streetscape to be allocated to new m Plan map and at the This wi mproved ntersection of Trulls help the connect both pub Road north Precinct mixed use t side of the Main Street in ,... servicing plans. An improved streetscape along Highway 2 can be achieved by planting trees, and installing better signage and streetlight fixtures. Any new development proposals should locate buildings close to the street edge The Concept Plan accommodates a great level of flexibility to allow phasing that wi respond to the policy, market and economic context for phasing A potentia development along the corridor pattern is outlined below Interim Plan" 2010-2020 Long Term Master Plan 2020-2031 sanitary Durham The exact scope of these phases is not defined at this The phasing scenarios shown below are only illustrative The Black Creek M range of townhouses and south ixed use and to be developed as a Idings along the north "osponse to the The Courtice mplemented Main Street Master n phases from 2010 to 2031 moment. ndustrialjmanufacturing uses perm is to be provided at the street environment. edge food itted to and Growth Management the Review process Development Plan wi be The Courtice West with no new Gateway Precinct automotive, fast The Courtlce that are part of the Review. The Study is 5.6 Mam Street Study is Municipality of Officia inked thematically ntensification Studies, two component studies of PHASING one of three Specia Clarington's to the Projects Plan . to initiate intended streetscaping, signage and banners that form gateways to different precincts of the Courtfce Main Street. Based on development that ntersections. These s projected ntersections are from to road have the J J J J J ] ] ] ] ] ] ] 1 1 1 r .................... r corridor (respecting the EPA boundary) with mixed, medium to 5.6.2 Long Term Master Plan: 2020-2031 r high density uses along the southern segment of the corridor. The Long Term Master Plan will be the build out concept plan The Courtice Town Centre Precinct will be fully developed in the that occurs by 2031. This phase takes into account the r availability of sanitary servicing and transit supportive, final Development Concept Plan with emphasis on public realm pedestrian oriented development along Durham Highway 2. and open spaces. The Town Centre will be developed with an interconnected street pattern and walkable blocks to encourage r The Master Plan shows the full development along the corridor more pedestrian activity. A central park will form the 'heart' of and the Town Centre site with pedestrian linkages and the Town Centre Site to create a gathering space for the connections between the north and south side of the Courtice neighbourhood. North of the Town Centre at the intersection of [ Main Street. Durham Highway 2 and Trulls Road, the commercial buildings The Courtice West Gateway Precinct will be transformed into a will form a gateway at the public plaza. [ highly developed mixed use segment, retaining its commercial The Courtice East Gateway Precinct shows development up to uses with residential spaces above. The buildings and public the edge of the Urban Boundary. The parcel of land will plazas at the intersection of Townline Road with Durham transition into high density residential and mixed use buildings [ Highway 2 will create a gateway into the Courtice Main Street. at the intersection of Courtice Road and Durham Highway 2, New development in this phase is to occur alongside the existing followed by townhouses to allow for transition to future Living applications for development and respect the urban conditions. Area Development. Gateway features will, be provided at this [ The Black Creek Mixed Use Precinct will be transforme~ from intersection through the use of sign age, streetscape and single detached dwellings to mixed uses. Stacked live/work banners. L townhouses could develop around the northern segment of the l L l L Courtice Main Street Master Development Plan Report - August 2010 Page 32 .................. L LEGEND D EP Zone As supplied by CLOCA Rationale for development in these area in the Interim Period (2010-2020) ~I Existing Applications for Development . Based on servicing (sanitary plans of 2010) and existing applications for development and Lawson Gay's site . . Urban Boundary . Also based on intersections related to new development Courtice Main Street Master Development Plan Report-August 2010 - Page 33 ~ : J J J ] ] 1 ] ] ] ] ] ] J 1 1 ....................... URBAN DESIGN GUIDELINES URBAN DESIGN OBJECTIVES AND PRINCIPLES 6.0 6.1 The Background Review and Community Consultation parts of this Study resulted in the definition of a Community Vision and high level development principles. ~ reinforces street edge ~ Figure 6.1: Attractive built form This Vision and the principles, in turn, formed the basis for creating an urban design framework for the Study Area and subsequently the Development Concept Plan. The built form, gateway and streetscaping strategy of the Concept Plan arises from a set of guiding objectives and underlying urban design principles that flow directly from urban design policies in the Official Plan, current Provincial and Regional planning policy and the community's desire for a more urban, commercially viable community along objectives, attractive, diverse and Durham Highway 2. I ~, A, -l" Ige form _, 0-'. ,. 'I ' ~ .,.,,' .. \ ; j ?~~", ". ,': ........, ',', ' , ;: '. ..... ~ ......::, - ..' . ~A. .'~ ~ -",';'-,'-'9<" ~~.-~ -...~ ~? '~ , I .~ ~.,. ~.:~" ~ I. ,~.,:. " ~~,l' {.f': . ~. ~~". . j. 1/'/1"~r:'~~:~" '0 ~:. I! "" "", Jittt..' ~", ~ """If'.t.'.'t~ ':.~ #,. ......-..!~ i:' I ~7.f:?" :~\', ~ 'r.",'r...,-;,-'''' II i ~ . \. " ~ Figure 6.3: Retail environment with pedestrian friendly street edge !ll'!'1 ~ I\},' '1'" Figure 6.2: Landscaping to create pedestrian friendly environment Master Development Plan Report - August 2010 Page 34 Courtice Main Street r r r r r r [ [ Create compatible and attractive built form that long term planning goals for intensification evolution of an attractive Courtice community to enhance its local ima t:''''''''^II'''''''OI''l l-.lilt "acl balances with the reflect and Urban DeSign Objectives 2 1 6 . [ [ I that reinforces the street mage along Durham Highway 2. It form that supports existing local businesses and is compatible with adjacent residential development. Reinforce the strong presence of the Farewe Creek and Black Creek valleys along Durham nspire a new image for Courtice as and edge to Link" Highway 2 "Clarington's Green Ll.....""..... Yo"'" u.... . . . [ l L L L ................................. I 6.1.3 1 · Define distinct precincts with built form and streetscapmg ~ that identifies these areas and links them together. 1 · Use built form and landscaping to emphasize intersections, ! to create a more pedestrian friendly environment, slow ~ traffic and create a sense of arrival to identify Courtice while 1 travelling along Durham Hig~way 2. 1 · Incorporate and enhance existing Official Plan policies that ~ . encourage built form at the street edge and reduce the 1 visibility of cars and parking at the street edge. 1 · Define the treatment of street related retail or commercial 1 uses to create a pedestrian friendly and active street edge. ! . Encourage the redevelopment of sites to achieve a high quality of built form and landscape treatment to create a pedestrian supportive, attractive and more urban street edge. . Define built form relationships to ensure that new development does not negatively impact existing stable ~ neighbourhoods. 1 · Initiate Municipal streetscape improvement to promote 1 property improvement and instil a new image or idel')tity 1 along the Main Street. 1 · Promote streetscape improvements that will be supportive 1 of future plans for transit, walking and cycling. ~ . Define building setbacks to allow for snow storage by the 1 Region. 1 · Create guidelines to define landmark sites along Durham I Highway 2 ...............nn.............. Master Development Plan Report-August 2010 Page 35 Courtice Main Street . . . Site Planning and Built Form: provide guidance on the orientation and configuration of buildings, parking and other site components, and specific guidelines on height, massing and fac;:ade articulation for the three primary land uses of the Secondary Plan Structure of the Guidelines The guidelines are Intended to be Secondary Plan and complement Plan urban design policies. The gu de to redevelopment, new building and Municipality's objectives and to implement principles read and n conjunction with the augment the Secondary nes illustrate approaches andscaping to fulfill the the urban design The guidelines will reflect the Municipality's intention to create a more distinctive Courtice community along Durham Highway 2 Urban DeSign Pri nClples 6.2.1 6.2 The guidelmes are presented in three categories 6.2.2 used by Municipa site by site basis. n addition to the Secondary Plan, the guidelines are to be used n combination with other site specific requirements and will be staff to review development applications on a ntent PURPOSE AND STRUCTURE OF THE GUIDELINES Mixed Use Residential Medium Density Office-Retail Mixed Use no J J J ] ] ] ] ] ] ] ] 1 1 1 1 Service and Loading Sign age . . Space, Natura Heritage and Trails: provide genera nes on the treatment for parks, development adjacent to near the creek valleys and integration of trails and pathways Open guide or Buildings shall be located at or near the street edge. A minimum front setback of 3.5 metres from the proposed future 36 metre right-of way (ROW) is recommended. This will facilitate wider sidewalks, private landscaping and/or space for businesses to expand (seasonally) to the sidewalk edge. The front building face and entrances shall be oriented to Durham Highway 2. Buildings that are located at an intersection's corner shall be located at both street edges. If site conditions prevent the building meeting both frontages, then the primary building frontage shall be located at the Durham Highway 2 edge General Site Planning Guidelines . . . SITE PLANNING AND BUILT FORM GUIDELINES all facets of ding design, and material The site plannmg guidelines are described under the fOllowing headings General Site Planning Pedestrian Areas Parking . . . walking and cycling mprovements for transit, Courtice Main Street Master Development Plan Report-August 2010 Page 36 Streetscaping and Gateways: provide guidelines and diagrams to describe landscaping and the relationship of building edges to the ultimate future right-of-way ROW) of 36 metres along height articulation, specific site planning guidelines wi of the Official Plan, as wel Centres and Corridors designations. promote street- related, denser, pedestrian and transit supportive compact built form Durham Highway 2 The site planning gUidelines can be applied to all three of the primary land uses in the Secondary Plan noted above. The subsequent built form guidelines will describe the treatment of and relationships to existing areas and to the uses and related bu reinforce as the Regiona They n bu systems, Sustainable design principles are encouraged project development including' site design, development of energy efficient building selection te Planning Guidelines s 6.3.1 Figure 6.4: Streetscape r r r r buildmg ding types. The the urban design policies Plan for the Officia wi r r r [ l 6.3 [ l l L L L ............................................................. ! . Where redevelopment occurs at an intersection, the ! orientation of the building and articulation of the ground 1 floor arnd landscaping should promote a generous ! paved/landscaped area at the corner. The intent of this is to ~ provide for future transit stop waiting areas, benches, 1 planters and sidewalk and intersection specialty paving. 1 · Where properties abut existing lower density residential 1 uses or natural heritage (creek valley) edges, increased 1 setbacks, building height transitions and landscape buffers 1 will be required. Sun/shade diagrams may be required to 1 ensure that no negative impact on adjacent low density 1. residential areas and the natural features being protected 1 results from the new development. j . Where Regional access requirements permit a driveway 1 access to Durham Highway 2 from a redevelopment site, the j preferred location for the driveway would be at the east or j west property line to permit potential shared access for an ~ adjacent development. Proponents will be encouraged to j incorporate this strategy wherever possible. 1 · Where interim phases of development are proposed, 1 proponents shall prepare and submit concepts for final 1 development stages. Site planning and built form of interim 1 development phases shall not preclude realisation of final I concept plans. I Pedestrian Areas j . Sidewalk and entrance areas at the building's edge should j receive the highest priority in terms of orientation and ! material treatment. 1 . Secondary entrances at the sides and/or rear of buildings 1 shall have direct and continuous walkways to the main l......m...~'::~:'::'ong Durham Highway 2 Master Development Plan Report-August 2010 Page 37 Courtice Main Street ~, Figure 6.S .. .." _ ,II\l Wide sidewalks with entrances at building edge . the driveway. Where the sidewalk crosses a driveway entrance, the paved area shall continue as a distinct and continuous route across J J ] ] 1 ] ] ] ] ] ] ] ] 1 1 Treatment of paved areas within the private realm that abut public realm pedestrian areas should create a smooth and compatible transition. Doors and window projections shall not impede pedestrian movement. the sites nterior to parking areas orient Parking Site plannmg sha or at the rear. . . .. ~l I 'I 'h..T, ,) .~ ,~. '~ ~ U' I, ;':1 ii: 1 ~ JI' ' r=' n .,.. LlliP . ,lft~' __ f .~,,,,.-~,.,..- -- _....~.-.,.- --- ,. : . . with high qua parking levels. Parking areas shal safety for pedestrians, nto a street edge, but shall shall be designed reduce views of ncorporated Should structured be redevelopment, it may occur at the have retail uses at grade and the structure ity architectural finishes, to parking . . be adequately illuminated to ensure but shall not cause light spill-over to . adjacent uses. Parking lots shal be designed planted with hardy species. Parking lots shall ~ncorporate pervious paving or other strategies to promote surface infiltration and reduce heat island build-up of asphalt areas. The presence of parking areas and parking circulation at adjacent low-density residential areas shall be mitigated with a landscape buffer, to screen both noise and views. islands, andscaped with . . . Similarly, the presence of parking areas on adjacent loca streets shall be treated with a 1.5 metre landscaped buffer, consisting of a combination of low bushes and higher decorative street trees, such that they mitigate the view of . parking "courts' parking along the street edge Parking lots shall be designed as smaller with a maximum of 60 spots per area . Courtice Main Street Master Development Plan Report - August 2010 Page 38 r r r r r [ r [ [ l L L L L L Courtice Main Street Master Development Plan Report - August 2010 Page 39 Streetscape Plan is prepared for the area, amendments to the Sign By-law may be required. The following design principles for signage will be incorporated in the Streetscape Plan Figure 6.9 . Example of servicing and loading Sign age should be In keeping with law, as amended from time to the Municipa time. Once ity's Sign By- a detailed "', . Signage Load ng spaces shall be oading, parked vehicles at mpede pedestrian movement Iding's design designed to ensure loading/garbage that during areas do not . from this wa . . . . . Service and Loading and Garbage Areas so they are not Durham Highway 2. In a case shall be screened with a screen visible where be permitted be located Vehicular access and bu shall ensure that loading, service and garbage areas are located to the side or rear of the building. On-street loading from Durham Highway 2 is not permitted All loading shall be from the building's side or rear access. All garbage areas shall be within the building's enclosure These areas sha ic street frontage n at any time wi s not possible, the door ntegrated with the bu of garbage permitted. Outside storage will not Loading/service doors sha any views from Figure 6.8: Typica Parking Condition ..' I not face a pub the public ROW ding orientation ;~~_iW2~~~_'~'-~'f '''''._~~~~~ . - ~ -~ "'''' E 'r Storage not be j \5m .. ] '] '] ] ] ] ] ] ] ] ] ] 1 1 1 .................. ................. be located at signage band or be greater than 1.5 metres and commercial uses sha level within a defined should not i floor band Sign age for reta the ground fascia. This o eve Is, This to n height. Other building sign age may be permitted at upper where there is upper floor office/commercial uses signage must be compatible with and complementary the building's scale, material and overall design. Wall-mounted cut-out letters are preferred to o backlit to back-lit and style Figure 6.10: Defined signage band It Form Guidelines Bu 6.3.2 Mixed Use The proposed Land Use Plan defines two mixed use categories based on the height of the buildings: Mixed Use up to six storeys and Mixed Use up to eight storeys. The variation n height responds directly to the Concept Development Plan and its response to the following factors street exposure current land use and business activity adjacency to the creek valleys protection/enhancement of views adjacency to existing, stable residentia proximity to future transit location at high priority gateway or intersection/nodes areas . . . . . . . Figure 6.11: Cut out letter signage Master Development Plan Report-August 2010 Page 40 preferred sign age Courtice Main Street r r r r r s multiple tenants exist, ng should be coordinated sign age over sign age boxes Accent ighting sign age boxes Where mounti o o o [ [ r [ l l L l L L Master Development Plan Report-August 2010 Page 41 Courtice Main Street two bu fOllowing subsections and ncorporated rationale for the strong presence of the creek va into new development. the ding height Responding to this, mits is described in the the .... Figure 6.12: Mixed use The from character recommended height mits of the Secondary the community's sentiment that Courtice's Plan stem residential eys should be Built form should be located at or near the street edge with street related retail activity supported by features such as wide sidewalks lined with street trees, other planting, bench seating areas, outdoor retail and attractive street lighting. Ground floor uses should be treated with large, attractive shop-front windows and recessed entrances, projecting elements such as canopies or bays and attractive sign age. Parking should be at the side or rear of the development, with paved walkways from the parking area to the street-facing shop entrances reinforcing pedestrian environment The properties n the centra section of Courtlce, Farewell Creek to Courtice Road are narrower, with d proximity to low density single family housing and sensitive natural heritage feature of Black Creek from rect the uses on upper floors community. Reta the ground floor Courtice Centra The designation of most of the lands along Durham Highway 2 as Mixed Use is based on the objective of creating a more active and as a means to encourage owing and urban edge along the roadway, and support existing business incrementa nclude residentia redevelopment to uses. The fundamenta potential to redevelop incorporate a mix of retai uses while a commercia principle of mixed use is to ronment, promote diversity of the activity, both of Creek is the at a higher ntensity to office and high density residentia . Courtice West create a strong pedestrian envi and uses and improve the I convenience amenity n uses are encouraged as the predominant use of buildings, with commercial or residentia . with and The highly commercia section Townline Road and Farewe Courtice, between envisioned J J J ] ] ] ] ] ] ] ] ] 1 1 ] high over lows area Courtice East Between Courtice Road and the future 407 Link, building are envisioned to be higher, with higher residential to transit oriented densities, Creek for long range views northwards valley. The mixed use designation a commercial and other uses as this nfrastructure responding the 407 and heights densities, visibility to the Black opportunities evolves with the transit . Additiona Mixed Use up to 8 storeys storeys Buildings higher than 2 storeys, should be designed to provide for variety along the streetscape, while defining a 2 to 3 storey base or podium condition. The height of this base should be consistent within any block. Figure 6.13: Building addressing corner Various massing configurations can be employed to create this 2 to 3 storey base in order to reinforce a sense of pedestrian scale Creation of the building base of 2 to 3 storeys with setback of the bui ding fa~ade above that. For buildings higher than further setback of of a strongly defined storey height within a building mass of 4 to 6 storeys. The use of angular planes from the street to define setbacks of storeys may be considered Master Development Plan Report-August 2010 Page 42 Courtice Main Street .. r r r [ r should be 2 Courtice East and West: The minimum building height storeys are encouraged. [ [ [ the uppermost storeys is cornice ne at the 2 to 3 nclude 6 storeys, required. Creation These . . . l L L L L L L Courtice Main Street Master Development Plan Report-August 2010 Pa~e 43 buildmg height shall be determ sun/shade impact to adjacent uses In general, the maximum the demonstrated ned by The . aneways, not from Durham Highway 2 Below-grade parking access and egress should be provided from the adjacent local street or from one of the interna rear 6 storey buildings should have a strongly defined 2 storey cornice storeys recessed beyond that. The distance for stepped back building faces 3 and 4 storey buildings do not require setback floors. ith a '.- two maximum horizonta is 2.0 metres 4 storey ine, and base the ton . relate to distinct Buildings higher than 2 storeys, primary building face at the street, should be designed with with some recessed floors Where the scale of proposed built form or land use differs from the existing adjacent land use, the minimum side or rear lot setback (as applicable) should be 7.0 metres and include a 3.5 metre thickly planted landscape buffer. The minimum building height storeys are encouraged Retail interm adjacent to and residentia ngled. reta grounc Residential I. or commercia floor obby uses At corner lots, the maximum building setback should be 4.5 metres from the ROW along the Durham Highway 2 and 4.5 metres from the ROW for a minimum distance of 15 metres along the secondary street. The minimum building setback along the secondary street, more than 15 metres from the corner should be aligned with, or complementary to, existing adjacent uses. Where there development use planned, the .....Jese of residential ground bu type along the ding ive/work building types and site developments The ground floor of retail and commercia uses along Durham Highway 2 should be a mix uses. This area is intended to support The maximum setback the ROW is 5.0 case, the sidewalk must treated to make to the building face and the entire and the ROW must create edge environment. space between a qua high ity the buildmg pedestrian from be metres. In such a regular connections Courtice Centra The from 'ont '. all. planting, seating or a realm in front of the bu mm the mum ROW. ding lot building setback should be 3.5 metres owing for landscaping treatment such as widened sidewalk within the pedestrian Large whose address commun massing of negative site form the new buildings should mpacts on sunlight to existi should be 2 uses sha entrances streetscape or ity are discouraged developments orientation proposing higher or location does the exist be ng uses. ng block configured storeys not be are Mixed Use up to 6 storeys density buildings not adequately structure of the to mitigate the Additiona mixed or permitted .... J J J J ] ] ] ] ] ] ] ] 1 1 1 ........ lot building setback should be 3.5 metres owing for landscaping treatment such as a widened sidewalk within the pedestrian to existing adjacent The minimum front from the ROW, a planting, seating or realm in front of the building At corner metres from metres from secondary street, should be aligned with, uses. ots, the the RC the ROW along the secondary the 1~ Figure 6.14: Higher building with a podium base Where the scale of proposed built form or land use differs from the existing adjacent land use, the minimum side or rear lot setback (as applicable) should be 7.0.metres and include a 3.5 metre thickly planted landscape buffer. Below-grade parking access and egress should be provided from the adjacent local street or from one of the nterna rear aneways, dentified very ;esidential uses. completion of to Mixed Use building at corner location Master Development Plan Report-August 2010 Page 44 create a areas and with the not from Dur~am Highway 2 Residential and Medium Density along existing .'rontages Figure 6.1S Courtice Main Street r [ L r r r r r The specific These [ [ l L L l L ........................................... 1 The residential designation is intended to reinforce Courtice's l strong local residential character, and promote business activity 1 along Durham Highway 2 and the high visibility areas of the I Town Centre site. 1 The architecture of residential fal;ades should contribute to 1 creating visually interesting streetscapes and reinforcing the j relationship of the private dwelling to the public street. There ~ are two medium density residential categories: up to four ~ storeys and up to six storeys. For all building types, however, 1 the architectural design and relationship of the building to the 1 street should create a streetscape of high quality, composed of 1 well designed buildings and landscaping. For all medium density I residential uses, the following guidelines apply: ~ . The street fal;ade should be articulated through the emphasis of entrance elements, such as vestibules, porches, and bay windows. . The design of windows should create an image of a unified fal;ade; detailing of all windows that are visible from the streetscape should be of a high quality. . Front yard areas should be planned to incorporate a'nd facilitate landscaping, pathways and tree planting. . Ground floor living units should be located close to the street grade to promote a good visual and pedestrian relationship between the dwelling unit and sidewalk. . Roof forms should be varied but complementary to each other. Projecting elements such as dormer windows, chimneys, projecting cornices and roof eaves contribute to creating visually interesting roofs. . Materials should be of a high and durable quality. . Sustainable site and building design features and materials selection are encouraged .......................................... Courtice Main Street Master Development Plan Report- August 2010 Page 45 .t:-- I~ -,. ~ /:;::).I:l . ~ I I 11 -"1-' ~- ~ I r:;Cn.- ii' !~frl,,". " ...... · -.' · , I, -ll-i- 'I, Q ..< -..-. . -1'il.:'M1f', . '. . , -) ".. ~ , " '.. " : . , , , " ',1 '" ....;'~ 1."-1',01 ll,;,~.~ .J ~j]l"",: ,-.. '.' ~ _. ,-i~ ~:.....~. · l..., l.~ t _,qil""'\'\': ,I .. J J J J ] ] ] ] ] ] ] ] 1 1 1 ,l/i'~~"'&~ ~/"',..*'-~-~~ ,o~;',_ _~i""'~"'-A '" "."..", ' , ~ ,fl; r<.;> Figure 6.18: Example of stacked townhousing ~ Medium Density - up to 4 storeys The following guidelines are for new medium density residentla development such as townhouses and stacked townhouses that are located adjacent to areas of existing low-medium density residential. The guidelines are intended to reinforce the existing smaller scale residential character of the local street and create a Residentia adjacent higher and density. that are compatible n scale with buildings are encouraged however, densities efficient Front lot building setbacks should match either the neighbouring building setback or a line projected between the nearest front corners of the existing adjacent dwellings. The principle fa~ade should be oriented to the primary street. At townhouse should be form are encouraged through compact and use. . garages and with garages, the Front yard driveways developments ocated at the rear. . . garages are discouraged to reduce the impact of driveways on the sma grouped parking areas, underground structures, limited street parking and yard garages occur, Recessed attached garage Integrated with house design Figure 6.19 the front face of the the elevation of the garage and ground milar to the existing adjacent dwellings Master Development Plan Report-August 2010 Page 46 Courtice Main Street .. r r r r transition to other areas of higher Buildings residentia r [ . [ [ l following guidelines sha the options streetscape Include and/or under deck parking landscaped screening Should apply: front A variety of l L L beyond project not The garage sha dwelling. Site grading and floor should be si . . L L L .................................................... . The garage design should be integrated with the design of the house. . The garage size should be designed appropriately proportioned to the lot size and house fal;ade; garages should not comprise the majority of the house fal;ade. I Residential Medium Density - up to 6 storeys ~ The following guidelines are intended for new residential 1 buildings in the Town Centre location, to be located internally to ~ that block and to create a residential "frame" around the central I park. These buildings and sites will require underground parking. 1 . The buildings should have a strong multi-storey base with ~ the upper two floors set back by a maximum of 3.0 metres. ~ . Access to underground parking should be located to the rear 1 and side of the site and building, and shall not impede ~ pedestrian movement between the sidewalk and the 1 building entrance/lobby. j . Grade related residential units (maisonettes) are ~ encouraged at the base of the building. These units should j have front doors and gardens that face the street. The intent ~ is for buildings to engage the street and not turn internally, 1 away from the street with a rear garden fal;ade or privacy I fence to the street edge. I Office-Retail Mixed Use - Town Centre Site 1 While grade-related retail/commercial uses are encouraged 1 across Durham Highway 2 in the mixed use areas, a more 1 focused commercial development area is envisioned at the j Town Centre sit.e. The primary frontages and excellent visibility ~ of Durham Highway 2 and Trulls Road provide a good potential j to attract retail and office uses. As with all areas in the l__...__.~..:".:~:_~lan, this area permits a wide range of uses, to Courtice Main Street Master Development Plan Report-August 2010 Page 47 Figure 6.20: Grade related units in multi-storey building Planning for retail uses and retailers for drivin. .. potentially larger retail .......es servicing needs will require careful consi..J.....C'..'^... of these guidelines is to place built form and movement as priorities places a priority on shopping environments, promote a diverse mix, and the flexibility to serve the day-to- day needs of Courtice residents over time. The design objective is to develop a strong urban street fal;ade and architecture that comfortable and pedestrian and active m dynamic ixed use streets the needs of access. Guide J J J ] J J ] ] ] ] ] 1 1 1 ] Development Vision The area is envisioned as a focal place for the community. The Concept Plan structures the site with a small urban plaza at the corner of Trulls Road and Durham Highway 2 that will be edged with commercial buildings that transition to medium higher density mixed use development. the need same enge right until use me achieved mixed The Concept recognizes that this location must balance to provide parking for retail the time promote a pedestrian cha that may be realized over The balance of cars and and office uses, and at oriented place. This is a a ti diverse urban plaza Example of sma Figure 6.21 gUldel rea I ize the, corner buildings should create a define the corner and establish a strong the Town Centre site, both The scale and design of frame around the plaza urban, pedestrian street edge to along Durham Highway 2 and Trulls Road. Buildings up to the six storey height maximum are encouraged to reinforce the plaza with office uses above are encouraged along each of the three street frontages: Trulls Road, Durham Highway 2 future Maplefield Drive. One vehicular site entrance is each primary frontage, and these entrances should with limited width to slow traffic and reinforce the Reta primary and the provided at be designed continuity of the pedestrian sidewalk. Figure 6.22: Corner building design to frame plaza Master Development Plan Report-August 2010 Page 48 ............................. transit is fully In environment is built out. This Concept Plan presents an urban design vision for how the site might be initiated in the near term At the time of implementation the development potentia for the site may be different. Accordingly, these nes encourage alternate forms of development that can the objectives of the concept plan of be may not more ong period pedestrians place and a Courtice Main Street r r r r r [ r [ [ l l l L L L .................... .................. Courtice Main Street Master Development Plan Report-August 2010 Page 49 features, enhance Site accesses should be configured as that can be treated a "street" high quality signage these entrance points. as and a combined entry/exit entrance Built form should andscaplng . Parking at the street edge is not permitted. Parking should be located at the interior of the block to allow building siting that reinforces the street; however, buildings can be spaced along the primary frontages to facilitate views into parking at the interior of the site. . nat retail designs should the division floor plates into smaller reta nit!.. to reflect narrower storefront divisions, typical of main street reta Smaller commercia Seasonal outdoor streetscape Parking and Access to provide . arger accommodate for UI shops. uses should be oriented uses of occur, larger corner of the bu that buil, corner. Main entrances sha or from interna sidewalks. ding or bu ?"'d primary Trulls Road. locate bu mass addresses the and . . . to the street. uses are encouraged to be located at the ty for sidewalk activity. the possib Exterior development of the site should create comfortable and safe pedestrian connections to the sidewalk and transit stop locations. Where I be accessed pedestrian ways that detailing emphasize the from the street sidewalk sites, Iding ding configuration that a significant portion corner intersection and . . Street Related Development ead to public ..-- );.~-~.J '~~~'...' t <- I . dings so Idings on the site so that the mam fac;:ade are visible from Durham J J J ] ] ] ] ] ] ] ] ] 1 1 1 Built Form to, canopy structures, entrances and large display windows. The main building fa~ades and entrances of large retail uses should be visible to both the street and the internal parking courts and should be access Access from Building design should emphasize architectura elements that promote pedestrian interest and comfort, reinforce the relationship to the street, and create a visually interesting street fa~ade. Such architectural elements include, but are not limited arcades, prominent . . Figure 6.2S: Architectural elements to promote pedestrian comfort ble by sidewalks and within parking areas should promote safety and comfort for both drivers and pedestrians. Landscaping and differentiated paving for pedestr routes should be divide parking areas; not be permitted. employed to parking areas wi Where phased development or intensification is envisioned, built form development of initial and interim phases shall be configured to facilitate final concepts for development. Development is encouraged to respect the built heritage of the area. This may be accomplished in a variety of ways an large . undifferentiated . . OPEN SPACE. NATURAL HERITAGE AND TRAILS Creek and Black Creek create to the heritage Courtice's Figure 6.26: Access from parking lots in the interior of lots to be safe and comfortable and entrances to buildings to be easily visible Master Development Plan Report-August 2010 Page 50 Courtice Main Street r r r r r r r t L [ eys of Farewe features were most unique and valued assets. 6.4 The two Creek va a green spine that Courtice Main Stree. l L L L L ................... .................. Master Development Plan Report - August 2010 Page 51 Courtice Main Street Higher buildings should be carefully placed to provide good views from the buildings, and care should be taken to not block views of the creek frolTl the street . Enhance the dramatic view of the creeks' sloping topography between Darlington Boulevard and Sandringham Drive. ...' Figure 6.29: Example of valleyland parkettes and tra inks . The urban design guidelines for treatment of development near the creek valley edges are Any feature determ permitted can occur. development within 120 metres of a natura will require an Environmental Impact Study, ne whether the extent and type of development that heritage which will is Development adjacent to these lands within chapters 4 and 14 of the Clari wi be guided by policies ngton Official Plan. Figure 6.27: View of Farewell Creek Figure 6.28: View of Farewell Creek and Black Creek valleys i;,~~ The Municipality of Clarington In consultation with the Centra Lake Ontario Conservation Authority (CLOCA) has delineated the Environmental Protection limits. The Development Concept's open space system emphasizing the visual presence of the creek va view 6.4 protection, connections to them 1 Natura Heritage Features streetscaping and through new trails, is based on leys through enhancing physical parkettes and parks. J J J ] ] ] ] ] ] ] ] ] 1 1 1 ntersections, areas for pedestrians comfortable transit new Located they are to create with special landscaping; Courtice sign age, waiting areas and well articulated architecture as a at these promment small foca development ntended On the north side of Durham Highway 2, at Centrefield Drive, the view of the branching of the creek should be protected through the introduction of low scale bu Lower scaled bu dmgs. dings are encouraged on the north side of Drive . "backdrop' n order to protect Durham Highway 2 at Centrefield the view of the two creeks . ey edges and Create sensitive development near the Creek va through low intensity land use, landscaping appropriately transitioned building heights. Promote the evolution of a continuous pedestrian system with a of interconnected sidewalks and parkettes nks system near the creek edges and tra . . Example of a small parkette Figure 6.30 where appropriate The Concept Plan proposes two dedicated green open spaces which are supported by small urban plazas. They reinforce Courtice's existing open space pattern, and variety of parks and is a as a for green gathering n the centre of that Townline Road and at Trulls These spaces are not dedicated areas in the land use plan, are permitted uses that are strongly encouraged as part of urban plaza Figure 6.31: Example of a smal Master Development Plan Report-August 2010 Page 52 Courtice Main Street .. r r r r r r Is Road and Durham Highway 2 which should be developed Its location is idea a Parkettes and Plazas parkettes The north-west corner of Tru municipally owned property, passive visua and physical specialty Courtice sign age it provides space for the Courtice Town Centre site. space and 6.4.2 [ l [ [ arge parkette space provides live/work uses in be a be a passive residential and urban plazas are envisioned at space wi site. It wi second open 01""'''-11 Sma Road but L L L L L Figure 6.33: Farewell Creek Trail Master Development Plan Report-August 2010 Page 53 '.................... Utilize the future Durham create visible trailhead Courtice Main Street Highway 2 mu nks to Black Creek. . Promote connections wherever feasible Iti-use path to seek to areas. Greater the Creek valleys was a high priority in a means to improve the walkability of recreational "offering" or "draw" that would nct to Courtice. The Municipality could consider ncentives to improve connectivity to the trail system . development along side Highway 2 should make a prominent connection to to the new 3 metre or more multi-use path Guide component of extends from Creek; new dent:r.:,..,.. .., ~ the providing mprove inkages to. these exposure and access to the community, both as Courtice and as a be dist within Courtice should, wherever trails and specia Development Courtice I through I..., important public Community Centre, and a cultural heritage Farewell Creek (TooleY's M Trails 6.4.3 a system '-"'''ewell ocation I of tra Creek and areas n to nes for trails and pathways routes and Courtice's trail system the Courtice Commun Farewe nclude site) that meander and connect to Courtice, such as the Courtice ocated along the north side of at Old s and Black possible, Black Creek, Kingston Road and worn paths Creek ity Centre the north along streets. transit Creek and Black example, a through Black of Durham this trail link With ~ View of Farewell Creek tra .. J J Creek major tra J J ] ] ] ] ] ] ] ] ] 1 1 local street intersections with Durham Highway 2 to safe and attractive trail crossing points, to link valley Utilize create tra i1s to . that connects the valleys to the evolution of a fully interconnected the local street system Identify an on-street trail route parks and promotes . securing open space system Ensure that all pathways support barrier-free access Encourage new development to ~ bicycle facilities and landscaping near trail' trail links ani lrovide links. . . the and with access trailheads Authority for Coordinate any Municipality and Conservation safety requirements or restrictions . __'lIWKIAl.SUH04I'I fOA TNtS NOJlCTWAS surf'UlO ,r: -TH~T~~ . TDfriMdI.._r..........~Oft ._--- ._.,~ "DlMIIIII~"'" ....... ,,// ~_.. JI!"= -----aiJtii ~~::.=:: .~ 11 :~i ~. ClmjLJgtCHI :"===l~==C "" Figure 6.34: View of Master Development Plan Report-August 2010 Page 54 Courtice Main Street ennium Trai M r r r r r r r [ L L [ [ l L L .................. .................. Master Development Plan Report-August 2010 Page 55 ...................................................................... concept serves to "break down 2 into intervals and points of serve to slow traffic The Concept ntersections Streets cape Concept Plan is guidelines adopted; for to be prepared once second, they should be the Secondary considered as prior to the and enhanced The followi objectives. Fi for the deta ed Streetscape ng sections about streetscape and gateway serve two rst, they should be considered as the framework The streetscape proposed in the Master Development Plan is based on the community's desire to celebrate the green edges of the creek valleys along Durham Highway 2, be pedestrian and transit supportive yet maintain vehicular functionality and convenience There is a strong public desire for Durham Highway 2 to become a more community-oriented, more pedestrian friendly, greener and attractive street edge. However, CourtiCe residents also recognize that Durham Highway 2's convenience as a direct route to Oshawa and the future 407 East Link is a valuable asset. Highway 2 is the Courtice Main Stl across the area, the roadway has u , characteristics resulting from the evolution of uses. The roadway is a Regional road, but functions as primary route through the Municipality. The challenge is that is both a highly travelled thoroughfare and a community street As one .Jistinctly different adjacent and the it . tl I ~ , II tl fi 1.1 I f " I I I I dllll ~ Durham travels 6.5 STREETSCAPING AND GATEWAYS rhyth m 6.5 and any streetscape mprovement preparation and adoption of the Streetscape Plan spme friendly environment, Courtice from of "arriva pomt but it could being a place to "drive I". The concept could also help create an ngton's Green Link" identity change the perception of through" to becoming a 1 .. J Plan proposes a that are Courtice Main Street series of gateways connected with new streetscaping. This the stretch of Durham Highway interest. Not only can this make a more pedestrian visua and pedestrian friendly, attractive street edge J J ] J ] ] ] ] ] ] ] 1 1 1 Strategy At this Master level, the primary streetscaping strategy is the Region's existing requirements and guidelines. This chapter presents street cross sections that describe how the roadway could be improved over The information is based directly on Durham Region's Corridor and Durham Transit's future Plan within Development to work 6.5.2 time. Arteria Guidelines (ACGs) mplementing transit along Durham Highway 2 nclude: primary gateways and multi-use path and sidewalks; street trees ighting and street furniture; specialty projections for streetscape elements -.':':t..._..~;...,...-....,," with built form enhance Intersections Figure 6.37: Gateway treatments Courtice Main Street Master Development Plan Report-August 2010 Page 56 .. r r r r r The key pedestrian nodes; a and planting boulevards; paving and signage r r ntersection Figure 6.36: Gateway feature at 21 metres to approximately 50 The ultimate Regional ROW is 36 . edeveloped, the Region requires with the intent Currently, there are numerous ndividual driveways and commercial property entrances along Durham Highway 2. These are gradually being limited through the construction of medians J at-'t-'.uval imited Access Management Right-of-Way The current metres at SOl..':' metres 6.5.4 6.5.3 [ L l L L L L L .. Master Development Plan Report-August 2010 Page 57 ............................................................ The north side ( 3 metre or " ntermittent connections Courtice Main Street to tra multi-use pathway is a consistent Durham Transit street sections Durham Highway 2 sha more, multi-use . The changes and Intersections Genera Sim new streetscaplng measures arly, mprove eventually blend with development could receive properties new Regional incentives the works. for Figure 6.38: Example of animated streetscape Figure 6.39: Example of animated streetscape can be in place, the M existing property owners street edge, to reasonably implemented. If a streetscape program were unicipality could consider providing incentives to to their at implementation need to determ The nprehensive unli '~I, to occur. nfrastructure renewa would earlier function redevelopment. kn.l\I 6.5.5 be Implemented would mpJementation I have a continuous, pathway that provides s and cycle routes. The element in the ACGs and fOllowing guidelines are intended to within the publicly-owned ROW, Streetscaping Guidelines apply to all planned Sidewalks, Pathways more detailed streetscape mas~"" strategy. The Municipality and ne if and how elements within mplementation of a streetscape program is The Region has implied that once occurs, then streetscaping improvements . However, improving the streetscape as a catalyst or impetus for property ] .. J J ] J J ] ] ] ] ] ] 1 1 n , . QJ c: IV ....J U if IV t= QJ c: IV ....J U if IV t= Courtice Main Street Master Development Plan Report-August 2010 Page 58 QJ c: IV ....J U if IV t= ~~~~#~~;. N ~ 3: J: C) J: ~ <( J: a:: ::> o QJ c: IV ....J ... 'iij c: IV t= Figure 6.40: Plan of proposed right-of-way r r r r r r r [ [ L l L L L L Courtice Main Street Master Development Plan Report-August 2010 Page 59 r! -~ r i i I :: I Figure 6.41: Section through proposed right-of-way CL OF R.O.W I CL OF TRANSIT LANE I I I I i I i i I I 36.0m RIGHT OF WAY II II 1I lii : '~I "f! . : ~ ; t I -i I II ~-i ~1 ~1 ,r: III ; ~! -& . ~ ! do;. : if 1 J ] J J ] ] ] J ] ] ] ] 1 1 l ,I' i ~1 f . , ~ Durham Highway 2 shall have a sidewalk of The sidewalk paving a at signage and way. shall provide Reference to The south side of minimum 1.5 metres across driveways/site entries to ensure priority pedestrian route. Pedestrian crossings should be emphasized with decorative means to slow vehicles and create a should continue continuous and considered way. or textured paving as a pedestrian priority cond Implementation of Urban major intersections. o Minimum 2.0 metre smooth concrete trave o Contrasti o street crossings with disabilities le3 should be textured borders, elements such as lighting, I be located outside the trave routes and ition Bra ng and Streetscape furniture sha o . . . ~ , Landscaped strips with trees providing shade Figure 6.42 with Disabilities Act, 2005 Universal Design should be Trail connections must not impede movement along the multi-use pathway. Coordination the Municipality's recreation standards will be requ A landscaped strip or boulevard located between the curb and the sidewalk/multi-use pathway shall be provided on both sides of the street. An alternating pattern or rhythm of light standards, tree planting and landscaped features (planting beds) should be developed within the boulevard 3 Urban Braille is a system of tactile information primarily designed to eliminate various sidewalk obstructions and for use by the severely visually and by users of variety of mobility devices ~ Figure 6.43: Continuous tree planting along the sidewalk Courtice Main Street Master Development Plan Report-August 2010 Page 60 nfirm etc) impaired, the elderly or (wheelchairs, scooters, .. Pedestrian accessibility to all persons the Accessibility for Ontarians (AODA) and principles of incorporated. r r r r [ r [ [ with red Trees and Landscaping o Street . [ L L L L L L Courtice Main Street Master Development Plan Report-August 2010 Page 61 ................................. resistant and The placement high priority Region will be readily replaceable. and design of transit she streetscape. Coordination n the required Iters should be given with the . . . . Street Furn windows or store signage. Appropriate irrigation and dramage to ensure tree surviva should be in place. If not planted in a landscaped strip, a continuous planting bed is preferred wherever possible. At locations that abut the creek valleys, tree planting and andscaping could be more naturalized Street furniture as receptacles, cycle should recognizable style for Courtice Main Street. Furniture should be selected to be low maintenance, vandal- iture . . . . . . A minimum setback standards is requ Where possible, the curb to of for red for storage (per street trees should be planted 1.2 metres snow trees and ight the ACGs). further from ] ] ] such racks benches, waste/recycl be coordinated as ng a ~-, .. with banners conditions. Street trees should provide shade to the sidewalk. Coniferous planting should be explored at locations where a year-round green image is desirable. Street trees should be planted between 8 and 12 metres on- centre. The concentration and type of tree planted in each precinct can vary to provide interval definition and variety. At commercial trees should selected to be decorative and signage, areas, not obscure ground be floor display Figure 6.44: Street furniture for comfortable clustering protect maintenance damage. Street trees should be of them from salt and roadway a hardy species to tolerate urban J J J ] ] ] ] ] 1 1 1 ~ requirements the municipa Municipality should guide the selection of the Courtice It could be the same as the Bowmanville fixture, across the Municipality, or it could be Courtice element site (at pedestrian-scaled ight (at road follow mounting height) Lighting should not create glare or unnecessary Regiona must meet properties consistency ifferent as a distinct Lighting nation must ng of private ng Guidelines d Light banner..>. ight fixture for Ilium Light Lighti The Street . . . . Figure 6.46: Example of a gateway building i.\;l '"" spillage three primary gateways to define '~ Figure 6.47: Example of a gateway building western gateway at Townline should be developed as a Clarington and Courtice Municipal gateway. In the long term, the full complement of special sign age, lighting, landscaping, paving and buildings should create a prominent visual focal point and encourage pedestrian activity. In the short term, a minimum palette of signage, banners and landscaping and specialty paving should be considered to improve the overall pedestrian environment and announce arrival into Clarington and Courtice The both . Master Development Plan Report-August 2010 Page 62 Courtice Main Street ., r r r [ r r [ . Gateways The Concept Plan identifies Courtice's precincts [ [ [ l l l L L Courtice Main Street Master Development Plan Report-August 2010 Page 63 . . . . o . . Signs and messaging should be consistent and distinct to Courtice. Signage should coordinate with the street furniture Wayfinding and street signage should be clearly distinct from traffic signs and signals. A special signage template for landmark sites, such as natural and built heritage or special properties, such as The Hilltop Restaurant property, should be developed that is complementary to the overall Courtice family of signs. Signage should be clearly legible but not oversized. rectional Signage vehiCles entering Courtice the future, exiting from the signage and landscaping that The eastern gateway at Courtice Road nature and should relate the Road Specialty should encourage pedestrians and cyclists the Town Centre site and the Black Creek tra The central gateway at Trulls "four-corners" ntersection ntersection paving to cross between should be developed as a eastern gateway signage and to from .. J connections s more vehicular In higher traffic speeds of a more rural context and in future 407 East Link. Courtice the is complementary to andscapirig should be used Figure 6.49 Figure 6.48: Example of Gateway feature ..- Existing Courtice gateway feature ""';': ..:-" f"'( v ~'Km ,; ~ ""'" J J ] ] ] ] ] ] ] ] ] 1 1 J Urban Design Control - An urban design control process, similar to the one currently employed by the Municipality for subdivisions, should be put in place to review opportunities for conformity to the urban design principles of the Master Development Plan and the Urban Design Guidelines. FI site plan applications for the Courtice Ma n Street ...... involve the review of the docume review would be In Municipality's site plan review or draft ssion process. Urban design control will require a plans, architectural plans, landscape plans and elevations for all buildings on the subject property to be reviewed and approved by an urban designer during the approval process Jture ..., ea will This implementation conjunction with the plan subm site . CONCLUSION The Courtice Main Street Master a vision for the long term redevelopment and of the Courtice Main Street area for the planning period from 2010 to 2031. It provides a plan for higher densities, transit, and a range of housing types and scale along Durham Highway 2 with a focus on creating a unique character for the area Plan proposes ntensification Development 7.0 recommend that the fOllowing next steps be taken and mplementing Zoning Main Street Secondary Plan will number of issues and Community Improvement Plan - A Community Improvement Plan (CIP) should be developed either under the auspices of a Business Improvement Area (BIA) or initiated by the municipality with the business community and residents of the area. A Community Improvement Plan may be instituted by the Municipality as a relevant tool that could be applied to support various infrastructure, streetscape and' fa<;:ade improvements along Courtice Main Street. It would be an extension of n the downtowns of the programs currently available Orono, Newcastle and Bowmanville . addressing a to this, the Secondary Plan will be of key Provincial and Regiona The Urban Design ntention to improve along Durham Area - The Municipality, working the business community, should explore the BIA for the Courtice Main Street . in Ontario :ogether in Improvement with establishing a are excellent businesses marketing and promotion and beautification of the area communitie~ to work Clarington and other vehicles for ustrate approacll~... andscaping to as a means to augment Guidelines and and Master Development Plan Report-August 2010 age 64 Courtice Main Street ... r r r r [ Secondary Plan - The Courtice framework for Adopt a Standards We . r Policy Ilv, ~eshoe anu Municipality's ity of development more distinct ntended Design Guidelines reflect the and qua provide a opportunities. In addition prepared to meet a policies, including 1 Growth Plan for tt : Adopt Guidelines Urban wi . [ L [ [ Business together possibility of Area. BIA's in . Courtice commu~ity to be used in conjunction future Secondary Plan and the Secondary Plan wi the character Highway 2 and create a area. The Guidelines are with the l ding objectives principles bu l L L L ...... . - ......................... Courtice Main Street Master Development Plan Report-August 2010 Page 65 ,.................................... Streetscape Improvement Plan and Capital Funding - The Municipality of Clarington should make it a priority to invest in the public realm and to promote private sector investment in streetscaping. It is recommended that further design and development of the Main Street concept be undertaken by means of a Streetscape Improvement Plan. This would be an mportant component of a CIP. If a BIA is not established, it is recommended that a Streetscape mprovement Plan be carried out independently by the Municipality. . Incentives for Improvement - It is recommended that the Municipality of Clarington and the Region of Durham further examine existing incentive programs for community and streetscape improvement. J J J J ] ] ] ] ] ] ] 1 1 1 1 AP MAPS AND SECTIONS PENDIX A Courtice Main Street Master Development Plan Report - August 2010 Page 66 r r r r [ [ [ [ [ L L L l L L Master Development Plan Report-August 2010 Page 67 III . . 11 I C a: < > W ....I ::J 0 a:I Z 0 I- c;J Z ::;:j a: < C MixedU", (uptO 6 ..tortys) MixedU", l......"""'Y') Residential Medium Density (_'....,.J Residential Medium Density (upto6 >>toreys) OffIce-Retail Mixed Use (upto 6 llofeys) Courtice Main Street D Environm"ntal Proll!Ction LAND USE AND PRECINCTS COURTICE WEST GATEWAY PRECINCT J J J as supplied by CLOCA ::~! Landmark Building * Stormwater Management Pond -I J ~ ] ] ] ] ] ] ] n 1 1 LAND USE AND PRECINCTS BLACK CREEK MIXED USE PRECINCT ._. -- ~ ..... - ..... -~ -.' - ......... (~) landm.1rk Building * Stormwater Management Pond D Environmental Protection as supplied by ClOCA ~~.. .... - -- - I I I I A~-' M Potential Future Street - Internallaneway .. Pathways " Courtice Urban Boundary :..~) Gateways . Parkeltes and Open Space ~ Municipal Open Space . Existing Park (5) Existing Sdlool . Public Plaza Priority lOCo1ltion c <( o cc: W ...I <( > Z o I- V1 w cc: a.. Mixed Use 1_.....,.1 Mixed Use I..... 8 .....,.) Residential Medium Density l~o" sIOre,s) Residential Medium Density 1_ 6 _.,.) Office-Retail Mixed Use l~o 6 ata..,,) Courtice Main Street Master Development Plan Report-August 2010 Page 68 .. r r . . . . " ~ r r r [ r l L [ L [ [ L L Courtice Main Street Master Development Plan Report - August 2010 Page 69 Mi.ed Use (uplo S tknya Residential Medium Density (\ClIO" stafeyl) Residential Medium Density luplo 6 Sf.CWItyS) Offic""Retail Milced Use (upto 6 .totityt) . Parkeltes and Open ~ Municipal Open Space . Existing Park (.') E.isting Slhool . Public Plaza Priority location f ,~... .-.. ..... - ~ ! - - I [ : ""i i .r: _... .... - Potential Future Street - Internallaneway ..... Pathways -- Courtlce Urban Boundary ..... t..,~) Gateways * D (~) LAND USE AND PRECINCTS COURTICE TOWN CENTRE PRECINCT J J Ell\Iironmental landmark Building Stormwater Protection Management as supplied by ClOCA Pond ~ li! '... -<-'u f;; ::l 8 4 ~, J ] ] ] ] ] ] ] ] ] 1 1 ,1 LAND USE AND PRECINCTS COURTICE EAST GATEWAY PRECINCT ;~.~ ..l;:f.!:1".~'--~l~:T..;;.t'. .: ," .....---'.. " r . ~ I ,. ~ ffi ~ - f - - . ," I J I . ... iti I I M'H;ci;'--'-", I . "w..U'2 a:: w u i= a:: ::) 0 u . Mixed Use . Parkeltes and Open Space Potential Future Stree' :".', Landmark Building lupto B skWltys) . Mixed Use ~ Municipal Open Space Internal Laneway * Stormwater Management Pond (\4l'I08store1l) II ResIdential Medium Density . Existing Park Pathways CJ Environmental Protection as supplied by ClOCA I_.....ys) . . ResIdential Medium Density 0 Exisllng Sdlool Courtice Urban Boundary 1_6_.,.) Offlce-Retail Mixed Use . Public Plaza Priority location (.~I Gateways ib!Jti, (upIo 6 Wiel1) -." - - Courtice Main Street Master Development Plan Report-August 2010 Page 70 " r r r r r r [ L L L L L L L ........................ I SECTIONS 1 SECTION THROUGH THE COURTICE WEST GATEWAY PRECINCT I SCALE: 1:500 j "I ; ~- . !H,.,...'..,. I ,I~'...,'~~.'...J...T . ~,; . .-"" i'~ I ~1. i,I'.~.,.....,_."'."l'...., :'''' i i ! -~,~ 1 ii~,.'l',',' . .t..., i ~..~ . '. ...... i 1:' ~ : ......~ i ftf,,~ i ,~i~ : fi,';"~ : ~~ ~ J~ : :-rr:. '" : t ~. I j ~ ~ ! . - ....................... l:'.~ OffKf/RISIOfN11AI OfflCf/RISIOfN11AI orfll: {jRESIOENTlAI R1SlDflfilAl RISIlIHTlAl R1SIDEN11AL R1SlOfNTIAI RfSIDENTIAL TRANSIT LANE " I I i ! I i i 1.l. t:'t,i:;:'~ /f'" '" :=:n;;r::: ~ ~ 'limll.C Iii: s- .... ~ ~ " ~ - .l: - - - - - - Courtice Main Street Master Development Plan Report - August 2010 Page 71 orfl({jRlSIOI"flAl i; RESIDENTIAL RfSIlINTIAI IIt:SIDENT\Al. OfflCf/IlISIOIN11AI OfflCl/RfS'OfNTlAI ftE SIDINTIAl H I t .. J J J ] ] ] ] ] ] ] ] ] 1 ~ 1 SECTIONS SECTION THROUGH BLACK CREEK MIXED USE PRECINCT I . . 1U.~Ill[NIIAI KlSIO[NIIAl "','''',''' TRANSIT LANE Cl. I i i i I i I --- ;Sil .....z; :':l'oo!l!l.!1.w' Fi Master Development Plan Report - August 2010 Page 72 Courtice Main Street .. r r r r r r r [ [ ~,~, 3.:':;' BUtLOTOI Ull[ --l "UID[NIIAl ,'...- r".........c. 0(0<:, ~&~~$ lm~ ~\fW,lf L L l L L L ......... ~.,AUNt Courtice Main Street I~TlTUTlONAI If6TlIII11ONA1 Master Development Plan Report-August 2010 Page 73 ............................................................................................... -~'-' TRANSIT LANE if I i ! I i I :t;:, K(TAIl OFFICE RUlDENTlAI SECTIONS SECTION THROUGH THE CENTRAL EAST PRECINCT SCALE: 1 :500 I ... 1 1 1 ] ] ] ] ] ] ] J J J J J 'l , SECTIONS SECTION THROUGH COURTICE EAST GATEWAY PRECINCT SCALE: 1 :500 III i..,. ",;', -= ~ F~ ~J t: ,~. ~ RESIDENTIAL RESIDE NTlAl RESIDENTIAl RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL TRANSIT LANE 4.5m 8UI in TO. UNE Q I i i i I i i 3&n_R.O,W.' Master Development Plan Report - August 2010 Page 74 Courtice Main Street r r r r r r [ r [ L L l l L L Proposed Amendment to the Municipality of Clarington Official Plan to incorporate the requirements and permissions afforded to the Municipality as a r~sult of Bill 51, the Planning and Conservation Land Statute Law Amendment Act, 2006, the Places to Grow Act, 2005, the Greenbelt Act, 2005, the Ontario Heritage Act, 2005 and the Provincial Policy Statement, 2005. .'...., "",-.,.,... '.y' ., ,- . .~'.^ ...... H....,. .' .~., .OFFICIAL PLAN R EVI EW Compass to our !Future Municipality of Clarington Planning Services Department August 2010 AMENDMENT NO. 77 to the MUNICIPALITY OF CLARINGTON OFFICIAL PLAN A. PURPOSE OF THIS AMENDMENT The purpose of this Amendment is to update the policies of the Clarington Official Plan to incorporate the requirements and permissions afforded to the Municipality of Clarington as a result of Bill 51, the Planning ConseNation Land Statute Law Amendment Act, 2006 the Greenbelt Act (and Plan), 2005 and revisions to the Ontario Heritage Act and the Provincial Policy Statement, 2005 coming into effect. B. LOCATION OF THIS AMENDMENT This amendment is to be applied to all lands within the Municipality of Clarington. C. BASIS OF THE AMENDMENT The Planning and ConseNation Land Statute Law Amendment Act, 2006 came into effect on January 1, 2007 and supplied Ontario municipalities with a number of additional powers that deal with the land use plannirlg process as well as Ontario Municipal Board (OMB) appeals. The majority of the changes to the Planning Act modify aspects of the land use planning process, provide additional tools for implementation of provincial policies and give further support to sustainable development, intensification and redevelopment. The Greenbelt Act (and Plan), 2005 came into effect on December 16, 2004. The Greenbelt Plan identifies where major growth cannot take place. Decisions on planning applications must conform to the Greenbelt Plan. Municipalities are required to bring their planning documents into conformity with the Greenbelt, Plan. The Growth Plan for the Greater Golden Horseshoe has been prepared under the Places to Grow Act, 2005 and came into effect on June 16, 2006. The Growth Plan is a framework for implementing Ontario's vision for building stronger, prosperous communities by better managing growth. Official Plans are required to be in conformity with the Growth Plan, however at this time, only specific components of the Growth Plan, namely conversion of employment lands, identification of the built boundary and an emphasis on high quality and compact built form have been included in this proposed amendment. The Ontario Heritage Act, 2005 was amended to strengthen and improve heritage conservation in Ontario. The changes to the Act affect the Municipality's ability to prevent demolition and manage heritage conservation resources within the Planning Process, but have not changed the direction of the policy framework. The proposed amendments include minor terminology changes including some revised definitions. .. D. THE AMENDMENT In the Amendment, newly added text is shown with underlining, and deleted text is shown with a strike-through. a) The Table of Contents is hereby amended as follows: Chapter 5 Growth Management 5.1 Goal 5.2 Objectives 5.3 Policies 5.4 Urban Desion Chapter 11 Employment Areas 11 .1 Goal 11 .2 Objectives 11.3 General Policies 11.4 Business Parks Conversion of Empldvment Areas 11.5 Prestige Employment I\reas Business Parks 11.6 Light Industrial /\re3s Prestioe Emplovment Areas 11.7 General Industrial Areas Lioht Industrial Areas 11.8 Development Stand3rds General Industrial Areas 11.9 Development Standards Chapter 23 Implementation 23.1 Monitoring, Plan Review and Updating 23.2 Public Notice and Amendment Procedures 23.3 Secondary Plans 23.4 Zoning By-law 23.5 Non-Conforming Uses 23.6 Subdivision and Condominium Approval 23.7 Severances 23.8 Site Plan Control 23.9 Existing lots 23.10 Park land Dedication 23.11 Public land Acquisition 23.12 Capital Works and Development Charges 23.13 Planning Studies 23.14 Exceptions Community Benefits 23.15 Preconsultation and Complete Applications 23.16 Exceptions Appendix A - General Description of Studies Maps J. Built Boundaries J1 Courtice Urban Area J2 Bowmanville Urban Area J3 Newcastle Villaae Urban Area J4 Orono Urban Area b) Existing Subsection 1.1 Introduction, paragraph 4 is hereby amended as follows: Overthe centuries, the pressure of growth has put stress on the natural support systems - air, soil and water. The loss of the salmon fishery in the 1800's and the degradation of the fragile soils of the Oak Ridges Moraine early in the 1900's this century are examples of both environmental destruction and human restoration efforts. These events serve as useful signposts of the need for sustainable settlement patterns. c) Existing Subsection 1.1 Introduction, paragri3ph 6 is hereby amended as follows: At the beQinnina eM of the ~ 21st century, Clarington is preparing for change and urbanization. This Official Plan is prepared in the context of our history, our current needs and the challenges of the future. d) Existing Subsection 1'.3 Plan Preparation Process is hereby amended by adding the following paragraphs at the end of the Subsection: 'The Official Plan was adopted in 1996. Since that time. Clarinaton has experienced rapid arowth. In addition the Provincial aovernment has introduced maior leQislation affectina the land use plannina process. and the Durham ReQional Official Plan has been amended. The Municipality is reauired to conform to the new Provincial and ReQional plannina policies. A review of components of the Official Plan was initiated In 2008. ClarinQton's approach to the Official Plan Review was desiQned to have continuous implementation throuQhout the process with several maior amendments to the Official Plan. The Review consisted of the preparation of a number of Discussion Papers on maior topics that hiQhliQhted key issues and suaQested direction for the community. FollowinQ extensive public consultation. amendments were incorporated into the Official Plan." e) Existing Section 2. Basis of the Plan, paragraph 2 is hereby amended as follows: The Clarington Official Plan is prepared in accordance with The Planning Act, the Provincial Policv Statement as amended and other relevant ProvincialleQislation and plans and the Comprehensive Set of Pro':inoial Policy St:ttemonts. This Plan and amendments thereto, once approved by Regional Council, will conform to and implement~ the provision~ of the Durham Regional Official Plan. f) Existing subsection 4.4.35 (Environmental Impact Study) is hereby amended as follows: 4.4.35 An Environmental Impact Study shall be undertaken for development applications located on lands within or adjacent to the Lake Iroquois Beach, any natural heritage feature includino the Lake Iroquois Beach identified on Map C and any natural heritage feature which may exist but which is not presently identified on Map C but of which notice is given in accordance with Subsection 4.4.9. The Munioipality, in Consultation 'fJith the Region of Durham, the Conservation Authority and other agencies, will select :)nd retain qualified profession:)1 expertise to prepare'the Environmental Impact Study. The Municipalitv will adopt Environmental Impact Study ouidelines outlinino the process for the preparation of Environmental Impact Studies by qualified professionals. The expense of the study shall be borne by the proponent. The Study shall: a) examine the functions of the natural heritage features; b) identify the location and extent of natural heritage features; c) identify the potential impacts of the proposed development on the natural heritage features and their ecological functions; d) identify any lands to be preserved in their'natural state; e) identify mitigating measures to address the adverse affects of development on the natural her!tage features and their ecological functions, inCluding setbacks for development; f) identify the potential for restoration and/or creation of wildlife habitat; and g) examine the cumulative impact of the existing, proposed and potential development, including the impact on groundwater function and quality. g) Existing Subsection 4.4 Natural Heritage System is hereby amended by adding a new subsection 4.4.36 as follows and renumbering subsequent subsections accordingly: "4.4.36 Where the proponent of an application for development on lands within or adiacent to any natural heritaoe feature has submitted an Environmental , Impact Study to the Province. the Reqion or the Municipality. the Municipalitv may select and retain qualified consultants to undertake a peer review of the study to ensure that the requirements of subsection 4.4.35 are satisfactorily addressed. The expense of the peer review shall be borne by the proponent. Where appropriate. the undertakino of the peer review shall be coordinated with the Reoion." h) Existing subsection 5.3.2 is hereby amended as follows: 5.3.2 The Municipality's rural population target of 15,000 persons will be accommodated as follows: a) within the est3blished boundaries of rural settlements identified on MapA; b) on vacant lots of record that are in existence on the date of adoption of this Plan; c) within the boundaries of clusters on Map Ato be identified in the , Zoning By-law; and d) within nev: or expanded rural settlements, if 3110'Nod by amendment to this Plan subiect to the provisions of the Greenbelt Plan. It is the policy of this Plan to allocate approximately 300 new lots in rural settlement areas to the year 2016 as follows: hamlet expansion country residential subdivisions infilling within clusters 200 lots 80 lots 20 lots i) Renumber existing subsection 5.3.3 to 5.1.2: ~ 5.1.2 j) Existing Subsection 5.3 Policies is hereby amended by adding a new sub-title" Built Boundary" after subsection 5.3.3 k) 'Existing subsection 5.3.4 is hereby deleted in its entirety and replaced with a new subsection 5.3.4, as follows: ','5.3.4 Map J for the Urban Areas of Courtice. Bowmanville. Newcastle Village and Orono designates the Built-up Area and the Greenfield Area as prepared by the Ministry of Public Infrastructure Renewal. June 2006., The Built Boundary depicts the limits of the developed urban area. The areas, outside of the developed urban area and within the urban boundary are referred to as Greenfield Areas." I) Existing Subsection 5.3 Policies is hereby amended by adding a new sub-title "Secondary Plans" after subsection 5.3.4 m) Existing subsection 5.3.5 is hereby amended as follows: 5.3.5 In order to optimize the use of the existing land supply and infrastructure. the preparation of Secondary Plans shall be required for proposed development within Greenfield Areas and any other areas Council deem appropriate. The redesignation of I:tnd from Future Urban Residential Area i to Urban Residential Area sh::lIl only be considered in the context of a compFehensive review and update of the Offioiol Plan undertaken by the Municipality. No privately initiated application for this purpose will be considered by Counoil. n) , Existing Subsection 5.3 is hereby amended by adding new subsections 5.3.6 and 5.3.7 as follows: "5.3.6 Secondary Plans shall be prepared in accordance with policies 23.3.3 and 23.3.4. 5.3.7 Secondary Plan areas shall be built to at least 75% of their planned dwellina unit capacitv with a minimum of 25% of the Medium and Hiah densitv units. prior to the approval of development in adiacent secondary plan areas." $' 0) Existing Subsection 5.3 Policies is hereby amended by adding a new sub-title "Phasing/Staging" after new subsection 5.3.7. p) Existing Subsection 5.3 Policies is hereby amended by adding new subsections 5.3.8 and 5.3.9 as follows: "5.3.8 The phasina of development shall be based on the proaressive extension of services and utilities and shaU be auided bv the followina: , a) substantial development of serviced areas. includina communitv facilities and services. shall oceur before commencinq servicina and development in undeveloped areas. b) arowth shall adhere to the principle of sequential development. and c) New development is within the fiscal capacitv of the Municipalitv. from both an operatina and capital budaet perspective 5.3.9 The Municipalitv's evaluation of development proposals shall also address the timelv provision of Reaional services. schools. and utilities." q) Existing subsection 5.3.6 is hereby modified as follows: ~ 5.3.10 In considering an application for the approval and phasing of residential development in urban areas, including draft plans of subdivision, the Municipality shall seek to ensure: a) tRe sequential development of neighbourhoods and tRe prevent-ieR at "Ieap-frogging" of vacant lands; b) development in or adjacent to Town and Village Centres; c) the economical ,use and extension of all infrastructure and services; d) intensification to implement subsections 6.3.4, 6.3.5, and 9.4.5; and at increaseea density for new neighbourhoods and the intearation of new development while having regard for proposod me3suros to integrate existing residential areas '."lith such neighbourhoods. r) Existing subsection 5.3.71S renumbered to 5.3.11 and is hereby amended as follows: ~5.3.11 In the approval of a draft plan of subdivision, the Municipality will recommend appropriate conditions to implement the policies of subsection ~5.3.1 O. In addition, final approval for registration of any plan of ' subdivision, in whole or in part, may not be granted unless the Municipality is satisfied that the principles of subsection ~ 5.3.10 have been met. s) Existing Subsection 5.3 Policies is hereby amended by adding a new sub-title "Municipal Finances" after new subsection 5.3.11. t) Existing Subsection 5.3 Policies is hereby amended by adding a new subsection 5.3.12 as follows: , "5.3.12 A Financial Impact Analysis may be reauired to evaluate the impact of the proposed development on the operatina and capital budaet of the Municipality. The Financial Impact Analysis shall also consider the impact on the development charae proiect seauencina and priorities, and on the multiyear budaet and lona term financial plans of the Municipality." u) Existing subsection 5.3.8 is hereby amended as follows: ~ 5.3.13 The Municipality may require that a Financial Impact /\nalysis bo undertaken for majordevelopmont proposals. The Municipality shall select and retain qualified professional expertise to undertake a Financial Impact Analysis such a study but with the expense of the study &AaU to be borne by the proponent. Where such an analysis demonstrates that the development will have an adverse effect on the Municipality's financial situation, then the development will be considered to be premature and contrary to the intent of this Plan. v) Renumber existing subsections 5.3.9 through 5.3.13, to 5.3.14 through to 5.3.18 respectively, and modify existing subsection 5.3.14 as follows: ~ 5.3.14 Council may declare a residential draft plan of subdivision to be premature and recommend that it not be approved if any of the following circumstances apply: a) the plan does not implement the intent of the principles contained in subsection ~5.3.1 0; b) the municipal wide non-residential assessment is less than 15 percent of total assessment; c) the capital works and services required to service the lands and the future residents are not within the Municipality's current capital budget or 10 year capital works forecast as updated from time to time; or d) Council is of the opinion that the Municipality's administrative and financial resources are not sufficient to provide an adequate level of services for those residents who would be accommodated in the proposed plan of subdivision as well as to provide and maintain an adequate level of services for existing residents and residents who will live in developments which have been approved by the Municipality. 5.3.10 5.3.15 The Municipality encourages proponents of residential development to concurrently develop Employment Area lands. 5.3.11 5.3.16 The Municipality will utilize its development charges by-law and may initiate other growth management strategies to implement this Plan. 5.3.12 5.3.17 New land uses, including the creation of lots, and new or expanding livestock facilities, shall comply with the Minimum Distance Separation Formulae. 5.3.13 5.3.18 The Municipality will review development activity to monitor progress towards the achievement of the growth management objectives and the implementation of the policies contained in this Plan. w) Existing Section 5 Growth Management is hereby amended by adding a new Subsection 5.4 Urban Design as follows: "5.4 URBAN DESIGN The Municipality of Clarinaton is committed to excellence in the desian of public and private buildinas and structures in the public realm. Urban desian defines the way in which places - streets. buildinas and open spaces - work toaether and how people and the built environment interact with and relate to each other. 5.4.1 Goals: a) To ensure that new development is based on the fundamentals of effective and sustainable land use. and that it is compatible with and improves the Municipality's existina pattern of urban and open spaces. c) To promote development that prioritizes pedestrian-oriented and transit-supportive environments. 5.4.2 5.4.2.1 5.4.2.2 5.4.3 5.4.3.1 d) To ensure that development results in attractive. safe communities with a diversity of built form that supports future intensification and re-use. e) To require a hiah qualitv of desian for built and public spaces in all new development. Intearated Urban and Community Structure Obiectives: a) To create an urban structure that permits future arowth and intensification to occur in an orderlv and efficient manner. b) To ensure that new development is compatible and intearated with existina. c) To ensure that new development supports Clarinaton's structure of distinct urban and rural areas. Policies: a) Clarinaton's pattern of concentrated urban areas and hamlets. separated bv open spaces and aaricultural areas. shall be maintained. To conserve the distinction between urban and rural areas. new development shall facilitate the transitions usina measures such as araduation of densities and built form. street hierarchy and use of open space or landscape buffers. New development shall be composed of a mix of land uses, includina open space that is balanced and provides areas of transition to the existina built form. New development shall include a ranae of residential densities and housina types to create an intearated. diverse community that offers a ranae of tenure options for all aaes and familv structures. b) c) d) Compatibilitv Obiectives: To promote site desian that is compatible with the surroundina landscape and patterns of development: a) Site desian that is compatible with the surroundina landscape and patterns of development shall be promoted. b) To ensure that the desian of buildinas and exterior spaces do not neaativelv impact adiacent buildinas, nor detract from established 5.4.3.2 5.4.4 5.4.4.1 5.4.4.2 site and buildino patterns that oive an area a specific identity or character. Policies: a) The attractiveness and functionalitv of Clarinoton's Town. Villaoe and Neiohbourhood Centres for livino. workino and recreation shall be enhanced bv inteoratino a diverse mix of land uses. b) New development shall respect the local identity of communities such as. but not limited to. historic downtowns. hamlet and rural areas bv respondino to architectural and site features such as setback patterns. buildino orientation. consistent buildino heiohts. articulation. materials. interior side yards. and landscapino. c) Wherever possible. the facades of buildinos shall alion with adiacent development as well as reflect the lottino pattern and/or buildino divisions. d) Transitions/buffers between new developments and existino communities and rural areas shall be created throuoh strateoies such as the establishment of roads. landscaOino. separation of land uses and the stepback of heioht and massino of buildinos. e) All new developments shall be reauired to consider noise impacts on present and future land uses. Studies to assess and measures to mitioate noise impacts may be reauired. ~ f) Where reauired. desion measures to minimize the adverse effects of noise. odours and other emissions on the surroundino environment shall be incorporated into the overall desion at the Site Plan Approval or Draft Plan of Subdivision staoes. Sustainabilitv Obiectives: a) To promote new development based on the fundamentals of sustainable desion includino environment-first plannino. land efficiency. compact and connected communities. and resource and enerov efficiency in site plannina and buildino desion. b) To promote innovation in enerov efficient buildino desion. Policies: a) The provision of mixed uses shall be promoted to ensure the efficient use of land and utilization of existino infrastructure. b) In areas of new development. transit networks and the desion of waitino areas shall be inteorated at the earliest staoes of plannino to encouraoe walkino; promote alternative travel options. contribute 5.4.5 5.4'.5.1 to a well-connected community structure, and reduce auto use dependency. c) The remediation and redevelopment of brownfield sites shall be promoted. d) Where possible. qrevfield sites shall be redeveloped as mixed use sites that maintain their commercial amenities provide residential development. promote transit use and reduce the visual impact of parkina areas at the street level. ' e) Where unique or heritaoe buildinos exist on a development site, the desion of the new development shall attempt to incorporate these structures throuqh street and block patternino, adaptive re-use. and . lor the inteoration of complementary and compatible materials in the new construction. f) At the subdivision and site plannino staoes, enerov and water conservation shall be encouraoed throuqh site desion and buildino orientation and form in order to optimize passive solar oain, natural ventilation and liqhtino, protection aoainst prevailino winds. reduction of heat island build-up and reduction and control of stormwater. 0) Where feasible. the conversion and reuse of existino buildinos, throuqh renovation and environmental retrofit lupqrade shall be supported. h) All new developments shall be required to provide recvclinq facilities in their desion. j), The reduction and recvcJino of construction waste shall be encouraoed. j) All buildihos shall be constructed with durable systems and materials to prevent future enerov inefficiencies such as heat loss, poor site drainaqe and premature deterioration. Roads. Streetp'attern and Streetscapes Obiectives: a) To establish an interconnected network of roads, local streets. sidewalks, pathways and trails which are understandable and accessible to all persons. b) To ensure that developments support a walkable, pedestrian-first environment with desiqn elements to facilitate aCtive transportation. walkino, bikino and public transit. c) To provide a hioh quality public realm in all land uses. 5.4.5.2 5.4.5.3 Roads and Street Pattern: a) New roads shall connect at loaical and safe locations within the existina pattern of arterial and local streets. bY Local street patterns shall promote walkabilitv. Block lenaths should be aenerally short. ranaina from 140 m to 250 m. c) Deviations to standard desian criteria for roads under the iurisdiction of the Municipality may be permitted to accommodate alternative desian standards approved by the Municipality. d) Where local streets abut a rural area. deviati.ons to standard desian criteria. such as rolled curbs or a rural curb section shall be considered. to make a transition to and reflect a more rural context. e) Where there is a sianificant natural feature or view. local street orientation shall be confiaured to preserve such a feature. Streetscape: a) The Municipalitv will undertake a streetscape improvement proaram with particular attention to Town and Villaae Centres. the Reaional Transit Spine on Hiahway 2. and aateway locations to each urban community. b) The street network shall be desianed with an identifiable streetscape treatment for each maior street type to create emphasis and orientation. and provide streetscape elements that are appropriate to the level of pedestrian activity and visibility within the community. c) Elements used to create visually attractive and hiah auality public spaces should be a coordinated "palette" of landscapina. street trees. decorative pavina. liahtina. furnishina elements (waste. re6Yclina~ bicycle lock-up) and sianaae. ' d) Site plannina and buildina desian shall be used to create a sense of enclosure and street character throuah the use of appropriate buildina heiahts and setbacks. e) Development at the street edae shall be desianed to minimize shadowina on adiacent properties to the extent practicable, particularlv on outdoor amenity areas. f) In commercial and public areas. buildina setbacks shall be located where appropriate to support an attractive and comfortable public realm by affordina wider sidewalks or paved areas between the buildina and the street. a) Sidewalks shall be provided on at least one side of the street. The sidewalk system shall provide clear. convenient. safe and 5.4.6 5.4.6.1 5.4.6.2 uninterrupted connections to buildinas. crossina points at maior streets and opposite or connectina sidewalks. h) Street trees provide a sense of scale between buildina faces. provide protection and enhance the attractiveness of the street. Street trees shall be included. spacina and species shall be appropriate to the width and hierarchy of the street type. i) Street furniture and amenities such as transit shelters. benches. bicvcle lanes. Iiahtina. and convenient access to trails shall be incorporated as an inteqral part of new development to encouraae and facilitate walkina. bikina and transit use. D The desiqn of streets shall include aatherina spaces. where appropriate. These spaces could ranae from a widened pavement area to accommodate seatina and landscapina to a formal civic or villaae square asa focal area. Sense of Community: Views. Gateways. Sianaqe and Liahtina. Public Art Objectives: a) To promote the hiah qualitv desian of entry points at aatewavs to the Municipality. such as major hiahwavs and intersections. to reinforce their visuallv prominent locations and their role as identifvina the transition points between communities. b) To encouraae sians that respects the character of the local area and built form. c) To ensure that Iiahtina levels create an attractive pedestrian environment and do not neaativelv affect surroundina areas. Policies: 5.4.6.2; 1 Views a) Views and view corridors shall be identified in the earlv staaes of plannina to improve orientation across the Municipalitv and the identity of the communities and focal areas. b) Adjacent to the Lake Ontario shoreline. views of the Waterfront areas shall be preserved wherever possible; c) The desian of new blocks that abut natural features. natural heritaae svstems and/or aariculturallands. shall have visual openinas that allow for public views into these natural areas throuah road alianments. lottina patterns and the location of buildinas. 5.4.6.2.2 5.4.6.2.3 5.4.6.2.4 d) Views of heritaae buildinas and civic institutions shall be retained throuah street orientation. streetscape desi!:!n and buildina placement. e) The development of uniaue buildinas and spaces as community focal points. particularly at the maior intersections and the edae of streets shall be encouraaed. Gatewavs a) All elements within the aateway precinct shall be of the hiahest auality and durability. b) At hiahway and maior arterial road frontaaes. new development shall be desianed at a scale appropriate to wider roadways and hiaher traffic volumes. throuah the use of measures such as hiaher buildina massina. the scale of architectural detailina. and durability of materials and sianaae c) Buildinas at maior community entrances shall be desianed with recoanizable features and a hiah auality of desian. materials and sianaae. Sianaae a) Sians shall be used to promote a particular imaae in areas with a distinctive character such as historic downtowns. hamlets. and rural areas. b) Quality sian desian shall be encouraaed to enhance the imaae of the community for both pedestrians and motorists. c) Exterior sians shall complement the surroundina streetscape and buildina desial1 throuah the selection of materials. placement and illumination in keepina with the local character. d)) Sians shall be incorporated as an intearal part of a buildina or site layout wherever possible: and. 1) Sians will be desianed and located so as not to be hazardous for either pedestrians or motorists. More specific auidance reaardina sianaae shall be providedthrou!:!h urban desian auidelines and the Municipality's Sian By-law. Liahtina a) All buildina and site liahtina shall be oriented so as not to cause alare on adiacent properties or public roads or permit liaht trespass. b) The use of outdoor Iiahtina fixtures that reduce eneray consumption and direct liaht away from. or preserve the niaht sky shall be ' reauired. 5.4.6.2.5 5.4.7 5.4.7.1 5.4.7.2 Public Art a) The inteoration of public art at an early staoe in the desion process for new development shall be considered. b) The desion of public art shall reflect the community's character or cultural heritaoe. Safety and Accessibility Obiectives: a) To ensure that new development creates a sense of safety and , accessibility for all residents. Policies: 5.4.8 5.4.8.1 a) The public realm shall be desioned so as to enhance the public's sense of personal safety on site and on adiacent streets. b) Public buildinos and spaces shall be desioned to increase the perception of safety for users and to reduce opportunities for criminal activity by implementino the key principles of Crime Prevention Throuoh Environmental Desion (CPTED). as follows: · Surveillance - Usino the placement of physical features. activities and people in such a way as to maximize visibility and foster positive social interaction amono leoitimate users of private and public spaces: · Access Manaaement - Selectively placino entrances and exits. fencina. sidewalks. liahtino. landscapino and other features to limit access or control flow. natural access control occurs: · Territorial Reinforcement -Usino buildinas. fences. pavement. sions. liohtinaand landscapina to define public. semi-public and private spaces to create a sense of ownership and allow for improved surveillance: and · Prevention Oesian - Usina of proven security devices to prevent unauthorized entry. Site Plannino And Buildino Desion Obiectives: a) To ensure that new development creates a pedestrian oriented edae and human scale to the streetscape and other frontaaes where pedestrian activity occurs. 5.4.8.2 b) To ensure that new development creates an imaae of attractive and hiah Qualitv desian. c) To promote sensitive and innoVative forms of hiaher density site development and buildina desian. d) To ensure that new development does not have a nea'ative impact on existina transportation networks. Policies: 5.4.8.2. 1 Site Plannina: a) Buildinas shall be sited near the street line where feasible to contribute to the establishment of a strona street edae. b) Corner sites shall be emphasized bv reQuirina buildinas to have frontaaes of eQuallv hiah Qualitv articulation on both street frontaaes throuah the inclusion of special architectural elements such as corner desian. parapets. transparent facades. and awninas. c) Site plannina shall include landscaped areas at the street edae. d) The desian of landscaped areas' shall consider the appropriate size and location of sianaae. to C1earlv and attractive Iv identify a development to pedestrians and drivers. e) Loadina. service and storaae areas for all land uses shall be located away from public view. f) structured and/or surface parkina shall aenerallv be located at the rear or side of lots so as to minimize the visual impact of parkina on the streetscape. a) ZoninQ provisions for reduced parkina and/or shared parkina may be considered where development achieves hiaher densities and floor space index (FSI) and is within a short walkina distance to transit. h) Access and site lavout shall promote safe and efficient traffic for for all users. i) Open storaae is not permitted. i) Common vehicular access and internal circulation includina service lanes connectina abuttina properties should be provided wherever possible. 5.4.8.2.2 Buildina Desian a) Buildinas shall be desianed with hiah aualitv materials and architectural desian features to convey a positive and attractive community imaae. b) Built form shall incorporate principles of sustainable desian. enerav and resource efficiency. c) Built form shall create smooth transitions to existina buildinas in the community. d) Buildinas shall be desianed to create a pedestrian friend Iv and pedestrian-scale environment. and promote active and comfortable streetscapes and edaes throuah the inclusion of entrance elements. windows. articulated wall areas and roofs. e) The mass and heiaht of buildinas shall be mitiaated throuah the steppina back of upper floors to allow for sunliaht penetration on adiacent streets and properties. and to create a more pedestrian oriented streetscapes. f) The development of street facades with identical buildina heiaht and blank. uninterrupted wall surfaces shall be prohibited. aJ For sites with frontaaes on more than one street. the public entrance shall be oriented toward the street with the areatest pedestrian activitv. or in the case of a corner site, a corner entrance is encouraaed. h) refuse collection areas will be internal to buildinas wherever possible and in all other situations within separate buildinas of similar desian to the principal buildina on the lot. i) loadina areas and refuse collection areas shall be unobtrusive. anticipated noise impacts will be mitiaated. the areas will be screened where necessary and shall aenerallv be located at the side or the rear of the buildina." x) Existing subsection 8.1.1 Goal is hereby amended as follows: 8.1.1 To promote a culture of conservation that will support cultural achievements, foster civic pride, strengthen the local economy and enhance the quality of life for Clarington residents in the conservation preservation, restoration and utilization of the Municipalityis cultural heritage resources. y) Existing Subsection 8.2 Objectives is hereby amended by adding a new subsection 8.2.1 as follows, and renumbering the subsequent subsections accordingly. "8.2.1 To identify. list and desianate the Municipalitv's cultural heritaae resources in accordance with the Ontario Heritaae Act." z) Renumbered subsection 8.2.2 Objectives is hereby amended as follows: 8.2.1 To encouraae the conservation. protection and-maintenance of conserve and enhance cultural heritage resources inoluding: . struotures, sites and streetsoapes of cultural, historio and/or architectural significance . signifloant archaeologic::I1 ::Ind historic resouroes . significant landscapes, vistas and ridge lines aa) Existing subsection 8.3.1 is hereby amended by as follows: 8.3.1 The Municipality, with the advice and assistance of the Clarington Heritage Committee shall: a) prepare and maintain a list an inventory of cultural heritage resources; b) support the conservation of listed cultural heritage resources .Jistee in said in'.~entor)'; c) designate any such cultural heritage resource pursuant to the Ontario Heritage Act; G1 identify or designate a group or groups of heritage properties ::IS a Heritage Conservati()n District or herit::Ige zone, giving particular attention to the BO\Nman'lille historic do'::ntown; d) assist property owners in obtaining funding for cultural heritage resource conservation projects; and ij consider the oonservation of resources of arohaeologioal value pursuant to the Ontario Heritage Act; and m undertake the periodic review of the Clarington Heritage 'Committee's structure and mandate. bb) Existing subsection 8.3.2 is hereby amended as follows: 8.3.2 Where a cultural heritaae resource structure or district is designated under the Ontario Heritage Act or a struoture is recognized on the cultural heritage resources list, the Municipality wiH shall: a) allow alterations, renovations, additions or repairs provided the proposed changes are compatible and consistent with the building and the surrounding area in terms of building materials, colour, height, scale and design including windows, doors and roof lines; b) discourage the demolition or the inappropriate alteration of a cultural heritage resource; . c) require infill buildings to be compatible and consistent with the surrounding buildings and streetscape in terms of building materials, height, width, scale, colour, setback and design including windows, doors and roof lines; keep confidenti:tl the existence and loc:ttion of arch:teological sites to maint:tin their protection; prepare urban desiqn quidelines qoverninq the alteration,. development or redevelopment of districts or neiqhbourhoods: and consider the conservation of cultural heritaqe resources &YGJ:l struotures :tnd londso:tpes in the placement or modification to infrastructure. d) d) ae) cc) Existing subsection 8.3.3 is hereby amended as follows: 8.3.3 Wherever possible, built heritage resources struotures should be retained for the original use and in their original location. Where the original uses cannot be maintained, the adaptive reuse of built heritage resources struotures will be supported. If no other alternative exists for maintaining structures in their original location, consideration may be given feJ: to the relocation of the structure. dd) Existing subsection 8.3.4 is hereby deleted and replaced with a new subsection 8.3.4, as follows: 8.3.4 Development and site alteration may be permitted on lands adiacent to a protected heritaqe property where the proposed development and site alteration has been evaluated throuqh a Cultural Heritaqe Resource Impact Assessment and it has been demonstrated that the heritaqe attributes of the protected heritaqe property will be conserved. Mitiqative measures and/or alternative development approaches may be reauired in order to conserve the heritaqe attributes of the protected heritaqe property affected by the, adiacent development or site alteration. ee) Existing subsection 8.3.5 is hereby amended as follows: 8.3.5 a) b) c) promote public awareness and appreciation of cultural heritage resources; encourage the private sector to support the conservation of cultural heritage resources; support and promote the Clarinqton Museums and Archives Bov:manville and CI:trke Museums; restore, rehabilitate, enhance and maintain Municipally-owned cultural heritage resources properties; :tmend the Demolition Control By l:tw to imploment the Polioies of this PI:tn with respeot to heritage structures encouraqe the salvaqe of d) e) "\ architectural features and the documentation of the cultural heritaqe resource in the event that demolition is inevitable; and f) consider, in co-operation with the development industry, the development of a heritage subdivision to accommodate the relocation of heritage structures which cannot be incorporated into new developments." ff) Existing subsection 8.3.6 is hereby amended as follows: 8.3.6 In consid,eration of cultural heritaqe resources landsoapot, vistas and ridge lines, the Municipality has identified the following cultural heritaoe landscapes afeaS of importance: a) the Beech Avenue. Bowmanville. Heritaoe Conservation District: b) the commercial heritage downtowns of Bowmanville, Newcastle and Orono and their adiacent heritaae residential areas: c) the Lake Ontario waterfront, particularly the lands east of Bond Head; d) the Oak Ridges Moraine, particularly those lands within the Ganaraska watershed; and e) the Lake Iroquois Beach. gg) Existing subsection 8.3.7 Policies is hereby deleted and the subsequent subsections are renumbered accordingly. hh) Existing subsection 8.3.8 Policies is hereby amended as follows: 8.3.8 Where development will cause an impact to archaeological resources or areas of archaeological potential, an archaeological assessment will take place in accordance with provincial guidelines. Development and site alteration shall only be permitted on lands containinq archaeoloqical resources or areas of archaeoloqical potential if the significant archaeological resources have been conserved by Signifloant archaeological resources that are located on the site of any proposed development v:ill be oonserved through either removal and documentation, or .Qy preservation on-site. Where significant archaeological resources must be preserved on site only development and site alteration which maintains the heritage integrity of the site may be permitted, to the satisfaotion of the Munioipality and the Provinoe. The proponent is required to oonsult with First Nations peoples 'Nhen human remains are disoo\'ered that are believod to be of native origin. ii) Delete existing subsections 9.3.2 and 9.3.3 and renumber the subsequent subsections accordingly. jj) Renumbered subsection 9.3.2 and 9.3.3 are hereby amended as follows: ~9.3.2 The predominant use of lands designated Urban Residential within e30h neighbourhood shall be for housing purposes. Other uses may be permitted which by the nature of their activity, scale and design are supportive of, compatible with and serve residential uses. These include corner convenience stores, home-based occupation uses, parks, schools, and community facilities. Parks, schools, and community facilities shall be permitted in accordance with Section 18 of this Plan. ~ 9.3.3 Corner Convenience stores may be permitted in Residential areas including the establishment of such uses on the ground floor of a multiple unit residential building. A rezoning application shall be evaluated based on the following criteria: a) the store contains no more than eoo 200 square metres of gross leasable retail floor area; b) the store provides a limited variety of items of daily necessity, or services that serve the surrounding residents; and c) the store does not have direct access to a Type A or Type B arterial road; and . d) parking shall be located at the side or rear of the building. kk) Insert a new subsection 9.51 as follows: "9.5.1 No new neiahbourhood desian plans shall be approved other than those identified on Schedule H." II) Renumber existing subsections 9.5.1 to 9.5.2 and hereby amend the text as follows. ~ 9'.5.2 Unless specified by Council, Development within the Greenfield areas shall only proceed following the preparation of a Secondary Plan for any residential neighbourhood Sh311 generally not be required in accordance with the provisions of Chapter 5 Growth Management, and Chapter 23 Implementation. mm) Delete existing subsections 9.5.2 and 9.5.3 and renumber the subsequent subsections accordingly. nn) Modify renumbered subsection 9.5.4 by deleting the word "following: in the first paragraph, and inserting the words" "urban design principles detailed in Subsection 5.4 Urban Design and the policies of the relevant Secondary Plan" therein, and by deleting sections a) through g). 00) Existing subsection 10.3.5 is hereby deleted in its entirety. pp) Existing subsection 10.4.5 is amended as follows: 10.4.5 Town and Village Centres shall be developed in accordance with the follo'J.'ing urb:m design principles: Subsection 5.4 Urban Desion. 3) a grid system of streets and walk-ways Ehall be incorporated to fulfil vehicular and pedestrian requirements and to f-unction as places of social intcr3otion; b) an integrated and diverse mix of uses shall be planned and developed; c) active street life is encouraged through the provision of municipal squares, pooket parketteE, Etreet related buildings, outdoor patios, possible outdoor display and selling areas, and other amenities; d) the pedestrian environment is paramount in 311 Town and Village Centres and 'Nill be enh3nced through development whioh is human in scale, buildingE of high arohltectural quality, grade level doorE and windo'IJE, aRd the provision of street benches, awnings, pedestrian scale lightiFig, and streetsc3pe 3menities; e) buildings '.viII be sited to provide a cORtinuous facade to define the edge of the street and to provide a sense of enolosure; 1) development '.vithin historic downtown areas should complement existing buildings, h3':e oonsistent height, setback, floor and ceiling'le'lels, arrangement and height of windowE, and building materials; , g) development of a transit sUPl3orti'le environment including consideration of the requirements of Section 1 g.B.a; and h) publio Eafety will be enhanoed in the desigR ana Eiting of buildings and public open spaces to pro'.'ide visibility, easy access, multil3le routes, and unobstruoted views from Etreets and buildings. Urban design principles will be further elaborated through the urban design policy for specific Town and Village Centres as set out in subsection 10.4.6 of the Official Plan and Secondary Plans. Development shall comply with area specific urban design guidelines. qq) Existing subsection 10.4.6 is hereby deleted in its entirety. rr) Existing subsection 11.3.1 is hereby amended as follows: "1.3.1 Employment Areas consist of Prestige Employment Areas, Light Industrial Areas aRE:i General Industrial Areas and Business Parks as designated on , Map Ai. ss) Existing subsection 11.3.2 is hereby amended by adding a new section h) which shall read as follows: "h) No auto-auction facilitv. auto wreckers. asphaltlreadv mix facilities shall be permitted unless thev are located on a parcel of land less than 2 hain size." tt) Add a new Subsection 11.4 Conversion of Employment Areas, which shall read as follows and renumber all subsequent Subsections accordingly: "11.4 CONVERSION OF EMPLOYMENT AREAS 11.4.1 The conversion of lands within an employment area to a non-employment use shall only be permitted durina the five-year Official Plan review. or at any time the Municipality undertakes a comprehensive review of employment areas. 11.4.2 Council may permit the conversion of lands within employment areas to a non-employment use only where it has been demonstrated. to the satisfaction of Council. that: a) the land is not required for employment purposes over the long term: b) there is need for the conversion: c) there is existina or planned infrastructure to accommodate the proposed conversion: d) the conversion will not adversely affect the overall viability of the area of employment: and ' e) the potential impacts-of the conversion have been considered on a municipality wide scale." uu) Renumbered subsection 11.5.1, shall be amended as follows: 11.5.1 The Business Parks designat~d on Map A comprise lands having prime exposure to freeways alona Hiahway 401 and major arterial roads. Development within Business Parks is intended for employment uses exhibiting the highest standard of building design and extensive landscaping in order to provide an attractive appearance that reflects or takes advantaae of such hiah visibility. vv) Renumbered subsection 11.6.1 is hereby amended as follows: 11.6.1 The Prestige Employment Areas designated on Map A comprise lands having prime exposure to f.reeways alona Hiahwav 401 or major arterial roads. Development within this designation is intended for employment intensive uses exhibiting a high standard of building design and extensive landscaping in order to provide an attractive appearance that reflects or takes advantaae of such hiah visibilitv. ww) Renumbered subsection 11.6.4, is hereby amended as follows: 11.6.4 Development within Prestige Employment Areas shall be subject to a high level of architecture, landscaping and signage control. Outside storage or display of goods shall be strictly prohibited. The Municipalitv may develop desian auidelines to assist in the review of development applications adiacent to Hiahwav 401. xx) Add new subsections 11.6.5 arid 11.6.6 which shall read as follows: "11.6.5 Adequate parkina and loadina facilities shall be provided on the site. These facilities. except for a limited amount' of adiacent visitor parkina. aenerallv shall not be located between the buildina(s) and arterial roads or Hiahwav 401 to promote a prestiae appearance. Shared access and parkinaamona various properties is encouraaed. 11.6.6 Development of the interchanae lands is to be characterized bv pedestrian-friendlv, hiah-aualitv. landmark built form that ,conveys a prestiae emplovment imaae and definitive urban presence." yy) Renumbered subsections 11.7.2 and 11.7.6, are hereby amended as follows: 11.7.2 The predominant use of land in the Light ,Industrial Areas shall be manufacturing, ,assembling, processing of raw materials, fabricating, repairing, research and development and warehousing. Certain commercial, community and recreational uses, including banks, restaurants, athletic clubs, banquet facilities and fraternal organizations, are permitted provided they are limited in scale and provide services to employees of the Employment Area. 11.7.6 Notwithstanding subsection 11.6.2 11.7.2, the sale, repair, and outdoor display and storage of commercial motor vehicles may be permitted in addition to other permitted uses on land located at 122 Lake Road within Part Lot 9, Broken Front Concession, Bowmanville. zz) Renumbered subsections 11.8.2, 11.8.3, 11.8.4 and 11.8.5, are hereby amended as follows: 11.8.2 The predominant use of land in General Industrial Areas shall be manufacturing, assembling, processing of..raw materials, fabricating, refining, warehousing, storage and repair and servicing operations. In addition, accessory office uses.will be permitted provided they are on the same lot and are related to and ancillary to the main industrial to a maximum of 25% of the total gross building floor area. 11.8.3 Outside storage shall aenerallv not exceed 50% of the total aross floor area of the building will be permitted provided that it is properly screened from public vie,,': and shall generally no exceed 50% of the site area and to 11.8.4 11.8.5 a maximum height of 5 metres. Outside storage shall generally be located at the rear of the property. Truck terminals, including the repair, storage and sale of commercial transport vehicles, Transport depots shall be located within the General Industrial Areas having direct access or close connection to an arterial road but not occupying high visibility sites adjacent to freeways or major entranceways to urban areas. Parking, loading and storage facilities shall generally be located at the rear of the lot, adequately screened from adjacent land uses, have a durable, dust-free, hard surface and suitable stormwater management facilities. Notwithstanding the provisions of Subsection 4.7, waste processing facilities for non-toxic materials such as paper, glass, metal, construction waste and plastics, may be permitted by site-specific zoning within the General Industrial Areas, provided that the operation is wholly enclosed within a building or structure. Waste transfer stations may be permitted by site-specific zoning provided it is integrated and part of a waste processing facility. Outside storage may be permitted in accordance with Subsection 11.+~.3, provided that processed or unprocessed waste is wholly enclosed. aaa) Renumbered subsection 11.9.2 is hereby amended as follows: 11.9.2 Development of Employment J\re3s sh311 generally proceed by registered pl3n of subdivision. However, development by land se'Jeral1ce is permitted provided it does not jeopardize the overall future development of the surrounding lands. Devel,opment of Emplovment Areas shall proceed bv reaistered plan of subdivision and shall implement all arterial and collector roads. However, limited development. bv land severance may be considered provided that: a) a Secondary Plan has been prepared for the Emplovment Area: b) it does not ieopardize the implementation of the Official Plan and Secondary Plan: c) it does not ieopardize the overall development of the Emplovment Area and access to lands within the Emplovment Area: and d) the owner contributes proportionatelv to cost-sharing arranaements for the.extension of services to the Emplovment Area. bbb) Existing subsections 12.5.2 is hereby deleted and replaced with a new subsection 12.5.2, as follows "12.5.2 No new Country Residential subdivisions shall be permitted in the Municipalitv." ccc) Subsections 12.5.3 and 12.5.4 are hereby deleted and the subsequent subsections are replaced accordingly: ddd) Existing subsection 12.6.3 is hereby deleted and replaced with a new subsection 12.6.3, as follows: "12.6.3 No new Rural Residential Clusters shall be permitted in the Municipalitv." eee) Existing subsection 13.3.9 is hereby amended as follows: 13.3.9 Notwithstanding subsection 13.3.8 the removal by severance of a dwelling which is rendered surplus as a result of the acquisition of non-abutting , farms may be permitted by amendment to this Plan provided: a) a retirement or intra-family lot was not previously severed since January 1, 1974; b) the farm to be acquired is a minimum of 40 hectares; c) the dwelling to be severed is not required for farm employees; d) the surplus dwelling lot is generally less than 0.6 hectares; and e) it is registered on title that once a surplus dwelling lot is severed, no further severance is permitted from the parcel for retirement purposes. new residential dwellinQs shall be permitted on the retained parcel of farm land. fff) Existing subsection 13.3.11 is hereby deleted and the subsequent subsections renumbered accordingly. Renumber existing 19.3 to 5.4.5.3 a). ggg) Existing subsection 22.3.1 is hereby amended as follows: 22.3.1 Community Improvement Proiect Areas and Subareas are shown on Map I of this Plan. It is the intent of the Municipality to prepare community improvement prGject plans for each of the Community Improvement Proiect Areas, or parts thereof. These plans shall serve as the basis for community improvement works. hhh) Existing subsection 22.3.2 is hereby amended as follows: 22.3.2 The Community Improvement Proiect Areas and Subareas are prioritized as follows: 80'Nman':ille 8ubaFea 84 80wman'Jille 8ubare3 86 Ne':.(c. ViiI. Subarea N1 SOGond Priority 80wman'lillo Subarea B4- 80'.~..man\'iIIe SubaFea ~ Ne':..c. ViiI. Subarea N2 ' Third Priority 80'Nmanvillo Sub:uea .sa 8urketon Enniskillon Kendal First Priority 8o'Nmanvillo Subaroa 83 Orono Cl::uington Energy Business P:uk Hampton Leskord Haydon Ne':Aon...iIIo Mitchell Corners "Comoleted First Priority Bowmanville B3 Bowmanville B6 Newcastle N 1 Bowmanville B7 Orono Courtice C1 Courtice C2 Second Priority Third Priority Bowmanville B2 Bowmanville B1' Bowmanville B4 Newcastle N2 Bowmanville B5 Hamoton Mitchell Corner's Newtonville" iii) Existing subsection 22.3.3 is hereby amended as follows: 22.3.3 Subsection 22.3.2 is to be used only as a guide in the preparation of community improvement projeot plans. Program choices, financial constraints, on-site project necessities, and funding criteria may change the priorities. The Municipality may revise its priorities without the necessity of an amen,dment to this Plan. jm Existing subsection 22.3.4 is hereby amended by amending the first paragraph, by deleting existing section e) in its entirety, by renumbering the subsequent subsections accordingly, as: 22.3.4 The community improvement project plans will be implemented by means of powers conferred upon Council under the Planning Act, the Municipal Act, and other applicable statutes including: a) municipal and private sector participation in available Federal, Provincial and Regional programs; b) the acquisition, improvement and disposal of land and buildings; c) agreements with any government authority or agency for the preparation of studies, plans and programs; d) the integration of community improvement projects with the ongoing maintenance and improvements of municipal infrastructure and programs; e) using the provisions of tho Locallmpro\'emont ^ct to upgrade ml:lnicipal services where appropriate; ef) encouraging public participation in the preparation of community improvement project plans; fg) encouraging infilling, redevelopment and other land use intensification activities; g.t:l)supporting the preservation of historic or architecturally significant buildings and the use of funding programs under the Ontario Heritage Act; and - hi) supporting local service clubs and other organizations in the development of recreational and other facilities and services. kkk) Existing subsection 22.3.5 is hereby amended as follows: 22.3.5 The Municipality will consult with the Region of Durham when community improvement project plans are being prepared to ensure the co-ordination of improvements to sewer, water and other Regional services with municipal improvements. The Municipality will obtain the concurrence of consult with the Region prior to the apprbval of any community improvement project plan. III) Existing subsection 23.1.2 is hereby deleted in its entirety and the subsequent. subsections renumbered accordingly. mmm) Existing subsection 23.1.4 renumbered to 23.1.3 is hereby amended as follows: 23.1.3 The Official Plan shall be reviewed everv five years as required bv the Plannina Act may be amended from time to time to ensure that it conforms with Provincial Plans. has reaard to matters of Provincial interest. is consistent with the Provincial Policv Statement. and continues to embody pro'Jincial policy and the policies of Council, enhancing the achievement of the principles, goals and objectives of this Plan. nnn) Existing subsection 23.1.5 is renumbered to 23.1.4 and is hereby amended as follows: ~. "23.1.4 Prior to revisinq the Official Plan under subsection 23.1.3. Council shall hold a special meetina of Council. open to the public. to discuss the revisions that may be required in accordance with the provisions of the Plannina Act. public meeting at least once every 5 years to consider the need for :J complete review of the Official Plan or signifioant components eHt; 000) Existing subsection 23.2.1 is hereby amended as follows: 23.2.1 Prior to passing or adopting an Official Plan, Secondary Plan, Community Improvement Plan or Zoning By-law, or amendments thereto, Council shall ensure that adequate information and material is made available to the public. For this purpose, Council shall hold at least one statutory public meeting, at which time any person in attendance shall be afforded the opportunity to make representations and to address Council on issues related thereto. ppp) Existing subsection 23.2.2 is hereby amended as follows: 23.2.2 In order to provide ample opportunity for the public to review and discuss the proposed Plans, By-laws or amendments, notification of any statutory public meeting as required under subsection 23.2.1 shall be given at least .:t-3-20 consecutive days prior to the date of the public meeting and will be given eitAef in accordance with the Plannina Act. -9y7 a) publication in a newspaper that is, in the Clerk's opinion, of suffioiently gener:J1 circul:Jtion in the are:J to which the propos:J1 would apply; and/or b) personal service or pre p:Jid first olassmail, to every owner, oQoupant or ten:Jnt of I:Jnd in the are:J :Jnd '....ithin 120 metres of the :Jrea to v:hich the propos:J1 '#ould apply :Jt the address :JS shown on the last revised assessment roll of the Municipality. \^/her<l the . Clerk has received 'I.'ritten notioe of a change of o'....nership or occupanoy of land, notice shall be given to the ne'.... owner or occupant :JS the case may be at the :Jddress set out in the written notice; and/or, 0) personal servioe or prepaid first cl:Jss m:JiI to every person and agency that has given the Clerk a written request for suoh notice in respeot of the proposed Plan, By law and/or amendments thereto. qqq) Existing subsection 23.2.4 is amended as follows: 23.2.4 Council may initiate amendments tothis'Plan in response to significant changes to the planning aFld development environment in the Municipality and, in particular: a) as a result of the 5 year review set out in subsection 23.1.5 23.1.4; b) to implement the strategic policies set out in Part II of this Plan; c) in response to new Provincial Legislation, Provincial Policy Statements or Guidelines; and d) due to changes to the Durham Regional Official Plan. rrr) Existing Subsection 23.3 Secondary Plans is hereby amended by adding new subse.ction 23.3.3 and 23.3.4 as follows: "23.3.3 The preparation of a Secondarv Plan shall include the followina considerations: a) recommendations contained in the relevant watershed plan; b) contiauity with existinQ urban development; c) sequential and orderly development: 23.3.4 d) development in or adiacent to Town and Villaoe Centres: e) economical use and extension of full municipal water and sanitarv seweraae. systems: f) increased density for new neiahbourhoods havina reaard for proposed measures to intearate residential areas with such neiahbourhoods: a) an assessment of how new arowth will affect the natural. built and cultural environments and. where new orowth is to be intearated with existino rural settlements. everv effort should be made to intearate the new arowth so that it is sensitive to and compatible with the existina rural settlements: h) transportation needs for all modes: j) the arowth manaoement obiectives of this Official Plan: and. j) an assessment of the services and facilities reQuired to support the development of the area. includina whether they are within the financial capability of the Municipality of Clarinoton. Secondarv Plans shall be developed in accordance with the followino Urban Desian principles: a) Compact. complete and connected: . Mixed densities . Mixed land uses . Transit supportive . Live/work proximity . Permeable and linked street and trail system . Lifecycle housino options - aaina in place . Conformity with Provincial policies (i.e. Places to Grow) . Mix of housina types and tenure b) Healthy and sustainable neiahbourhoods: . Enhance public realm (i.e. streets. parks. etc.) to encouraae walkina/cyclina/recreational opportunities that improve cardiovascular health . Improve air auality and respiratorv health by encouraoina the use of alternative eneray sources and discouraaina car dependency. . Provide opportunities for social interaction by creatino formal and informal public meetina places and reducina lono-distance commutina . Address accessibility needs and lifecycle housina at all levels c) Scale and function to compliment adiacent residential areas. natural features. aariculturallands and roads/streets: · Acknowledae existina built form context. character and <iernacular stvle · Compliment new and existina needs for schools. parks and community services and facilities (hard and soft) · Recoonize cultural and natural amenities throuoh desion d) Neiahbourhoods defined bv centres and edoes: · Create neiohbourhood centres (i.e. parks/landmark buildinas/heritaae landscapes and buildinas. etc.) · Define neiahbourhood boundarv edaes to create and support five-minute walk to centre · Provide pedestrian destinations in proximity to schools. shops. parks. etc. e) Hiah-auality enhanced streetscapes. accommodatino natural habitat where appropriate: · Provide hiah auality architectural presence alona streets (i.e. doors. windows. buildino desion) · Ensure proximity of buildina facade to sidewalks · Provide appropriate plantina material~ and street furniture . · Define appropriate street-buildino proximity by road type and function · Identify hioh priority public Iinkaoe routes and treatments · Provide approoriate plantina materials to address summer/winter conditions. canopy closure on local roads. etc. · Intearate buildin%araae setbacks and locations to enhance comprehensive streetscape desion f) p Linked parks and open space system: · Provide full hierarchy of open space uses to address broader community needs (i.e. natural areas. parks. parkettes. trails. sidewalks and urban sauares) · Provide Open Space Master Plan that sets out how all components are linked toaether (continuous Iinkaaes) at the local and reaional scale · Inteoration of natural features as part of the neiohbourhood's character and open space system · Preserve/enhance/rehabilitate natural environmental features and areas 0) Hiah deoree of reaional accessibility (transit-supportive alionment): · Identify present and future automobile. transit and bicycle routes · Provide for present and future infrastructure locations · Provide for transit-supportive land uses and desion · Identify transit stops. local catchment areas and access h) Diversity of experiences in the public domain. provided throuah a variety of scales. chanaina views and natural and built elements: . . Identify and define memorable character areas on-site and adiacent to the community (i.e. lake views. escarpment views. valleys. woodlots. wetlands. etc.) -. Place landmark buildinas in hioh visibility locations . Terminate key axial views at sionificant natural and built features i) Permeable street system that enhances neiohbourhood character and supports pedestrian. bicycle. utility vehicles and automobiles: . Create road system that disperses traffic volumes and reduces bottlenecks . Encouraoe road desion that defines individual neiahbourhood characteristics (i.e. linkaoes. central features. topoaraphy. etc.) . Ensure block lenaths are desioned to encouraoe permeability . Encouraoe appropriately sized roads to reflect the built form scale and context (i.e. local! neiahbourhood roads vs. active/transit corridors) . Intearate passive traffic calmina measures (i.e. limit lenoth of straiaht streets. permit on-street parkina. narrowina roads in neiahbourhood areas) . Utilize comprehensiv~ streetscape elements (i.e. trees. road crossinas. pavement patterns. bump outs. etc.) j) Natural Environment: . Identify key natural features and functions (i.e. habitat sensitivity and ability to adapt and chanae) . . Intearate naturalized storm water manaoement systems with adiacent natural features to provide flora/fauna corridors and habitat areas . Preserve/enhance/rehabilitate natural environment features k) Eneroy Conservation: . Prepare comprehensive policy on sustainability . Encouraoe all LEED ND™ (or similar) initiatives . Encouraoe eneroy savino home appliance and utilities (i.e. new home purchase packaoes/proorams such as EnerayStar) . Explore sustainability opportunities for community-based initiatives (i.e. car sharino. community aarden plots. waste reduction. education and stewardship proarams)" sss) Existing Subsection 23.6 Subdivision and Condominium Approval is hereby amended by adding new subsections 23.6.5 and 23.6.6 as follows: "23.6.5 Condominiums shall be considered in the context of a community or neiohbourhood that comprises public streets and facilities. Consideration shall be oiven to the scale and size of the condominium development and its intearation with the surroundina community throuoh the review of the application. 23.6.6 Common element condominiums and vacant land condominiums shall not be permitted if the Municipality reauires public ownership of the lands for pedestrian or vehicular access to create local road connections to existino developed or undeveloped land." ttt) Existing subsection 23.8.1 is hereby amended by amending section h) and adding new section i), which shall read as follows: "h) any expansion or enlargement Of a building or structure that is less than 20 square metres or less than 10% of the total floor area of the building, whichever is less; "and . i) the placement of a portable classroom on a school site of a district school board if the school site was in existence on Januarv 1. 2007." uuu) Existing Subsection 23.8 is amended by deleting subsections 23.8.2 and 23.8.3 in their entirety and by adding new subsections 23.8.2, and 23.8.3 as follows: "23.8.2 No person shall undertake any development in an area desianated under 23.8.1. unless the Municipality has approved: a) Plans showino the location of all buildinos and structures to be erected and showino the location of all facilities and works to be provided under clause 41 (7) (a) of the Plannina Act. includina facilities desianed to have reaard for accessibility for persons with disabilities. b) Drawinas showina plan. elevation and cross-section views for each buildina to be erected. except a buildino to be used for residential purposes containino less than twenty-five dwellino units. which are sufficient to display: i. the massino and conceptual desian of the proposed buildina: ii. the relationship of the proposed buildina to adiacent buildinos. streets and exterior areas to which members of the public have access: iii. the provision of interior walkways. stairs. elevators and escalators .to which members of the public h.ave access from streets. open spaces and interior walkways in adiacent buildinas: iv. matters related to exterior desian. includina without limitation the character. scale. finish. texture. materials. patterns. colours and design features of all buildina exteriors. and exterior sianage and Iiahtina: v. the placement. finish. colour and size of any exterior mechanical systems such as heating and. air conditioning. electronic transmissionlreceivina devices. including any screening materials: vi. the sustainable design elements to be incorporated into buildinas. includina without limitation eneray efficient deskin features. areen roofs or walls. solar panels. reflective or permeable surfaces: vii. the sustainable design elements on any adioinina highway under a municipality's iurisdiction; includina without limitation trees, shrubs. hedaes. plantings or other ground cover. permeable paving materials. street furniture. curb ramps. waste and recyclina containers and bicycle parkina facilities; and viii. facilities desianed to have reaard for accessibility for persons with disabilities. 23.8.3 As a condition of the approval of the plans and/or drawinas reauired in this subsection. the Municipality may require the owner of the land to: a) Provide and maintain. tothe satisfaction of and at no expense or risk to the Municipality. the facilities. works or matters set out in Section 41(7) (a) of the Plannina Act: b) Enter into one or more aareement(s) with respect to the provision and maintenance of such facilities. works or matters set out in Section 41 (7) (a); and. c) Enter into one or more aareement(s) to ensure that development proceeds in accordance with the approved plans and drawings as required as set out in Section 41 (7)." vvv) Existing subsection 23.11.3 is hereby deleted in its entirety. www) Existiog Subsection 23.14 Exceptions is hereby amended by renumbering it to Subsection 23.16, and by renumbering the subsections of the new Subsection 23.16 accordingly. xxx) Existing Section 23 Implementation is hereby amended by adding a new Subsection 23.14 Community Benefits, as follows: "23.14.1 In accordance with the Plannina Act. within desionated Villaoe or Town Centres. Council may in a Zonina By-law authorize increases in the heioht and/or density of development for a site specific development proposal beyond that permitted in the Zonino By-law. in return for the provision of such facilities. services. or matters that include a sionificant public benefit in accordance with the Community Benefits section of the implementino Zonino Bv-Iaw. 23.14.2 Increases in heioht and/or density may be considered in order to obtain the followino community benefits: a) the preservation of cultural heritaoe resources: b) the provision of major cultural or arts facilities; c) the provision of public squares. arcades and walkways within the . development otherwise not reauired bv the policies of this Plan that have functional benefits: d) the provision of assisted or special needs housino: e) the provision of davcare facilities: f) . the provision of community facilities: and 0) any other public benefit deemed suitable by Council. 23.14.3) Council may also consider a Community B'enefits by-law outside of Villaoe or Town Centres for the protection of cultural heritaoe resources and/or natural features beyond the parklands dedication requirements of the Plannina Act. in accordance with the Community Benefits section of the implementirta Zonino Bv-Iaw. 23.14.4 The use of Community Benefits zonino shall be carefullv controlled. and shall onlv be undertaken after a thorouah site-specific Community Benefits study. 23.14.5 The site-specific Community Benefits study referred to in subsection 23.14.4 shall assess the extent of the permitted heioht and/or density bonuses that shall be established based on: a) the proposed development's compatibility with existina adjacent development: b) the extent to which the proposed development is' consistent with the stated ooals and objectives of the Municipality: c) conformity to the oeneral intent of the relevant land use desionation of this Plan; and d) the adequacy and impact of infrastructure and community services 23.14.6 23.14.7 23.14.8 When considerina Community Benefits. and allowina the provisions of benefits oft-site. the positive impacts of the exchanoe should benefit the surroundina areas experiencino the increased heioht and/or density. The Community Benefits Zonina. Bv-Iaw shall set out areas where the heiaht and/or density of development would be permitted to increase. as well as the extent of the heioht and/or density bonus. . As a condition of the Community Benefits Zonina Bv-Iaw.the Municipality will reauire the proponent to enter into one or more aoreements reoistered aoainst the lands to which it applies. and dealino with the provision and timina of facilities. services or matters that are to be provided. and the heioht and/or density bonus to be aiven." . yyy) Section 23 is hereby amended by adding a new Subsection 23.15 Preconsultation and Complete Applications as follows: "23.15 Preconsultation and Complete Applications 23.15.1 The Plannina Act permits Council to reauire an applicant to pre-consult with the Municipality prior to submittina an application and to require an applicant to provide. at the time of the application submission. any information determined as necessarv to.properlv assess the application. The purpose of the followinQ Pre-Consultation and Complete Application policies is to outline what is reauired for a particular application and to ensure that applications are comprehensive and can be processed expeditiouslv: a. Prior to the submission of a complete application for an Official Plan Amendment. ZoninQ By-Law Amendment. Draft Plan of Subdivision. Draft Plan of Condominium. or Site Plan the applicant shall consult with the Municipality in accordance with this Plan and the Municipality's Pre-consultation Bv-Law. b. Pre-consultation meetinas shall be held with the Municipality and any other aovernment. public authority and/or external aQencv as deemed appropriate bv the Municipality. c. For any application for an Official Plan Amendment. Zonino By-Law Amendment. Draft Plan of Subdivision. Draft Plan of Condominium. or Site Plan the applicant shall i. Complv with the statutorv complete application submission requirements of the Plannina Act: ii. Include a fullv completed application form with all submission reauirements and supportina documentation: and. iii. Include the prescribed application fees. d. For any application for an Official Plan Amendment. Zonino By-Law \ 23.15.2 23.15.3 23.15.4 Amendment. Draft Plan of Subdivision. Draft Plan of Condominium. or Site Plan the application shall be deemed to be a complete application once all reauired studies. reports and information outlined in section (c) are prepared and provided bv the applicant. Studies. reports and information outlined as necessarv for the proper evaluation of a complete application will be determined by the Municipality in consultation with the applicant. any other Qovernment.public authority and/or external aQency as deemed necessarv by the Municipality. e. In addition to the studies. reports and information specified durinQ the Pre-consultation process. the applicant shall be reQuired to submit any other studies and reports relevant and necessarv to the evaluation of the particular applications as deemed appropriate by tHe Municipalitv in consultation with the applicant. and any other Qovernment. public authority and/or external aQencv durina the application review process or peer review process. f. All studies. reports and information specified shall be prepared in accordance with any standards or specifications applicable within the Municipality or the ReQion. and may. at the Municipality's discretion. reQuire a peer review bv a Qualified consultant retained by the Municipalitv at the applicant's expense. General descriptions of studies. reports and information that may be reauired are outlined in Appendix A. Q. In all instances the scope. timina and number of studies. reports and information reauired for the submission of a complete application shall be appropriate and in keepina with the scope and complexity of the application. For applications that may be , considered simple or minor in nature. little. if any. additional information may be reauired. h. Councilor its desianate may refuse to accept or further consider an application until a complete application has been prepared. All information and material that was provided to the Municipality in support of an application must be listed in a BiblioQraphy of Resources to c1earlv outline what information was made available to Council prior to a decision beinQ made. The BiblioQraphy of Resources shall be updated and submitted prior to a final decision beina made on the application. The other information or specific studies that are reauired to be submitted toaether with the application will be identified at the Pre-consultation MeetinQ(s). Pre-consultation Meetina(s).must be concluded prior to the submission of an application reauired as per Section 23 of this Plan. In addition to the submission of all of the reQuired studies. the applicant must also submit a Record of Pre-consultation which will be prepared bv 23.15.5 23.15.6 23.15.7 the applicant concurred to bv staff and forwarded to the applicant/aoent prior to submission of the application. . . The Record of Pre-consultation shall contain the followina items: a. Date or dates that the pre-consultation meetina(s) were held. b. Written summarv of the baseline information provided prior to the meetina. includina any plans. c. List of attendees. d. List of other Information reauired. e. Other relevant information that was discussed at the pre- consultation meetino. and. f. A sionature paoe. Spaces should be provided for Municipal staff and the aaent I owner I applicant to ensure aareement with the Record of Pre-consultation. In addition to the prescribed information reauired by the Plannina Act. and the other information outlined in Section 23 of this Plan. the Municipality may. throuoh the Pre-consultation Meetino. identify other plannino applications that are reauired to be submitted cOncurrentlv. to ensure that Council and its deleaated approval authorities can properlv evaluate the applications and make consistent and appropriate decisions. All information must be submitted in both electronic format and hard COpy format so that it can be made available for review." zzz) In the existing sections listed below, the references to sections of the Official Plan shall be' amended as follows: In existing subsections 4.4.9 and 4.4.37 the reference to subsection 4.4.40 shall be changed to subsection 4.4.41 ; In existing subsections 4.4.9, the reference to subsection 4.4.41 shall be changed to subsection 4.4.42; In existing subsection 23.2.4 a), the reference to subsection 23.1.5 shall be changed to subsection 23.1.4; aaaa) Existing Subsection 24.14 Interpretation is hereby amended as follows (only revised or new definitions are indicated: 24.14 The definitions of terms contained in this Plan are as follows: , Archaeological Resource - means the remains of any building, structure, activity, place, cultural feature or object which, because of the passage of time, is on or below the surface of land or water, and is of significance to the understanding of the history of a people or place. The identification and evaluation of such resources are based upon archaeoloaical fieldwork undertaken in accordance with the Ontario Heritaae Act. "Areas of Archaeoloaical Potential - means areas with the likelihood to contain archaeoloaical resources. Archaeoloaical potential is confirmed throuoh archaeolooical fieldwork undertaken in accordance with the Ontario Heritaae Act. Auto Auction Facility - means a buildino. structure or lands used for the storaoe of used vehicles which are to be sold on the premises by public auction. and for the sale of the said vehicles by public auction on an occasional basis. Auto Wrecker/Auto Dismantler/Reovcler - means a buildina. structure or lands uses for the storaoe of used vehicles which are to be dismantled on the premises and for the sale of parts of the said vehicles on site. Brownfield - means undeveloped or previously developed properties that may be contaminated. They are usually. but not exclusively. former' industrial or commercial properties that may be underutilized. derelict or vacant. Built Boundary - means the limits of the developed urban area as defined by the Minister of Public Infrastructure Renewal. Built Heritaae Resources - means one or more sianificant buildinas. structures. monuments. installations or remains associated with . architectural. cultural. social. political. economic or militarv historv and identified as beina important to a community. These resources may be identified throuoh desionation or heritaae conservation easement under the Ontario Heritaae Act. or listed by local. provincial or federal iurisdictions. Built-up Area - means all land within the built boundarv. Community Infrastructure - refers to lands. buildinos. and structures that support the Quality of life for people and communities by providina public services for health, education. recreation. socio-cultural activities. security and safety. and affordable housina. Compact Urban Form - means a land-use pattern that encouraoes efficient use of land. walkable neiohbourhoods. mixed land uses (residential. retail. workplace and institutional all within one neiahbourhood). proximity to transit and reduced need for infrastructure. Compact urban form can include detached and s'emi-detached houses on small lots as well as townhouses and walk-up apartments. multi-storey commercial developments. and apartments or offices above retail. Complete Communities - meet people's needs for daily Iivina throuahout an entire lifetime by providina convenient access to an appropriate mix of iobs. local services. a full ranae of housina. and community infrastructure includina affordable housina. schools. recreation and open space for their residents. Convenient access to public transportation and options for safe. non-motorized travel is also provided. Comprehensive Review - means . a) an official plan review which is initiated by Council. or an official plan amendment which is initiated or adopted by Council. which: 1. is based on a review of population and arowth proiections and which reflect proiections and allocations by Durham Reaion and orovincia/o/ans. where applicable: considers alternative directions for arowth: and determines how best to accommodate this arowth while protectina provincial interests: 2. utilizes opportunities to accommodate projected arowth throuah intensification and redeve/ooment: 3. is intearated with plannina for infrastructure and oublic service facilities: and . 4. considers cross-jurisdictional issues: or b) means a review undertaken by Council or comparable body which: 1. addresses lana-term population projections. infrastructure reauirements and related matters: 2. considers cross-iurisdictional issues. Conserved - means the identification. protection. use and/or manaaement of cultural heritaae and archaeoloaical resources in such a way that their heritaae values. attributes and intearity are retained. This may be addressed throuaha conservation plan or heritaae impact assessment. Cohversion of Emplovment lands - means redesianation from employment area to another urban desianation. or the introduction of a use that is otherwise not permitted in the employment areas desianation. Cultural Heritaae landscape - means a defined aeoaraphical area of heritaae sianificance which has been modified by human activities and is valued bya community. It involves a aroupina(s) of individual heritaCle features such as structures. spaces. archaeoloaical sites and natural elements. which toaether form a sianificant type of heritaae form. distinctive from that of its constituent elements or parts. Examples may include. but ar.e not limited to. heritaoe conservation districts desianated under the Ontario Heritaae Act: and villaaes. parks. aardens. battlefields. mainstreets and neiahbourhoods. cemeteries, trailways and industrial complexes of cultural heritaoe value. . Employment Area - means those areas desionated for clusters'of business and economic activities includina. but not limited to. manufacturino. warehousina. offices. and associated retail and ancillarv facilities. Greenfield Area - means the area within a settlement area that is' not built-up area. Where a settlement area does not have a built boundarv. the entire settlement area is considered desianated areenfield area. Greyfields - previously developed properties that are not contaminated. They are usually. but not exclusively. former commercial properties that may be underutilized. derelict or vacant. Heritaae Attributes - means the principal features. characteristics. context and appearance that contribute to the cultural heritaoe sionificance of a protected heritaae property. Protected Heritaae Property - means real property desionated under Parts IV. V or VI of the Ontario Heritaae Act: heritaoe conservation easement property under Parts" or IV of the Ontario Heritaae Act: and property that is the subiect of a. covenant or aoreement between the owner of a property and a conservation body or level of aovernment. reaistered on tine and executed with the primarv purpose of preservina. conservina and maintainirio a cultural heritaae feature or resource. or preventino its destruction. demolition or loss. Provincial Plan - means a plan approved by the Lieutenant Governor in Councilor the Minister of Municipal Affairs and Housina. but does not . include municipal official plans. Settlement Areas - means urban areas and rural settlement areas within municipalities (such as cities. towns. villaoes and hamlets) that are: a. built up areas where development is concentrated and which have a mix of land.uses: and b. lands which have been desionated in an official plan for development." . bbbb) Map A2 Land Use Courtice Urban Area is amended by deleting the Future Urban Residential designation as shown on Exhibit "A" to this Amendment. cccc) Map A3 Land Use Bowmanville Urban Area is amended by deleting the Future Urban Residential designation, and by changing the designation of the lands located at Part Lot 16, Broken Front Concession, municipally known as 2375 Baseline Road from Prestige Employment Area to Community Park as shown on Exhibit "B" to this Amendment. dddd) Map A4 Land Use Newcastle Village Urban Area is amended by deleting the Future Urban Residential designation as shown on Exhibit "C" to this Amendment. . eeee) Map I Community Improvement Areas is hereby amended asfollows: a. by deleting the Enniskillen CIA, b.by deleting the Leskard CIA, c. by deleting the Burketon CIA, d. by deleting the Kendal CIA, e. by deleting the Haydon CIA f. by deleting the B2 CIA, g. by adding the C1 CIPA, h. by adding the B7 CIPA, i. by adding the B6 CIPA, j. by changing the title of the Schedule from Community Improvement Area to Community Improvement Project Areas, k. by adding Completed Community Improvement Plan to the legend and I. by' changing the legend from Community Improvement Area to Community Improvement Project Area . as shown on Exhibit "D" to this Amendment. ffff) By introducing "Map J1 Built Boundary Courtice Urban Area" as shown on Exhibit "E" to this Amendment. gggg) By introducing "Map J2 Built Boundary Bowmanville Urban Area" as shown on Exhibit "F" to this Amendment. hhhh) By introducing "Map J3 Built Boundary Newcastle Village Urban Area" as shown on Exhibit "G"to this Amendment. iiii) By introducing "Map J4 Built Boundary Orono Urban Area" as shown on Exhibit "H" to this Amendment. jjjj) By introducing Appendix A - General Description of Studies. Proposed Appendix A - General Description of Studies As outlined in section 23.15 of this plan, the Planning Act permits council to require an application to pre-consult with the municipality prior to submitting an application, and to request from the applicant, at the time of the application submission, any information determined as necessary to properly assess the application. General descriptions for studies and reports that may be required of an applicant are outlined below. The scope of the following studies and reports shall be' determined by the municipality, in consultation with any other government body, public authority and/or external agency, and is dependent on the nature of the proposal. Additional information may be required from these reports through the planning analysis, council deliberation, and/or public participation processes. This is not considered an exhaustive list. Study/Report/Information General Description/Development Scenario PLANNING AND GROWTH MANAGEMENT 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 proposal. The Planning Rationale Report brings together all of the other required studies' analysis and conclusions into a coherent case for the development. The minimum objectives of the study are to: . provide a description and clear understanding of the proposed amendment; . provide all statistics (Le.; 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 process steps and approvals required (Le.; 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; Study/Report/Information General Description/Development Scenario . provide the site's planning history, including previous . approvals; . provide an analysis of all studies submitted as part of the application, and, . provide an analysis and opinion as to why the proposal is good planning, including an evaluation of potential impacts. The report shall be prepared by a registered professional planner to the satisfaction of the Municipality. Retail Market Impact Study 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 the existing and planned structure of the Municipality, in particular the impact ()n historic downtowns, and on town/regional and neighborhood centers. The basis for the study will be the Commercial Policy Review Study as upd~ted from time to time. Rental Housing The purpose of a Rental Housing Conversion Study is to Conversion Study ensure an adequate supply of affordable and. mid-range rental accommodation. Any proposal fbr the c0nversion ,of rental units to condominium tenure would be required to justify the need for the conversion and demonstrate that there are sufficient rental units to meet theMunicipality's long-term ,. affordable housing needs. Financial Impact Analysis The purpose of a Financial Impact Analysis is to determine the proposed development's financial impact on the Municipality's operating and long term capital budgets. The analysis should also include the impact on the Development Charges schedule and financing. Any application to amend the Municipality's Official Plan or Zoning By-law may be required to prepare a Financial Impact Analysis. The study shall be prepared by a professional land economist to the satisfaction of the Municipality. ENERGY AND ENVIRONMENT Energy Conservation and The Clarington Official Plan recognizes three key Sustainability Plan - Plans principles which provide direction for the policies in the of Subdivision Plan; sustainable development, healthy communities, and the management of growth. Study/Report/Information General Description/Development Scenario The Municipality, in its efforts to achieve these principles is encouraging the development industry to promote high quality design practices centered on energy conservation, efficiency and environmental'sustainability for all communities in the Municipality of Cia ring ton. Developers and builders shall demonstrate to the Municipality how they will address sustainable design in the communities they build. The Energy Conservation and Sustainability Plan must demonstrate how the development will achieve these three key principles Environmental Impact The purpose of an Environmental Impact Study (EIS) is to Study determine the potential for development to adversely impact environmentally significant and sensitive areas, and natural heritage features. An EIS and shall address the study requirements identified in subsection 4.5.35 An EIS for lands within the Protected Countryside designation of the Greenbelt Plan shall also be undertaken in accordance with the policies bf that provincial plan. An EIS shall be prepared at the expense of the proponent by a qualified professional (biologist, ecologist, professional geoscientist; professional engineer) to the satisfaction of the Municipality, in consultation with the Conservation Authority, the Region of Durham and any other agency deemed appropriate by the Municipality. Watershed or Watershed plans take a broad ecosystem approach to Subwatershed Study water, water related natural features, terrestrial resources, fisheries, water dependenciesllinkages and valley/open spate systems. The purpose of the Watershed Plans is to .provide watershed-wide policy and direction for: · ecological integrity and carrying capacity, · the protection of valley systems and green space ~ planning, \ · the management of water quantity and quality, · aquifer and ground water management, · fisheries management, · rehabilitation/enhancement programs, · a framework for implementation of watershed policies and programs, · regional opportunities/constraints, · document servicing needs/availability of water/ sewerage, · will delineate subwatershed planning areas. Watershed plans "set the stage" for the undertakina of Study/Report/Information General Description/Development Scenario smaller scale subwatershed management plans. A subwatershed plan should reflect the goals of the watershed plan, but is tailored to tributary needs and local issues. Subwatershed plans can provide more detailed guidance for site-specific water resource planning issues. They present targets, goals and objectives for the subwatershed. Tree Inventory/Woodland The purpose of a Tree Inventory/Woodland Preservation Preservation and and Management Plan is to provide detaileq information Management Plan about individual trees and associated vegetation on public and private lands. The Preservation plan should be based on a detailed landscaped analysis of the area including its topography and soils. Any development or site alteration where private or public trees/vegetation exist within the property and/or exist a minimum of 3 metres beyond the property line shall detail, in addition to other matters, existing trees proposed to be removed and the canopy replacement, existing trees proposed to be retained/protected and their monetary dollar value, dimensions and details of recommended tree protection and preservation measures for all trees to be retained. The plan shall be prepared by a qualified Landscape Architect in good standing with the O.A.L.A (Ontario Association of Landscape Architects) in conjunction with a qualified Certified Arborist who will prepare the vegetation inventory and analysis. Other qualified professionals include biologist, ecologist, professional geoscientist, or . forester. Oak Ridges Moraine For any development or site alteration within the Oak Specific Studies Ridges Moraine the following studies maybe required: A Na~ural Heritage Evaluation shall address the study requirements identified in section 4.4.40. A Hydrological Evaluation snail address the study requirements identified in section 4.4.41. A Landform Conservation Plan shall address the study requirements identified in section 4.4.42. An Earth Science Heritage Evaluation shall address the study requirements identified in section 4.4.43. These studies shall be submitted to the satisfactions of the Municipality in consultation with the Conservation Authority. Study/Report/Information General Descri ption/Development Scenario Hydrogeological Report The purpose of a Hydrogeological Report is to evaluate and Servicing Options. the impacts of a proposed development on ground water Report and surface water quality or quantity and the associated connections and impacts to natural heritage and water resource features and functions. A Hydrogeological Report submitted to evaluate impacts to natural heritage and water resource features shall be submitted to the satisfactions of the Municipality in consultation with the Conservation Authority. Geotechnical Report The purpose of a Geotechnical Report is to explore subsurface soil and groundwater conditions on a site. The Geotechnical Report should summarize subsurface exploration data, in.c1uding subsurface soil profiles, exploration logs, laboratory results, ground water information and engineering recommendations for design. A Geotechnical Report shall be submitted to the satisfaction of the Municipality in consultation with the Conservation Authority. Slope Stability The purpose of a Slope Stability Report is to protect valley slopes from impacts to long-term stability by development. Any proposal for development or site alteration on or in proximity to a slope must demonstrate that the long term integrity of the slope is not compromised by the proposed development and that an appropriate access buffer has been provided, if required, in accordance with the standards and criteria established by the Province and the Conservation Authority. All other site specific situations where a Slope Stability Report is required will be reviewed by the Municipality in consultation with the Region and/or Conservation Authority. These specific situations may include the need to undertake a stream meander belt analysis for applicatrons adjacent to watercourses and valleylands. Flood Plain Management The purpose of a Flood Plain Management Report is to Report evaluate the hydraulic impacts to the flood plain, both on and offsite, flood proofing requirements and access requirements assoCiated with development or site alteration within the Regional Storm Flood Plain, as defined by the Conservation Authority. Any proposal for development or site alteration within the Regional Storm Flood Plain must demonstrate that there will be no off site impacts to the flood plain and must demonstrate that an appropriate level of flood proofing and Study/Report/Information General Description/Development Scenario safe access may be established for the proposal. The report shall be prepared in accordance with the criteria and standards established by the Province, the Municipality and the Conservation Authority. It must be stamped and signed by a Professional Engineer(water resources). TRANSPORTATION Traffic Management Plan The purpose of a Traffic Management Plan' is to minimize the negative impacts of traffic on neighbourhood streets, ensure adequate supply of on-street r.;>arking, and ensure a transit, cycling and pedestrian friendly environment. Draft Plans of Subdivision shall be accompanied by a Traffic Management Plan that would illustrate, among. other matters, daylight triangles, anticipated driveway locations in proximity to corners, cul-de-sac bulbs and elbows, design speeds, proposed sidewalk locations, right- of-way widths, road radii and traffic calming measures. Parking Utilization Study The purpose of a Parking Utilization Study is to estimate the parking demand generated by a development and to establish the number and size of parking spaces to be provided, while recognizing local conditions and site constraints. This study may be'required in support of development applications which propose fewer or significantly greater parking spaces, as determined by the Municipality, than required by the Municipality's Zoning By-law. Such a study shall assess projected on-site parking space demand in cOmparison to the proposed parking space supply and shall provide parking options and implementation recommendations including, where appropriate, the sharing of parking spaces between different on-site uses or the utilization of potential off-site options in compliance with the Municipality's Zoning By-law. The Study should also include an analysis of the proximity to transit and of other policy objectives such as intensification, sustainability, and compact development Traffic Impact Study The purpose of a Traffic Impact Study is to provide an assessment of the impact of a proposed development on the transportation system, and determine infrastructure improvements, service upgrades and mitigation measures required to reduce any adverse impacts of a proposed development, not just to accommodate automobile flows, but also having the pedestrian as the first priority and Study/Reportllnformation General Description/Development Scenario his/her use of other modes of mobility. These studies would be required for any proposal for development or site alteration in proximity to a local, collector or arterial road that may have an impact on the Municipality's transportation network. The study shall project and evaluate expected traffic movements and volume generated by the particular development proposal or site alteration. The study should include an analysis of other modes of transportation such as cycling, walking, and transit and how these modes of transportation will be promoted and accommodated by the development. The study shall be prepared by a registered professional planner or professional engineer to the satisfaction of the Municipality. AGRICULTURE Statement of Conformity Any proposal for development or site alteration of a non- with Minimum Distance agricultural use within 500 metres of a livestock facility, or Separation Information the establishment of a new livestock facility, is required to use Minimum Distance Ser:>aration (MDS) formulae to determine a recommended distance between a livestock facility and another lan'd use. MDS will vary according to a number of variables including, but not limited to, type of livestock, size of farm operation and type of proposed development. MDS does not account for noise and dust. Agricultural Assessment Any proposal for development or site alteration of a non- agricultural use within 500 metres of an agricultural operation may also require an Agricultural Assessment to examine reciprocal impacts of new non-agricultural uses 'and existing agricultural operations on each other. The proposal for a non-agric'ultural use would in all situations demonstrate suitable mitigation measures to protect the agricultural use and its operations. The proposal for a non- agricultural use would also, if necessary, demonstrate mitigation measures such as buffer zones or alternative designs to protect the non-agricultural use from potential impacts from agricultural operation activities such as crop spraying. An agricultural assessment will also be required for projects that change prime agricultural land to other non- agricultural uses. The Assessment analysis has to demonstrate that agricultural uses are no longer feasible/needs on the site and/or the proposed use is more Study/Report/Information General Description/Development Scenario beneficial to the community, and explore the possibility of reverting the site to agricultural uses in the future. Noise or Vibration Study The purpose of a Noise Study is to provide an analysis of anticipated future noise levels within and surrounding a proposed development, and to describe the types and locations of noise abatement measures which will be required to attenuate noise. A Noise Study would address, among other matters, the number and nature of highly intrusive noise events in a variety of conditions and the feasibitity of achieving acceptable levels of noise impact. Further, a Noise Study shall be prepared by a qualified acoustical engineer to the M un icipality's satisfaction. A Vibration Study would, among other matters, measure vibration levels and the feasibility of achieving acceptable' levels of vibration impact. All other site specific situations where this ~tudy may be required will be determined by the Municipality in consultation with any other government agency, public authority and/or external agency. Odour, Dust and Light An Odour, Dust and Light Impact Study is required for any Impact Study proposal for development or site alteration in proximity to sources of noxious or hazardous substances or where sensitive land uses may experience adverse impacts from development. The study shall be prepared by a professional engineer to the satisfaction of the Municipality. SERVICING Grading, Drainage and The purpose of a Grading, Drainage and Stormwater Stormwciter Management Management Report is to evaluate the effects of a Report proposed development on the stormwater and drainage pattern, and to recommend how to manage rainwater/snowmelt for the proposed development. Any proposal for development or site alteration may require a Grading, Drainage and Stormwater Management Report to examine how stormwater, erosion and sedimentation will be controlled and managed on and off site. The report shall be prepared in accordance with the standards, requirements and criteria established by the Province, Municipality and Conservation Authority. The report shall be prepared by a professional engineer to the satisfaction of the Municipality. Study/Report/Information General Description/Development Scenario Functional Servicing The purpose of the Functional Servicing Report is to Report evaluate the impacts of a proposed development on Regional and Municipal servicing infrastructure and utilities. Any proposal for a major development, as determined by the Municipality, shall identify the technical requirements to provide the utilities and infrastructure to support urban development. All other site specific situations where a Functional Servicing Plan may be required will be determined by the Municipality in consultation with any other government agency, public authority and/or external agency The Functional Servicing Report shall be prepared by a qualified professional engineer to the satisfaction of the Municipality. AGGREGATES Aggregate Extraction Area An Aggregate Extraction Area S~udy shall address the Study study requirements identified in Section 15.3.9 An Aoareaate Rehabilitation Plan is required as part of the license process under the jurisdiction of the Ministry of Natural Resources pursuant to the Aggregate Resources Act. CULTURAL HERITAGE . Archaeological The purpose of an Archaeological Assessment is to Assessment ascertain the presence or absence of archaeological resources. Any proposal for development or site alteration in proximity 'to areas with archaeological sites or having archaeological potential (as assessed according to Ministry of Culture 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 on-site preservation or systematic removal. The assessment would also include recommendations for conservation measures. The assessment shall be conducted and the information prepared by an Archeologist licensed under the Ontario Heritage Act. .f Study/Report/Information Cultural Heritage Resource Impact Assessment Sun/Shadow Analysis Scenic Vistas & Views Impact Analysis Park Concept Plan General Description/Development Scenario The Cultural Heritage Resource Impact Assessment is intended to provide relevant information on the nature and significance of a heritage property and develops the policy framework in which the heritage property can be conserved. Any proposal for the development of a heritage property designated under the Ontario Heritage Act or of a property abutting a designated heritage property would need to identify and evaluate the Impact of development or site alteration on the built heritage resource and recommend appropriate impact mitigation measures and conservation strategies, based on conservation principles, and provide a statement of cultural significance. i The assessment shall be conducted and the information prepared by a member of the Canadian Association of Professional Heritage Consultants. URBAN DESIGN The purpose of a Sun/Shadow Analysis is to evaluate the impact of a proposed development's shadows at various times of day through the year. Any proposal for develppment or site a.lteration with significant height or massing as determined by the Municipality and/or located within proximity to low density residential areas shall show the impact of shadows cast by the proposed development on adjacent streets, parks and properties. The analysis shall be prepared by an architect, landscape architect, or registered professional planner to the satisfaction of the Municipality. A Scenic Vistas & Views Impact Analysis may be required to determine the impacts of a proposed development on view and vistas, by graphically inserting the proposal into images depicting existing view and vistas. A series of view and vista renderings, from a variety of angles and at varying distances may typically be required. The analysis shall be prepared by an architect, landscape architect, or registered professional planner to the satisfaction of the Municipality. Any draft plan of subdivision where parkland is being dedicated to the Municipality shall include a park concept showing the program indicated by the Municipality can be accommodated within the area of the parkland being Study/Report/Information General Description/Development Scenario proposed within the draft plan. The plan shall be prepared by an architect, lands'cape architect, or registered professional p~anner to the satisfaction of the Municipality. Urban Design Guidelines The purpose of Urban Design Guidelines is to evaluate the design of a development and associated landscapes to ensure that the development blends with the neighbourhood, orto advance the emerging character of a new or redeveloping neighbourhood. Urban Design Guidelines may be required for any development or site alteration and would be a combination of text, plans, illustrative sketch diagrams and photos. The Guidelines would describe the vision or design intent, physical form, layout and design of the proposed development including, but not limited to matters such as, building massing, elevations and articulation to establish the relationship between the building and the street, building heights and shadows, building setbacks, circulation and parking, pedestrian and transit linkages, loading and servicing, landscape and outdoor amenity areas, and lighting. The GOidelines would also demons~rate that land use compatibility is taken into account and impacts on sites adjacent to the development are mitigated. Master Block Plan A Master Block Plan may be required for development applications to show the siting of a particular proposal within a broader surrounding context, the limits of which are to be identified by the Municipality on a case-by-case basis. In this regard, the Master Block Plan may involve an appropriate conceptualization of the future development of lands in the vicinity of the subject site, as well as show existing conditions and/or other concurrent proposals in the broader surrounding area. A Master Block Plan may also be used as a mechanism by which to evaluate compliance of a proposal under ultimate build-out conditions, with respect to such built form objectives as built frontage, lot coverage and density. Lighting/Photometric Plan The purpose of a Lighting/Photometric Plan is to provide an analysis of the anticipated lighting levels on a proposed development site and potential effects on nearby properties, features and the night sky. Such a Plan is to be premised upon providing sufficient lighting for site access and safety purposes which also minimizes enerQV Study/Report/Information General Description/Development Scenario consumption, light pollution and visual impacts. Any development or site alteration where proposed lighting may affect adjacent or nearby land uses or environmental conditions, perhaps due to variations in topography or visibility, would be required to submit a lighting/photometric Plan. This Plan is to demonstrate how the development has been designed to conserve energy, prevent adverse and off-site impacts for nearby properties, sensitive land uses and infrastructure, such as residential areas, green spaces, railways and roadways, and avoid negative effects on the night sky. OTHER Reliance Letter, Phase 1 Any proposal for development or site alteration on lands or and 2 Environmental Site adjacent to lands where there is a probability that one or Assessment or Site more contaminants have affected the property must Screening Questionnaire submit a Site Screening Questionnaire or Phase 1 and 2 Environmental Site Assessment in accordance with Regional Guidelines and Provincial Guidelines and legislation. For major application types, such as an Official Plan Amendment, Zoning By-law amendment, Plan of Subdivision, Plan of Condominium and major Site Plan, a Reliance Letter may be required to accompany all Phase 1 and 2 Environmental Site Assessment reports and Site Screening Questte>nnaires. The documents shall be prepared by a professional engineer ts> the satisfaction of the Municipality. Air Quality Study The purpose of an Air Quality Study is to assess the potential impact of emissions, including odour and dust, produced by a proposed development and provide mitigation measures to protect public health and the natural environment., Any proposal for development or site alteration with activities that may potentially have adverse impacts on the health of Municipality residents or the environment would require an Air Quality Study. The Study would measure existing and projected pollutant concentrations in order to assess ambient air quality and the impact of emission concentrations on adjacent sensitive receptors, such as residential uses. The Study would also determine the proposed development's expected emission impacts on the surrounding community/development and provide control and mitigation measures. A development proposal for a sensitive land use, such as residential, in proximity to Study/Report/Information General Description/Development Scenario a land use activity that produces air emissions that may adversely affect the sensitive land use must also conduct an Air Quality Stuqy, and if necessary demonstrate measures to protect the sensitive use. Contamination Any proposal for development or site alteration for high Management Plan risk land uses within areas of high aquifer vulnerability shall be accompanied by a Contamination Management Plan that defines the approach to protect water resources and provides for long-term monitoring of the use. High risk land uses may include, but are not limited to auto wrecking and salvage yards; dry cleaning of textile and textile products; and, wood product preservation and treatment. "Exhibit."A", Amendment No.n To The Municipallity of Clarington Official Plan", Map A2, land Use, Courtice Urban Area. Delete "Future Urban Residential" . from legend MAP A2 LAND USE COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON January 2,2007. THIS CONSOlIDATION IS PROVloeo fOR CONVENIENCE ONlY AHa REPRESENTS REQUESTED UOQIFlCAOONS AND APPROVAL FUTURE URBAN RESIDENTIAL D URBAN RESIDENTIAL I@/ MEDIUM DENSITY RESIDENTIAL 00 HIGH DENSITY RESIDENTIAL - TOWN CENTRE ~ COURTICE WEST SHOPPING DISTRICT G NEIGHBOURHOOD CENTRE M HIGHWAY COMMERCIAL D PRESTIGE EMPLOYMENT AREA ~ LIGHT INDUSTRIAL AREA - GENERAL INDUSTRIAL AREA - BUSINESS PARK D UTILITY D ENVIRONMENTAL PROTECTION AREA - GREEN SPACE _ WATERFRONT GREENWAY - COMMUNITY PARK . DISTRICT PARK . NEIGHBOURHOOD PARK a PUBLIC SECONDARY SCHOOL ~ SEPARATE SECONDARY SCHOOL .- PUBLIC ELEMENTARY SCHOOL ~ SEPARATE ELEMENTARY SCHOOl SECONDARY - - - PLANNING AREA ......... SPECIAL POLlCY AREA ........... SPECIAL STUDY AREA GO STATION "Exhibit."B", Amendment No.77 To The Municipallity of Clarington Official Plan", Map A3, land Use, Bowmanville Urban Area. ' tv --i J DEFERRED BY THE REGION Of DURHAM :%l LAKE ONTARIO . TOURISM NODE D ~~~~~~~ENT AREA ~ PUBLIC SECONDARY SCHOOL ~ ~~~~~TRIAl AREA ~ SEPARATE SECONDARY SCHOOL: FUTURE _ ~~U~~~Al AREA ~ PRIVATE URBAN RESIDENTIAL SECONDARY SCHOOL D URBAN RESIDENTIAL D UTILITY : PUBLIC elEMENTARY SCHOOL ~ ~~~II~~~~~SITY D ENVIRONMENTAL ~ SEPARATE PROTECTION AREA ELEMENTARY SCHOOL 00 ~~~cii~~l~ _ GREEN SPACE 15 PRIVATE ELEMENTARY SCHOOL - TOWN CENTRE _ WATERFRONT SECONDARY GREENWAY - - - PLANNING AREA . NEIGHBOURHOOO _ COMMUNITY PARK ......... SPECIAl POLICY AREA CENTRE _ HIGHWAY COMMERCIAL . DISTRICT PARK ...........SPECtAl STUDY AREA ~ ~~::cc;.~6~ AREA . NEIGHBOURHOOD GO STATION PARK MAP A3 LAND USE BOWMANVILLE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON January 2.2007. TliSCONSQi..DAnON.S PROVlOEOFOR CONVENIENCE 0"1.'( ANO REPl'tESENTS REQUESTEO UOOIFlCAOONS AND APPROVAL "Exhibit."C", Amendment No.n To The Municipallity' of Clarington Official Plan", Map A4, land Use, Newcastle Village Urban Area. Delete"Future Urban Residential" ~ E LAKE ONTARIO - - - URBAN BOUNDARY FlJTURE URBAN RESIDENTIAL URBAN RESIDENTIAL - . . a ~ : ~ DISTRICT PARK NEIGHBOURHOOD PARK PUBLIC SECONDARY SCHOOL SEPARATE SECONDARY SCHOOL PUBLIC ELEMENTARY SCHOOL SEPARATE ELEMENTARY SCHOOL SECONDARY PLANNING AREA Delete"Future Urban Residential" from legend COMMUNITY PARK MEDIUM DENSITY RESIDENTIAL VILLAGE CENTRE HARBOURFRONT CENTRE LIGHT INDUSTRIAL AREA lJTlLlTY tv J ENVIRONMENTAL PROTECTION AREA _ GREEN SPACE _WATERFRONT GREENWAY SPECIAL POLICY AREA . TOURISM NODE MAP A4 LAND USE NEWCASTLE VilLAGE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON t.ooo Moln.t. January 2, 2007. TliIS CONSOlIOA nON IS PROVIDED FOR CONVENIENCE ONLY f.K) REPRESENTS REQUESTED t.lOOlFICATlONS AND APPROVAL "Exhibit "0", Amendment No. 77 To The Municipality of Clarington Official Plan", Map I, Community Improvement Area UJ ... ... :> z o " ~ z I I- Z w ::!!U) o~ a:: a:: Q.< Q. ::!! I- < - CJ :E ~ ~ z&1 ~Q. ::!! o CJ z o c >- <( :l: < ... u .!l= G1"E 'iiJl! c~ ~ :$ u .!l"c G1~ 'ii:: ctl '2 c w = e 'g C GI = g\ <~ ~B <= l-ilS za= we( ffit; >w 0"" a=o D.a= :ED. "'1- ~z z~ - ~ ~ :Eo :Ea= OD. Y:E "E ~ f!J:; u.z G1::J g\:E ;:E 68 = {!. ~ z i~ o .f o ~2 z~ ~ U ::s~ t;~ ~~ o..U !<lEi "~ ~t5 ~~ ~~ ~n Jffi U ~ ~ ~ ~~ u ~~ ~ gf ~ u~ ~~ z o I- 0.. ::E <( :I: ~ z ~ ::E ::E o (J ril ~ Iii z ... ~ 0.. ::E ::E ::E o 0 (J (J ~D J Lake Ontario MAPJ1 BUilT BOUNDARY COURTICE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON September 13, 2010. D BUilT BOUNDARY I BUilT UP AREA GREENFIELD [:=:=i URBAN BOUNDARY tv j " o 125 2SO $00 150 1.000 IH... Lake Ontario tv J MAP J2 BUILT BOUNDARY BOWMANVILLE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON D BUI~T BOUNDARY BUILT UP AREA GREENFIELD [~~~] URBAN BOUNDARY o 125 250 500 7SO 1,000 Mel'" September 13, 2010 = "Exhibit."G", Amendment No.77 To The Municipallity of Clarington Official Plan" Lake Ontario [=:J BUILT BOUNDARY . BUILT UP AREA GREENFIELD L~..~".J URBAN BOUNDARY tv J o 140 280 560 840 1,120 - Metrel MAP J3 BUILT BOUNDARY NEWCASTLE VILLAGE URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON September 13, 2010 "Exhibit."H", Amendment No.77 To The Municipallity of Clarington Official Plan" I L ~~_ ~(j tv I ffi f!' Ul z i CONCESSION ROAD 5 ,,- /' , Cl -< o '" '" <( ::J o (/) o ~ { ~\.I ....... I . \ . I BLEWETT ROAD .200 100 0 400 I 200 600 Metres D BUILT BOUNDARY BUILTUPAREA GREENFIELD i~~ J URBAN BOUNDARY CONCE.S'SION ROAD 5 MAPJ4 BUILT BOUNDARY ORONO URBAN AREA OFFICIAL PLAN MUNICIPALITY OF CLARINGTON September 13, 2010. HANDOUTS & PRESENTATIONS '" Clarington Official Plan Review COURTICE MAIN STREET MASTER DEVELOPMENT PLAN September 13, 2010 ~.. PLAN REVIEW Compass to our :Future -~.:..~ "" .---.... '~',. 1- q~r~~gton PLANNING SERVICES DEPARTMENT Joseph Bogdan Architects Associates Inc. Urban Design Consultants '~ ;:::::;" DILLON CONSULTING !! ~:~~~~~ I AECOM PART 1- BACKGROUND - Overview of Study - Public Workshop Outcomes PART 2 - PROPOSED VISION - Precinct Plan - Proposed Master Plan - Precincts and Land Use Schedule PART 3 - URBAN DESIGN GUIDELINES - Purpose - Structure - Examples PART 4 - CONCLUSION ~_... .~OFFICIAL PLAN REVIEW Compass to iltU':futurt Ql!{iJ1gton 2 PHASE 1 . PHASE 2 .. JULY 2009 JANUARY 2010 -JULY 2010 -"'--. II "?W,1~]jii .!l'1..,~~!,~;~~~~ @;,,~ "~~r".~ ....~~. ~- ......"'_~.. ."'. 1''''] D)P::Wtrl!lj1E'lli @.r:flli@ . " ' ;;j;." tlOFFICIAL PLAN REVIEW ~W(Jurfuturr PHASE 3 .. . . SEPTEMBER 2010-EARLY 2011 ..., [;i-'ill' , * (I";, "".,. .;.,~'j " _ "7.:, ~1.. . "'""'" " c..<.= ~..).'Jj'~ jJ.~t~~i-A ~~ ..~. o;';<.'~I>".'" ,-,-,. . .....-(.. ",. i Open House We are here C*i1 Open Hp..use!Stat utory, Open HOllse Clarington ~fl~I""II".l' Courtice Main Street Study Area ;;;..... {lSiiliOFFICIAL PLAN REVIEW Compus loour:Fulml ......................................... I Introduction of the Master Development Plan : : . A long term vision for development : : . Focal area for the Courtice community : : . Supports incremental change, allows for evolution : ......................................... l1~!J.!!gton 4 Public Input opportunities: . Community Vision Workshop-July 22, 2009 . February 18, 2010 Workshop . Open House - June 29, 2010 . Council presentation-September 13, 2010 Part 1 - BACKGROUND Public Input - Community Vision -. -~ .a~FFICIAL PLAN REVIEW CcmJW$ foour:Tlltwr DURHAM HIGHWAY 2: . An important route across Clarington - but needs a distinct 'Courtice identity' . Needs to function better (snow clearance, access, traffic speeds) . More pedestrian & cycle oriented . Creek Valleys are unique and should be celebrated and integrated . "Green edge/green link/breath of fresh air" - between Oshawa & Bowmanville q~t~llgton 5 Public Input opportunities: . Community Vision Workshop - July 22, 2009 · February 18, 2010 Workshop . Open House - June 29, 2010 . Council presentation-September, 2010 ~_(itII .SiliOFFICIAL PLAN REVIEW U1mptw foour:r"Ullt t DENSITY '- " -... ~-:il ~ '.:;: .. t -. -ji ~ ", . ri ,J ", LAND USE " ~...., : "':;;,..0;:';'.,* ., r '!f ~/ ~ ~. .' '" ........- BUILT FORM CQURTICE: . Need to respect the surrounding built form by creating transitionary zones wherever new development would abut existing fabric · Need for public gathering spaces . Provision of mixed use as a predominant land use to cater to live/work or retail/office situations · Desire for a human scaled, master planned community vs. "big box" retail architecture . Need for municipal services g~!J.llgton 6 Part 1 - BACKGROUND Public Input - Community Vision Public Input opportunities: . Community Vision Workshop - July 22, 2009 . February 18, 2010 Workshop . Open House - June 29, 2010 . Council presentation-September, 2010 COURnCf.'S GREEN UNK ~ --,.; r: -"I' .. ': .~ .;;.-..::: I .<. -.' 'I ;'LL"" .~ , " . ", . .;.., . \r:-.".~ ,"'~ i :, - ~ .. ..." . ":;" " .... -... j .~OFFICJA PLAN REVIEW Compass totJUr'1lltwt COURTICE: . Desire for public square to be embedded in the Plan, with a defined minimum size and an obvious connection to the northern green space . Need to ensure that regulations include provisions for existing smaller properties ClarjlJgton LrdJmx Iibr \1"-" 7 POTENTIAL FRAMEWORK COURTICE MAIN STREET: Reference to the map 0 'Opportunities and Constraints' in the Issues Review Paper January26,2010 . Strengthen Courtice's role within Clarington . Emphasize and integrate the natural heritage of Farewell and Black Creeks as "Clarington's Green Link" . Reinforce and support existing community business strengths . Create a community or "village" focal area . Create more public gathering spaces, attractive sidewalks and landscaping ~.... .Sili:OFFICIAL PLAN REVIEW Compass 10 our1Ufurr . Encourage more urban buildings at the street edge that combine working and living . Improve property and community image . Respect and enhance Courtice's neighbourhood character . Require the need for municipal servicing . Support transit goals, needs and opportunities q~!J.~gton 8 The Courtice Development Plan is based on the following Community Vision principles: . . l' .~ ~;~1i.~~~:~'~:.{ ;~ j_-':'''''f~'f.~.t~;,: ;~~:'" ~ -In- '7, -,""'~ '''', -';l'~" !l-:?"....~~ ""-~ ~'l";; iL:: .. ..:~,.. .:.:~..-:..- ~~ ~',', '~.." ,~:;;",. -. .~~,?t"' j. ~ -":'. "'.....~7':'_. '"-~ .~l......''>. ....::-.>.~'... .;;:.'i~p - ~I ..... ~r~:If.~- ~.~t~~~~ ~~~ /'. :.:,:. 01_'" 3. ., '__J 21,~" <:0.,.:....... !:;,.~._ :,.f'.....,...~''" i",~,,; ~,.'~.... i,~- p~ ,.;.;.h~ ~~:....;.::; '>0\ ~~~ . . .0 :a COURTICE WEST GATEWAY PRECINCT .= .~ .2 ." .z ~~ BLACK CREEK MIXED USE PRECINCT COURTlCE TOWN CENTRE PRECINCT g: =' w' .." ". =. ~. u COURTICE EAST GATEWAY PRECINCT .,:", ......---". . ,:-/ ;; ~!.f:'.- '\1 f i f, . ~ . ,/ . . . '[ : .:\. j .-: "-'" . ........-.......... . . ~: o' =' ~. l5: u. z. <. '" \ < Reinforce established commercial area >< >< >< Strengthen evolving A new "village-like" residential/mixed use focal area around area Town Centre Site > Gateway precinct supporting transit .1lir.~~I;ALI PLAN REVIEW Compass ,oOllT.1utul'l'i q~ti!!gton 9 -tl.:i ., 1\ ~{l. ... ;:~"".~I: .~'/. " ,s.... '.1 it! . I , or ./ .:. , ," , ..'.~ ---me s. -~Qlf,;.f' 'iI" =, LEGEND ! I i . I i . Mixed Use . (up to 5 storeys) . Mixed Use ~ (up to 8 storeys) . nesidential Medium Density . upto 4 storeys) . Residential Medium Density (up to 6 storeys) Office-Retail Mixed Use . (up to 6 storeys) I, . ~- \,.- Ji ! ---.--.0;;:'.7'::1 o .<P1W Potential Future Street Parkettes and Open Space Municipal Open Space Existing Pa rk Internal Laneway Pathways Courtice Urban Boundary Existing School Public Plaza Priority Location .;;;."" (lS'iiOFFICIAL PLAN REVIEW Compa.ssIO~r:JlllUrt Gateways z <( .... <>. .... Z w :;;; <>. o .... w > w c a: w Ii; <( :;;; 'l~!J.llgton 10 Final Concept Master Plan (2020-2031) "\1 tl '1 " " Ii ifl.-- . :~~"".l'..--"l.: .:,,1{ " i!''l'' ;1 if., 'I " . l, '. , '.\ , ,. I, ~ ",.....! .:t-f ..J. j;)i. , '. . '.J;,;;.._:.:.:'! LEGEND o Erwllonmt'nlill Protection lA' supplk'd by ClOCA "'Id GRCAI D hlstlnsAppliutioo\forOeowlopmf-nt lhbotnBouncUry . Create a linked open space system , ~ - . Transit and pedestrian oriented system . Sustainable Master Plan ~_... .Sil:iOFFICIAL PLAN REVIEW CtmrpDSSfoour:TulUtt ~r~!!gton 11 '. "ff~., ~~'lr:'~' -u,,,,..,,qv.,,~~,~,...,,,,~-, .~I " .,;.;"~""~, ',', "-,''1',, ",' . "',"";~"-": '''f ~,-'j""-,," !.,;-! ~ _" h'!:l{ _ .\T' ........'- - ;;,.,...='.,,, '~~-"I'~rt . tf..t'!'J1' ~~~: .J<,." 'tf.. .---. .; .;.'........ '_""',; ."1d~_.'"I .... .. 'i ~ '..,....:\ t:., .....~,~;,.:: }L"'11""lo;! I.....!;~i) ,.;:\' l.j, -I ,--.., ~'cf:':d[""'I''''~'.';1:! ,-""-~~"".,, "'.., "~l':'~ 1 ;il'f,~'~~"'2.~;:t'~"r..;~-'. -=,~;,~~:,,, ~::~, ~ c ~.~. '\:....~~~'!'.""N_., ~...~ ~.,. ',Jii- ..'"'"...... ,r ~;_ . .~. ...\.',-.017." :;: N"'l:':.:l.-;.~ ":"'; :~~:;;'r":.~" w . l~"~" ~~ :';~. ~..'..~ 1"', ,...,~.' -...,.-...'.... :'. r.,' ~ """, , ~it-""-. !'I'~'''' ,=., "'":fW-J.'.,.. .I .-...... . ,J' I ~ ........ -.O.!'''I ......:15'-..~ ~ '" . .. 1 ,,:.. '~.., --' - x;;-.~ ..... . ~ .(:.~. ~...' ~ p.~ .... ;, '1n~ :~~ dl'~.""-{ fI'" " . '*:~~4'~"''''' ~l ~~~...-,:''::;'i-;;'~'''.- _, so.3!f.., ..;7] 'r'f~ r. -..' ,.d .., - ~Ij ,~ " -...fT'...--;,' 0 --.. ,k~""S-!:'.l'-"-..-"..-.. ~~Il"" '.:..\ .~.1.~"' .....;n..~;;.':'/r: ~~i o..;..'-l...'\. ...'O:.-...-.p..~....;~t.;.L.:f. .;. ~ ~~;-.~ ~~'Q.e,; :\.~.~ . '~1 ~..~..~,.,~ ~e ..~F:~;!-.,.. ' 1f"Ii.;"'4._-.;:., ~~;.i ~ ~.!. :.+ ";, .......- ," .... I),;l".r>-;.......t.. .J .;.~ ..:~",. ~..~.. ~ ....J .....:-..: 'I ~t;;"~\:II~..-~.:1:: -. ...,.-... t ~ ........ - ,.}O-.. 't-.-.,.. ~. ... ':::::.r.-\.~{:....Jrt"'"'_..i# ",.. "I' .,,',..1" - -, ''i.i'' <!. , "I"P", ' :':f;"J;,) !;:,,;;::'s ?::n ~ ,~-",,1-"I;... ....... _~~,"'f .l' :'( ~\.;\'~*" "'......-- ::;r "":.$1' .. -;... ..~,~..~""'!v .:;--(-":!... .......' iJ::-:~~.=~~.;'1,,.ll :l:~" .:" :!i..~.. .[_.....,~ 1'::1'. -... ~ .':.I":.~.~~.:..1 -1.',1:'" 'c....,; ~ t.-:.. ~ -"""~" ~ ,.~---, :..,. .~::1::.;~:':"3 ;'~r- \.'::"'~":;I ~..,...~,~ "::' 't.Fi;"4..,......,~~,:to~.., ::..o) .~h." ~;1. ~ "il. ~ .' !\"";t..~~-m. l'! 'li ""', ~- .~-~ .,-AI f- :....... l.~ dO, ,. .!>i-!- 1 if Ii I"" ;. 'I, ,,,r /' I'; \. l " ~.J : I . k..'~-:::.. [I, LEGEND D Env1ronmental ProtectlQn (As supplied by UOCA and GRCA) D ExlulngAppllclItIonsforDevl'lopment UrbilnBouncbry NOTE: Rationale for Development in these areas is based on: . Locations of existing and future servicing capacity that can accommodate intensification . Expected progress of current development applications . Development projected to initiate from intersections . 11 ......,.... .SliOFFlCIAL PLAN REVIEW ComjWSl.OCW":TuWrt lJP.lJJJgton 12 Built form highlights ~itI~~.~:~~~.m_~ . 'I '.. 'I : ':! , ,Ii .. . " . rJ oIli: ~ ~.~....."J~ ~.--:.~........ .. landmark Building ~.'....mm. .... ,- : . " : 1-. .; . - .:! '- :l! ' ., :j Part 2 - DEVELOPMENT PLAN (GENERAL) Built form, Gateways and Views Vibrant Town Centres Mixed u~~..~.uilt form .m,. 'It f rm with ii.......~.~.II.... ....~ . ,~:\ I Gpea~:;:ra~~~ienodIY environment : "--,.' ilj 'iI " ...... ...... ............ ~ ,~ ',I "'" .j'i :' :3 iIl!I!!:i, . ill : :i . r.. '''jj _ _ 'm ., I! I : ;1 .: ,}If...... p "':.1'. ~":'-'_ .."" :. .....k....e.rij, ncingLL:", !_ '~ Par s _ "~-""'''._.._l--1- ...l I - NASH ROAD, - -~'[' I-"""""""'j R:::":0:-J::: :: --=':--'Jrl 1 lel.,IT'~:''':j~'~__.lI j-.r:Z'-;I' ' I .... __ '1:::_ ':-1..-..<. 1 "--rJ";= l .- '-<=' ~ I.. :r .~ ' 1111" ro' ,<.;.it. -1 'm!'!' . -~~t::~;: ~-..~I" ." · I -. - "'," , I~;~~..,,'-.. ;J__t:= 1(5 v'J.r. ~:"'~I'/f. ~::::;--- Ic.::t~ '<;'''''::''''/I:-i _ -= .... I~%" ::{!j:,' I~~~,~, ':'_~h'4,,-,F,_....._!~--=-=- .-: I~. "-"l'" - "..,....................., Ie. ....... '. ~ 'l:! u z '" '" 'II.....' i.... ;... '''] . :,: , :. . : ( "'. - .~ : : ';<> : - - _' . ,:t : : :1 :.... .....l.!:".__.."'~ ; ,..........,. ..st~eetscape encourages . ment pedestrian environ III';;.," ...\ . -,-:"p '~:,'! .'~':.'<I1 L~~dscaped gas stations LEGEND ~~-. .......~'l''''~". . .... ~FFICIAL ~ry~~~ 2.3 Storeys 3-4 Storeys . Up to 6 Store", . Up to 8 Storeys . 8 + Storeys - ... topment along Existing Applications for Oeve Durham Highway 2 Courtice Urban Boundary --, Clarington Uwh..,... II... 1 3 (ourtice's Green Link Part 2 - DEVELOPMENT PLAN (GENERAL) Open Space Plan , lV""' .:;t. ,;~ . !:1.~~. I"I"~:-.~" _',,!1~'1'''''':~'''' ;-v,.,;",:",- ..:.-.. ... !"IF= ~ :'-:--t.. ". 'I'~ " "'-~-"'-''''l''''''~'''''~ i '."'~ ~-'\J...-'_~"",,::.7~_~ -..::..,...... .:...../. .; :''''.1'';''~';"'; . - ;'::~"'~._'':':.!:'~':~:l' -,,": ,f.....;..., -, ,!;.~i-:"fS "\:--~. .;. c:~~~~_~"'~::~~-:;:"l\~..-.':i~:~ :~t: }:7~i,.:\: -;<~~:~"'.f ..,;:''' . .,>.--, ".. RII ". ,-",."""" -' ;:,IJ,.... :::':'~7' "'~'":.-I ~;~ ~:; :.L;:.,..~~'.~.i:'. '. ~~_' c.: l1" ......,,::"'.., 11~-e' fa... ~ .' ., ..~. , ',-'" .' .,-. ""-",'nt' " _ t"; .. i ~-;;_..,;~'u-..,:"" ~~~'~."'- L.'. ; '=: at, Eli _;\"0,"'1;>-, ;~'_ ~1';. .~ .~ 1'- -'4:i'\,. ,.1.. .....,."..._~ ~ It' -"j't.'\'~~';1.:!--~' ~,' ~ t":',~:"",.- ", ,'- I'..~,_j,,:: "'l t:~.~~- i:.~ .\~ .,l~,.: ..' .:-_. ~r... ~ . _ ,t..-. -.>;: ! ' j'r: 'W.",. ". ,;~: ":l'- ... ,."~ !~i"~r,i'P~~, ::. ....,.......;.......... IIf ..~,li'..;Y :1;:J r- -. '1'..,.._r .' ., .'f' .._~, ,~~., 1 --''? 1 t:~~c'1t . u ~. .;. J , / , ~. ~, / . 1 ! ~: ':11;._..' 'I'l_~ ..l.3' ;1':'; -:.' -rt..} -..",' . ~ 1'1..... .. ~I'.' - .; '.r ;; '~. - .,' ...."..~ ,it ::..:_ ,~~-~~:.:, j~ :~~.:;~ ~;\:~~ ~" I I , ..'~ ~. -. .. .......--...-.,- " LEGEND Trails Proposed Green areal Park Multi use lane/Bicycle Path Proposed Open Space/Square Linked open space systems include: . Street sidewalks +---+ Bicycle Link To Trails e Municipal Park Pedestrian Link eJ Park . Multi-use pedestrian/ bike paths, trails 1," +-+ CI D Urban Boundary .,T""'\ Intersection Treatment ZOne . Connections to valley lands Environmental Protection (As supplied by ClOCA and GRCA) . Parks and urban squares 'iiii#_tiP .SiiiiOFFlCIAL PLAN REVIEW Campus loour:flllul! Qi!~l!!gton , 14 ,I 01 ::; I~ zl ~I :!:I 01 1-1 -~o... wi' ;:(1 :>1 51 !;:il wi g:1 ~ - '"' ~" ..:"..... ,'""'- _.J ~ ~~tf ,tt-1'...-.....~ ~ .. . t' .If: ;;:{......"'.._... ..."-~~.. :\'" """1" 1....~1,"'; 1:.').. ...... I,tr.:- -.Jo1i <: 'I':;~."'-C' ~-I~-'1lo _.~ "';' '~'i ltl;'" .:c.-;.,...:~;. ___ _..,~ ....",0..:..... ~ fa:n.,:,-..;-,....;..f-;" ....~.- - \ "lri ..~ <t; .' IW."~;' ...>' .....' 01;-Y: -;;;.,,::-... . r.d." . (ZI....-,.1".t.,..:'>\~::: ~41:; o(::-f...~.:" "~ " r:::::if~"-.?;..':.i ~2..~ -~~...... '7/ Z~-~;j:;:"\.'~''-. ...:.;1'.',' ,: r,-;. '. .....~. :... , ..... ,......"" " ............,..", . " .,,~ - '". ;].-'......-,-.. _....".. ""'-' .. lI::> _~ -......1'Iiro J.-.,.: _.~._~.._ 01 1-1 .;,;,; ... ... .liiiIiOFFICIAL PLAN . REVIEW tOmprJssfoour:Ju/UIr . Mixed use commercial zone . Allow retail, office, residential, institutional uses . Gateway Development at Townline Road . High density at Townline intersection (up to 10 storeys) . 2-8 storeys at street edge (provided parking requirements are met) . Office / medical encouraged at Varcoe Rd. . High density residential near Farewell Creek valley . landscape buffer and lower building scale to transition to adjacent neighbourhoods . Multi-use path along north side of Durham Highway 2 Clal'ilJgtolJ t.w.JUlKtltt-UiI.r 15 .-.--.-.."" ~1[J11lQ, ' .,. ~I' '~ <( , .- -' >1" .' _> ., Zll, ~I VII wI g:1 ~.... .!iiOFFlGIAL PLAN REVIEW c.:ompa.ssto mr:!uf1trt . Mixed use residential . Encourage live! worki ground floor small commercial! business uses . Built form and land use respects sensitivity of Black Creek edge (in consultation with Central Lake Ontario Conservation Authority) . 2-4 storeys at street edge . Landscape buffer and lower building scale to transition to adjacent neighbourhoods . Land assembly required to build at higher densities l/1!!jggton 16 . Commercial/retail focus at Trulls Road and Durham Highway 2 . 4-6 storey mixed-use residential eastwards along Durham Highway 2 and along west side of Trulls Road . Existing auto-sales use (Roy Nichols) to remain . Public open space/urban square at Trulls Road . Residential uses predominate south part of Town Centre . Central open space focus proposed (1.5 ha / 3.7acres) - E~ .~ ,. ~ '._~" ~jl_-..-_- ...... ..... ::J a:: 111 ------'I- I .-~~~- Compossto our:Tuturr , ., - ."-:! -_. "-~- . I - -~!l ~.__. ~i - ---~ 2;01 .,.1 _~ ,--.ul ~ Part 3 - PRECINCTS Secondary Plan/ Land Use Schedule and Urban Design Concept Courtice Central East Town Centre Precinct '...."'~:"..:-.I- ) ....... DURH~M ~. HIGHW~y 1 1 01 0::1 01 81 ZI :21 - ',---'" ",_. - ~"'l_ ..., --,~'1 -'fR ,'wr:.J---;:-.- .. ~~..;".~ .~(~ .,' '11Q' 'Sr:'llL.ci . ~ j~~'-;;J-:~""'~' ,',,:~ .'i'f: 1'(1'\; ... '\;-_l1':;':':f\":~1 ',U.ji. . t..~ ~ ,.. ...1 '.. ~~ 'J .- . --:- - - - :t:' ..r ~ j- , .- -,\l~ ... .~"'\l\n~t~'h l -... -.I' :-:--':"~. . . " r'il\>', ;.), .,~:'t'l'fj'I', . . . , ~~~,I(\~~\ ,Pl.,..".,.:> t, '1" : ~.fl(lt~\\\'J}~\A.\'~,l~~ " . , . 'I I'. p. .. '" . t- ~....I~..._,...!\~ .~ , I -~'. 'I : 1~S.~'5.~' ' ,- ''.>-)/1' . to, ~ , ..' , :r.j' ~~ ~ . "'''''',+. ':j , ". , ,I~ , - ._~I~', ~ , ,.:II! ;.~, "" UI .;".". 81 :.:"::"".i';-~I. ~.;~~ :I: I'~ . Higher residential buildings at Durham Highway 2 street edge with mixed use ground floor commercial- 8-10 storeys permitted . Commercial/employment focus at Hancock By-Pass / future 407 East Link Interchange . Gateway feature at Courtice Road and Hancock By-Pass . Transition of building heights and densities to future Living Area development ,.,. .. .SiiiiOFFICIAL PLAN REVIEW tompus loour1'uturt Qi!,tillgton 18 ;ii;- ~ .Sil:iOFFICIAl PLAN REVIEW Compass IOour'fU/Utr Part 4 - URBAN DESIGN GUIDELINES Purpose . The guidelines reflect the municipality's intention to improve the character and quality of development along Durham Highway 2 and create a more distinctive Courtice community . The guidelines are intended to be used in conjunction with the Secondary Plan and complement and augment the Secondary Plan urban design policies . The guidelines illustrate approaches to redevelopment, new building and landscaping to fulfill the municipality's objectives and as a means to implement the urban design principles q~f~llgton 19 The guidelines are presented in four categories: Site Planning provide guidance on: . The orientation and configuration of buildings, parking and other site components on their site and Built Form on: . Guidelines on height, massing and fac;:ade articulation for the three primary land uses of the Secondary Plan: . Mixed Use . Residential Medium Density . Office-Retail Mixed Use Open Space, Natural Heritage and Trails: general guidelines on the treatment of parks, development adjacent to or near the Creek valleys and integration of trails and pathways Streetscaping and Gateways: guidelines to describe landscaping and the relationship of building edges to the ultimate future right-of-way of 36m along Durham Highway 2. . -- ~ ~'''''-?1\~: .- I~Cl~' ~...;It~::.\ll~ ,), ' ;~rl'~"""~~, I y ~, .,'~:ll' ,;' j-l "'~. . ~ i .;J , ~ . ..,\..-~.",; -~.~,.- '-:..;~'~;>r : - fj,-f. -0;,., w-~ .SiliiOFFlCIAL PLAN REVIEW t,,",pass foour1ulll1! t ".,: '1 . i'... ~,. 1;, "l'-~J , , ~ I...", ,'~. .' ;:i,~~'t, ~' : 'J ';'.i,~!' -r~f I " " _r.:, ' .'. , i'l it.~",,-- <, ,,; , 001. .M~' '..~;."'" W' , . J' _' "'~' ~_ I . :-~'-,. , '" , ~.' ',' q~!jllgton 20 General Streetscaping Guidelines I 305m 2.5m 3.0m 2.8m 3.5m 3.5m 1___ .!iil~rrl~ALI PLAN REVIEW ('c1rtrjw$wour1I1tun'f ~ .l! ~-~ ~if~"f~~ ,f; , .' :~. ~~tt:~ ,l~l: ::; . g ~ 1; ;< % ~ .. % ~ < % < u " :ii 0 .l! .. . < . ~ . . c ~ !l c ~ ~ <! ~ u Ii IE S 1= 1= S 36,Qm RIGHT OF WAY ~~ ~ ClOF R.O.w. I I Cl OF TRANSIT LANE i I , i I, i I . ' I .. ," f.;'';:''., .~; I , I - ...-.. sa: '." 12,8mi.6~ I 35m 3.5m 5,8m 3.5m 8.0m Part 4 - URBAN DESIGN GUIDELINES Examples of the Guidelines "The following guidelines are intended to apply to all planned changes within the publicly-owned right-of-way (ROW), including sidewalks, pathways and intersections" . The north side of Durham Highway 2 shall have a continuous 3m multi-use pathway -consistent with "preliminary Durham Transit street cross-sections" that provides intermittent connections to trails and cycle routes . The multi-use pathway is a consistent element in the Arterial Corridor Guidelines and Durham Transit street sections . The south side of Durham Highway 2 shall have a continuous sidewalk along south side of Durham Highway 2 . Sidewalk paving should continue across driveways / site entries to ensure a continuous and priority pedestrian route Ql1tillgton .. 21 Both studies share underlying goals and outcomes: · Create flexible secondory plan policy to transform the area into 0 transit supportive, pedestrian friendly and mixed use environment · Develop a vision for a vibrant community focal area with higher densities, quality urban design and open space · Propose urban design principles to guide the evolution of Durham Highway 2 as Courtice's 'main street' · Review of the area's opportunities and constraints, development options, secondary plan and urban design guidelines · Recommend creation of a Courtice Business Area Association, detailed streetscape planning, development incentives Both studies identify provision of municipal servicing and transportation improvements as key factors to drive development WI.... .SiliOFFICIAL PLAN REVIEW Compass 10 our 1ulmr. Key differences oltne current study: . Covers a larger study area (Townline to Hancock vs. Prestonvale to Courtice) Addresses recent provincial and regional policies for intensification and urban design Responds to proposed 407 East Link and future transit along Durham Highway 2 Defines four major neighbourhood precincts of mixed use development Establishes mixed use with differing characteristics, uses and emphasis for four precincts, 3 - 8 storeys Proposes a Town Centre with a commercial block along Durham Highway 2 integrated with mixed use and a park Prohibits low density, single family development Presents an interim plan based on sanitary servicing, transportation and market condition constraints Recommends Community Improvement policies for existing uses to evolve and remain in Courtice . . . . . . . . I J Clarillgtoll UtiJlrJ, flw llily 22 - Adopt Master Development Plan including Urban Design Guidelines -Review and Adopt Secondary Plan and Zoning By-law -Implement Urban Design Control through the site planning process - Community Improvement Plan should be developed with a BIA to be established if possible - Recommend Streetscape Improvement Plan - Municipality to examine incentives for improvement ,., -... ~OFFICIAL PLAN REVIEW Comf'tlSStocJUr1uture QluJ.llgton 23 - Courtice Main Street Master Development Plan - September 13, 2010 ---,... IOFFICIAL PLAN REVIEW l"'ot"JW1WOlIr:JU1U1l q~!jl!gton . 24