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Staff Report
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Report To: Joint Committees
Date of Meeting: September 13, 2021 Report Number: PDS-044-21
Submitted By: Ryan Windle, Director of Planning and Development Services
Reviewed By: Andrew C. Allison, CAO
Resolution#: JC-025-21, PD-224-21,
C-340-21, PD-68-21, C-415-21
File Number: COPA2018-0003, PLN34.5.2.64
By-law Number:
Report Subject: Jury Lands (Camp 30) and Recommended Amendment No 121 to the
Clarington Official Plan
Recommendations:
That Report PDS-044-21 and any related communication items, be received;
2. That the Official Plan Amendment No. 121 (Attachment 1) be referred back to staff
for finalization based on any additional direction provided by Council and included
in a future Council agenda with a confirming by-law;
3. That the Director of Planning and Development Services be authorized to finalize
the form and content of OPA 121 and the Block Master Plan (Figure 1 of
Attachment 1) resulting from Council's consideration, public participation, agency
comments and technical considerations;
4. That the Urban Design Guidelines by DTAH dated April 12, 2019, as accepted in
November 2020 through Report PSD-051-20 be approved and used by staff to
guide development applications and the Municipal Wide Park development;
5. That Clarington accept the pre -dedication of the Municipal Wide Park with the
understanding that any over -dedication of parkland will be resolved at the time of
draft approval of subdivisions within Special Policy Area F;
6. That upon adoption of OPA 121, the Official Plan Applications 2009-0006 and
2020-001 by LRSP Ltd. be refused and closed and any remaining monies from the
application fees be returned;
7. That the Region of Durham Planning and Economic Development Department and
the Municipal Property Assessment Corporation be forwarded a copy of Report
PDS-044-21 and a copy of the finalized OPA 121; and
8. That all interested parties listed in Report PDS-044-21 and any
delegations be advised of Council's decision.
Municipality of Clarington
Report PDS-044-21
Report Overview
Page 2
The Jury Lands, Bowmanville / Special Policy Area F: Block Master Plan, Urban
Design Guidelines and Official Plan Amendment No. 121 (Attachment 1) is presented
through this report for approval. The lands are bounded by Lambs Road, the CPR
tracks, Soper Creek and Concession Street East. The central portion of the property
has significant cultural and historic value to the residents of Clarington, Ontario and
Canada.
Early in 2017, the Municipality retained DTAH to prepare a community vision as
outlined in Section 16.7 Special Policy Area F of the Official Plan. A public open
house was held in June 2018 to review the Community Vision and a draft Official Plan
Amendment. A Municipally -initiated Official Plan Amendment statutory public meeting
was held in September of 2018. The consultant (DTAH) presented the Urban Design
Master Plan + Design Guidelines for the Community Vision at the June 3, 2019,
Planning and Development Committee meeting. Council accepted the Community
Vision and solidified their position that no new private residential development would
be allowed within the Municipal Wide Park in November of 2020 (Exhibit A and B of
Attachment 1 illustrate those lands proposed to be designated Municipal Wide Park).
The Municipality has met with the owners, Lambs Road School Property Ltd. (LRSP) a
joint venture of the Kaitlin Group and Fandor Homes and FarSight Investments Ltd.
(Schickedanz) to outline the development principles and review the most recent
recommended Official Plan policies and Block Master Plan. We understand the
landowners are generally in agreement with the recommended Official Plan
Amendment.
The Jury Lands Foundation and Architectural Conservancy Ontario — Clarington
Branch are poised to assist with the re -use of the buildings and interpretation of the
site respectively, once the OPA is approved and the Municipal Wide Park lands are
transferred to the Municipality.
1. Purpose
1.1 The purpose of this Staff Report is to recommend approval of Official Plan Amendment
121 (OPA 121) to the Clarington Official Plan by amending Special Policy Area F to
establish land use policies and a Block Master Plan for this new neighbourhood centred
around the Municipal Wide Park. Special Policy Area F policies implements the vision
prepared by DTAH and the overriding neighbourhood structure principles of the Official
Plan. The recommendation comes following a thorough public planning and consultation
process. The Staff recommended OPA 121 is Attachment 1.
Municipality of Clarington
Report PDS-044-21
Page 3
1.2 This report includes a summary of the process and comments received since the release
of the Draft Official Plan Amendment in 2018, the Draft Urban Design Guidelines in
2019/2020, and the recommended Official Plan Amendment.
2. Background
2.1 Highlights of Special Policy Area F as presented in Recommended Official Plan
Amendment 121 include policies to:
• Delete and replace Section 16.7 of the Official Plan regarding Special Policy Area
IF -Camp 30 to implement the policies related to the Block Master Plan;
• Adopt The Jury Lands, Bowmanville, Special Policy Area F: Urban Design Master
Plan + Design Guidelines by DTAH, dated April 12, 2019, as the Urban Design
Guidelines;
• Identify a Municipal Wide Park on the former campus lands and designate Urban
Residential lands (Exhibit B of Attachment 1);
• Provide for mid -rise residential uses concentrated along Lambs Road; with the
highest concentration and densities and heights at the Lambs Road and
Concession Street East intersection;
• Provide for development of a complete community by requiring some commercial
development in a mixed -use building at the intersection of Lambs Road and
Concession Street East;
• Provide permission for a variety of housing forms and heights, including options
for affordable and assisted living;
• Provide flexibility within development parcels to allow for a broader range of built
forms and heights in areas internal to a neighbourhood and along the Local
Corridor;
• Recognize the Camp 30 (former Boys Training School) cultural heritage
resources and landscape outlined in the national and local designations,
comprised of the six historic buildings adjacent to the ring road of the former
campus; and
• Accept dedication of the Environmental Protection lands along Soper Creek and
its tributaries.
2.2 Special Policy Area F is bounded by Soper Creek on the west, the CPR tracks to the
north, Lambs Road on the east and Concession Street East on the south.
2.3 The total area within Special Policy Area F is 48.05 hectares. The majority of the
property is owned by Lamb's Road School Property Ltd. (LRSP) a joint venture of Kaitlin
Group and Fandor Homes). FarSight Investments Ltd. owns 4.6 hectares on the northern
extents of the property along the rail corridor.
Municipality of Clarington
Report PDS-044-21
Site History
Page 4
2.4 As a result of European settlement, the lands were cleared and farmed until the 1920s.
John H. H. Jury donated the Darch Farm to the Province of Ontario for its development
as a Boys Training School. The campus first opened in 1925. It was appropriated by the
Federal government during WWII as a Prisoner of War Camp (#30). Following the war, it
returned to its prior use until 1979. In 1981, the Province of Ontario sold the land to a
private residential school; over the next 30 years the campus had a series of owners and
housed both private and public schools. Its use as a school ceased in the fall of 2008. It
had been purchased by LRSP in 2004.
2.5 In 2009, LRSP applied for an Official Plan amendment (COPA 2009-0006) to move the
Community Park from the northwest intersection of Lambs Road and Concession Street
East northerly to the location of the central campus area. They sought to redesignate the
community park area as Urban Residential with a Medium Density Symbol. In addition,
subdivision and zoning applications were submitted (for the southern third of the
property).
2.6 In 2016, as part of Official Plan Amendment 107 (Clarington's comprehensive update to
the Official Plan), the entire area was designated as Special Policy Area F and the
community park shifted from the northwest corner of Lambs Road and Concession Street
East to the northeast corner in the adjacent Soper Hills Secondary Plan Area. In
addition, specific polices were added to Chapter 16 of the Official Plan, Special Policies
Area F for these lands. The land use designation for the central campus was reserved
until a community vision was developed.
Special Policy Area F — Camp 30
2.7 Special Policy Areas are identified in the Official Plan as areas where additional work and
policy direction is needed to clarify the intent of the future use of the land within the
identified area. The polices in the Official Plan are to be read and used in conjunction
with the specific policy direction provided for each Special Policy Area.
2.8 The policies in the Official Plan for Special Study Area F called for the development of a
community vision and urban design plan for the long-term use of the lands while
respecting the nationally designated cultural heritage resource. The study was to set out
design principles, architectural guidelines and a Master Block Plan. In addition, it was to
determine the adaptive reuse while ensuring public access to the heritage resources from
the surrounding residential neighbourhoods and Soper Creek trail system. Phase 2 of
trail was completed in 2020 on the west side of Soper Creek.
2.9 The Jury Lands, Bowmanville/Special Policy Area F, Urban Design Master Plan + Design
Guidelines, prepared by DTAH were subject to comment by the land owners, public and
interested stakeholders. The resulting community vision was presented to Council in June
2019 by the consultant. While there has been much debate about densities and built
form for the surrounding residential development, the overall principles and objectives of
the urban design guidelines have been accepted.
Municipality of Clarington Page 5
Report PDS-044-21
2.10 In November 2020, via Council Resolution No. C-492-20 in addition to Council accepting
the urban design guidelines, direction was provided from Council that no private
residential development be permitted within the ring road or Municipal Wide Park area.
The community vision includes also suggested adaptive reuse of the built heritage
structures that would be compatible with their setting within the Municipal Wide Park.
The Master Block Plan and draft Official Plan policies required further consideration of the
land owners requests for density increases and the inclusion of apartments as a
permitted built form. Staff were directed to continue to work with the land owners and
seek the assistance of the consultant for the Soper Hills Secondary Plan to ensure the
neighbourhood fits within the overall urban structure of the Official Plan and planning
occurring for the east side of Lamb's Road.
Land Characteristics and Surrounding Uses
2.11 The property at 2020 Lambs Road is culturally and historically significant at a local,
provincial and national level. The past uses of the site, as a Boys Training School and
Prisoner of War Camp, and the Prairie Style architecture of the buildings in a campus
setting are historically significant and unique. The Historic Sites and Monuments Board
of Canada has recognized the significance of the uses and the architecture by
designating the property a National Historic Site in 2013 with the permission of the
owners. In 2018, Council designated the six buildings and their setting adjacent to and
within the ring road under the Ontario Heritage Act by By-law 2018-001, again with the
permission of the owners.
2.12 The surrounding land uses are as follows:
North CPR tracks and farmland which is outside the urban boundary.
South Draft approved 610 unit residential plan of subdivision, comprised of 309 singles
and 301 townhomes by FarSight Investments Ltd.
East Future urban residential lands subject to the Soper Hills Secondary Plan.
West The Soper Creek valley and residential subdivision of primarily single detached
dwellings dating from the late 1990s.
3. Provincial Policy Statement
3.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land
Use patterns shall be based on densities and a mix of land uses that efficiently use land,
resources and infrastructure. Planning authorities shall identify appropriate locations for
intensification, redevelopment and transit -supportive development opportunities.
3.2 Significant built heritage resources and cultural heritage landscapes shall be conserved.
Planning authorities can permit development and site alteration on lands adjacent to
designated heritage properties where the proposed development demonstrates that the
heritage attributes and designated heritage property will be conserved.
Municipality of Clarington
Report PDS-044-21
Page 6
3.3 Healthy and active communities should be promoted by planning public streets to be
safe, meet the needs of pedestrians, foster social interaction and facilitate active
transportation and community connectivity. Compact and diverse developments promote
active modes of transportation such as walking and cycling.
3.4 The recommended Official Plan No. 121 (Attachment 1) is consistent with the Provincial
Policy Statement.
Growth Plan for the Greater Golden Horseshoe
3.5 The majority of the subject lands (except for the northern 12 hectares) are within the
Delineated Built Boundary. Population and employment growth is to be accommodated
by directing a significant portion of new growth to the built-up areas through intensification
and efficient use of existing services and infrastructure. The development of complete
communities is encouraged by promoting a diverse mix of land uses, a mix of
employment and housing types, high quality public open spaces and easy access to local
stores and services. The Growth Plan establishes minimum residential targets. The
future subdivision applications will have to demonstrate their consistency with the Growth
Plan.
3.6 The Growth Plan requires decisions made by Council to conform to the Plan. The
Growth Plan continues to reinforce and provide stronger policies to guide growth in
consideration of:
• Making use of existing infrastructure;
• Encourage intensification generally throughout the delineated built-up area;
• Avoiding the environmental impacts of continued urban sprawl, and impact to natural
resources;
• Avoiding low density and automobile dependent development;
• Accommodating an aging population and providing more varied housing unit types
and affordability; and
• Supporting the Province's commitment to its Climate Change Action Plan.
3.7 These policies indicate that municipalities are to identify strategic growth areas and the
appropriate type and scale of development in those areas, along with the requirement to
provide a transition of built form to adjacent areas. Adjacent areas could mean lower
density neighbourhoods, as well as heritage resources.
3.8 The very northern portion of the site, in the ownership of FarSight Investments is
Greenfield which is targeted for slightly higher density in general.
3.9 The proposed Official Plan Amendment No. 121 conforms to the Growth Plan, as
confirmed by the Region of Durham.
Municipality of Clarington
Report PDS-044-21
4. Official Plans
Durham Region Official Plan
Page 7
4.1 The Durham Regional Official Plan designates the lands as Living Area and Major Open
Space. Lands designated Living Area permit the development of communities
incorporating the widest possible variety of housing types, sizes and tenure to provide
living accommodations and address various socio-economic factors. Major Open Space
includes key natural heritage and hydrological features, in this instance Soper Creek.
4.2 Development applications in Living Areas must consider having a compact built form,
including providing intensive residential and mixed uses (e.g. commercial) along arterial
road and transit routes. Consideration must also be given to urban design, pedestrian
connections, grid pattern of roads, and the availability of services and infrastructure.
4.3 The Region's Official Plan establishes a framework for Regional and Local Corridors. The
Region's Official Plan identifies and maps Regional Corridors and provides policy
direction to local municipalities for designating Local Corridors in the local Official Plans.
4.4 Local Corridors are mixed use areas, planned to support frequent transit service and the
surrounding residential development. Local Corridors implement higher density and new
forms of development, they are to be implemented with sensitive urban design measures
to integrate with existing development and preserve and enhance cultural heritage
resources. Local Corridors make connections to Regional Centres (i.e. Downtown
Newcastle, Downtown Bowmanville, Bowmanville West Town Centre). Local Corridors
support a long term density target of a minimum of 30 units per gross hectare.
4.5 The Region encourages the conservation, protection and enhancement of built cultural
heritage resources. In particular Regional policies seek to integrate new forms of
development through sensitive urban design and a wide variety of building forms.
4.6 The Region sets the goal of having green space woven throughout the urban area to
ensure ecological health and renewal. The intent is to protect natural, built and cultural
environments. Any proposal for development or site alteration shall demonstrate no
negative effects on key natural heritage and hydrologic features or their functions.
Connectivity between features is to be enhanced to allow for movement of native plants
and animals across the landscape.
4.7 The proposed Official Plan Amendment No. 121 conforms with the Regional Official Plan.
Clarington Official Plan
4.8 The Clarington Official Plan seeks to create walkable neighbourhoods and to provide a
variety of uses within each neighbourhood that is specific to its context. New
neighbourhoods are to provide for a variety of housing densities, tenure and types for all
income, ages and lifestyles. Special Policy Area F is part of the Juryvale Neighbourhood
which has yet to be planned as part of the Soper Hills Secondary Plan (Figure A).
Municipality of Clarington Page 8
Report PDS-044-21
4.9 The Clarington Official Plan designates the lands within Special Policy Area F as Urban
Residential, Local Corridor and Environmental Protection except for the former campus
area which has no designation. The Urban Residential designation shall predominantly
be used for housing purposes, providing for a variety of densities, tenure and types.
Neighbourhoods are to be walkable, compact, connected and create a high quality public
realm.
4.10 The Clarington Official Plan identifies Lambs Road as a "Local Corridor" on Map B Urban
Structure. Mixed -use buildings, apartments and townhouse units are permitted (height
between two and six storeys) with a minimum net density of 40 units per net hectare
along the local corridor. The mix between low-rise (between 2 and 4 storeys) and mid -rise
(5 and 6 storeys) shall generally be split 80% and 20%, respectively. Corridors are
approximately 100 metres deep on both sides of the road.
4.11 As provided in Official Plan Policy (10.6.3) density and built form within Corridors shall:
a. Incorporate and be sensitive to existing local character and scale to create a
compatible and attractive built form within a distinctive community image;
b. Incorporate measures to protect and enhance the natural heritage system and
sensitively integrate them with new development, streetscaping and architectural
detail; and
c. Create a public realm that accommodates a range of higher density residential
uses, complemented by compatible retail, service and institutional uses.
4.12 Table 4.3 of the Official Plan describes the predominant building typologies, minimum
densities, and building heights for lands within the Urban Area. For lands that are
"internal to a neighbourhood" the minimum density is 13 units/net hectare, and the height
of the buildings is to be between 1-3 storeys. This would produce a mix of townhouses,
semi-detached and detached dwellings and all are intended to be ground related units.
The northern most property parcel (under separate ownership) is "greenfield" and
therefore subject to higher density at 50 residents and jobs per gross hectare
(approximately 17 units/net hectare), however the other provisions are the same.
Although this parcel is subject to slightly higher densities, the ground related built form
described, can achieve this density.
Special Policy Area F — Camp 30
4.13 As outlined in Section 2.12, Special Policy Areas are identified in the Official Plan as
areas where additional work and policy direction is needed to clarify the intent of the
future use of the land within the identified area. The policies in the Official Plan are to be
read and used in conjunction with the specific policy direction provided for the Special
Policy Area. Figure A shows Special Policy Area F.
Municipality of Clarington
Report PDS-044-21
Page 9
A
SpecialPolicy F':
• k
5
AreaPP
Cci!ncessio n Street -East -�—
Soper Hills
Secondwy
Plan Area
4
1
L
Regional
Highway
Figure A: Showing Special Policy Area F, Juryvale and
Soper Hills Secondary Plan Boundary
4.14 The existing specific Special Policy Area F policies called for the development of a
community vision and urban design plan for the long term use of the lands while
respecting the nationally designated cultural heritage resource. The Municipality engaged
DTAH to prepare a community vision and urban design guidelines in keeping with the
special policies and the overarching Official Plan policies.
Municipality of Clarington
Report PDS-044-21
Page 10
4.15 In the case of Special Policy Area F, the Municipal Wide Park, valleylands and pedestrian
walkways are meant to be the green infrastructure (in place of traditional parks) that
would provide recreational amenities for the area. Parkettes and other outdoor amenity
spaces would be determined at such time as development applications are made e.g.
subdivision and Site Plan applications when the populations of specific areas, built forms
and number of units are known.
4.16 Development in previously non -built up areas adjacent to cultural heritage attributes must
provide appropriate transition with scale, massing and character. Urban Design
Guidelines are to be prepared for the development of new neighbourhoods containing
heritage resources. The DTAH Urban Design Guidelines accepted by Council will satisfy
this requirement. An addendum to address built forms such as the prominent intersection
mixed -use building and apartments may be necessary. This can be determined at the
time of development application.
4.17 The recommended Official Plan Amendment No. 121 will continue to implement the
Clarington Official Plan as amended and in Staff's opinion fulfills the objectives of the
Official Plan. Exhibit B in Attachment 1 shows the recommended changes to Map A3 of
the Official Plan.
5. Agency Comments
Regional Municipality of Durham
5.1 The Region of Durham comments are:
• The recommended Official Plan Amendment No. 121 conforms with the Region's
Official Plan and Growth Plan and is now exempt from Regional approval.
• The location and distribution of the revised densities in the recommended Official
Plan Amendment No. 121 conform with the policies of the Growth Plan and
Regional Official Plan.
• Decisions on massing are local decisions.
• Regarding conformity, the Region's Official Plan requires a long-term density target
of 75 residential units per gross hectare for Regional Centres and 60 units for
Corridors. The subject lands are not within a Centre or Corridor and do not require
these densities. Lands within Local Centres and Corridors only require 30
residential units per hectare. The Growth Plan requires not less than 50 persons
and jobs per hectare. The number of units in the proposed amendment will meet
these policies.
A Functional Servicing Report will not be required for the Official Plan Amendment
at this time, however; one will be required as these lands progress to the next steps
of development.
Municipality of Clarington
Report PDS-044-21
Central Lake Ontario Conservation Authority
Page 11
5.2 Central Lake Ontario Conservation Authority (CLOCA) has no objections to the proposed
amendments and offers strong support for the proposed community vision, Urban Design
Master Plan and Design Guidelines. In particular, they support the designation of a
Municipal Wide Park and associated natural heritage system. They offered the following
comments: "The proposed land use designations on Map A3 [Exhibit B of Attachment 1]
should provide for an enhanced level of environmental protection including future
restoration and enhancement opportunities for a robust permanent natural heritage
system". They support the inclusion of the policies which requires the implementation of
low impact development practices for stormwater management through the development
process. CLOCA staff appreciate the progressive nature of the proposed polices and
believe they will protect the natural heritage and water resource systems while allowing
for development with green infrastructure measures.
5.3 CLOCA agrees with identifying the SWM facilities as symbols on the Block Master Plan.
If it is possible to address stormwater management completely via low impact
development measures, that would be preferable. However, what is actually possible will
be determined through functional and detailed design of the storm water management
measures.
Other Agencies
5.4 Veridian and Bell had no objections and asked that when development is to proceed that
the appropriate applications be submitted. No other utilities have submitted comments.
6. Departmental Comments
Public Works, Infrastructure Division
6.1 The Public Works, Infrastructure Division has no objection to the report as presented. At
the detail design stage, stormwater management facility options will need to be evaluated
based on in -situ conditions, design parameters and feasibility. Any proposed stormwater
management facilities will not be considered as part of the parkland dedication
requirements. The overall road network layout for the development is acceptable.
Standard Municipal Right of Way sections will be utilized for public roads and the
Infrastructure Division is agreeable to a modified Right of Way width (reduced to 15
metres) and cross-section for the Park Drive running adjacent to the valley lands. Parking
for the development should meet standard requirements at a minimum.
6.2 The storm water management facilities shown on the Block Master Plan are conceptual
and will be refined as part of the Storm Water Management Report when the subdivision
applications are submitted and reviewed. Policies within the recommended Official Plan
Amendment 121 allows the developers to also use low impact development practices to
manage storm water.
Municipality of Clarington
Report PDS-044-21
Emergency and Fire Services
Page 12
6.3 Emergency and Fire Services provided support for two access points to the isolated
development parcels. Given the experience in servicing other neighbourhoods that have
no or deficient alternate access, including the requirement to have an additional access at
the threshold at more than 100 units is the standard being used in Clarington and other
municipalities. Options for providing alternate access can be through creating a
boulevard street, or other means. This can be determined when development
applications are submitted and reviewed.
7. Public Notice and Submissions
7.1 A public information session was held at John M. James School on June 13, 2018, where
the consultant, DTAH had display panels explaining the overall Urban Design Master
Plan + Design Guidelines. The consultant provided a presentation on the proposed land
uses, development framework and building typologies. The consultant and staff fielded
questions prior to the presentation in a one-on-one setting and as a general
question/answer session following the presentation.
7.2 Over 40 people attended the public information session which had been advertised in the
local newspapers, on the municipal website and through social media. The meeting was
held concurrently with the Soper Creek Trail, Phase 2 meeting. Notification included all
adjacent property owners on Sprucewood Crescent and Guildwood Drive. In addition, the
owners of the parcels affected by Special Policy Area F were notified.
Public Comments
7.3 The display panels and presentation have been posted to the municipal website since
June 14, 2018. Comments from the public have been:
• Retain natural beauty and as many of the historic buildings as practical.
• Consider wildlife, ecology, natural spaces, protect species at risk.
• Include community gardens on the site to serve nearby proposed residences.
• Support for the demonstration garden with produce supplying local eatery.
• The development and building forms appear to be higher in density than adjacent
lands and should be less dense and lower in height.
• Provide special event venue space for 100+ people.
• Property has been subject to severe vandalism.
7.4 A draft of the Official Plan Amendment for Special Study Area F — Camp 30 was made
available to the interested parties and posted to the municipal website on August 17,
2018, for comment. Based on the comments received a revised Official Plan
Amendment was drafted and circulated to all commenting agencies, property owners
and interested parties in August 2019. More recently, further revision has been made in
response to comments made by the land owners.
Municipality of Clarington
Report PDS-044-21
Page 13
7.5 Since the statutory public meeting there has been ongoing discussion with the land
owners and interested parties. A number of presentations, delegations and reports
have been provided to Council. Milestone events are noted in Attachment 2 to this
report and the comments from delegations to Committee and Council meetings are
outlined in Attachment 3 to this report along with written submissions received. The
comments and written submissions have been thoroughly considered as part of the
recommended OPA 121.
7.6 Notice of this Recommendation Report was provided to all interested parties on August
12, 2021. At the time of writing this report no public inquiries have been made. Staff
have met with the land owners, individual Council members, the Jury Lands Foundation
and heard from commenting agencies. The notification and public consultation
requirements of the Planning Act have been satisfied.
Landowners Comments
7.7 Initial comments from the landowners (November 2018) included:
The limited range of land uses, density and built form types included in the vision for
the Jury Lands, which amongst other matters could have a direct impact on
affordability and accessibility;
There is a lack of clarity on how the integration of the vision for the Jury Lands will
work with the vision for the Secondary Plan area to the east, including the creation of
a hub at the Lambs Road and east -west street; and
Concern about incomplete information on future process for park development, and
associated timing, to implement the vision including opportunities to participate prior
to the preparation of statutory documents.
7.8 Staff, the landowners and their consultants met to work towards a consensus and
adjustments were made to the proposed Block Master Plan and the proposed policies of
the draft Official Plan Amendment. However, the landowners were still not satisfied with
the previously proposed draft Official Plan Amendment No. 121 (September 2019).
7.9 Key landowner concerns, in September 2019, were:
The draft OPA directs that development around the heritage buildings is not intended
to be seen, however, there are many examples of how new development can be
appropriately integrated with heritage resources (e.g. Brickworks). The request is for
6 storey buildings adjacent to Lambs Road in proximity to the Cafeteria, on the south
and north of the tributary (Areas 2 and 3 of Figure B).
Municipality of Clarington
Report PDS-044-21
Page 14
-------------
Lands Owned By:
FAR SIGHT ;� • .
INVESTMENTS LTCotton StreFet\
i
i
Area 2A
0.70ha
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Lands Owned By.
LAMBS ROAD
SCHOOL PROPERTY LTD 0.95ha
Lqwni6-C6urt:::o Oil
NEW --oices
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e
Figure B: denoting Areas 1, 2, 3 and 4 referenced in this report.
• The Clarington Official Plan provides that Priority Intensification Areas have been
identified as the primary locations to accommodate growth and the greatest mix of
uses, heights and densities. Priority Intensification Areas include Local Corridors.
Lambs Road is identified as a Local Corridor.
Municipality of Clarington
Report PDS-044-21
Page 15
Local Corridor policies indicate that the highest densities should be located along the
Lambs Road frontage. Given that the width is approximate and that 100 metres along
the road is part of the Natural Heritage System, there should be an opportunity to
capture density in the northern area of the site. The Municipality is recommending
limiting built form to a maximum of 4-storeys north of the 250 metre radius of the
intersection of Lambs Road and Concession Street. Concentration of density should
be distributed along the entire corridor and 6- storey building heights permitted.
Northern development area (Area 4 of Figure B) the heights proposed by Clarington
(1-3 storeys) are not consistent with Provincial or Regional policies. There are
examples in other municipalities of higher density development being permitted in
isolated pockets. This area should have specific policies that override the general
policies of the Official Plan and include mid -rise residential (4-6 storeys).
The request of the LRSP developers is to increase the unit target in Appendix B to
1,100 units from 700 proposed as of September 2019.
The uniqueness of the site should be recognized.
7.10 In May 2020 LRSP submitted a privately initiated Official Plan Amendment (COPA 2020-
0001) and concurrent zoning by-law amendment and subdivision applications for Areas 2,
3, and 4 of Figure B. A pre -consultation meeting was held in July 2020. The application
sought to provide exceptions to the policies and urban structure of the Official Plan. The
application remains incomplete.
7.11 The privately initiated Official Plan Amendment application sought to:
Deviate from the work that Staff was completing on draft OPA 121;
Advance the owners development concept plans; and
Increase of heights and densities across all areas of the site.
7.12 In July 2020, FarSight Investments Ltd. submitted a conceptual subdivision plan that
used draft OPA 121 as the basis. A pre -consultation meeting was held in August 2020.
The concept plan yield was 34 units per net hectare and accommodated the necessary
setback from the rail line. The pre -consultation minutes were signed back.
7.13 Staff have been involved in reviewing concept plans with FarSight Investments Ltd. Staff
understand that the general desire of FarSight is to develop a townhouse (condominium)
block with principal access to the public street.
7.14 As a result of the direction received from Council in November of 2020, staff engaged the
consulting team for the Soper Hills Secondary Plan area and worked with the team to
address a number of the concerns and comments raised by the owners. The
recommended OPA 121 (Attachment 1) to this Report reflects this work.
Municipality of Clarington Page 16
Report PDS-044-21
7.15 The landowners acknowledge the decision Council made in November 2020 with regard
to restricting private residential development from within the ring road area of the
campus. According to the landowners, this has meant that any plans for assisted living or
affordable (subsidized) housing has not been pursued by the landowners. The
recommended OPA policies allow such forms of housing, the owners have the option of
implementing them at the time of development.
7.16 Most recently, Staff have met with the owners and further refined the Block Master Plan
and the policies being recommended for approval. Section 8 of this Report provides
details on the current recommended OPA 121. Staff have reviewed and considered the
comments received from the landowners and their consultants when formulating the
policies.
Jury Lands Foundation Comments
7.17 The Jury Lands Foundation is an incorporated entity seeking charitable status. It is
supportive of the community vision outlined in the DTAH Jury Lands Urban Design
Master Plan + Design Guidelines. The Jury Lands Foundation purpose includes
ensuring any surrounding development complements the heritage of the site, specifically
they have commented to that designation of the Municipal Wide Park will:
• create a destination park that citizens of not just Bowmanville but beyond could
travel to and learn about the history of the site along with the unique example of
the Carolinian forest;
• allow the site will be linked into the trail system;
• provide access so people can walk, ride bicycles or use public transit along with a
car to access the park from Lambs Road or the trail system; and
• allow the Jury Lands Foundation to obtain their charitable status and seek funding
for the refurbishment of the buildings from granting Foundations, governmental
sources and private corporations and citizens.
7.18 The Jury Lands Foundation support the DTAH report, Block Master Plan and design
guidelines. They look forward to the dedication of the Municipal Wide Park area. They
are concerned that the lack of security and lack of appropriate "mothballing" of the
buildings is leading to further deterioration. They are poised to begin fundraising for and
promoting the repurposing of the heritage buildings as soon as the lands are transferred
to the Municipality by the Owner.
7.19 The Jury Lands Foundation must show an interest, such as an agreement with the public
entity landowner of the heritage buildings to obtain their charitable status. They intend to
fundraise to undertake repurposing of the buildings. The Memorandum of Understanding
(MOU) approved by Council through Report PSD-071-16 outlines the relationship
between the Foundation and Municipality.
Municipality of Clarington
Report PDS-044-21
Page 17
7.20 At the June 3, 2019, Planning and Development Committee meeting, Committee passed
the following resolution:
That the Municipality continue to work with the Jury Lands Foundation on the terms
set out in the existing MOU to preserve the historical significance of the Camp 30
lands and buildings.
7.21 The Jury Lands Foundation would like to see a building on a portion of the future park
turned over such that they could obtain their charitable status and proceed with
fundraising efforts.
Architectural Conservancy Ontario (ACO) — Clarington Branch
7.22 The ACO is a provincial umbrella organization whose purpose is heritage conservation
through education and advocacy. It encourages conservation and reuse of structures
and landscapes of architectural, historic and cultural significance. The Clarington Branch
was established in 2009 in response to the closing and abandonment of the buildings at
the former Boys Training School (Camp 30). Each local branch has an executive,
membership and focus. The Clarington Branch focus is local heritage issues and
programming opportunities, such as Doors Open and Camp 30 tours, as well as
education and working in partnership with like minded groups.
7.23 ACO — Clarington Branch have been monitoring the site, providing tours and promoting
its conservation. They have provided articles to the provincial magazine and appeared
before Council on numerous occasions in support of the work by Jury Lands Foundation
and the Municipality.
7.24 The ACO branch have continued to provide tours during the pandemic and have had
excellent attendance. Members have expressed disappointment is the lack of care for
the grounds and buildings.
General
7.25 The comments received from public, the landowners, and advocacy groups have been
considered in the preparation of the currently recommended Official Plan Amendment
121. The comments of delegations and written submissions can be viewed on the
website at Jury Lands.
8. Recommended Official Plan Amendment 121
Community Vision, DTAH Urban Design Master Plan
8.1 As outlined in Section 4, the policies in the Official Plan for Special Study Area F called
for the development of a community vision and urban design plan for the long-term use of
the lands while respecting the nationally designated cultural heritage resource. The
community vision study was to set out design principles, architectural guidelines and a
Master Block Plan.
Municipality of Clarington Page 18
Report PDS-044-21
8.2 The report prepared by DTAH, contained a development framework that accommodated
a range of housing types and landscapes while preserving the central campus area for
park and public uses. The development framework and urban design guidelines outline
the Street and Pedestrian Network, Built Form, Housing Types and Stormwater
Management. The residential development parcels are defined by the environmental
protection lands of the Soper Creek Valley and tributaries. As stated previously the
DTAH report will serve as the Urban Design Guidelines, however they may need to be
augmented with architectural details given the additional built forms now recommended
as part of OPA 121. This can be determined at the time of site plan application.
8.3 The various conceptual layouts for the different residential areas have been modified with
additional density permissions as part of the Block Master Plan included in the
recommended Official Plan Amendment 121 (Exhibit A in Attachment 1). The specifics
of the building types and mix of units, building architectural style and detailing are to
conform to the urban design guidelines of the Official Plan and DTAH report.
8.4 The street network is composed of primary streets with major intersections and
secondary streets with minor intersections. Key to the development of the area will be
the east/west connections spaced out along Lambs Road being:
• the southern residential development to the east side of Lambs Road;
• centred to the campus/Municipal Wide Park;
• off -set from the rail line to accommodate the future overpass (rail crossing); and
• Park Drive using the ring road and including the former campus entrance from
Concession Street are to be retained as a rural cross-section. The Concession
Street entrance would function at a pedestrian/cycling trail and for ceremonial
purposes as a vehicle access. The ring road would service the Municipal Wide
Park leading to the existing parking areas.
8.5 The built form and distribution of development combined with open space encourages
active transportation and pedestrian access to the Soper Creek's trail system and limits
privatization of the valleyland frontage. The approach to stormwater management is to
integrate runoff by allowing for infiltration within the soft surface areas through low impact
design solutions.
8.6 The focal point of the neighbourhood is the central campus/Municipal Wide Park and its
historic buildings. The Urban Design Guidelines outline adaptive re -use suggestions for
each of the buildings with complimentary exterior garden spaces to reinforce the re -use of
the buildings. It is anticipated that once the buildings are transferred by the current
owners they will be "mothballed" for a period of time awaiting funding for redevelopment.
8.7 The Urban Design chapter of the Official Plan (Section 5.6.1) provides for the
implementation of Urban Design policies through a number of mechanisms including
urban design guidelines prepared for specific topics or sites. Council received a
presentation by the consultant at the June 3, 2019, Planning and Development
Committee meeting, Report PSD-029-19. The DTAH report will serve as the Urban
Design Guidelines and were accepted by Council in November 2020 through Resolution
Municipality of Clarington
Report PDS-044-21
Page 19
#PD-183-20. Staff recommend the DTAH report be formally approved as part of the
recommended Official Plan Amendment 121.
8.8 When Council accepted the DTAH report as the community vision, they also directed that
no private residential development be allowed within the ring road. In addition, they
approved the retention of the consultant for the Soper Hills Secondary Plan area to assist
staff with refining the draft Official Plan Amendment No 121.
8.9 The Soper Hills Secondary Plan consultant is SGL Planning and Design Inc. They
reviewed the draft OPA with input from ASI their heritage consultant. They were provided
with background information and aware of the land owners desire for higher heights and
densities in specific areas. They provided planning opinions and recommendations in
order to strengthen and improve the draft OPA. Specific recommendations were made
which have resulted in designating Lambs Road and Concession Street East as a
prominent intersection, the inclusion of transition policies, clarification on where and when
Heritage Impact Assessments and view assessments would be required and bringing the
most important urban design policies forward from the DTAH report into the OPA policies.
Recommended Official Plan Amendment (September 2021)
8.10 The key components of the recommended OPA include Low Density Residential, two
types of Medium Density Residential, Heritage and Local Corridor, High Density
Residential at the Prominent Intersection, and Parkland and Environmental Protection.
Low Density Residential
8.11 The predominant use of lands within Low Density Residential designation shall be a mix
of housing types and tenures. Permitted dwelling types include single detached dwellings
and semi-detached dwellings, townhouses and accessory apartments. Buildings would
be ground related and not exceed 4 storeys. Private lanes or streets would be permitted.
Medium Density Residential - Heritage
8.12 The Medium Density Residential - Heritage designation would see a mix of townhouses,
apartment buildings, back to back townhouses, stacked townhouses and accessory
apartments. While within the local corridor the heights would be limited to a maximum of
4 storeys. Proposed buildings in proximity to the designated heritage buildings would be
required to demonstrate how they would respect the heritage resources and view planes
between the designated buildings. Private lanes and streets would be permitted but are
required to adhere to the same standards as public lanes and streets.
Medium Density Residential — Local Corridor
8.13 The Medium Density Residential — Local Corridor designation would see a mix of
townhouses, apartment buildings, back to back townhouses, stacked townhouses and
accessory apartments. Building Heights would be a minimum of 3 storeys and maximum
up to 6 storeys. Private lanes and streets would be permitted but would be required to
adhere to the same standards as public lanes and streets.
Municipality of Clarington Page 20
Report PDS-044-21
High Density Residential/Mixed-Use Local Corridor
8.14 The predominant use of High -Density Residential/Mixed-Use Local Corridor Designation
would be apartment buildings. Retail, office and service commercial are encouraged to
be located on the ground floor of mixed -use buildings. Ground floor commercial would be
required in any building located at the corner of Lambs Road and Concession Street East
(lands within the prominent intersection). Building heights would be between 5-6 storeys.
The intersection of Lambs Road and Concession Street East is a logical location for a
prominent intersection, with higher heights to emphasize the corner.
Parkland and Environmental Protection
8.15 Central to the Block Master Plan is the former Boys Training School campus (Camp 30)
which is a Nationally and locally designated heritage resource comprised of buildings and
the Ring Road. The former campus area would be designated as Municipal Wide Park
and it is surrounded and traversed by the tributaries and main branch of Soper Creek.
These valleylands provide significant Environmental Protection (EP) lands. Key View
Corridors to and from the central green of the former campus into and along the valley
will truly emphasize the green spaces which lace their way through this developing
neighbourhood.
8.16 The primary considerations when formulating the recommended OPA 121 were as
follows:
• Conformity to the Growth Plan, the Regional Official Plan, and the
Clarington Official Plan;
• Promoting complete communities by providing for a mix of uses,
residential densities and housing options;
• Built form, building heights, density and site layout;
• Traffic, access, signalization, parking and active transportation;
• Transitions between environmental protection lands (e.g. valleylands) and the
adjacent residential neighbourhood;
• Urban Design elements, including private amenity spaces; and
• Reinforcement of the heritage resources and elements as outlined in the National
Historic Sites and Monuments of Canada designation.
8.17 The recommended Official Plan Amendment does not include a cap on the number of
residential units and therefore provides more flexibility for this area. This is to allow for a
variety of housing types and built forms. For reference the recommended land use
designations would accommodate approximately 1300 dwelling units with the ultimate
unit count being determined through the development approval process e.g. zoning,
plans of subdivision/condominium and Site Plan.
Municipality of Clarington
Report PDS-044-21
Page 21
8.18 The issues that would have to be addressed at the time of subdivision, zoning and site
plan applications include the following:
• Block and lot layouts, access/street network, building locations, setbacks, building
design, number of units, and commercial space (Area 1 on Figure A);
• The proposed development limits along the Soper Creek valley and tributaries have
yet to be established through an Environmental Impact Study (EIS) considering slope
stability, natural heritage and mitigating impacts;
• The stormwater management system features and on -site low impact development
measures that maintain the appropriate water balance;
• Active transportation connections for residents along Lambs Road and Concession
Street and to the Soper Creek valley trail;
• The signalization of Lambs Road and Concession Street intersection; and
• Parkland dedication requirements in light of the anticipated development on both the
east and west sides of Lambs Road involving lands owned by the developers.
Revisions from the Previous (September 2019) Draft OPA 121
8.19 In September 2019, Report PSD-041-19 presented a draft Official Plan Amendment that
relied on the community vision prepared by DTAH and included a Block Master Plan and
policies to see their implementation. The landowners and their consultants provided
many comments. In particular, the question of whether private residential development
would be allowed within the ring road south of the Jury Lodge tributary was unresolved.
At the time, Council tabled the report, staff met with the owners and explored the owners
desire to provide an assisted living facility and affordable housing and how they would
impact the heritage resources and overall development scheme. In November 2020,
Council accepted the DTAH report as the urban design guidelines for the overall
development, restricted private residential development from within the ring road and
agreed to have the consultant for the Soper Hills Secondary Plan (SGL) review the Block
Master Plan and policies with an eye to increasing the density to address the concerns of
the landowners.
8.20 Lambs Road is a Local Corridor in the Official Plan. The intent of Local Corridors is to
provide higher density development to support transit. Supporting transit requires
relatively consistent higher density along the corridor (north to south) and destinations. In
this case there are constraints such as environmental protection lands and the heritage
resources (which could be a destination). It is deemed appropriate for this local corridor
to consider a greater proportion of mid -rise buildings and densities in key locations along
more of the local corridor at a higher ratio than contemplated in the Official Plan policies.
However, this increase in proportion and densities is linked to the public dedication of the
Municipal Wide Park. Initially, the owners had expressed a desire to build higher, up to 6
storeys along Lambs Road in Area 2 on Figure C.
Municipality of Clarington
Report PDS-044-21
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Page 22
Changes to Schedule A
w of Block Master Plan,
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September 2019 Public Meeting
Figure C — Detail of Block Master Plan Update from September 2019 to September 2021
Municipality of Clarington Page 23
Report PDS-044-21
8.21 To address the urban structure and policies in the Official Plan, the intersection of
Concession Street East and Lambs Road has been identified as a prominent intersection
(Area 1 on Figure C). This allows greater heights and density to be located at the corner
and provides for mixed -use (e.g. commercial) to serve the neighbourhood. From this
prominent intersection the development transitions to mid -rise residential east along
Concession Street East and north along Lambs Road.
8.22 The recommended OPA 121 requires the Municipality implement the community vision,
and "build upon the designation of National Historic site, in accordance with the National
Historical Sites and Monument Act and under Part IV (individual) of the Ontario Heritage
Act by establishing additional mechanisms to protect the cultural heritage value of Camp
30/The Jury Lands". Any development in proximity to the heritage buildings would
require Heritage Impact Assessments and view assessments (e.g. Areas 2 and 3 on
Figure C) to ensure that the view planes set out in the heritage designations are
respected and enhanced. The designated heritage buildings (within parcels 2A, 2B and
3) will be subject to the processes outlined in the Ontario Heritage Act and the policies of
OPA 121.
8.23 For the low density residential areas (Areas 1 and 4) a mix of housing types and tenures
are permitted including single detached dwellings, semi-detached, townhouses, stacked
townhouses, back to back townhouses and other dwelling types that provide for the same
densities. Initially a target of 70% detached and semi-detached dwellings was
contemplated by Staff for Areas 1 and 4 on Figure C. This percentage was discussed
with the landowners who commented that it was unrealistic. While there was a desire to
see some singles and semis as part of the lower density development a reasonable
percentage was not easily determined. Through ongoing discussion, attempts to
determine a realistic target through multiple conceptual layouts determined that the
physical constraints of the area would dictate the development potential and a target
should not be applied, singles and semis remain a built form option as they will be
necessary of a complete neighbourhood.
8.24 For Area 1, the landowners have consistently indicated that singles and semis would be
part of the units built to take advantage of the public road and natural heritage features.
For Area 4 given the lack of specifics about the developable area, the stage of
Environmental Impact Study which has not been completed or reviewed, it is difficult at
this point in time to anticipate where the public road(s) alignment would be within the
parcel. The developers are well aware of Council's desires and the actual mix of dwelling
types can be determined at the time of subdivision/zoning.
8.25 The landowners have acknowledged that a public road(s) meeting the requirements of
the Directors of Emergency and Fire Services and Planning and Development to
adequately access the Area 4 would be required, this has been included in the policies of
the recommended OPA 121. The buffer along the railway would also be a requirement
as per the policies of the Official Plan.
Municipality of Clarington
Report PDS-044-21
Page 24
8.26 The owners have expressed a desire to come to agreement with Staff and move forward.
There has been general agreement for some time on the conceptual layout for Area 1,
Staff have compromised and allowed the internal areas to have a maximum of 4 storeys.
The owners have agreed to including some commercial on the first floor of the 5-6 storey
building at the prominent intersection which they originally had not contemplated.
8.27 In Area 3 on Figure C the owners can build up to 6 storey heights along the Lambs Road
Local Corridor and 4 storeys on the interior taking into account any impacts on the Jury
Lodge. A public road would not be required; however, inter -parcel agreements to provide
mutual access between condominium corporations would be required.
9. Next Steps
9.1 As with other Block Master Plans and given the pending comments and approval from
Council, some technical changes to wording or schedules may take place prior to the
Municipality finalizing the document. Recommendation #3 requests Council authorize the
Director of Planning and Development Services to finalize the form and content of OPA
121.
9.2 The existing Legal Agreement between LRSP/LRD and the Municipality was predicated
on, among other things, a comprehensive review of the Official Plan and the removal of
the "future urban residential" designation. In addition, the Municipality updated the
Official Plan to shift the Community Park from the southern portion of the property to the
northwest corner of Lambs Road and Concession Street East, this occurred in November
of 2016 and was approved by the Region in June of 2017.
Transfer of Jury Lands
9.3 This file is unique in that the basis of proceeding with OPA 121 is linked to the transfer of
the Jury Lands for the purposes of heritage preservation and the creation of a Municipal
Wide Park. A critical step in this process is the transfer of the lands to the Municipality.
Municipality of Clarington
Report PDS-044-21
9.4 The transfer would bring the lands into the ownership of
the MOC providing a measure of control over the future
of the heritage buildings. Equally important, public
ownership of the lands would allow the Jury Lands
Foundation to become eligible for charitable status.
Obtaining charitable status is critical in that it would allow
them to pursue funding immediately to assist with the
short term "mothballing" of the existing heritage buildings
and more importantly raise money for the adaptive re -use
of the lands and the buildings.
9.5 The timing of the land transfer and any required changes
to the existing Legal Agreement are beyond the scope of
this report, however a companion report has been
prepared by the Municipal Solicitor for inclusion on the
September 13, 2021 in Camera Agenda.
Outstanding Applications
Page 25
i
9.6 An application by Lamb's Road School Property Ltd. was
submitted in 2009 to amend Map A3, of the Official Plan to shift the Community Park from
the northwest corner of Lamb's Road and Concession Street. This application pre -dated
Amendment No. 107 (Clarington's most recent comprehensive update to the Official
Plan) which has moved the community park to the northeast corner of Lambs Road and
Concession Street. As such, this application is now redundant and is recommended to be
refused.
9.7 Subdivision and zoning applications submitted in 2009 for the most southern residential
development block (6.82ha) (Area 1 on Figure 1) will remain open. Those applications
were the subject of a Public Meeting in June 2010. When a revised subdivision plan is
submitted another public meeting will be required given the amount of time that has
elapsed.
9.8 In May 2020 Lambs Road School Property Ltd. (LRSP) submitted a privately initiated
Official Plan Amendment 2020-0001, zoning and subdivision applications. This
application remains incomplete. When OPA 121 is adopted the OPA application would
become redundant and at the request of the Council as per PD-111-20 it is
recommended to be refused. The zoning and subdivision applications would remain
open and are deemed incomplete.
Municipality of Clarington
Report PDS-044-21
10. Concurrence
Page 26
10.1 The Director of Legislative Services (Municipal Solicitor) concurs with Section 9 — Next
Steps.
11. Conclusion
11.1 The purpose of this report is to recommend adoption of Official Plan Amendment 121. It
proposes that the central campus within the ring road be designated Municipal Wide Park
with a Municipal Wide Park symbol, including area north of the tributary where the Jury
Lodge is located (4.64 ha). The undesignated lands just south of the north tributary at
Lambs Road and just north of the south tributary at Lambs Road are proposed to be
designated urban residential while providing an eighty metre "window" into the Municipal
Wide Park. These designations would allow for the lands surrounding the designated
heritage buildings to be developed with adaptive re -uses. The remaining 15.68 hectares
of developable land were previously designated urban residential by Amendment No.
107. The recommended housing units for Special Policy Area F are in keeping with
Official Plan policies and the background studies prepared for this area.
11.2 Areas 2 and 3 are directly influenced by the central campus and heritage buildings, while
the owners previously requested additional height (up to 6 storeys) based on the local
corridor policies allowing such heights would not be in keeping with the principles outlined
in the Heritage Designations. The intent is to enhance and showcase the heritage
resources and respect the view planes as set out in the Urban Design Guidelines. The
policies for cultural heritage resources in the Regional and Municipal Official Plans call for
development that will maintain the importance and character of the heritage resources.
11.3 Based on the comments received from the landowners' revisions have been made to the
Block Master Plan from what had been issued in August 2019 and revised in September
of 2021. The Block Master Plan and recommended policies has been amended as
outlined in Section 8.
11.4 The Municipality has received a number of comments regarding the Official Plan
Amendment since it was made available in August 2019 and as a result staff have
revised the policies and Block Master Plan as deemed necessary. These changes are not
responding to specific development concepts rather these changes allow for some
flexibility for the owners as the detailed concepts are developed.
Municipality of Clarington
Report PDS-044-21
Page 27
11.5 Staff are of the opinion that the Recommended Official Plan Amendment 121 represents
good planning and will provide for a complete community and be further enhanced by the
development on the east side of Lambs Road.
11.6 Making a decision on Camp 30 is one of the legacy projects cited in the Strategic Plan for
this term of Council.
Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 x2407,
fangmaid@clarington.net
Attachments:
Attachment 1 — Recommended OPA 121
Attachment 2 — Sequence of Events
Attachment 3 — Public Comments Summary Table
Interested Parties:
List of Interested Parties available from Department.
Attachment 1 to
Report PDS-044-21
Recommended Official Plan Amendment No. 121
to the Municipality of Clarington Official Plan
Purpose: The purpose of this amendment is to update Section 16.7
Special Policy Area F - Camp 30 with the completion of the
Urban Design Master Plan.
Location: Special Policy Area F - Camp 30 includes the land area
bounded on the west by Soper Creek, north by the CPR rail
line, east by Lambs Road and south by Concession Street
East.
Basis: The Amendment is based upon the development of the Jury
Lands, Bowmanville, Special Policy Area F: Urban Design
Master Plan + Design Guidelines dated 2019-04-12 by DTAH.
This amendment conforms to the Durham Regional Official
Plan and the Growth Plan for the Greater Golder Horseshoe
and is consistent with the Provincial Policy Statement.
Purpose.
The Actual Amendment
This Amendment sets out a series of changes to the Schedules and Text of the
Municipality of Clarington Official Plan. New text is shown with an underline and
deleted text is shown with a strikethrough.
1. Existing Section 16.7 Special Policy Area F - Camp 30 is amended as
follows:
"16.7.1 Introduction. Vision. Obiectives
16.7.1.1 16.7.1 Special Policy Area F is the site of the former Bowmanville Boys
Training School and a World War II internment prisoner of war camp known as
Camp 30. Approximately 10 hectares of this land and buildings have cultural
heritage significance, innli Jinn hoinn which includes being designated by the
National Historic Sites and Monument Board.
16.7.1.2 46.7.2 The Municipality will has consulted and will continue to work with
the ^,^,neirs A-f. site and ad;-acen 'mod- the landowners of Special Policy Area F,
the Jury Lands Foundation, other levels of government and interested parties to:
a) Implement "The Jury Lands, Bowmanville, Special Policy Area F: Urban
Design Master Plan + Design Guidelines", dated April 12, 2019, by DTAH,
which sets out the principles of the communitv vision. for the Iona term use of
landscape; Develop a GOMmunity Vision and Urban Design Plan, for the long
b) Implement this community vision and build upon the designation of the
National Historic site, in accordance with the National Historic Sites and
Monument Act and under Part IV (individual) of the Ontario Heritage Act, by
establishing additional mechanisms to protect the cultural heritage value of
Camp 30/The Jury Lands and support its on -going conservation in alignment
with the cultural heritage landscape status of Camp 30 reflected in Section
16.7.8; lmnlement this r•emmUnity Visien fgr the Igng term use gf the lands by
establishing different mechanisms innlu ding designation as a nemmi unity
I mnrg\/ement area and heritage deslgnatlgns Under Dort IV (individual) gr
Da tFiCt) of the Ontarie Heritage d
Implementguidelines contained within the UrbanDesign
Guidelines;
1
Designre 944E)
i�Tis --rl
d) Develop the residential and mixed -use portions of Special Policy Area F to
be complementary with, subordinate to and visually distinct from the
Municipal Wide Park in accordance with the community vision; and
e) Implement the Local Corridor policies of the Official Plan, with the greatest
density and building height being located at the intersection of Lambs Road
and Concession Street East. This intersection has been identified as a
prominent intersection.
16.7.1.3 Collectively the Municipal Wide Park, including the Designated
Heritage buildings and landscape features, the trail network, the stormwater
management system, and lands designated Environmental Protection Areas will
form the backbone upon which this Special Policy Area F Neighbourhood will be
built. All components shall seamlessly integrate with and transition from/to the
adiacent residential develoaments.
16.7
16.7.2 Land Use
16.7.2.1 The Block Master Plan as depicted in Figure 1, establishes the land use
pattern to guide development within Special Policy Area F.
16.7.2.2 The following land use designations apply within Special Policy Area F
and are shown on Figure 1:
a) High Density Residential/Mixed Use Local Corridor
b) Medium Density Residential - Local Corridor
c) Medium Density Residential - Heritage
d) Low Density Residential
e) Environmental Protection Area
f) Municipal Wide Park
16.7.2.3 Additional dwelling units are permitted in accordance with the Official
Plan.
16.7.2.4 Drive -through facilities and service stations are not permitted in any
land use designation.
16.7.2.5 Block layout shall be provided in accordance with Section 9.3.5 of the
Official Plan. In the event condominium blocks cannot provide
independent access to a public street(s) the appropriate agreements
and cost sharing arrangement shall be established through the
development approval process.
16.7.3 High Density Residential/Mixed use Local Corridor
16.7.3.1 Lands designated High Density Residential/Mixed Use Local Corridor
are located along the Lambs Road Local Corridor.
16.7.3.2 The High Density Residential/Mixed Use Local Corridor designation
allows for the greatest concentration of density and mix of uses within
Special Study Area F.
16.7.3.3 The intersection of Lambs Road and Concession Street East is
designated as a Prominent Intersection.
Permitted Uses, Built Form and Density
16.7.3.4 The High Density Residential/Mixed Use Local Corridor is a
predominantly residential land use designation that permits residential,
retail, office, and service commercial uses.
16.7.3.5 The permitted dwelling types shall be an apartment building or a mixed
use building.
16.7.3.6 Retail, office and/or service commercial uses are required on the first
floor of any mixed use building located at the Prominent Intersection in
accordance with section 10.6.7 of the Official Plan.
9
16.7.3.7 Building heights shall be a minimum of 5 storeys and have a maximum
of 6 storeys.
16.7.3.8 Development on lands designated High Density Residential/Mixed Use
Local Corridor shall have a minimum net density of 40 units per net
hectare.
16.7.3.9 The highest and most dense form of development shall be located
fronting Lambs Road and Concession Street East intersection.
Development shall provide a transition to less dense and lower scale
buildings in adjacent designations.
16.7.4 Medium Density Residential — Local Corridor
16.7.4.1 The lands designated as Medium Density Residential — Local Corridor
are located along the Lambs Road Local Corridor and in proximity to
the Prominent Intersection along Concession Street East.
Permitted Uses, Built Form and Density
16.7.4.2 The Medium Density Residential — Local Corridor is a residential land
use designation that permits residential units in a mix of housing types
and tenures in low rise building forms.
16.7.4.3 Retail, office, and service commercial uses are only permitted within a
mixed use building.
16.7.4.4 Permitted dwelling types include:
a) Townhouses
b) Back to back townhouses
c) Stacked townhouses,
d) Apartment buildings, and
e) Other dwelling types that provide housing at the same densities as those
listed above.
16.7.4.5 Building heights shall be a minimum of 4 storeys and a maximum of 6
storeys.
16.7.4.6 Development on lands designated Medium Density Local Corridor shall
have a minimum net density of 40 units per net hectare.
16.7.5 Medium Density Residential — Heritage
16.7.5.1 The lands designated Medium Density Residential - Heritage are
located within the Lambs Road Local Corridor and adjacent to the
Municipal Wide Park.
I!I
16.7.5.2 Development within the Medium Density Residential — Heritage land
use designation shall be complimentary yet subordinate to the adjacent
designated Heritage site.
16.7.5.3 A Heritage Impact Assessment including a view assessment shall be
conducted prior to any development within the Medium Density
Residential — Heritage designation to identify where new buildings can
be located, along with their relative heights and massing required to
conserve the elements identified in the National and local cultural
heritage designations.
16.7.5.4 The Assessment identified in Section 16.7.5.3 shall also address the
policies in Section 16.7.8, the recommendations in the Urban Design
Guidelines prepared by DTAH dated April 12, 2019, and the adjacent
designated Heritage site.
Permitted Uses, built form and density
16.7.5.5 Medium Density Residential — Heritage is a residential land use
designation that permits residential units in a mix of housing types and
tenures in low-rise building forms.
16.7.5.6 Permitted dwelling types include:
a) Townhouses,
b) Stacked Townhouses,
c) Back to back townhouses,
d) Apartments and
e) Other dwelling types that provide housing at the same densities as those
listed above.
16.7.5.7 Building heights shall be a minimum of 2 storeys and a maximum of 4
storeys.
16.7.5.8 Development on lands designated Medium Density -Heritage shall
have a minimum net density of 40 units per net hectare.
16.7.6 Low Density Residential
16.7.6.1 Low Density Residential is a residential land use designation that
permits residential units in a mix of housing types and tenure forms in
low rise building form.
16.7.6.2 Permitted dwelling types include
a) Single detached dwellings,
5
b) Semi-detached dwellings,
c) Townhouses,
d) Stacked townhouses,
e) Back to back townhouses, and
f) Other dwelling types that provide housing at the same densities as those
listed above.
16.7.6.3 In areas designated Low Density Residential, a mix of dwelling types
and tenure shall be provided including a mix of freehold units having
frontage along a public right of way.
16.7.6.4 Building heights shall generally be a maximum of 3 storeys in height.
16.7.6.5 Notwithstanding 16.7.6.4 above, dwelling units may be developed with
a maximum height of 4 storeys. The location of the 4 storey units shall
determined through the development approvals process and will be
specified in the implementing zoning by-Iaw(s).
16.7.6.6 Four storey residential development within the Low Density Residential
land use designation shall only be permitted if appropriate transition to
lower rise development can be achieved.
16.7.6.7 Development on lands designated Low Density Residential shall be a
minimum net density of 13 units per net hectare.
16.7.6.8 Parks/open spaces/78outdoor amenity spaces, in addition to the
Municipal Wide Park, may be required in the Low Density Residential
land use designation. Final determination of parkland requirements and
locations will be made through the development approvals process.
16.7.7 Environmental Protection Area
16.7.7.1 Lands designated Environmental Protection Area include natural
heritage features, hydrologically sensitive features and the associated
vegetation protection zones, and hazard lands in accordance with the
Official Plan.
16.7.7.2 The boundary delineation of the lands designated as Environmental
Protection Area are approximate and shall be detailed through
appropriate studies prepared as part of the review of development
applications in accordance with the policies of Special Policy Area F
and the Official Plan.
16.7.7.3 Stormwater Management Facilities are not permitted to be developed in
lands designated Environmental Protection Area. Once constructed,
X
Stormwater management facilities shall be designated Environmental
Protection Area and shall be zoned accordingly.
16.7.7.4 The Municipality may require Environmental Protection Areas to be
conveyed to a public authority, where appropriate, as part of the
development approval process at minimal or no cost to the receiving
public authority. Conveyance of lands designated Environmental
Protection Area shall not be considered as contributions towards
parkland dedication requirements under the Planning Act.
16.7.7.5 Trails should be directed outside of natural areas where possible, or to
the outer edge of vegetation protection zones and water crossings
should be minimized. An Environmental Impact Study when prepared
for the adjacent residential lands shall evaluate trail and water crossing
locations.
16.7.8 Municipal Wide Park
16.7.8.1 Views and vistas to and from the Municipal Wide Park shall be
encouraged by the preservation, and enhancement of the view planes
as noted in the National Heritage Designation from the site centre,
radiating out to the east (Lamb's Road) between the existing buildings
and into the Soper Creek valley. These view and vistas provide
opportunities for views of the heritage buildings, central green and
natural heritage features.
16.7.8.2 The existing buildings are to be adaptively re -used to accommodate a
range of uses that would contribute positively to the surrounding
residential community and Clarington.
16.7.8.3 The replanting and restoration of the landscape, especially the
replacement of the trees along Park Drive should be pursued.
16.7.9 Urban Design
General
16.7.9.1 Special Policy Area F should be designed to achieve a walkable
complete community that is diverse in use and population, and has a
well-defined and high - quality public realm, as follows:
a) Achieve a high quality public realm which is safe, accessible, comfortable,
visually -pleasing, and animated, supports active transportation and
community life, and contributes to the distinct character of Special Policy
Area F.
b) Implement a development pattern that connects streets, trails and
pedestrian routes through the area and to adjacent neighbourhoods in
support of active transportation; and
7
c) Implementa a consistent built form
16.7.9.2 The Urban Design Guidelines prepared by DTAH dated April 12, 2019,
provide specific guidelines for both the public and private sectors. They
indicate the Municipality of Clarington's expectations with respect to the
character, quality, and form of development in Special Policy Area F.
The Urban Design Guidelines are approved by Council, do not require
an amendment to implement an alternative design solution, or solutions
at any time in the future, provided the principles are maintained.
16.7.9.3 Development in Policy Area F shall achieve the following objectives
which are specifically related to the Municipal Wide Park.
a) To acknowledge the historical value of the existing buildings and
landscape elements in the Municipal Wide Park as defined by the National
Heritage Designation;
b) To design new development surrounding the Municipal Wide Park to
reflect public value and amenity opportunity represented by the
valleylands;
c) To design new development surrounding the Municipal Wide Park utilizing
landscaping as a transition between the built environment and its natural
and heritage surroundings, including integrated stormwater management
strategies; and
d) To allow for the adaptive re -use of the heritage buildings, contained within
the Municipal Wide Park over time as partnerships and funding sources
become available.
Prominent Intersection
16.7.9.4 The Intersection of Concession Street East and Lambs Road is
considered a Prominent Intersection.
16.7.9.5 Prominent Intersections shall serve as community focal points, both
visually in terms of building height, massing and orientation,
architectural treatment and materials, and landscaping, and functionally
in terms of destination uses and public spaces and amenities such as
street furniture and public art.
rn
16.7.9.6 The greatest heights and densities shall occur at Prominent
Intersections. These areas are also encouraged to have a concentration
of retail, office and service commercial uses.
16.7.9.7 Privately owned publicly accessible plazas shall be located at
Prominent Intersections to contribute to their visual prominence,
reinforce their role as community focal points, improve the relationship
of built form to the public right- of -way, and contribute to the area's
identity.
Public Realm
16.7.9.8 The public realm is comprised of roads, sidewalks, the Municipal Wide
Park, the Soper Creek valleylands and their associated vegetated
buffers, stormwater management facilities, and private lands that are
publicly accessible.
Roads and Lanes
16.7.9.9 All roads and lanes shall be designed in accordance with the Official
Plan unless otherwise provided herein.
16.7.9.10 All roads and lanes shall provide safe and convenient access for
vehicles, pedestrians, and bicycles.
16.7.9.11 Public Roads identified in Block Master Plan Figure 1 are conceptual
and the location and number of local roads required may be amended
through the development approvals process.
16.7.9.12 All roads and lanes shall be subject to comprehensive streetscape
requirements including landscaping, that will provide a comfortable
shaded environment for pedestrians.
16.7.9.13 Lanes shall provide access for service and maintenance vehicles for
required uses as deemed necessary by the Municipality and may
include enhanced laneway widths and turning radii to accommodate
municipal vehicles including access for snowplows, garbage trucks and
emergency vehicles where required.
Park Drive
16.7.9.14 Park Drive shall be designed to also include several specific design
elements including:
a) All metre wide right of way that includes a 7 metre wide paved portion to
permit occasional two way vehicle movement
b) A Multiuse path that connects to the Municipal Wide Park and
c) A rural cross section.
9
16.7.9.15 The paved portion of Park Drive located south of the Municipal Wide
Park is intended to be only used for occasional public traffic or for
maintenance purposes.
Urban Tree Canopy
16.7.9.16 Together, new development and public realm improvements shall
establish an urban tree canopy to minimize the heat island effect,
provide for shade and wind cover and contribute to a green and
attractive environment.
16.7.9.17 New development and public realm improvements are required to use
native plant species wherever possible, particularly along rights -of -way
and pedestrian trails.
16.7.9.18 New development and public realm improvements shall only use native
plantings within 30 metres of Environmental Protection Areas.
16.7.9.19 All private development shall be supported by landscape plans which
demonstrate how the development will contribute to the urban tree
canopy, improve the health and diversity of the natural environment,
support other local plant and animal species, and further enhance the
connectivity of the built environment to natural heritage features and
hydrologically sensitive features.
Parking
16.7.9.20 To reduce the visual impact of surface parking and to increase
opportunities for at grade amenity areas the provision of underground or
structured parking shall be encouraged for higher density forms. For
apartment buildings over 4 storeys underground parking is required to
accommodate for 70% of the required parking.
16.7.9.21 Surface parking for developments within all high and medium density
designations shall be located to the side or rear of the principal
buildings and in consideration of adjacent uses and public right of ways.
Appropriate landscaping and screening measures shall be provided.
16.7.9.22 Public parking associated with the Municipal Wide Park may utilize the
existing parking lots on the west side of Park Drive. Additional public
parking to support the adaptive re -use of the heritage structures will be
discretely located within the Municipal Wide Park.
Residential Development
16.7.9.23 Residential Development adjacent to Environmental Protection Areas
should seek to optimize public exposure and visual access into the
natural areas. Ravine lots are discouraged to allow for visual and
physical access to Soper Creek throughout the neighbourhood.
10
16.7.9.24 The interface of Environmental Protection Areas with residential lots
shall consist of decorative fencing. Gates to the adjacent Environmental
Protection Areas are not permitted.
16.7.9.25 Reverse lot frontages onto Arterial roads are not permitted.
16.7.9.26 Development within a higher density and taller built form land use
designation than the adjacent land use designation shall provide for an
appropriate transition to the lower density area including the use of
roads, setbacks, landscaping and building step -backs.
16.7.9.27 Buildings located adjacent to, or at the edge of the Municipal Wide Park
and green spaces, will provide opportunities for overlook.
16.7.9.28 New development should be physically and visually compatible with but
subordinate to the Designated heritage buildings.
16.7.9.29 The architectural style of new development should be contemporary
based on the Prairie -style architecture of the existing buildings in the
Jury Lands buildings in the Municipal Wide Park. Prairie -style
architecture is defined by the prevalence of horizontal lines, flat or
hipped roofs, broad overhanging eaves, and windows grouped in
horizontal bands. Ornamentation is to be minimal; materials and
craftsmanship are to be high quality.
Multi -unit Residential Development
16.7.9.30 The size and configuration of each development block will:
a) Be appropriate for its intended use; and
b) Facilitate and promote pedestrian movement and include a variety of route
options.
16.7.9.31 Each development block will:
a) Have direct access to a public road;
b) Shall provide shared space for both indoor and outdoor amenities, and
c) Be of sufficient size and appropriate configuration to accommodate
development that reflects the planning and urban design guidelines set in
the Official Plan, Special Policy Area F and the DTAH Urban Design
Guidelines.
16.7.9.32 Emergency Access to and within development blocks shall be provided
in keeping with the Clarington Emergency and Fire Services
Development Design Guidelines and to the satisfaction of the Directors
of Planning and Development Services and Fire and Emergency
Services.
11
16.7.10 Infrastructure, Storm Water Management and Low Impact
Development
16.7.10.1 Infrastructure, stormwater management and utilities shall be integrated
in a manner that is sensitive to the quality of the public realm.
16.7.10.2 The precise location, size and number of stormwater management
facilities will be determined through the development approvals
process.
16.7.10.3 Stormwater management facilities are encouraged to be developed as
naturalized ponds, incorporating native planting, creating natural habitat
for pollinator species, and enhancing biodiversity
16.7.10.4 An optimal street network should seek to provide a maximum level of
public exposure and access to stormwater management facilities.
16.7.10.5 Stormwater Management facilities should integrate safe public access
into their design through trails and seating. Fencing should be avoided
and railings or densely planted areas should be used to discourage
direct access.
16.7.10.6 Stormwater Management plans shall demonstrate how the site will
achieve a post to pre -development water balance.
16.7.10.7 Techniques to achieve the water balance including soak -a -way pits,
infiltration trenches and chambers shall not be located on Low Density
Residential dwelling lots.
16.7.10.8 Low impact development techniques may be located within the
municipal right of ways.
16.7.10.9 All buildings and sites should be designed to use water efficiently,
through such measures as ultra -low flow fixtures, and grey -water
recycling. Buildings are encouraged to collect rainwater for re -use in
the building and/or for irrigation.
16.7.10.10 Landscaping should feature native and adaptive, non-invasive, non-
native species that are drought -tolerant and require little or no irrigation.
16.7.10.11 The use of permeable paving and other pervious surface materials for
hard landscaping and on -site parking is encouraged to maximize water
infiltration.
16.7.11 Implementation and Interpretation
16.7.11.1 Development applications must address the sustainability objectives
and policies of the Official Plan
16.7.11.2 In order to support the implementation for the Municipal Wide Park the
Municipality of Clarington will consider the development of a Community
Improvement Plan and/or Heritage Conservation District, under Part V
of the Ontario Heritage Act.
16.7.11.3 The following additional mechanisms are intended to acknowledge that
lands adjacent to the Municipal Wide Park are related to the historical
campus and the manner in which they are developed has the potential
to impact the cultural heritage value of the overall site. Additional
mechanisms may include, but are not limited to:
a) Completing a Heritage Impact Assessment when changes are
contemplated to the subject lands that could affect its cultural
heritage value; and/or
b) Completing a cultural heritage landscape evaluation to identify the
cultural heritage landscape attributes and the boundary of the
cultural heritage landscape in accordance with its cultural heritage
landscape status to further understand the site's cultural heritage
value and define specific conservation objectives or strategies.
16.7.11.4 Minor alterations which maintain the general intent of the policies of
Special Policy Area F may occur without amendment through the
development approvals process in accordance with the polices of the
Official Plan.
16.7.11.5 All studies required in support of a development application shall be
prepared in conformity with the policies of the Official Plan unless
otherwise specified in Special Study Area F policies.
16.7.11.6 The provisions of the Official Plan with respect to the implementation
and interpretation of the polices in Special Policy Area F shall apply.
Monuments Board designated area, the MuniGipality Will work with the owners, the
jury Lands FoundatiOR, other levels of governmeRt and iRterested parties
a) Assist the jury Lands FoURdatiOR OR developing a strategiG plan to
implement the nnmmunityyic inn•
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Foundation and/nr the M ininipality;
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G) EnGGYrage ether leyelo�oyernment to suppert the GGRsewatinn of the
heritage urces and
area's „
13
2. By including Block Master Plan Special Policy Area F Figure 1 to Chapter 16
Special Policy Areas immediately following Section 16.7.11.6 as shown on
Exhibit "A" to this Amendment.
3 By amending Map A3 — Land Use Bowmanville Urban Area is as shown on
Exhibit "B" to this Amendment.
W
Exhibit 'B' to the Municipality Of Clarington Official Plan Amendment No. ,
Map A3, Landuse, Bowmanville Urban Area
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6
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CON OFFICE CONSOLIDATION
Attachment 2
to Report PDS-044-21
Special Policy Area F, OPA 121
Sequence of Events
2016
Event
June 2016
Clarington and LRSP enter into a legal agreement regarding an
option to purchase lands for community park at the northeast
corner of Lambs Road and Concession Road East and outlines
obli ations of both parties for 2020 Lambs Road
November 2016
Council approves Official Plan Amendment 107 which includes
S ecial Policy Area F
November 2016
RFP-2016-10 for Jury Lands Community Vision issued
December 2016
Report COD-024-16 is approved awarding contract to DTAH
for development of Community Vision and Urban Design
Guidelines
2017
Event
May 2017
Request by LRSP to include east side of Lamb's Road in
Special Policy Area F
May 2017
DTAH contract amended to provide for a concept plan for East
side of Lamb's Road to inform Secondary Plan for Soper Hills
when it proceeds
Throughout 2017
On -going discussions between DTAH, LRSP and Municipality
on Urban Design principles, concepts, built form and
Community Vision
October 2017
Report PSD-080-17 heritage designation under Ontario
Heritage Act, based on 2013 National designation and work by
Goldsmith Borgal & Company Ltd. Architects, Camp
30/Bowmanville Boys School Condition Survey and
Mothballing Plan, October 2014 and DTAH urban design
principles, deferred until November
November 2017
Revised Schedule for heritage designation by-law, agreed to
with LRSP and deferred Report approved.
2018
Event
January 2018
Heritage Designation By-law 2018-001 designates six buildings
and campus area under Ontario Heritage Act
June 2018
Open House on Community Vision in conjunction with Soper
Creek Trail, Phase II concept plan review.
September 10, 2018
Public Meeting Report PSD-067-18 and Staff Presentation
seeking additional public comments
Attachment 2
to Report PDS-044-21
2018
Event
October 11, 2018
Pre -consultation meeting with MoC, CLOCA and Region Staff
on ZBA and Subdivision requirements.
2019
Event
April to October
Numerous meetings and discussion with LRSP, comments
2019
submitted
June 7, 2019
Letter from LRSP confirming when they would turn over the
first of a number of dedications of parkland in central campus
June, 2019
Report PSD-029-19, presentation by DTAH of the Community
Vision and urban design framework as outlined in their April 12,
2019 report. Council heard delegations from Jury Lands
Foundation, ACO-Clarington Branch and members of the
public. The Council requested staff prepare a
Recommendation Report on the proposed Official Plan
Amendment.
September 30, 2019
Recommendation Report, PSD-041-19 containing a revised
draft Official Plan amendment. Council heard from LRSP, their
consultants, Jury Lands Foundation, FarSight Investments,
ACO-Clarington Branch. Council deferred and then later in
October tabled this report to allow for further discussion and
consensus building with land owners.
November, 2019
Review and consultation with land owners and consultants on
the comments and revisions they have suggested to draft OPA.
2020
Event
May 21, 2020
LRSP submit Official Plan Amendment application and
background documentation (e.g. studies) for the portion of
Special Policy Area F in their ownership.
May 25, 2020
Council Notice of Motion to "lift from table" PSD-041-19
June 15, 2020
Letter dated June 10 from LRSP, communications item at June
15 Council referred to June 29 PDC. LRSP delegation to PDC
regarding Seniors and Affordable Housing at Camp 30.
Submission by Farsight indicating they have not been
consulted by on private OPA by LRSP.
June 26 and 29,
Staff Memos to MMC indicating that municipal initiated draft
2020
OPA did not address a Senior's Campus. Council approved
#PD-111-20 which called for withdrawal of the private OPA,
consideration of a mediator or third party land use planning
expert and report back in the Fall.
Attachment 2
to Report PDS-044-21
2020
Event
June through
Discussion on Affordable Housing and Assisted Living
September 2020
definitions and where they are allowed in residential areas,
plus other surrounding services.
July 2020
Conceptual Plan Submission from Farsight Investments on
their lands and request for pre -con.
July 30, 2020
Pre -consultation with LRSP on private OPA application which
deviates in a number of areas from draft OPA 121, pre -con
minutes issued but not signed back. Application remains
incomplete.
August 20, 2020
Pre -consultation with Farsight on their submission which is
based on draft OPA 121, pre -con minutes issued and signed
back.
August through
Numerous meetings and discussions with LRSP, Jury Lands
October 2020
Foundation, Farsight Investments. LRSP submitted an overall
concept plan for entire property which Staff met with owners on
a bi-weekly basis to understand and appreciate.
September 9, 2020
Meeting with JLF to review concept showing development
within the ring road area for Assisted Living.
November 16, 2020
Report PSD-051-20 providing an update with visualizations of
three different proposals from land owners, DTAH and draft
OPA 121. LRSP (and consultants) are a delegation to PDC
along with Jury Lands Foundation, and ACO-Clarington
Branch. Council approved #PD-183-20 which accepted DTAH
Community Vision, prohibited private residential development
within ring road, retained SGL (consulting team for Soper Hills
Secondary Plan) and continued discussion with lands owners
and interested parties.
December 2020
Meeting between SGL, LRSP and Municipality providing
additional options for development to address requested
density. LRSP rejected the proposal as they did not believe it
provided them with sufficient flexibility and density.
2021
Event
January through
SGL and AGI reviewed draft OPA and DTAH study providing
May, 2021
commentary to staff on how to adjust and improve OPA.
March 11, 2021
Mtg between LRSP land owners and new Director outlining
their priorities for development including Camp 30.
June 28, 2021
Proposed Resolution at Council for an ad -hoc Committee to
resolve issues with Developer, referred to July 5 Council
meeting.
Attachment 2
to Report PDS-044-21
July 5, 2021
Memo to MMC that draft OPA 121 is scheduled for September
13, 2021 Joint Committee meeting. Ad -hoc committee
resolution failed.
July through August,
Staff worked on revising OPA in consultation with SGL and
2021
commenting agencies.
August 9, 2021
Notice of Recommendation Report mailed or emailed to all
property owners within the Special Policy Area and Interested
Parties list, Mayor and Members of Council, Department
Heads, the Region, and CLOCA.
August, 2021
Meetings and Discussion with Owners and individual Council
members on refined OPA
September 2, 2021
Meeting and Discussion with Jury Lands Foundation on
proposed development in proximity to Cafeteria and Triple
Dorm while limiting height and requiring heritage and view
assessments
September 9, 2021
Agenda Published — Recommended OPA 121 available
September 13, 2021
Joint Committee Meeting
TBD
Council Adoption of OPA 121
TBD
Updating Legal Agreement
TBD
Processing of Subdivision and Zoning By-law Amendments
Attachment 3
to Report PDS-044-21
Public and Landowners Comments Summary Table
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
June 2018
Summary
Retain natural beauty and as many of the historic
Comments
SPAF-1
Comments
buildings as practical
carried forward
made during
Consider wildlife, ecology, natural spaces, protect
as a part of
Open House
species at risk
review process.
• Include community gardens on the site to serve
nearby proposed residences
• Support idea of demonstration garden with produce
supplying local eatery
• The development and building form appear to be
higher in density than adjacent lands and should be
less dense and lower in height.
• Provide special event venue space for 100+ people
• Property has been subject to severe vandalism
July 31, 2018
Comments on
• The limited range of land uses, density and built form
Comments
letter from
behalf of LRSP
types include in the vision for the Jury Lands, which
carried forward
Bousfields
amongst other matters could have a direct impact on
as a part of
SPAF-2
affordability and accessibility;
review process.
• Lack of clarity on how the integration of the vison for
the Jury Lands will work with the vison for the
Secondary Plan area to the east, including the
creation of a hub at the Lambs Road and east -west
street;
• Incomplete information on future process, and
associated timing, to implement the vision including
1 1 P a g e
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
opportunities to participate prior to the preparation of
statutory documents.
August 2, 2018
Steve Coles on
• The Jury Lands Foundation is supportive of the Jury
Comments
SPAF-3
behalf of Jury
Lands Urban Design Master Plan + Design Guidelines
carried forward
Lands
report.
as a part of
Foundation
• this will create a destination park that citizens of not
review process.
just Bowmanville but beyond could travel to and learn
about the history of the site along with the unique
example of the Carolina forest,
• the site will be linked into the trail system,
• the access as proposed means people can walk, ride
bicycles or use public transit along with a car to
access the park from Concession St, Lambs Rd or the
trail.
• it would be beneficial to approve the plans and begin
development of the park area; thereby giving the Jury
Lands Foundation the opportunity to begin the process
of repurposing the heritage buildings.
August 23, 2018
David Winkle
• It is disappointing to see more residential area
Comments
SPAF-4A + B
proposed here as well as the Farsight property.
carried forward
• The Sopercreek valley and adjacent lands are so
as a part of
important to biodiversity.
review process.
• To get a better understanding of how important natural
spaces are in Southern Ontario and Canada
August 28, 2018
Letter from
• The community vision calls for a mix of housing types
Comments
SPAF-5
ACO
and densities, with public access and views to Soper
carried forward
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
Creek valley. While development of the lands
as a part of
surrounding the central campus and its historic
review process.
buildings is welcome, it also needs to be in character
with the heritage buildings, it should be low-rise and
nestled within the landscape like the existing buildings.
The heritage buildings should be predominant. The
recommendation that the area within the ring road be
a public park with historical interpretation is most
welcome.
• PSD-067-18, September 2018 was the Statutory
Public Meeting report. Its purpose was to seek
additional public comments, in addition to those
already received at the open house held in June 2018
on DTAH concept plan and urban design guideline.
Sept 10, 2018
Erin O'Toole,
• Erin O'Toole, MP, provided thanks to staff and the
Comments
Delegation
MP
Jury Lands Foundation for their work on this project.
carried forward
SPAF-6
He stated that this is a special project for Clarington's
as a part of
National Historic site. MP O'Toole also thanked the
review process.
community for their ongoing support. He explained
that this would be one of the only examples in Ontario
of a mixed use parkland and historical designated site.
MP O'Toole noted that the National Historical marker
will be placed once a plan is approved.
Sept 10, 2018
Comments on
• Marilyn Morawetz, representative of the Jury Lands
Comments
Delegation
behalf of Jury
Foundation, spoke in support of the application. Ms.
carried forward
SPAF-7
Lands
Morawetz explained that the Jury Lands Foundation's
as a part of
Foundation
has worked closely with staff and the developers in
review process.
3 1 P a g e
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
hopes to achieve the proposed recommendations in
Report PSD-067-18. She explained that the proposal
embodies the goals of the Jury Lands Foundation,
including the preservation of the heritage buildings
and campus layout, as well as providing the
opportunity to educate visitors. Ms. Morawetz
explained that the Jury Lands Foundation has also
been working with the Architectural Conservancy of
Ontario (ACO) — Clarington Branch, the Clarington
Museum, and more recently the consultants of DTAH.
Ms. Morawetz noted that the Jury Lands Foundation
has provided many presentations and explained that
the stories related to this property throughout its
history are of interest and will remain significant. She
advised the Committee that at the first Doors Open
Clarington in 2010, more than 1300 people
experienced a tour on the Jury Lands. Ms. Morawetz
explained that the Jury Lands Foundation supports the
proposed park concept for area two as outlined in the
Staff Report with housing development along Lambs
Road provided they are in scale and proportionate to
the existing historic buildings. She stated that the
sightlines are significant to the campus plan and need
to be maintained and protected as an important
feature of the campus layout. Ms. Morawetz explained
that the Jury Lands Foundation supports the proposed
residential development. She mentioned that public
access and vision lines to the Soper Creek Valley are
important features as proposed in the Report and
should also be maintained. Ms. Morawetz also
4 1 P a g e
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
advised the Committee that the historic roadway
should remain a park lane. She explained that the Jury
Lands Foundation would like the plans to be approved
in order to secure funding for the initiative. Ms.
Morawetz concluded by stating that the Jury Lands
Foundation supports the Report PSD-067-18 as
presented.
Sept 10, 2018
Comments on
Bernice Norton, representative of the Architectural
Comments
Delegation
behalf of ACO-
Conservancy of Ontario (ACO) — Clarington Branch,
carried forward
SPAF-8
Clarington
spoke in support of the application. Ms. Norton stated
as a part of
Branch
that she is a Ehrenwort Trail guide. She noted that
review process.
since the grand opening of the trail in May 2016, there
has been over 36 guided tours with 835 visitors. Ms.
Norton advised the Committee that there is one tour
scheduled for September 22, 2018 at 2:00 PM. She
explained that the visitors have come from all around
the Province and beyond, to participate in the guided
tours.
Sept 10, 2018
No one spoke in opposition to application
Nov 23, 2018
Comments on
In our opinion that the Local Corridor policies are not
Urban
letter from
behalf of LRSP
appropriate to the subject site, as the Lambs Road
Structure of
Bousfields
frontage has a depth greater than 100 metres and
Official Plan
SPAF-9
extends towards the natural features. The application
employs local
of this corridor policy would not be appropriate given
corridor policies
the structure of the subject site, in that there is a
to designate
cluster of cultural heritage features intersected by
specific
natural heritage features central to the subject site.
corridors for
These defining elements mean that the structure
higher density
51Pa^
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
contemplated by the Local Corridor policies could not
all along
in fact be applied. Therefore, it is our opinion, that the
corridor.
policy in the proposed OPA should be revised to
reflect the unique context of the site.
• In our opinion applying a maximum number of units is
not appropriate, as it effectively limits flexibility with
respect to the development potential and restricts built
form options of the Special Policy Area.
• In our opinion, there is an opportunity to restructure
the Official Plan Amendment to be presented in a
similar form as other special policy sections in the
Clarington Official Plan.
• PSD-029-19, June 2019 was an opportunity for
Council to receive a presentation from Megan Torza of
DTAH about the Community Vision and urban design
framework outlined in their report (Attachment 1). The
recommendation was for staff to prepare a
recommendations report on the proposed Official Plan
amendment.
June 3, 2019
Comments on
Marilyn Morawetz, was present regarding Report
Comments
delegation
behalf of Jury
PSD-029-19, Community Vision for Jury Lands, Urban
carried forward
SPAF-10
Lands
Design Master Plan + Design Guidelines for former
as a part of
Foundation
Ontario Boys Training School and WWII Prison of War
review process.
Camp 30 Amendment. Ms. Morawetz explained that
the Jury Lands Foundation's has worked closely with
staff and the developers in hopes of establishing a
destination space that will attract tenants, commerce
and tourists in a community park setting that will
6 1 P a g e
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
enhance Clarington for its residents and guests. She
stated that the Jury Lands Foundation was formed as
a result of a Task Force set up by Council in late 2013.
Ms. Morawetz explained that the Board has continued
to work on behalf of the community as a not -for -profit
corporation, established in 2014, with by-laws setting
out its governance and membership requirements.
She stated that the Foundation and its partners
continue to work to educate and promote the
significance of the site and the buildings as well as
advocate for the rejuvenation of the site by providing
presentations and tours. Ms. Morawetz advised the
Committee that the Foundation received funding and
contributions for a trail on the site. She added that the
Foundation has continued to work with the
Municipality of Clarington resulting in a trail licence
agreement, a building conditions survey, negotiations
that resulted in the 2016 legal agreement and
implementation of Special Policy F in the Official Plan
which resulted in the community vision being
presented. Ms. Morawetz noted that the Foundation
supports the community vision and would like to see
progress from the developer on implementation of the
residential development. She advised the Committee
that the Foundation also supports the concepts
outlined in the urban design master plan and design
guidelines. Ms. Morawetz would like redevelopment of
one or two buildings to begin. She explained that they
have been halted by the lack of Jury Land ownership
and have applied twice for charitable status and have
7 1 P a g e
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
been denied as a result. Ms. Morawetz noted that they
need charitable status to carry out necessary
fundraising to facilitate the revitalization of the
buildings. She stated there is a need for the developer
and the Municipality of Clarington to commit to a plan
that would move everyone forward. Ms. Morawetz
asked the Committee to support the Community Vision
and support the project. She thanked the Committee
and answered questions.
June 3, 2019
Comments on
Aidan Grove -White, Manager, Strategy Corp., was
Comments
SPAF-11
behalf of LRSP
present regarding Report PSD-029-19, Community
carried forward
Vision for Jury Lands, Urban Design Master Plan +
as a part of
Design Guidelines for former Ontario Boys Training
review process.
School and WWII Prison of War Camp 30
Amendment. Mr. Grove -White explained that he is
working for the Kaitlin Group. He stated that he
reviewed the Report PSD-029-19 and that it is an
exciting proposal. Mr. Grove -White noted that he
visited the Jury Lands site, and observed that the
remaining buildings are not in a good state. He
explained that the development should happen in
tandem with the improvements of the property and
have been in communication with Municipality of
Clarington staff regarding massing and site lines. Mr.
Grove -White stated that he is concerned that the cost
for the project is not known, and that there are only
estimates. He mentioned that a project of this size
could be approximately $25 to $30 million, which only
includes the construction cost and building materials.
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
Mr. Grove -White advised the Committee that they
need to get a better fix on how and when the buildings
will be rehabilitated, so that they do not become
eyesores when the development is complete. He
stated that they are willing to work with the
Municipality of Clarington to produce a plan or a
potential "Plan B".
June 7, 2019
Comments on
Letter confirming when turn over of first of a number of
Letter from
behalf of LRSP
park dedications would occur and concept plan
LRSP
showing Cafeteria Building.
SPAF-12
July 22, 2019
Comments on
Precedents Memo on Special Policy and pockets of
Comments
memo from
behalf of LRSP
high density in other municipalities.
carried forward
Bousfields
In response to the request by Clarington staff for
as a part of
SPAF-13
examples of similar developments and the associated
review process.
policies that permitted the development, the following
provides relevant examples from across the region.
These precedents have been included because they
have similar attributes to development blocks in the
Jury Lands, particularly Area 4, including isolated
parcels surrounded on two or three sides by open
space areas, including natural features with limited
points of access. In particular, these examples include
parcels with medium to high density residential
development. In some cases, the examples have been
fully built -out and in others the development is
currently underway.
M
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
August 19 email
Comments on
We recognize the unique physical context and the
Comments
from Bousfields
behalf of LRSP
need to protect and integrate the natural and cultural
carried forward
SPAF-14
heritage features with the proposed development,
as a part of
however, there are other provincial and regional policy
review process.
directions regarding, amongst other matters,
intensification within the built boundary and along
corridors, and the efficient use of land, the
Municipality's proposed direction for the development
does not address.
• Area 4 needs to take into consideration and be
considered as part of the Local Corridor.
August 22 email
Comments on
As we discussed there is a difference of opinion
Staff will
from Farsight
behalf of
between Clarington and Kaitlin Corporation
continue to
SPAF-15
Developers
predominately around the proposed densities for the
work with land
residential development areas. I have attempted to
owners.
meet with Kaitlin over the past week to determine
whether there is a reasonable solution or compromise
to the density issue. Look for ways to resolve
disagreement over density.
Sept 17, 2019
Comments on
Edits to draft OPA.
Comments
Email from
behalf of LRSP
carried forward
Bousfields
as a part of
SPAF-16
review process.
Sept 27, 2019
Comments on
Increase range and maximum number of units
Comments
letter from
behalf of LRSP
• Increase height throughout the Special Policy Area
carried forward
Bousfields
• Area 4 emergency access should not be a
as a part of
SPAF-17
requirement, rather result of an engineering study.
review process.
10
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
• Marked up Official Plan Amendment in SPAF-16
Sept 30, 2019
Comments on
• Marilyn Morawetz, Jury Lands Foundation, was
Comments
Delegation
behalf of Jury
present regarding Report PSD-041-19, Jury Lands
carried forward
SPAF-18
Lands
Official Plan Amendment. Ms. Morawetz supports the
as a part of
Foundation
recommendations contained in Report PSD-041-19
review process.
and asks the Committee to approve them. She
advised the Committee of the importance of making a
decision on the property. Ms. Morawetz explained that
the increased density proposed by the developers will
negatively impact the future uses for this site. She
would like to know if the Municipality has been given
any assurances by the land owners that the project
will move forward. Ms. Morawetz stated that the land
owners neglected to act on, or comply with, the
standard requirements for buildings and damages
occurred. She noted that, in 2016, an agreement was
made such that the owners would sign over a building,
but the transaction has never happened. Ms.
Morawetz explained that the nature of the lands and
the uses of the buildings will be able to co -exist with
the future development. She requested that the
Committee approve recommendations contained in
Report PSD-041-19.
Sept 30, 2019
Comments on
Emma West, Bousfields Inc., was present regarding
Comments
Delegation
behalf of LRSP
Report PSD-041-19, Jury Lands Official Plan
carried forward
SPAF-19
Amendment. Ms. West explained that she has
as a part of
reviewed the Report and provided comments to staff.
review process.
She is requesting that, before the Official Plan
11 1 Page
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
Amendment is approved, the following changes be
considered:
i. The maximum height in the local corridor area be
increased from four stories to six stories;
ii. In the north portion of the property allow for 30% of
portion to be 6 stories;
iii. A secondary emergency access be reviewed when
plans are submitted; and
• Ms. West stated that Lambs Road is a local corridor
area and the requests are consistent with the Region,
Provincial and Municipal plans. She answered
questions from the committee.
Sept 30, 2019
Comments on
Bob Schickedanz, Far Sight Homes, was present
Comments
Delegation
behalf of
regarding Report PSD-041-19, Jury Lands Official
carried forward
SPAF-20
Farsight
Plan Amendment. Mr. Schickedanz owns land in the
as a part of
Investments
northern section of this block. He explained that it
review process.
Inc.
takes time and effort to implement and create a new
community. Mr. Schickedanz stated that the site is
unique and the cost to develop is significantly higher
than normal development. He would like the access to
the northern block of land be triggered by engineering
staff not the number of units. Mr. Schickedanz
explained that, for the development to be economically
feasible and produce reasonable priced homes, the
density needs to be increased. He mentioned that the
increased density means that more residents will be
able to enjoy the features of the property.
121 Page
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
Sept 30, 2019
Comments on
Enzo Bertucci, Kaitlin Corporation, was present
Comments
Delegation
behalf of LRSP
regarding Report PSD-041-19, Jury Lands Official
carried forward
SPAF-21
Plan Amendment. Mr. Bertucci explained that he has
as a part of
had productive meetings with staff. He would like
review process.
minor amendments made to what is provided in
Report PSD-041-19. Mr. Bertucci stated that they
have submitted a letter to staff and the Committee with
the proposed amendments they are requesting. He
explained that their proposal is no different than
common developments within the Region. Mr. Bertucci
would like to see a greater range in density on the
property, and that the six stories will make ensure the
buildings are more accessible. He stated the six
stories is not high density and is still mid -range. Mr.
Bertucci explained that they do not want to delay the
project and it is close to being acceptable for all
parties. He explained that the development footprint
got smaller after the land for the Municipal Park was
increased, but they still need to ensure they can meet
the minimum standards for the property. Mr. Bertucci
stated that, if the minor amendments proposed can be
approved, then the project can move forward
immediately, but if they are not approved the site
becomes undevelopable.
October 7,2019
Comments on
Comments on OPA (mark-up)
Comments
Email from Enzo
behalf of LRSP
Discussion on transfer of cafeteria building
carried forward
SPAF-22
Withdrawal of Demolition Permits for buildings.
as a part of
review process.
131 Page
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
October 22,
Comments on
We request that revisions be made to the proposed
Comments
2019
behalf of LRSP
OPA which recognize the uniqueness of the subject
carried forward
Letter from
site; integrate the permissions with respect to density
as a part of
Bousfields
and units counts that are contextually sensitive and in
review process.
SPAF-23
particular increase the height permissions in the
developable lands at the north end of the plan area.
• As written the OPA is not consistent with the
Provincial Policy Statement and does not conform to
the Growth Plan. As such, it is our opinion that the
proposed amendment should not be adopted in its
current form.
October 25,
Comments on
On behalf of developers collectively, looking to delay
Comments
2019
behalf of
consideration of Official Plan amendment, suggests
carried forward
Letter from
Farsight
more time is needed to resolve issues.
as a part of
Farsight
Investments.
Give consideration of the recommendations made by
review process.
SPAF-24
Bousfields to address density in Area 4
October 28,
Comments on
Katharine Warren was present regarding Report PSD-
Comments
2019
behalf of Jury
041-19 — Community Vision for Jury Lands, Urban
carried forward
Delegation
Lands
Design Master Plan + Design Guidelines for Former
as a part of
SPAF-25
Foundation
Ontario Boys Training School and WWII Prison of War
review process.
Camp 30 — Amendment No 121 to the Clarington
Official Plan. She advised the Members of Council she
is a local resident as well as a member of the Jury
Lands Board. Ms. Warren stated that she is concerned
with the increased traffic in the area due to the
proposed increased density that will result with this
development. She added that she is also concerned
with the effect on local health care services and is
1411
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
hoping that this is kept in mind as increased
developments results in increased population in
Clarington. Ms. Warren noted that she feels public
safety may also become a concern with this proposed
development. She continued by providing several
comparisons of nearby historic sites with similarities to
the area surrounding this subject property. Ms. Warren
explained that the architectural style (Frank Lloyd
Wright) is very rare, and this style is very low to the
ground, and she feels that that high rise buildings will
take away from this. She referred to the Official Plan
and asked that the surrounding areas be considered in
the design. Ms. Warren answered questions from the
Members of Council.
Feb 6,2020
LRSP
Informing Municipality that they were retaining
Thank you for
Emails from
Letourneau Heritage Consulting to carry out HIA
Information
Enzo
SPAF-26
June 10, 2020
LRSP
Letter from Devon on motion to lift from table.
Visualizations
letter from
Requesting that both the Developers overall concept
of both concept
Devon Daniells
plan and staff's be put before Council for them to
plans were
SPAF-27
make a decision.
presented at
• Developer plan for assisted living for seniors and
the November
affordable housing.
Committee
meeting.
June 12, 2020
LRSP
Owner's Proposal has substantial public benefits.
Visualizations
Letter from Aird
Process that is occurring is questionable and unfair.
of both concept
and Berlis
plans were
15
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
SPAF-28
• Council should giver consideration to Owner's
presented at
proposal.
the November
• Staff action to declare owner's privately initiated
Committee
Official Plan Amendment application "not complete" is
meeting.
highly unusual
• Staff initiated OPA is incompatible with legal
agreement.
June 12, 2020
• Requesting Council allow time for Farsight to meet
Staff met with
Letter from
with Staff and other owners. Should be a co-ordinated
Farsight and
Farsight
effort.
has kept them
SPAF-29
appraised.
June 15, 2020
Comments on
• Devon Daniell, Kaitlin Corporation, was present via
Visualizations
Delegation
behalf of LRSP
electronic mean regarding Report PSD-041-19
of both concept
SPAF-30
Community Vision for Jury Lands, Urban Design
plans were
Master Plan + Design Guidelines for Former Ontario
presented at
Boys Training School and WWII Prison of War Camp
the November
30 — OPA Amendment No 121 (Agenda Item 13.1).
Committee
Mr. Daniell noted that he submitted correspondence
meeting.
outlining Kaitlin's concerns and the reasons for
requesting the Report to be referred. He noted that he
is here to discuss the Municipally initiated OPA 121.
Mr. Daniell noted there are several restrictions which
include not being able to build more 700 units, being
within 100 meters of a road, or in close proximity to
heritage sites. Mr. Daniell stated that this Municipally
initiated Official Plan Amendment is unnecessary and
will limit development. He explained that they worked
hard to put together a team create the proposed
161 Page
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
development that respects heritage, includes diverse
affordable homes and includes senior housing. Mr.
Daniell stated that they would like to bring their
proposal forward to Council and move forward and he
feels Staff is trying to prevent them from doing this. He
explained that he is frustrated and upset as they have
developed a plan and a report which includes 100
acres and 70% of that land is open space and
parkland. Mr. Daniell believes both the Members of
Council and the members of the public should be
aware of the options available. He concluded by
asking for their proposal to be considered and that
both options (Kaitlin's and OPA 121) be presented in
order to allow the Members of Council to make the
right decision for the land. Mr. Daniell answered
questions from the Members of Council.
June 15, 2020
Comments
Peter Van Loan, Aird and Berlis, was present via
Visualizations
Delegation and
submitted on
electronic means regarding Report PSD-041-19
of both concept
Letter
behalf of LRSP
Community Vision for Jury Lands, Urban Design
plans were
SPAF-31
Master Plan + Design Guidelines for Former Ontario
presented at
Boys Training School and WWII Prison of War Camp
the November
30 — OPA Amendment No 121 (Agenda Item 13.1).
Committee
Mr. Van Loan asked for the Official Plan Amendment
meeting.
121 to be deferred until the property owners' proposal
can be considered by the Members of Council. He
explained that there is a generous donation of
parkland which exceeds the amount required under
the Planning Act. Mr. Van Loan explained that a
planning application was submitted on May 21, 2020
171 Page
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
which reflects the donation of the parkland. He
explained that the Municipality and property owner
need to work together and asked for the Municipality
to fully consider the owners' plans. Mr. Van Loan
stated that the Members of Council have the duty to
act fairly and in order to do that all of the relevant
information needs to be reviewed. He asked for the
Members of Council to direct Staff to defer the
proposed Official Plan Amendment until the property
owners' plan can be reviewed. Mr. Van Loan noted
that he is very supportive of heritage preservation and
restoration. He explained that all of the facts are
needed to make an informed decision and that Official
Plan Amendment 121 is based on the DTHA Design
Study. Mr. Van Loan explained that his clients have
made a serious commitment and they are looking to
provide a development which includes high quality
senior housing. He added they have transferred
parkland and cash contributions in the agreement. Mr.
Van Loan stated that the conditions of the agreement
have been fulfilled and if OPA 121 is adopted the
conditions will not longer be satisfied. He concluded
by asking for the property owners' application to be
circulated so an informed decision can be made. Mr.
Van Loan answered questions from the Members of
Council.
June 15, 2020
ACO —
Camp 30 is at the forefront of our minds and actions.
Comments
Communication
Clarington
No active security -counter to the legal agreement.
carried forward
s on Council
Branch
Buildings are being compromised by inaction
as a part of
181Pan
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
agenda
ACO is the lead for tours, we are on site and see what
review process
SPAF-32
is happening.
• Encourage Council to keep central campus as
parkland.
June 15, 2020
JLF
Eleventh hour — critical time to move forward for
Comments
Communication
everyone's benefit. DTAH Plan received much
carried forward
s on Council
positive feedback. Commitments have been made but
as a part of
agenda
then not followed through. Ring Road that
review process
SPAF-33
encompasses heritage buildings is an amazing asset,
locally, provincially, nationally.
• Owner's are aware of our concerns.
• Look forward to continuing to work with Municipality
and owners.
• Includes summary of speaking notes from September
2019, SPAF-18
June 18, 2020
Comments
CHC recognizes need for development and growth
Comments
SPAF-34
from Clarington
OPA falls in line with Official Plan and is supported by
carried forward
Heritage
Committee
as a part of
Committee
2018 designation provides for protection and
review process
maintenance of local heritage assets.
June 29, 2020
Comments
Enzo Bertucci, Kaitlin Corporation, was present via
Visualizations
Delegation
submitted on
electronic means regarding Report PSD-041-19
of both concept
and Concept
behalf of LRSP
Community Vision for Jury Lands, Urban Design
plans were
Plan
Master Plan + Design Guidelines for former Ontario
presented at
SPAF-35
Boys Training School and WWII Prison of War Camp
the November
30 — Amendment No 121 to the Official Plan (OP). Mr.
Committee
Bertucci provided a background of the application
meeting.
submitted on May 21, 2020. He explained that over 20
191 Page
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
reports and studies have been prepared to be
included in his application. Mr. Bertucci asked that the
OPA 121 be deferred to the fall to allow the
Committee to have a proper wholesome review of the
application. He added that public feedback is
important to help understand the key issues and
concerns from residents. Mr. Bertucci answered
questions from Members of Committee.
June 29, 2020
Comments
Peter Van Loan, Aird & Berlis, was present regarding
Visualizations
Delegation
submitted on
Report PSD-041-19, Community Vision for Jury
of both concept
SPAF-36
behalf of LRSP
Lands, Urban Design Master Plan + Design
plans were
Guidelines for former Ontario Boys Training School
presented at
and WWII Prison of War Camp 30 — Amendment No
the November
121 to the OPA. Mr. Van Loan requests that the
Committee
Report be deferred to the fall so that there is an
meeting.
opportunity for a meeting of minds. He explained that
the only way the public benefits is through a voluntary
agreement and added that they want to help achieve
the objective. Mr. Van Loan noted that his clients are
genuine and have full intentions of reaching common
ground. Mr. Van Loan shared a document outlining the
development of the lands. He concluded by answering
questions from Committee.
July 14, 2020
LRSP
Commenting on discussion at Council from July 7t"
Discussion on
Devon Daniells
and offer to co-operate in retention of third party
how process
letter
facilitator.
could work.
SPAF-37
201 Page
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
• Report PSD-051-20 comments and recommendation
from Staff on new elements such as assisted care and
affordable housing as proposed by LRSP. This report
seeks acceptance of the community vision by DTAH
from April 2019. Acceptance of the community vision
would restrict development from the interior of the ring
road area ensuring the area becomes municipal
parkland available to all residents and the heritage
character of the site is conserved and strengthened.
November 15,
David Winkle
• Retain natural beauty and as many of the historic
Comments
2020
buildings as practical
carried forward
communications
Consider wildlife, ecology, natural spaces, protect
as a part of
letter
species at risk
review process
SPAF-38
Current proposal removes too much of green space
and is not sustainable.
November 16,
ACO-
Bernice Norton, Architectural Conservancy Ontario,
Comments
2020 Delegation
Clarington
was present via electronic means regarding Report
carried forward
SPAF-39
Branch
PSD-051-20 Update to Jury Lands (Camp 30) and
as a part of
Draft Amendment No. 121 to the Clarington Official
review process
Plan. Ms. Norton stated that they are in support of the
work being completed in an effort to preserve Camp
30. She provided an update on the tours and noted
that they had 308 visitors this tour season, which ran
from August 1 - October 18, 2020, and included
COVID-19 protocols. Ms. Norton added that there
were visitors who are local and others who came from
across the province. She stated that Camp 30 placed
second in the Reader's Choice awards for best local
21 11
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
tourist attraction by This Week's Durham readers. Ms.
Norton hopes that Council will stand behind the DTAH
as the six remaining original buildings speak to the
vision of the time and historical value of the site. She
noted her concerns regarding a seniors complex or
affordable housing units being developed inside the
ring road because it will negatively impact the campus
layout. Ms. Norton explained that the construction of
an apartment building near the Cafeteria will cause
more concern as it is recognized as a space for an
event center. She added that having an event center
would cause issues for by-law and would not be
desirable for residents nearby. Ms. Norton explained
that preserving the site will show the unique history of
Clarington. She added that, during the tours, visitors
are excited about the preservation of the layout and
repurposing the buildings in ways that it will
complement the site and community use of it. Ms.
Norton requests that Committee keep, and honor, the
historic value of the site with no intrusions allowed
inside the Ring Road noting that an apartment near
the cafeteria would be equally regretful. She noted
that a significant part of the recognition as a National
Heritage Site, as well as the Provincial Heritage
Designation, is in the land and layout, the vistas, and
greenspace, and requested that it be preserved.
November 16,
Jury Lands
Marilyn Morawetz, Jury Lands Foundation, was
Comments
2020 Delegation
Foundation
present via electronic means regarding Report PSD-
carried forward
SPAF-40
051-20 Update to Jury Lands (Camp 30) and Draft
as a part of
221Pan
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
Amendment No. 121 to the Clarington Official Plan.
review process
Ms. Morawetz stated that the Jury Lands Foundation
endorses the recommendations in Report PSD-051-20
which will allow work to begin on the site and will
attract residents and continue to provide growth. She
stated that the goal is to successfully repurpose the
buildings and noted that the green space is equally
important. Ms. Morawetz added that preserving the
greenspaces and buildings will become an oasis to
residents. She recognizes the potential in the site,
views it as a step in the right direction and hopes
Committee will approve the DTAH study, and endorse
the areas for development as recommended. Ms.
Morawetz explained that additional buildings will
eliminate the green space and will negatively impact
the site. She expressed her concerns regarding the
green space at 2C regarding the ring road. Ms.
Morawetz noted that comments have been shared
with the developer and that they have not received
any response back. She stated her concerns
regarding development in the ring road, the impact to
the greenspace, and answered questions from
members of Committee.
November 16,
Submitted on
Devon Daniell, Kaitlin Corporation, was present via
Council made a
2020
behalf of LRSP
electronic means Regarding Report PSD-051-20
decision on not
Delegation
Update to Jury Lands (Camp 30) and Draft
allowing private
SPAF-41
Amendment No. 121 to the Clarington Official Plan.
development
Mr. Daniell thanked everyone involved for their
within the ring
passion of the site. He explained the background of
road.
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Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
the Report PSD-051-20 and noted that developing a
park in the ring road will create significant issues. Mr.
Daniell displayed the current concept plan, explained
the location of the facilities on the property, and noted
that he thinks their proposal fits with the site and with
heritage. He addressed comments made regarding
the development cutting off the ring road and noted
that they are working on other wording for the OPA
Amendment 121. Mr. Daniell suggested that, rather
than approving the recommendations in Report PSD-
051-20, Committee should direct staff to work with
land owners to bring forward the modifications to OPA
121, to allow the above concept to proceed and for
Staff to work with land owners to bring forward draft
zoning by-law amendments to Council.
November 16,
Submitted on
Marcus Letourneau, Letourneau Heritage Consulting
Comments
2020 Delegation
behalf of LRSP
Inc., was present via electronic means regarding
carried forward
and
Report PSD-051-20 Update to Jury Lands (Camp 30)
as a part of
presentation
and Draft Amendment No. 121 to the Clarington
review process
SPAF-42
Official Plan. Mr. Letourneau explained that he is
working with their client to look at options for the
property to keep the heritage conservation principles.
He added that it is important to understand that the
property has evolved significantly over time and
provided aerial photos of the property. Mr. Letourneau
noted that assisted living is important in the discussion
and to recognize that heritage conservation is about
the uses related to the property. He added that this
site has lots of institutional uses and the proposed
2411
Submission
Name, group (if
Summary of Comments
Response
Date, Number
applicable)
structure does not continue the history of institutional
views. Mr. Letourneau stated that heritage
conservation is not about change but about managing
change in a way that it is significant to the property
and added that COVID-19 has changed how they are
approaching heritage conservation. He stated that the
introduction of buildings in a cultural heritage
landscape is not new and has been done widely
across the world. Mr. Letourneau provided successful
examples of infill in cultural heritage landscape in
Traverse City State Hospital, Pentridge Prison, and
South Carolina State Hospital and answered
questions from members of Committee.
Nov 20, 2020
Submitted on
Good progress has been made, before decisions are
Comments
Letter from
behalf of LRSP
made need to consider remainder of issues. Request
carried forward
Devon
to continue negotiations. Council made a decision on
as a part of
SPAF-43
private residential development within the ring road
review process
and acceptance of DTAH study. Concern that legal
agreement is being questioned.
August 26, 2021
Submitted on
• Concept Plans for Areas 1-4 submitted in response to
Comments
SPAF-44A+B+C
behalf of LRSP
draft for discussion only Block Master Plan and
carried forward
indication of what policies are not acceptable.
as a part of
review process
August 23, 2021
Submitted on
• Concept Plan for Area 4 altered to align with LRSP
Comments
SPAF-45A+B
behalf of
and comments.
carried forward
Farsight
as a part of
review process
25