HomeMy WebLinkAbout2021-10-04 AgendaClarftwn
Planning and Development Committee
Post -Meeting Agenda
Date: October 4, 2021
Time: 6:30 p.m.
Location: Council Members (in Chambers or MS Teams) I Members of the Public (MS
Teams)
Inquiries & Accommodations: For inquiries about this agenda, or to make arrangements for
accessibility accommodations for persons attending, please contact: Lindsey Patenaude,
Committee Coordinator, at 905-623-3379, ext. 2106 or by email at Iatenaude@clarington.net.
Alternate Format: If this information is required in an alternate format, please contact the
Accessibility Coordinator, at 905-623-3379 ext. 2131.
AudioNideo Record: The Municipality of Clarington makes an audio and/or video record of
General Government Committee meetings. If you make a delegation or presentation at a General
Government Committee meeting, the Municipality will be recording you and will make the recording
public by on the Municipality's website, www.clarington.net/calendar
Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or
placed on non -audible mode during the meeting.
Copies of Reports are available at www.clarington.net/archive
*Late Item added or a change to an existing item after the Agenda was published.
Pages
1. Call to Order
2. Land Acknowledgment Statement
3. Declaration of Interest
4. Announcements
5. Public Meetings
*5.1. Public Meeting for a Proposed Plan of Subdivision and an Application for 4
a Zoning By-law Amendment
Applicant: Kaitlin Corporation
Location: Lands Between Boswell Drive and Green Road, South of
Brookhill Boulevard, Bowmanville
Planner: Brandon Weiler
5.1.1. PDS-049-21 Draft Plan of Subdivision and Rezoning 37
Applications on the South Side of Brookhill Boulevard
6. Presentations/Delegations
7. Reports/Correspondence Related to Presentations/Delegations
8. Communications
9. Staff Reports and Staff Memos
9.1. PDS-045-21 Clarington's Green Development Program 50
9.2. PDS-050-21 Downtown Public Art and Streetscaping Projects 67
10. New Business - Consideration
Page 2
11. Unfinished Business
*11.1. Jury Lands (Camp 30) Recommended Amendment No. 121 to the
Clarington Official Plan
*11.1.1. Delegation - Bob Schickedanz, FarSight Homes, Regarding
Report PDS-051-21 Jury Lands (Camp 30) Recommended
Amendment No. 121 to the Clarington Official Plan
*11.1.2. PDS-044-21 Jury Lands (Camp 30) and Recommended 74
Amendment No 121 to the Clarington Official Plan (Referred
from the September 13, 2021 Joint General Government and
Planning and Development Committee Meeting)
Link to Report PDS-044-21
(Report PDS-051-21 Jury Lands (Camp 30) Recommended
Amendment No 121 to the Clarington Official Plan —
Information Report Attached)
12. Questions to Department Heads/Request for Staff Report(s)
13. Confidential Items
*13.1. Confidential Verbal Update from Rob Maciver, Director of Legislative
Services/Municipal Solicitor, Regarding Camp 30 Option Agreement
14. Adjournment
Page 3
Clarbgtoa
llotice of Public Meeting
A land use change has been proposed, have your say!
The Municipality is seeking public comments before making a decision on an application for a
proposed Plan of Subdivision and an application for a Zoning By-law Amendment.
Kaitlin Corporation has submitted applications for Draft Plan of Subdivision and Rezoning to
permit a total of 513 residential units consisting of 62 townhouse units and 4 six storey apartment
buildings with a total of 451 units. The proposal also includes underground parking, surface
parking and amenity space.
The subject lands were subject to previous applications ZBA2016-0031, SPA2017-0013 and S-C-
2018-0002 which have been withdrawn by the applicant.
The applications are deemed complete.
Lands between Boswell Drive and Green Road, south of Brookhill Boulevard in Bowmanville.
►►
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For additional information on the proposed Draft Plan of Subdivision and Zoning by-law
amendment, and the background studies are available for review on our website at
clarington.net/developmentproposals Questions? Please contact Brandon Weiler 905-623-3379,
extension 2424. or by email at bweilera-clarinaton.net
Our procedures have changed as we continue to adapt to the COVID-19 pandemic. As
mandated by Public Health, to maintain physical distancing these meetings will take place
electronically. This meeting is live -streamed for public viewing at www.clarington.net/calendar
Date: Monday, October 4, 2021
Time: 6:30 pm
Place: Electronic Teams meeting by way of on-line device or telephone
If you wish to speak at the public meeting, please pre -register and you will be provided with further
instructions. Page 4
You can pre -register by completing the online form at www.clarington.net/delegations or contact
the Clerk's Department at 905-623-3379 ext. 2109 or clerks(@clarington.net by Friday, October
1st, 2021 at 3:30 p.m.
If you are unable to participate electronically, please contact the Clerk's Department and we will
do our utmost to accommodate you.
We encourage you to submit your written comments for Committee's consideration to Brandon
Weiler at bweiler(Dclarington.net or by mail or drop box to 40 Temperance Street, Bowmanville,
ON L1 C 3A6 prior to the date of the public meeting
File Number: S-C-2021-0003 & ZBA2021-0013
Freedom of Information and Protection of Privacy Act
The personal information you submit will become part of the public record and may be released to the
public. Questions about the information we collect can be directed to the Clerk's Department at 905-
623-3379, extension 2102.
Accessibility
If you have accessibility needs and require alternate formats of this document or other
accommodations please contact the Accessibility Coordinator at 905-623-3379 ext. 2131.
Appeal Requirements
If you do not speak at the public meeting or send your comments or concerns to the Municipality of
Clarington before the by-law is passed: a) you will not be entitled to appeal the decision to the
Ontario Land Tribunal; and b) you will not be able to participate at a hearing of an appeal before the
Ontario Land Tribunal, in the opinion of the Tribunal, there are reasonable grounds to do so.
Ryan Windle, MCIP, RPP, AICP
Director of Planning and Development Services
https://claringtonnet.sharepoint.com/sites/DevReview/Subdiv/S-C-2021-0003 - Kaitlin (Modo) - Brookhill/S-C-2021-0003 Public Meeting Notice - COVID - Copy.docx
Page 5
Applications By: Kaitlin Corporation
Applications by Kaitlin Corporation for a Draft Plan of Subdivision and Zoning By-
law Amendment for 513 residential units consisting of 62 townhouse units and 4
six -storey apartment buildings with a total of 451 units.
Public Meeting: October 4, 2021
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Page 9
DEVELOPMENT PROPOSAL
Applicant
Kaitlin Corporation
Site Location
Lands between Boswei} DriVE and
Green Road, south of Brookhill
Boulevard in Bowmanville.
i
3roposal: to permit a total of 513
,esidential units consisting of 62
_ownhouse units and 4 six storey
apartment buildings with a total of
451 units. The proposal also
includes underground parking,
surface parking and amenity space.
Files:
ZBA 2021-0013 & S-C 2021-0003
5-C-2021.0003
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Four 6-storey apartme r - _ .
0 451 apartment units
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PUBLIC MEETING
MODO Bowmanville Urban Towns Limited
(Kaitlin Corporation)
Zoning By-law Amendment, Draft Plan of Subdivision
(ZBA 2021-0013 & S-C 2021-003)
South-West Corner of Brookhill and Green Road
Monday, October 4, 2021 @ 6:30 PM
MUNICIPALITY OF CLARINGTON
Planning and Development Committee PDS-049-21
or
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DESCRIPTION OF SUBJECT PROPERTY
Wr.
BRO KRILL BOULEVARD
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Subiect Lands
Air Photo of Subject Lands
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4. #1
4 • Property Size: 3.23 hectares (32,000 sq.m)
i4 • Property Frontage: 53 metres on Green Road
Avenue
• Current Use: 2-storey single detached
n• dwelling, accessory structures
• Municipality of Clarington Official Plan
Designation: Urban Centre
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 2
CONSULTINGM Page 15
SURROUNDING CONTEXT
Subject Lands
Context Map
Residential
BROOK"Jul- BLV D .
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Complex
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The surrounding context includes:
• North: Brookhill Boulevard followed by semi-
detached and townhouse dwellings.
• East: Two single -detached bungalows
• South: Walmart Supercenter and Canadian
Tire department store
• West: existing greenhouse, occupied by
Rekker's Garden Center. Further west of the
subject lands is single -detached residential
dwellings and open space.
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 3
CONSULTINGM Page 16
SURROUNDING CONTEXT
View of the Site from Brookhill Boulevard (looking south)
View of the Site and Built Form from Boswell Drive (looking north)
View of Built Form on the west side of Green Road (south of Brookhill Boulevard)
View of Built Form on the north side of Brookhill Boulevard
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 4
CONSULTING M Page 17
SERVICES AND FACILITIES
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Parks & Recreation
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Harvey Jones Park
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Garnet B. Park
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Green Park
OBaxter
Park
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Waverley Park
Educational Institutions
1
Clarington Central
Secondary School
2
Holy Family Catholic
Elementary School
3
Dr. Ross Tilley
Public School
4 Waverley Public School
Community Centers
1 Garnet B. Rickard
Recreation Complex
Religious Institutions
1 Maple Grove
United Church
2 Liberty Pentecostal
Church
3 3 Rehoboth Christian
Reformed Church
rAf 4
4 Clarington Luthern
Subject Lands Church
Major Services and Facilities
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road
CONSULTINGM Page 18
October 4, 2021 I 5
TRANSIT AND TRANSPORTATION
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DURHAM REGION TRANSIT
SYSTEM MAP
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WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 6
CONSULTINGM Page 19
TRANSIT AND TRANSPORTATION
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MUNICIPALITY OF CLARINGTON
MAP J3 TRANSPORTATION NETWORK
ROADS AND TRANSIT
LEGEND
Subject Lands
Urban Area
Roads
Type A Arterial Road
Type B Arterial Road
Type C Arterial Road
Collector Road
O Existing Grade Separation
Transit
--- Regional Trans t Sp ne
.... Rail Transit Line
Railway
Transportation Hub
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 7
CONSULTINGM Page 20
BOWMANVILLE WEST URBAN CENTRE SECONDARY PLAN
Major Transit Station Area
WESTON
CONSULTING
PLANNING & DEVELOPMENT COMMITTEE
Page 21
Subject lands are within proposed MTSA as set
out by the Region of Durham.
South-West Corner of Brookhill and Green Road � October 4, 2021 I 8
DEVELOPMENT PRINCIPLES
• Contribute to a range of housing options
• Provide a mix of unit sizes
• Site proximity to community services including
education and retail
• Street vitality and transition in scale
• Contribution to complete and walkable
communities
• Massing the height that is compatible with the
surrounding context
• Promotion of an attractive built form and
architectural character
Rendering
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 9
CONSULTING Page 22
SITE PLAN
Existing Residential
MAILBOX
WATER
METER ROOM
BROOK HILIL I BOULEVARD
BLOCK 1 II II BLOCK 2 l4 �� BLOCK
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City of Clarington: Site Plan
BLOCK 4 ��Z BLOCK 5
LL� 3
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1 STOREY
AMENITY
BUILDING
BLOCK
Existing Residential
LOCK 7
FIRE ROUTE 1
FIRE ROUTE■�"'Z`
BUILDING A
BUILDING B
PROPOSED 6 STORE
PROPOSED 6 STOREY
CONDO
CONDO
129 UNIT
129 UNIT
777777777
OUTDOOR AMENITY
*
---------- �
1
AREA
RAMP DOWN TO
UNDERGROUND
PARKING
Existing
Commercial
Legend
-4.5m Dual Frontage Townhouses - -6.5m Back -to -Back Townhouses
- - 5.5m Dual Frontage Townhouses -Apartment Buildings
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BUILDING C
PROPOSED 6 STOREY
CONDO
90 UNITS
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Existing Residential
FIRE ROUTE
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BUILDING D ;I
PROPOSED 6 STOREY
CONDO
90 UNITS
-----------
RAMP DOWN TO J OUTDOOR AMENITY
UNDERGROUND
PARKING Existing Commercial
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 10
CONSULTINGM Page 23
SITE PLAN ELEMENTS
ResidentialExisting
METER ROOM
I'lll�lllli'�+oil_ IIII II
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BROOKHIL
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OP OFF
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AMENITY
BUILDING
Existing Residential
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PROPOSED 6 S ORE
CONDO
PROPOSED6STOREY
CONDO
129 UNIT
129 UNIT
____________ __________
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OUTDOOR AMENITY
_ _ _ _ AREA
_ __________ ___-----
*
- - - - - - - - - _ _
-_
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-
DOWN TO
-RAMP
UNDERGROUND
PARKING
Existing
Commercial
Legend - Public Road ❑ - Bicycle Parking
•�• Q -Wayfinding Signage
i -Neighbourhood ���� - Private Road
'.�.• Access Points - Pedestrian Circulation O -Entry Features
- Bike Route
City of Clarington: Site Plan Elements
i w"
BUILDING C
PROPOSED 6 STOREY
CONDO
90 UNITS
I I
L _J
OUTDOOR AMENITY
KNOCK OUT WALL
Existing Residential �1
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DROP OFF v ,4
--_________--C
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BUILDING D II
PROPOSED 6 STOREY 'I
CONDO .I
90 UNITS it
-- - -
/ -
RAMP DOWN TO -' OUTDOORAMENITY
UNDERGROUND
PARKING Existing Commercial
Existing
Clarington
Central
ec0ndary
chool
Ll
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 11
CONSULTINGM Page 24
DEVELOPMENT STATISTICS
513 dwelling units
No. of Dwelling Units • 62 townhouse units; and,
• 451 apartment units
Height • 3 to 3.5 storey townhomes (14 metre maximum)
• 6-storey apartment buildings (22 metre maximum)
Density
Lot Coverage
Car Parking
Loading
Amenity Space
• 147.26 units per gross hectare
• 1.37 Floor Space Index (FSI)
• 31.9% of lot area
• 584 total parking spaces
• 112 visitor parking spaces
• 28 barrier free parking spaces (18 above -grade and 10 in 1 st level of underground)
• Two underground parking levels
• Townhouse units include driveway and one car parking space
• Four loading spaces located at ground floors of apartment buildings
• One of each A, B, C and D-type loading spaces
• 526 square metres of indoor amenity space in Building A and B
• 394 square metres of indoor amenity space in Buildings C and D
• 1,064 square metres of outdoor amenity space for Buildings A and B in the form of a
courtyard space
• 724 square metres of outdoor amenity space for Buildings C and D
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 12
CONSULTINGM Page 25
DEVELOPMENT STATISTICS
4.5m wide Dual Frontage
5.5m wide Dual Frontage Townhomes
6.4m wide Back -to -Back Townhomes
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 13
CONSULTINGM Page 26
UNIT MIX BREAKDOWN
1 Bedroom JR
1 Bedroom
2 Bedroom
2 Bedroom + Den
2 Storey 1 BD
2 Storey 2BD
2 Storey 2BD + Den
Total
36 rooms (18 units/building)
150 rooms (75 units/building)
68 rooms (17 units/building)
8 rooms (2 units/building)
4 rooms (2 units/building)
56 rooms (14 units/building)
12 rooms (3 units/building)
334 rooms (167 rooms/building)
I 11 %
45%
20%
2%
1 %
17%
4%
100%
1 Bedroom 136 rooms (68 units/building) ' 61 %
2 Bedroom 88 rooms (22 units/building) 39%
Total 224 rooms (112 rooms/building) 100%
Unit Mix Breakdown (Apartment buildings)
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 14
CONSULTINGM Page 27
BUILDING RENDERINGS
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Rendering of 6-storey mid -rise building
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 15
CONSULTINGM Page 28
BUILDING RENDERINGS
WESTON
CONSULTING
PLANNING & DEVELOPMENT COMMITTEE
Page 29
Rendering of 6-storey mid -rise building
South-West Corner of Brookhill and Green Road � October 4, 2021 I 16
BUILDING RENDERINGS
WESTON
CONSULTING
PLANNING & DEVELOPMENT COMMITTEE
Page 30
Dual Frontage Townhouses along Brookhill
Boulevard, internal vehicular parking and mid -
rise apartment building in background
South-West Corner of Brookhill and Green Road � October 4, 2021 I 17
BUILDING RENDERS
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Rendering of view looking south from vehicular
#J Wi-�❑ access along Brookhill Boulevard to dual
--- - frontage townhomes, mid -rise Buildings A and B,
and one -storey amenity building
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i-':s ss ss
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 18
CONSULTINGM Page 31
BUILDING RENDERINGS
14 4.
I " 11 II 11 if
Dual Frontage Townhouses Render
Rendering of view looking south internally to
dual frontage townhomes, Building A and one -
storey amenity building
WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 19
CONSULTINGM Page 32
ELEVATION
West Elevation
South Elevation (Rear)
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North Elevation (Front)
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WESTON PLANNING & DEVELOPMENT COMMITTEE South-West Corner of Brookhill and Green Road October 4, 2021 20
CONSULTING M Page 33
ELEVATION
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South Elevation (Rear)
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East Elevation (Loading) North Elevation (Front)
WESTON PLANNING & DEVELOPMENT COMMITTEE
CONSULTINGM Page 34
South-West Corner of Brookhill and Green Road � October 4, 2021 I 21
0
Comments & Questions?
►� WESTON
UUNZJULCING
Page 36
Clarington
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: October 4, 2021 Report Number: PDS-049-21
Submitted By: Ryan Windle, Director of Planning and Development Services
File Number: S-C-2021-0003 and ZBA2021-0013 Resolution#:
Report Subject: Applications by Kaitlin Corporation for a Draft Plan of Subdivision and
Zoning By-law Amendment for 513 residential units consisting of 62
townhouse units and 4 six -storey apartment buildings with a total of 451
units.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-049-21 be received for information only;
2. That Staff receive and consider comments from the public and Council with respect
to the Draft Plan of Subdivision and Zoning By-law applications; and
3. That all interested parties listed in Report PDS-049-21 and any delegations be
advised of Council's decision.
Page 37
Municipality of Clarington
Report PDS-049-21
Report Overview
Page 2
The Municipality is seeking the public's input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment, submitted by Kaitlin Corporation to permit 513
residential units consisting of 62 townhouse units and 4 six -storey apartment buildings with a
total of 451 units. The proposal also includes underground parking, surface parking and
limited amenity space. The development is accessed from Boswell Drive, Brookhill
Boulevard and Green Road.
1. Application Details
1.1 Owner/Applicant:
1.2 Agent:
1.3 Proposal:
1.4 Area:
1.5 Location:
MODO Bowmanville Urban Towns Limited (Kailtin Group)
Weston Consulting
Proposed Plan of Subdivision
The proposed Draft Plan of Subdivision would create 3 blocks
that would allow for future common elements condominiums
containing 513 residential units consisting of 62 townhouse units
and 4 six -storey apartment buildings with a total of 451 units.
The proposal also includes underground parking, surface
parking and limited amenity space.
Rezoning
To rezone the lands from the "Agricultural (A) Zone" to
appropriate zone that permits the proposed development.
3.49 ha (8.62 acres)
South side of Brookhill Boulevard. between Green Road and
BoswellDrive See Figure 1 below.
Page 38
Municipality of Clarington
Report PDS-049-21
ETA,
r 4,
Ala,
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{~�RiAf�
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Subject Property z078 GREEN ROAD a
ZU
Page 3
Figure 1: Subject lands and surrounding land uses
1.6 Roll Numbers: 181701002018432
181701003002710
181701003002800
1.7 Within Built Boundary: 2078 Green Rd. is within built boundary equal to 0.34 ha
(0.86 acre) of total site.
Page 39
Municipality of Clarington
Report PDS-049-21
2. Background
Page 4
2.1 In 2016, MODO Bowmanville Urban Towns Limited (Kailtin Group) had submitted
applications to permit a total of 205 condominium residential units including 55 dual
frontage townhouses, 64 back-to-back townhouses and 86 apartment units, a common
amenity space and private laneways. Report PSD-058-20, a report recommending
approval MODO Bowmanville Urban Towns Limited applications was considered by
Council in December 2020 and referred back to staff to allow further discussion with the
owner/applicant. See Figure 2.
s
I BR0
0KN��C
y BpUI�: RD
r d� •
11.61
- Dual Frantage Tawn hou ses
- Dual Frantage Townhouses
- Back-Tn�Back Townhouses
_ Apartment Buildings
Figure 2: 2016 proposal containing 205 residential units including 55 dual frontage townhouses,
64 back to back townhouses and 86 apartment units.
2.2 After Council referred the applications back to staff, the applicant indicated a desire to
pursue a different development proposal including more apartment buildings. The
applicant had acquired additional lands at 2078 Green Road which are included in the new
proposal. In addition, the form of development was changed by removing the majority of
the townhouses and replacing them with apartments, increasing the number of units by
305.
2.3 In July 2021, MODO Bowmanville Urban Towns Limited (Kailtin Group) withdrew the
previous application of 2016 and submitted applications for proposed Draft Plan of
Subdivison and Zoning By-law Amendment. The proposal is for a total of 513 residential
units consisting of 62 townhouse units and 4 six -storey apartment buildings with a total of
451 units. See Figure 3 below.
Page 40
Municipality of Clarington
Report PDS-049-21
Existing Residential
Existing Residential
■-45mDual FmMageTowrJnusies ■-65meack-to-BackTownhouses
■ 5.5mDual Frantageiownhouses ❑ Apartment Buildings
-.J ,mJ
Existing Commercial
Page 5
Figure 3: 2021 proposal containing 513 residential units consisting of 62 townhouse units and 4
six -storey apartment buildings with a total of 451 units.
2.4 The following documents have been submitted in support of the application and circulated
to the appropriate commenting agencies and departments for review and comment:
• Planning Justification Report
• Energy Conservation and Sustainability Plan
• Functional Servicing and Stormwater Management Report
• Landscape Analysis
• Noise Feasibility Study
• Phase 1 Environmental Site Assessment and a Phase 2 Environmental Site
Assessment
• Sun -Shadow Study
• Traffic Impact Study Report and Addendum Traffic Impact Study Report
• Urban Design Brief
2.5 The studies are being reviewed by departments and agencies and will be summarized in a
future report.
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located on the south-east corner of Brookhill Boulevard and Boswell
Drive and extend over to Green Road. Majority of the lands are currently vacant and
generally flat. 2078 Green Road is occupied by a single detached dwelling and accessory
buildings.
Page 41
Municipality of Clarington Page 6
Report PDS-049-21
3.2 The surrounding uses are as follows:
North - Brookhill Boulevard / rear lane townhouses and semi-detached dwellings
South - Commercial including Canadian Tire and Walmart stores
East - Two existing single detached dwellings, one of which is owned by applicant as
well as the surrounding lands, a temporary sales centre and Clarington Central
Secondary School
West - Future home to a long term care home, currently occupied by Rekkers Garden
Centre and Greenhouse Operation
Figure 4: View of the subject lands from Boswell Drive facing east.
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement (PPS) identifies settlement areas, such as the
Bowmanville Urban Area, as the focus of growth and promote compact development forms.
Planning authorities are encouraged to create healthy, livable and safe communities by
accommodating an appropriate range and mix of residential, employment, recreation, and
open space uses.
4.2 Land use patterns shall be based on densities and a mix of land uses that efficiently use
land, resources and infrastructure. New development in designated growth areas should
have a compact form, mix of uses and densities that allow for the efficient use of land,
infrastructure, public service facilities and transit supportive. Recent changes to the PPS
Page 42
Municipality of Clarington Page 7
Report PDS-049-21
policies state that planning authorities shall also consider market demands when
evaluating proposals.
Provincial Growth Plan
4.3 The Provincial Growth Plan is a long term planning framework that manages growth,
mainly with the urban areas of the Greater Golden Horseshoe. It encourages municipalities
to manage growth by directing population growth to settlement areas. Municipalities are
encouraged to create complete communities that offer a mix of land uses, employment and
housing options, high quality open space, and access to stores and services.
4.4 A range and mix of housing options and higher densities in strategic growth areas,
including major transit station areas, are to make efficient use of land and infrastructure
and support transit viability. Transit -supportive and pedestrian -friendly developments will
be concentrated around existing and future transit routes.
5. Official Plans
Durham Region Official Plan
5.1 The Durham Region Official Plan designates the lands as a Regional Centre, which is to be
developed as the main concentration of commercial, residential and cultural functions
within the urban area in a well -designed and intensive land use form. A Regional Centre
shall support an overall, long-term density target of at least 75 residential units per gross
hectare and a floor space index of 2.5.
5.2 Development in Regional Centres shall be based on the following principles:
• Compact urban form which is transit -supportive;
• Provides a mix of uses and opportunities for intensification;
• Follows good urban design principles with focus on public spaces and pedestrian
connections, with parking to the rear or within buildings; and
• Enhances grid connections for pedestrians and cyclists.
5.3 Durham Region has started the comprehensive review of their Official Plan. Through their
Growth Management discussion paper released in 2019, the Region has begun identifying
Major Transportation Station Areas surrounding existing and future GO Stations. The
Region has set a draft boundary of the Bowmanville Major Transit Station Area as the limits
of the existing Bowmanville West Town Centre Secondary Plan, in which the subject lands
are located. The intent is to identify an area that maximizes the number of potential transit
users within walking distance to the future station. A statutory public meeting was recently
held in September 2021. The Region will bring a staff report in the future with proposed
amendments to implement policies for the Major Transportation Station Areas.
Page 43
Municipality of Clarington
Report PDS-049-21
Clarington Official Plan
Page 8
5.4 The Clarington Official Plan designates the lands Urban Centre. Development within
Urban Centres shall provide for a mix of uses with a focus on higher density and a mix of
housing types to support the successful development of complete communities. The
minimum density target for Urban Centres is 120 units per hectare. The current proposal
has a density of approximately 147 units per net hectare.
5.5 Urban Centres are to be developed as the main concentration of activity within
communities. Development should be transit supportive with a pedestrian focus as people -
oriented places with a high -quality pedestrian environment including civic squares, parks,
walkways and building forms and styles that reflect the character of the community.
5.6 Development within the Urban Centre designation must comply with the urban design
policies of the Official Plan, including those specific to the Bowmanville West Town Centre
Secondary Plan.
5.7 Affordable housing is encouraged within Centres and Corridors to reduce travel needs and
facilitate alternative modes of transportation such as public transit, cycling and walking.
Bowmanville West Town Centre Secondary Plan
5.8 The Bowmanville West Town Centre Secondary Plan designates the lands Low Rise High
Density Residential. The Low Rise High Density designation permits townhouses and low
rise apartment buildings not exceeding six storeys in height.
5.9 The Bowmanville West Town Centre Secondary Plan is currently under review and will be
updated to conform with the Clarington Official Plan. Currently the density in the Low Rise
High Density designation shall be a minimum of 50 and a maximum of 80 units per hectare.
The Official Plan with the adoption of Amendment 107 contains a policy indicating where
an inconsistency with the parent plan exists related to density the parent plan shall prevail.
As stated in Section 5.4 above the minimum density in the parent plan is 120 units per
hectare.
5.10 Regardless of the density policies the remainder of the Secondary Plan policies remain
applicable, which reinforces urban design principles including the need to provide amenity
space in accordance with the Municipality's Amenity Guidelines to meet the needs of the
residents and encouraging secured communal storage rooms and bicycle storage rooms in
apartment buildings.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required
to permit the proposed 62 townhouse units and 4 six -storey apartment buildings.
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Municipality of Clarington
Report PDS-049-21
7. Public Notice and Submissions
Page 9
7.1 Public notice was mailed to each landowner within 120 metres of the subject lands on
September 14, 2021 and a Public Meeting Sign installed fronting onto Boswell Drive,
Brookhill Boulevard and Green Road on September 15, 2021.
DEVELOPMENT PROPOSAL
Applicant
4 .
Kaitlin Corporation
>�
Site Location
Lands between Boswell Drive and
Green Road, south of Brookhill
Miulmind in Bowmanvik.
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•
Proposal: to permit a fatal of 513
-
residenVal units mnsisring of fit
townhouse units and 4 six storey
-
apartrrient buildings with a total of
451 units, The proposal also
includesundergroundparkarW
surface parking and amenity space.
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FIND OUT MORE
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Brandon Weiler
Planning Ssrvices Depart ena
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Figure 5: Public Meeting sign posted on the subject lands
7.2 Staff received a number of comments from residents with questions, concerns and
objections regarding the proposed development including the following-
0 The need for for seniors housing-,
• The need for affordable housing in the community and requesting at least one
of the buildings provide affordable housing;
• The proposal does not fit within the existing neighbourhood;
• Density proposed is appropriate near highways and major transit routes and not
appropriate for a quiet neighbourhood;
• Increased traffic will put cyclists and pedestrians at risk;
• The existing parks, public recreation facilities and natural green spaces in the
neighbourhood are already very busy-,
Page 45
Municipality of Clarington
Report PDS-049-21
Page 10
Schools in the area are already over crowded and children are already bused
out of the neighbourhood. The increased development will add additional
pressures on schools and increase school buses in the neighbourhood;
The construction will have a negative impact on the neighbourhood due to the
lack of parking for trades, increased pollution, noise and traffic impacts; and
• Lack of public transit options in the area to support the proposed development.
8. Agency Comments
Regional Municipality of Durham
8.1 Comments from Durham Region Planning and Economic Development and Works
Departments have not been received at the time of writing this report but will be included in
a subsequent report.
8.2 Durham Transit advised that comments will be provided at the Site Plan stage of
development, but will require pedestrian connectivity and access to Transit.
8.3 Durham Regional Police Services have advised that the proposed development will pose
no immediate obstruction issue for the Region's NextGen radio system and associated
microwave links. In -building radio coverage for First Responders may be an issue in the
future will have to be tested should the buildings be completed.
Central Lake Ontario Conservations Authority
8.4 Comments from the Central Lake Ontario Conservation Authority have not been received
at the time of finalizing this report but will be included in a subsequent report.
Other Agencies
8.5 Canada Post advised they have no objection to the proposal and provided requirements for
centralized mailboxes for both the townhouses and within the apartment building.
8.6 Kawartha Pineridge District School Board has no objections to the applications, however,
students being generated from this development may be required to attend a holding
school (i.e., Lydia Trull Public School) — as the school board is experiencing
accommodation pressure at Hampton Jr. Public School and M.J. Hobbs Sr. Public School.
9. Departmental Comments
Public Works
9.1 Public Works staff have no objection in principle to the proposed development, however
they identified a number of items that must be reviewed and addressed/updated in the
supporting documents including the site servicing drawings, as well as the Traffic Impact
Study report.
Page 46
Municipality of Clarington
Report PDS-049-21
Emergency and Fire Services
Page 11
9.2 The Fire and Emergency Services Department had no objections to the approval of the
application. Comments were provided regarding "no parking signage" for the private
laneway and fire hydrants on site. These comments will be implemented through the site
plan application process should the subdivision and rezoning applications be approved.
Accessibility Committee Comments
9.3 The Accessibility Committee has no objection to the development but noted the lack of
outdoor amenity space. A number of accessible design comments were provided for
consideration when designing the units and the indoor and outdoor amenity areas. The
comments will be addressed through the future site plan application should the subdivision
and rezoning applications be approved.
10. Discussion
10.1 The majority of the subject lands were part of previous applications for proposed Draft Plan
of Subdivision and Zoning By-law Amendment for 205 units. A staff report in support of the
applications was considered by Planning and Development Committee and Council in
December 2020. The report was referred back to staff for futher discussion with the
applicant. The main concern was the number of units, traffic and parks space.
10.2 Subsquently, the applicant advised staff that they wished to revise the applications and has
filed new applications for proposed Draft Plan of Subdivision and Zoning By-law
Amendment, on a slightly larger land area to permit 513 residential units.
10.3 The Bowmanville West Town Centre Secondary Plan designates the lands Low Rise High
Density Residential. This designation permits low rise apartment buildings not exceeding
six storeys in height with a minimum of 50 and a maximum of 80 units per hectare.
However, as noted in Section 5 of this report, with the adoption of Amendment 107, the
minimum density in Urban Centres is 120 units per hectare. In addition, the Official Plan
has a policy indicating where there is an inconsistency between the parent plan and the
secondary plan regarding density, the parent plan shall prevail. The Bowmanville West
Town Centre Secondary Plan is currently under review to bring it into conformity with the
Official Plan and provide additional policy guidance on implementation of the densities,
among other matters.
10.4 The Official Plan contains many policies that must be considered in the evaluation of a
development, not simply density, but urban design is key in creating a successful project,
with good architectural elements and pedestrian oriented elements. Development should
enhance the built environment with attention to massing, building articulation, exterior
cladding, architectural detail, the use of local materials and styles. The Bowmanville West
Town Centre Secondary Plan contains many urban design policies including the following:
Page 47
Municipality of Clarington
Report PDS-049-21
Page 12
The primary building face is the portion of a building envelope that is parallel to an
important public street. It should be the primary address and entrance to the
building, have a high degree of architectural resolution;
• Building facades shall be oriented so as to reinforce the street and other public
spaces as the primary organizing element;
Buildings should be sited and designed to provide for views overlooking streets,
natural areas and public spaces while minimizing views overlooking adjoining
dwellings and private amenity areas.
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71
Existing Commercial
Figure 6: Proposed building locations and interface with streets and the existing
commercial development to the south.
10.5 The townhouses along Brookhill Boulevard appear to meet many of the urban design
policies with the exception of the corner of Bosswell Drive and Brookhill Boulevard where
there is limited building fagade and increased visual impact of laneways and parking areas.
The apartment buildings do not appear to meet the urban design policies namely
addressing the streets and they overlook the commercial development to the south.
10.6 The Bowmanville West Town Centre Secondary Plan requires development proposals to
provide amenity space in accordance with the Municipality's Amenity Guidelines for
Medium and High Density Residences. The existing proposal provides little to no usable
outdoor amenity space. Amenity space must be designed to be accessible and usable by
all residents of the site and should be located centrally or in highly visible locations.
Amenity spaces should also be designed and located to provide shelter from noise, wind
and traffic from adjacent streets or incompatible uses. Grass and lawn areas are not
considered amenity space.
Municipality of Clarington Page 13
Report PDS-049-21
10.7 The proposal appears to meet the minimum density targets in the Official Plan but fails to
meet other policies in the Official Plan and Secondary Plan with respect to urban design
and amenity spaces. It is understood that many items including final building design, site
circulation, amenity space design, at a minimum are reviewed in finer detail at the site plan
stage. The application for Site Plan has not been submitted as yet and so the proposal in
its entiterty is difficult to evaluate at this time. Further discussion with applicant is required.
10.8 The purpose of the Public Meeting is to provide an opportunity for further public input.
These public comments will be compiled, discussed with the applicant and addressed in a
subsequent staff recommendation report.
11. Concurrence
Not Applicable.
12. Conclusion
12.1 This report provides background information on the proposed Draft Plan of Subdivision and
Zoning By-law Amendment submitted by the Kaitlin Corporation for the Public Meeting
under the Planning Act. Staff will continue processing the application including the
preparation of a subsequent report upon resolution of the identified issues.
Staff Contact: Brandon Weiler, Planner, (905) 623-3379 extension 2424 or
bweiler@clarington.net.
Interested Parties:
List of Interested Parties available from Department.
Page 49
Clarington
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: October 4, 2021 Report Number: PDS-045-21
Submitted By
Reviewed By:
Ryan Windle, Director of Planning and Development Services
Andrew C. Allison, CAO
By-law Number:
File Number: PLN 39 Resolution#:
Report Subject: Clarington's Green Development Program
Recommendations:
1. That Report PDS-045-21 and any communications be received; and
2. That all interested parties listed in Report PDS-045-21 and any delegations be advised
of Council's decision.
Page 50
Municipality of Clarington
Report PDS-045-21
Report Overview
Page 2
Municipalities across Ontario are implementing Green Development Standards (GDS) as a
tool to reduce greenhouse gas (GHG) emissions, promote local economic development and
build community infrastructure that is more resilient to future climate and healthier for
residents.
This report includes: an overview of GDS; a summary of the benefits experienced by
municipalities in Ontario who have implemented GDS; an overview of the Whitby Green
Standard; background on the development and implementation of Clarington's Green
Development Program, which serves as Clarington GDS and; an overview of next steps for
implementation of Clarington's Green Development Program to achieve the benefits
demonstrated by GDS.
1. Background
1.1 On June 7, 2021, through Resolution #PD-188-21, Council directed staff to investigate
and report back on the potential for implementing the Whitby Green Standard within
Clarington's existing green initiatives, including options for more environmentally friendly
roofing.
1.2 Climate change is significantly impacting cities across the world, including those in
Canada. Municipalities are witnessing rising temperatures, increased severe weather
events, threats to agriculture, and impacts to health.
1.3 In August 2021, the Intergovernmental Panel on Climate Change issued its 6th report
on the state of the climate. The report warns that "global warming of 1.5°C and 2°C will
be exceeded during the 21 st century unless deep reductions in carbon dioxide (CO2)
and other greenhouse gas (GHG) emissions occur". An increase of more than 20C will
have catastrophic impacts on the natural environment, human health and wellbeing,
agriculture and the economy.
1.4 The main sources of GHG emissions in most municipalities are buildings and
transportation. These sources of GHG emissions can be reduced through standards
that require high -performing new buildings, maintain and expand green spaces, and
enable residents to easily access low or zero carbon transportation options such as
electric vehicles, cycling and telecommuting.
1.5 Municipalities across Ontario are employing Green Development Standards (GDS) as a
tool to reduce GHG emissions, build community infrastructure that is more resilient to
future climate change, healthier for residents, and promotes local economic
development.
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Municipality of Clarington
Report PDS-045-21
2. Green Development Standards
Page 3
2.1 GDS are policy measures developed by municipalities to encourage developers and
builders to create thoughtful and innovative developments using sustainable design,
which considers the principles of economic, social, and ecological sustainability.
2.2 GDS are comprehensive principles to guide development at a level of planning and
design that focuses on the community as a whole.
2.3 GDS provide direction in shaping and structuring community design to minimize GHG
emissions, preserve the natural environment, reduce infrastructure demands, and
create connected communities.
2.4 A full suite of standards included in a GDS addresses Official Plan goals by managing
growth and urbanization. In doing so, the built form of homes and public spaces reduce
demands on infrastructure and reflect high environmental performance while creating
healthy, complete, and sustainable communities.
2.5 Formalizing and implementing GDS can provide a basis for a municipality to review
development applications, with a focus on new development.
2.6 A comprehensive program for implementing GDS must be designed to guide applicants
through the program requirements and assist the municipalities in evaluating documents
and technical reports provided in support of development applications, such as Planning
Rationale Reports and/or Urban Design Briefs, that describe the sustainability aspects
of proposed developments and how sustainable development policies of the Official
Plan will be achieved.
Benefits of Green Development Standards
2.7 According to research compiled by the Clean Air Partnership, which reviewed GDS from
Toronto, Vaughan, Richmond Hill, Brampton and Halton Hills, GDS function as a tool to
help municipalities achieve their priorities and goals to improve the economy and health
of communities.
2.8 Whitby's GDS replicates the Toronto Green Standard. Therefore, the focus of this
summary is on benefits of the Toronto Green Standard and GDSs more generally.
2.9 In 2008, a cost -benefit study of the Toronto Green Standard found that the marginal
premium invested in green development can significantly improve environmental, social
and economic outcomes, not only in Toronto, but the entire Greater Golden Horseshoe
Region.
2.10 GDS provide a range of benefits that impact community members over multiple
generations by reducing GHGs that are causing climate change, and creating healthy,
complete, and sustainable communities that offer residents a high -quality of life. Some
of the key benefits of GDS include:
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Municipality of Clarington
Report PDS-045-21
Page 4
• Use municipal infrastructure more efficiently - The burden on municipal
infrastructure can be reduced with developments that conserve energy and
water, manage stormwater runoff, and maintain green spaces.
• Reduce GHG emissions from new buildings and transportation - Buildings and
transportation are large contributors to community GHG emissions in Ontario
municipalities. GDS can reduce these emissions by implementing standards for
energy efficiency and supporting community design that prioritizes low -carbon
transportation.
• Support local economic opportunities - Green development requires innovative
skills and products that can expand the green economy locally and regionally.
• Improve health and wellness for residents - Neighbourhoods with a compact,
walkable form and integrated greenspace can improve physical and mental
health.
• Enhance the local building stock - High quality buildings offer a more comfortable
living environment, are quieter, and are less susceptible to mould as a result of
air leaks.
• Increase resilience - Buildings that include resilience measures improve
occupant comfort and are more resilient to extreme weather events.
• Create diverse communities - GDS can shape communities to meet the needs of
seniors and an aging population, improve safety for vulnerable transportation
users, and provide opportunities for economic development where employment
space does not currently exist.
• Cost savings: Green buildings have lower operating costs compared to traditional
buildings.
3. Legislative and Policy Framework
The Planning Act
3.1 The Planning Act provides municipalities with authority to mandate sustainable urban
design through site plan approvals.
3.2 The Planning Act provides a framework and legislative authority for municipalities to
engage in land -use planning by creating Official Plans, Zoning By-laws, and Community
Improvement Plans. Municipalities, in carrying out their responsibilities under the
Planning Act, must have regard to matters of provincial interest.
3.3 These interests give a clear indication of the kinds of issues municipalities should
consider when creating policies and plans. These interests, coupled with the powers
provided to municipalities in the Act, support them in implementing GDS.
3.4 Section 2 of the Planning Act sets out these interests, which include:
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Municipality of Clarington
Report PDS-045-21 Page 5
• The conservation of natural resources;
• The supply, efficient use and conservation of energy and water;
• The minimization of waste;
• The orderly development of safe and healthy communities; and
• The promotion of development that is designed to be sustainable, to support
public transit and to be oriented to pedestrians
The Municipal Act
3.5 The Municipal Act, 2001 is the primary piece of legislation applicable to municipalities
and sets out the roles and responsibilities of municipal governments in Ontario. The Act
is a legislative framework for municipalities that recognizes municipalities as responsible
local governments with a broad range of powers.
3.6 Recent changes added the ability for municipalities to pass a by-law respecting the
economic, social and environmental well-being of the municipality which includes
actions to address climate change. Section 97.1 addresses standards for the
construction of buildings, whereby a municipality may pass a by-law respecting the
protection or conservation of the environment that requires buildings to be constructed
in accordance with provisions of the Building Code under the Building Code Act, 1992.
3.7 Municipalities may provide for or participate in long-term energy planning for energy use
in the municipality.
3.8 Municipalities also have the power to require the construction of green roofs or
alternative roof surfaces that achieve similar levels of performance to green roofs.
3.9 Only Toronto has passed a bylaw mandating green roofs in certain new low slope
commercial applications, as green and similar inverted roofing systems are considerably
more expensive to construct, maintain and repair, and require more structural support
than conventional roofing systems.
The Ontario Building Code
3.10 The Building Code Act, 1992 is the legislative framework governing the construction,
renovation and change -of -use of a building in Ontario. The Ontario Building Code
(OBC) is a regulation under the Building Code Act, 1992 which establishes technical
requirements and minimum standards for building construction.
3.11 The OBC standards are adjusted to match industry adoption and best practices in
energy and water conservation. As such, any public or private guidelines that are basec
on, or reference, energy efficiency measures prescribed by the OBC should be seen as
living documents and should be reviewed on a regular basis to ensure that changes to
the OBC are considered.
3.12 As noted above, recent changes to the Planning Act and Municipal Act, 2001
demonstrate that municipalities have authority beyond the OBC when it comes to
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Municipality of Clarington
Report PDS-045-21
Page 6
shaping their communities. These pieces of legislation enable municipalities to address
a range of environmental and health priorities at a community design level.
The Growth Plan for the Greater Golden Horseshoe
3.13 The Growth Plan for the Greater Golden Horseshoe, 2019 (Growth Plan) provides
strategic direction for growth management across Ontario, particularly how and where
to grow. The Growth Plan was adopted by the Province out of a desire to create
communities that support economic prosperity, protect the environment, and achieve a
high quality of life.
3.14 The Growth Plan advances policies related to human health and active living, equitable
housing opportunities, sense of place, access to parks and open space, sustainable
stormwater management, urban agriculture, active transportation, waste management,
and low -carbon communities.
3.15 The Growth Plan supports maximizing the use of efficient infrastructure. The Planning
Act provides a framework and legislative authority for municipalities to engage in land -
use planning. The Growth Plan highlights Major Transit Station Areas (MTSAs), which
are areas around major transit stops that are to be planned to accommodate higher
intensity mixed -uses. Clarington currently has MTSAs proposed in Bowmanville and
Courtice which would benefit from the inclusion of GDS in their design.
4. Green Development Standards in Ontario Municipalities
4.1 In Ontario, local governments are the approval authority for new construction under the
Planning Act, where they implement section 41 of this legislation in their review and
approvals of applications.
4.2 With this authority and their Official Plans, municipalities have significant influence on
the quality and environmental performance of development. Many municipalities are
developing and implementing GDS for this purpose.
4.3 In Ontario, many municipalities are using a "menu" approach that gives developers the
option to pick from a list of measures and choose which they would like to implement.
This approach is non -prescriptive, and often includes performance -based measures,
such as Ener-guide ratings, rather than prescriptive measures that specify types of
products or materials.
4.4 Of the municipalities in Ontario with GDS fully implemented, the Toronto Green
Standard currently represents the most ambitious approach to requiring builders to
consider the energy performance of their buildings. It is aligned with the direction most
industry, sustainable professionals, and governments globally are heading — towards
net zero emissions buildings.
4.5 The municipalities of Vaughan, Brampton and Richmond Hill have taken a regional
approach to GDS that reduces complexity for developers who work across their
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Page 7
jurisdictions. By working together, they were able to share resources, reduce
administrative complexity, and present a coordinated approach to engaging with their
stakeholders.
4.6 Table 1 presents an overview of three longer standing GDS programs implemented in
Ontario in addition to the program recently launched by Whitby. See Attachment 1 for
more detailed information about how GDS have been implemented in Toronto,
Vaughan, Brampton, Richmond Hill, Halton Hills and Whitby.
Table 1 Overview of the GDS Programs Currently in Place in Select Ontario
Municipalities
Toronto
Vaughan/Brampton/
Halton Hills
Whitby
Richmond Hill
Metrics Apply
All new
Brampton and
Low Rise
All new
To
development
Vaughan metrics
Residential,
development
subject to the
apply to Draft Plan of
Low Rise Non-
including
City's Site Plan
Subdivision, Site
Residential,
Draft Plan of
Control Bylaw
Plan, and Block Plan
Mid to High
Subdivision
Rise
and Site
Richmond Hill
Residential
Plan
metrics apply to Draft
Plan of Subdivision
and Site Plan
Requirements
Tier 1 of 4 tiers
Minimum number of
Minimum
Tier 1 of 4
is mandatory.
points must be
number of
tiers is
Tiers 2-4 are
achieved (these
points must be
mandatory.
voluntary
thresholds are
achieved
Tiers 2-4 are
approved by council)
voluntary
Pathway
Council
None currently
None currently
Council
Towards Net
approved
approved
Zero
absolute
absolute
performance
performance
targets to
targets to
achieve zero
achieve zero
carbon
carbon
emissions by
emissions
2030
by 2050
Financial
Development
No
No
Planning to
Incentive
Charge Refund
develop
Program for
incentives to
applications that
promote for
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Toronto
Vaughan/Brampton/
Richmond Hill
Halton Hills
Whitby
meet Tier 2 or
applications
higher level of
that meet
voluntary
Tier 2 or
performance
higher level
standards
of voluntary
performance
standards
5. Whitby Green Standard
5.1 The Whitby Green Standard (WGS) was created to develop a more sustainable
community and support Whitby's goal to reduce GHG emissions. It has been designed
to make an appreciable difference in the quality of new development and the vibrancy of
new communities.
5.2 Implementation of the WGS is intended to be applied towards all new development
applications within the Town of Whitby. The standard was developed over 18 months,
working closely with staff from multiple departments as well as the development
community through multiple engagement opportunities.
5.3 The WGS is similar to the Toronto Green Standard; however, it incorporates specific
design criteria to suit the needs of the Whitby development landscape. It identifies two
tools - one for plan of subdivision applications and one for site plan applications.
5.4 The WGS highlights both required and voluntary measures of sustainability design,
setting a standard for all new development while also highlighting advanced
opportunities through these two application processes.
5.5 The implementation of the WGS is developed to help streamline and increase
transparency within the current development application process by bringing all
sustainability requirements from a cross -sector of departments into one streamlined
planning tool.
5.6 The WGS includes Site Plan and Plan of Subdivision Checklists organized into four tiers
of sustainability elements. Tier 1 represents existing Town standards, with the addition
of slightly advanced energy requirements, bringing all energy requirements to the same
level as the existing Brooklin Secondary Plan. Tier 1 is intended as a required standard
for all new development. The addition of energy efficiency requirements in Tier 1 allows
the community to work towards reducing GHG emissions by encouraging more
sustainable design.
5.7 Tiers 2 - 4 are voluntary and offer advanced sustainability criteria and serve as a road
map as to how the Town would like to see sustainable development considered in future
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years, with advanced sustainable features aligning with the Town's sustainability and
climate change goals.
5.8 To aid the uptake of the voluntary standards (Tiers 2 - 4), it is intended that an incentive
program will be developed after the initial program implementation for Tier 1. This time
provides an opportunity to work with the development community to better understand
the intent of the WGS so that any incentive program can be tailored to the needs of
Whitby development.
5.9 Supporting documents to aid the implementation of the WGS include a detailed
Reference Guide, a program brochure and a Training Guide.
5.10 Through the project's public consultation process, 152 respondents provided feedback.
From that feedback, trees, energy efficiency, water efficiency, green space and storm
water management were identified as being the most important features in a new home
and a new community and the public survey indicated that 76% support the proposed
WGS, whereas 16% are unsure and 8% do not support the standard.
5.11 The WGS is intended to be updated every four years through the advancement of the
tiers. Monitoring and progress reporting of the standard would be captured through the
key performance indicators used to measure the Town's progression towards
sustainability.
6. Clarington's Green Development Program
6.1 In line with other municipalities in Ontario, Clarington has taken steps, to meet the
needs of a quickly growing population in a sustainable manner. In January 2012 Council
passed a resolution and allocated funding to support the establishment of a framework
to promote the development of environmentally responsible, compact and complete new
neighbourhoods throughout the community.
6.2 With additional Provincial and Federal funding support secured, Priority Green
Clarington officially launched in 2013. Priority Green Clarington aimed to set a new
standard for residential development that prioritized sustainability, promoted innovation,
and continued to improve the community's quality of life.
6.3 To achieve this vision, the Municipality undertook a collaborative process to encourage
"green" development from the initial stage of designing a neighbourhood, through to
infrastructure installation and building construction. This included:
Identification of best practices in residential green development, incentives and
standards being used in Ontario and beyond;
Review of Municipal planning policies to identify opportunities to strengthen
sustainable development practices in Clarington;
Establishment of criteria for what defines a "green" development in Clarington;
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• Examination of how prioritization could be used to fast track "green" development
applications;
• Identification and preliminary evaluation of other potential incentive options to
voluntarily encourage "green" development;
• Review of the development approvals process to identify an implementation
approach; and
• On -going engagement and consultation with stakeholders and the broader
community.
6.4 The process involved a comprehensive communication and engagement strategy. The
vision of Priority Green Clarington was broadly supported by the community. From the
perspective of builders and developers, a program needed to be flexible, easy to
understand, aligned with other municipal requirements, and be voluntary and include
incentives.
6.5 Consultation with key stakeholders examined the concept of program harmonization
across municipalities. It was recognized that there may be significant benefits to basing
Clarington's program on work that had already been implemented in other communities.
This provides consistency across jurisdictions to give designers and developers
continuity in the format of the standards used in various municipalities, allows sharing of
information and lessons learned between municipalities, and provides opportunities for
streamlining enhancements and refinements to the standards.
6.6 At the time, a practitioners group involving representatives from municipalities within the
Greater Golden Horseshoe were encouraging alignment with the program model
recently set out by Richmond Hill, Brampton, and Vaughan.
6.7 The Municipality facilitated workshops involving land development and building industry
representatives, and staff and agencies involved in the development review process to
examine the model adopted by Brampton, Richmond Hill and Vaughan and seek input
to determine if those criteria may be appropriate for use in the Clarington context.
6.8 On December 14, 2015, Council endorsed Report PDS-060-15, the Priority Green
Clarington: Green Development Framework and Implementation Plan (Framework),
providing a road map for the detailed design and implementation of a Green
Development Program for future residential development in Clarington (Resolution #C-
334-15). It includes Secondary Plan, Draft Plan of Subdivision and Site Plan checklists
organized into three tiers, mirroring the approach set out by Richmond Hill, Brampton
and Vaughan
6.9 Ultimately, the green development framework recommended for Clarington achieved
the objective of municipal program consistency, while reflecting local circumstances,
attributes, priorities and policies.
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6.10 Several actions have been completed or are underway that support implementation of
the Framework, including the following:
• Official Plan Amendment 107 adopted by Council in 2016 included strengthened
policies that enable the establishment and implementation of a Green
Development Program for Clarington.
• Implementation of the Framework components relating to Secondary Plans is
being addressed with the multiple Secondary Plan updates and new Secondary
Plans currently being developed by the Municipality.
• The project performance evaluation framework set out in the Courtice Main
Street Secondary Plan draws on the Framework criteria.
• The inclusion of the performance evaluation framework as the basis for the
grants and incentives in the Courtice Community Improvement Plan adopted by
Council in 2017.
• Land development applications are required to demonstrate how the
development contributes to the sustainability principles of the Official Plan and
prepare Sustainability Plans as part of a complete application.
• A draft program guidebook is also under development.
6.11 Staff recognized the need to integrate Clarington's Green Development Program into
ongoing municipal operations to achieve the benefits of GDS highlighted above.
6.12 The Clarington Corporate Climate Action Plan (CCCAP), which was approved by
council in March 2021, identifies three priority actions to integrate Clarington's Green
Development Program into ongoing municipal operations including:
CCCAP Action 1.26 - Update the Priority Green Clarington Green Development
Framework criteria checklists to include considerations for climate change
mitigation and adaptation;
CCCAP Action 1.27 - Update Clarington's Planning and Development Design
Standards and Guidelines to align with the Clarington Priority Green
Development Framework to support moving toward net zero communities and;
CCCAP Action 1.28 - Complete the implementation of Clarington's Green
Development Standards, including the development of a program guidebook,
application instructions, and terms of reference for sustainability reporting.
6.13 Staff are currently developing action specific workplans to implement CCCAP Actions
1.26, 1.27 and 1.28 in 2022.
6.14 Metrics are also being developed for the actions that relate to Clarington's Green
Development Program as a means of tracking and measuring municipalities
effectiveness in implementing sustainability initiatives.
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7. Next Steps
7.1 As outlined in this report, Clarington is among the municipalities in Ontario leading the
development of standards to meet the needs of a quickly growing population in a
sustainable manner.
7.2 Redeveloping Clarington's Green Development Program to align with Whitby and
Toronto would divert significant resources and time that has been invested to establish
the Municipality's current Green Development Program.
7.3 Although Clarington's Green Development Program was approved by Council in 2015,
the features of the Program are still considered up to date; aligned with Brampton,
Richmond Hill, Vaughan and Halton Hills; and uniquely suited to Clarington.
7.4 Staff recognize the need to streamline the implementation of Clarington's Green
Development program within the current development application process to achieve
the full benefits that the Green Development Program has to offer.
7.5 For the Municipality to complete implementation of Clarington's Green Development
Program, staff will take the following actions as set out in the CCCAP:
• Request additional resources as part of the 2022 budget, as it will require
resources to update the Municipality's processes and policies for receiving and
reviewing development applications to include GDS and associated
requirements;
• Consult with development sector representatives on the integration of Clarington
of Clarington's Green Development Program into standard municipal
development application processes.
• As per action 1.27 of the CCCAP, update Clarington's Planning and
Development Design Standards and Guidelines to align with the Clarington
Priority Green Development Framework to support moving toward net zero
communities;
• Update the Municipality's processes and policies for receiving and reviewing
development applications to include the GDS and the new associated
requirements; clearly identifying the department(s) and position(s) responsible for
reviewing each GDS submission;
• As per action 1.26 of the CCCAP, update the Priority Green Clarington Green
Development Framework criteria checklists to include considerations for climate
change mitigation and adaptation;
• Integrate a GDS checklist tool into the development application process to guide
applicants to achieve the GDS and guide staff reviewing the GDS component of
development application submissions.
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• As per action 1.28 of the CCCAP, complete the implementation of Clarington's
Green Development Standards, including the development of a program
guidebook, application instructions, and terms of reference for sustainability
reporting.
• Update all public -facing development application documents and forms to reflect
the GDS new requirements, including the website and brochures.
• Develop and implement a communications plan to educate staff on updated GDS
development application components and review process.
• Develop and implement a public -facing communications plan to educate
stakeholders of the updated GDS components of the GDS development
application processes.
• Finalise a strategy to track and monitor the uptake and effectiveness of
implementing specific standards, best practices and lessons learned.
8. Concurrence
Not Applicable.
9. Conclusion
9.1 Clarington has taken significant steps to ensure the Municipality is growing in a
sustainable manner. By completing the integration of Clarington's Green Development
Program into the Municipality's development application processes, Clarington will be in
the best position to take advantage of the long term economic, environmental and social
benefits that have been experienced by other municipalities through the implementation
of GDS. By using the development approval process as a mechanism to promote the
reduction of energy consumption and GHG emissions in the building sector, the
Municipality will be doing its part to conserve resources, respond to climate change and
protect the wellbeing of residents.
Staff Contact: Doran Hoge, Energy and Climate Change Response Coordinator, 905-623-
3379 ext. 2429 or dhoge@clarington.net
Attachments:
Attachment 1 - Review of Green Development Standards in Ontario
Interested Parties:
The Durham Region Homebuilders' Association
BILD — Durham Chapter
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Attachment 1 to
Report PDS-045-21
Review of Green Development Standards in Ontario
Municipalities
Table 1 - Overview of The Standards Currently in Place in Ontario Municipalities
Toronto
Vaughan/Brampton/Richmond
Halton
Whitby
Hill
Hills
Metrics Apply
All new
Brampton and Vaughan metrics
Low Rise
All new
to
development
apply to Draft Plan of
Residential,
development
subject to
Subdivision, Site Plan, and
Low Rise
subject to
the City's
Block plan Richmond Hill
Non-
the City's
Site Plan
metrics apply to Draft Plan of
Residential,
Site Plan
Control
Subdivision and Site Plan.
Mid to High
Control
Bylaw.
Rise
Bylaw
Residential.
Requirements
Tier 1 is
Minimum number of points must
Minimum
Tier 1 of 4
mandatory.
be achieved (these thresholds
number of
tiers is
All tiers 2-4
are approved by council).
points must
mandatory.
are voluntary
be
All tiers 2-4
achieved.
are
voluntary
Pathway
Council
None Currently
None
Council
towards Net
approved
Currently
approved
Zero
absolute
absolute
performance
performance
targets to
targets to
zero
achieve zero
emissions by
carbon
2030.
emissions
by 2050
Financial
Development
No
No
Planning to
Incentive
Charge
develop
Refund
incentives to
Program for
promote for
applications
applications
that meet
that meet
Tier 2 or
Tier 2 or
higher level
higher level
of voluntary
of voluntary
performance
performance
standards.
standards.
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Attachment 1 to
Report PDS-045-21
The Toronto Green Standard
Context and Rationale:
The Toronto Green Standard (TGS) is a full set of environmental performance
measures for sustainable site and building design. The TGS is considered a leading
municipal green building policy in North America. The performance standards have
been in effect since 2010 and include mandatory and voluntary performance levels or
tiers implemented through development review, approvals and verification processes.
Main Policy Features:
The latest version 3 of the Toronto Green Standard sets out a four -tiered or stepped
approach towards low impact, high performing sites and buildings. The TGS energy
performance measures increase every four years. By 2030, today's Tier 4 level will be
Tier 1 mandatory near zero emissions.
Targets and Requirements:
The TGS includes 4 tiers or levels of environmental performance across the five
categories: air quality, energy efficiency/ GHG reductions/resilience, water efficiency/
quality, ecological design and solid waste reductions. As of 2010, Tier 1 performance
measures were a mandatory requirement of the planning approval process. Achieving
the requirements of the higher tiers is voluntary. To demonstrate compliance, applicants
are expected to submit a TGS Checklist, green project statistics, plans, drawings or
reports at either or both the design stage and the construction stage. Tier 2 and above
projects are third -party verified and certified in order to qualify for the Development
Charge Refund where a portion of development charges are returned to the developer
in exchange for a high-performance site and building.
Key components of the TGS include its focus on sustainable design, landscapes, green
infrastructure and bird -friendly design practices, high storm water retention, and energy
performance requirements. To demonstrate energy performance, large buildings are
required to submit a Design Development Stage Energy Modelling Report as proof of
compliance. The policy basis for this requirement comes from Section 114 of the City of
Toronto Act and s. 41 of the Planning Act, which provide authorities related to approval
of drawings that show exterior building design.
Tools and Incentives:
Applications have the option of pursuing the voluntary Development Charge Refund
Program, which offers a partial development charge refund to projects that have
demonstrated higher levels of sustainable design by achieving Tier 2, 3 or 4 (Tier 1 is
the required level of environmental performance) — beyond the required Tier 1 level of
environmental performance.
Results:
The Toronto Green Standard has proven to be an effective tool to ensure new
development is more sustainable and resilient and on target to achieve the City's
greenhouse gas (GHG) emission reduction targets. Over 1,300 developments have
been required to meet Tier 1 and 20 projects have been certified to Tier 2. Collectively
2
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Attachment 1 to
Report PDS-045-21
these projects are set to achieve annual GHG emission reductions of an estimated
115,205 tonnes of CO2e (carbon dioxide equivalent) compared to projects constructed
to the Ontario Building Code.
Vaughan, Brampton, Richmond Hill, Sustainability Metrics
Context and Rationale:
The municipalities of Vaughan, Brampton, and Richmond Hill worked collaboratively to
develop the Sustainability Metrics Program, with consistent metrics across their
municipalities. The program was developed to create cities with a sustainable built form
and implemented as part of the review of development applications. Since the program
was developed, the municipality of Markham has recently joined their partnership. The
partnership offered the following benefits:
• Flexibility in developing municipal -specific threshold scores and point allocations.
• Consistency across partner municipalities.
• Efficient and effective use of resources.
• Assistance with communicating with council and staff.
Main Policy Features:
The Sustainability Metrics Program includes a menu of metrics that applicants can
select from in order to make their development more sustainable, with each metric
worth a certain number of points. The Sustainability Metrics are organized into four
categories that represent major elements of sustainable community development: Built
Environment, Mobility, Natural Environment and Open Space, and Infrastructure and
Buildings.
Targets and Requirements:
Applicants are required to achieve a minimum points threshold for their application. In
Vaughan, council has an expectation that the minimum is achieved outside of the
Vaughan Metropolitan centre area, and a higher score achieved within the centre.
Applicants are expected to submit a sustainability score and summary letter with
submissions.
Brampton, Richmond Hill, and Vaughan have all instituted three levels of sustainability
related to the sustainability score achieved. Brampton and Vaughan have defined these
levels as bronze, silver, and gold, whereas Richmond Hill defines them as good, very
good, and excellent. Brampton and Vaughan use the metrics program for draft Plan of
Subdivision, Site Plan, and block plan applications, whereas Richmond Hill only uses it
for Draft Plan of Subdivision and Site Plan applications. In all three municipalities,
applicants are expected to achieve the base level performance, however defined, for
their application to be considered.
Tools and Incentives:
There are no financial incentives currently being used in any of these municipalities.
However, applicants are encouraged to explore incentives offered by other entities,
such as the Savings by Design Green Building Initiative offered by Enbridge Gas
3
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Distribution. Both Richmond Hill and Vaughan are using servicing allocation as an
incentive for sustainability metrics.
Halton Hills
Context and Rationale:
The Halton Hills Thinking Green Development Standards (TGDS) apply within the
Town's urban boundaries to applications for new low-rise residential, low- rise non-
residential, and mid to high-rise development of all types. The Green Development
Standards utilize a checklist approach (similar to Vaughan, Brampton, and Richmond
Hill) whereby applicants can choose the most appropriate criteria for the project, so long
as a minimum point threshold is achieved. The Halton Hills Official Plan contains policy
requiring compliance with the Green Development Standards; policy C19.1 notes that a
development application will only be deemed to have met the Town's sustainability
goals if it meets the requirements of the Green Development Standards adopted by
Council, and as amended from time to time, to provide detailed direction for the
implementation of this policy. It is expected that applicants will engage with staff early in
the pre -application process to maximize green benefits.
Main Policy Features:
The checklists criteria are organized into seven categories: energy conservation, water
conservation and quality, community design, air quality, innovation and other green
features, waste management, and communication.
Targets and Requirements:
The Green Development Standards comprise required and voluntary points, depending
on the criteria. Proponents must meet a minimum required point threshold (around 40%
of the total points available). Using a LEED-like approach, the criteria are rated on both
the significance of the environmental benefits and the difficulty or cost associated with
implementation. The checklists criteria are organized into seven categories: energy
conservation, water conservation and quality, community design, air quality, innovation
and other green features, waste management, and communication.
Tools and Incentives:
The Town has produced checklists for low-rise residential, low-rise non- residential, and
mid to high-rise any use) projects. While the Town does not directly offer incentives for
achieving higher performance, it does encourage applicants to contact Halton Hills
Hydro, Union Gas and the Independent Electricity System Operator (IESO) regarding
current energy incentive programs.
Information Source:
Clean Air Partnership (2021). Towards Low Carbon Communities: Creating Municipal
Green Development Standards. An Implementation Toolkit for Municipal Staff
rd
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Clarington
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: October 4, 2021 Report Number: PDS-050-21
Submitted By: Ryan Windle, Director of Planning and Development Services
Reviewed By: Andrew C. Allison, CAO Resolution#:
File Number: File No. PLN 37.5 By-law Number:
Report Subject: Downtown Public Art and Streetscaping Projects
Recommendations:
1. That Report PDS-050-21 and any related communication items, be received;
2. That Council approve $20,000 funding as an upset limit from the Community
Improvement Plan Reserve Fund for the implementation of Downtown Public Art and
Streetscaping projects; and
3. That all interested parties listed in Report PDS-050-21 and any delegations be
advised of Council's decision.
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Report PDS-050-21
Report Overview
Page 2
Clarington's downtown areas have recently become home to new public art installations as
part of Ontario's Main Street Revitalization Initiative, supported by funding Clarington
received from the Ontario Ministry of Agriculture, Food and Rural Affairs. In Orono, the BIA
has also undertaken replacement and provision of new benches along Main Street with
funding from the Capstone (windfarm) community fund.
The purpose of this report is to request funding from the Community Improvement Plan
Reserve Fund to support the completion of the public art and streetscaping initiatives and to
provide a summary of the artwork completed to date.
1. Background and Discussion
1.1 In 2018, funding in the amount of $110,000 was received from the Ontario Ministry of
Agriculture, Food and Rural Affairs (OMAFRA) as part of the "Main Street Revitalization
Initiative" for use in Clarington's four downtown areas. Council directed the funding be
used for public art by approving FND-007-18.
1.2 Clarington's Official Plan recognizes public art as a distinguishing part of our history and
our evolving culture and supports the promotion of public art to achieve a high -quality
public realm.
1.3 In 2019, projects and artists were selected for each of the four downtown areas through
a request -for -proposals process in accordance with Clarington's Purchasing By-law.
Artists undertook the fabrication and installation of the projects throughout 2020 and into
2021. Project timelines have been impacted by the COVID-19 pandemic restrictions and
OMAFRA granted additional time for completion of the project.
1.4 The public art projects in Bowmanville, Courtice, and Newcastle are now substantially
complete, as outlined in Section 2, below. Staff is currently working to design and install
information plaques to accompany the artwork in each community and create walking
tour brochures to promote Clarington's public art to residents and visitors.
1.5 In Orono, custom artistic bike racks, depicting the Orono Town Hall clock tower and
iconic water tower, were created to be installed throughout the downtown and Orono
Park in support of Orono's popularity as a cycling destination. Staff has also been
working with the Orono BIA on its initiative to provide new and replacement benches
along the east and west sides of Main Street in order to coordinate the locations of the
streetscape infrastructure.
1.6 Generally, site selection and installation of the bike racks and benches in Orono has
been challenging due to competing interests for sidewalk space along Main Street.
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Municipality of Clarington
Report PDS-050-21
Page 3
1.7 Staff has worked with the Public Works staff, the Region of Durham, the Orono BIA, and
the Orono Community Improvement Plan Liaison Group to identify suitable sites.
Several of the sites selected for the bike rack and bench locations require concrete
foundations for installation to ensure the safety and longevity of the infrastructure.
1.8 Public Works staff has included the installation of the concrete foundations as part of the
scope of a larger project in order to achieve cost efficiencies. Funding in the amount of
$20,000 from the Community Improvement Plan Reserve Fund is required in order to
complete the concrete foundation work, enabling the installation of the bike racks and
remaining benches.
1.9 The Community Improvement Plan Reserve Fund was created when the first
Community Improvement Plan was approved in 2005. The Fund has been used for
enhancement of public projects. Previous examples include the enhanced railing and
brick column surrounding the Silver parking lot, the landscaping of the Church Street
parking lot, and the King Street East streetscape/bus shelter project in Bowmanville.
2. Summary of Public Art Projects
2.1 As noted above, the projects undertaken as part of the OMAFRA Main Street
Revitalization initiative are substantially complete, and have resulted in an injection of
public art throughout Clarington's downtown areas to be enjoyed by residents and
visitors.
Bowmanville
2.2 A `Women of Distinction' mural, depicting woman who have been influential in
Bowmanville throughout history to present day, was painted in downtown Bowmanville
by Allan Bender of Blinc Studios. Information about the women illustrated in the mural is
available on Clarington's website.
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Page 4
Figure 1: Bowmanville's `Women of Distinction' Mural, painted by Blinc Studios
Courtice
2.3 Artist Darlene Bolahood created a series of silhouettes depicting local youth and
members of the Courtice community. The pieces are displayed at the Courtice Complex,
Tooley's Mill Park, Trulls parkette, and on light poles along Highway 2 and the within the
parks and trails system.
Figure 2: Art Installations in Courtice, Artist Darlene Bolahood
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Newcastle
Page 5
2.4 James C. Smith's series of sculptures are on display in front gardens at Newcastle
Community Hall, Clarington Public Library Branch, the Massey Build ing/Foodland, and
A Gift of Art. Each piece incorporates a unique treasure hunt element to be discovered.
Figure 3: Sculptures in Newcastle, Artist James C. Smith
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Report PDS-050-21
Orono
Page 6
2.5 In addition to the artistic bike racks, park amenity icons were added to the Buttercup
Hollow sign, and funding was contributed to the new `Welcome to Orono' mural (painted
by The Paint Factory) at the north end of Main Street.
Rev.: 13Feb20
028.0
Figure 4: Artistic Bike Rack with Water Tower Design, Bike Rack with Clock Tower
Design, Orono Park Amenity Signage, and `Welcome to Orono' Mural
2.6 The additional funding requested from the Reserve Fund will be used to complete the
installation of the bike racks and benches in Orono, thereby enabling the remaining
OMAFRA funds to go towards the information plaques and walking tour materials, as
originally intended.
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Municipality of Clarington Page 7
Report PDS-050-21
3. Concurrence
3.1 This report has been reviewed by the Director of Financial Services who concurs with
the recommendations.
4. Conclusion
4.1 The downtown public art projects, as supported by the Main Street Revitalization
funding are in the final stages and nearing completion. Additional funding is required to
undertake appropriate installation of the artistic bike racks and benches in Orono. It is
respectfully recommended that funding from the CIP Reserve Fund be approved for up
to $20,000 to complete the works.
Staff Contact: Sarah Allin, Planner, 905-623-3379 ext. 2419 or sallin@clarington.net.
Attachments:
Not Applicable
Interested Parties:
List of Interested Parties available from Department.
Page 73
Clarington
Staff Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: October 4, 2021 Report Number: PDS-051-21
Submitted By: Ryan Windle, Director of Planning and Development Services
Reviewed By: Andrew C. Allison, CAO Resolution#:
File Number: COPA2018-0003, PLN34.5.2.64 By-law Number:
Report Subject: Jury Lands (Camp 30) Recommended Amendment No 121 to the
Clarington Official Plan — Information Report
Recommendations:
1. That Report PDS-051-21 and any related communication items, be received;
2. That based on Council direction staff finalize the recommended Official Plan
Amendment for Special Policy Area F, Jury Lands (Camp 30);
3. That all interested parties listed in Report PDS-051-21 and any
delegations be advised of Council's decision.
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Municipality of Clarington
Report PDS-051-21
Report Overview
The Jury Lands, Bowmanville / Special Policy Area F: Block Master Plan, Urban
Design Guidelines and Official Plan Amendment No. 121 (Report PDS-044-21
Attachment 1) was deferred to the October 4, 2021 Planning and Development
Committee.
Page 2
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.
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 agree with the recommended Official Plan Amendment, save and except
for the requirement for low density housing (e.g. Singles and Semi's) in Area 4 and are
requesting Medium Density as the designation.
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 Report is to articulate the difference between what the owners are
requesting, and Staff recommended Official Plan Amendment 121 (OPA 121). In
addition, the agreed upon minor wording revisions to the recommended OPA 121 are
shown in the red -line mark-up Attachment 1 to this report.
1.2 The OPA 121 is recommending 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 implement the vision prepared by
DTAH using the overarching neighbourhood structure principles as set out in the Official
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Municipality of Clarington Page 3
Report PDS-051-21
Plan. The recommended OPA is the result of a thorough public planning and
consultation process.
2. Background
2.1 Report PDS-044-21 includes a summary of the process, comments, community vision
and Urban Design Guidelines, and the updates from the draft to the recommended
Official Plan Amendment (OPA 121). Report PDS-044-21 also includes the site and
planning history in the Background (Section 2). Sections 3 — 7 outline alignment with
Provincial, Regional Planning Policy, and Clarington's Official Plan, plus Agency,
Departmental and Public Comments.
2.2 Section 8 of PDS-044-21 outlined the updates from the draft Official Plan amendment
released in September 2019 and Block Master Plan to the recommended OPA 121 and
Block Master Plan (September 2021). Attachment 2 to this report is the updated
sequence of events.
2.3 Attachment 1 to this report is a red -lined version of the recommended OPA 121 since it
was presented to Planning and Development Committee as part of PDS-044-21 and
includes revisions resulting from the most recent consultation with the landowners.
3. Landowner Submissions
3.1 Since PDS-044-21 was published for the September 13, 2021, Planning and
Development Committee, comments have been received from the landowners regarding
the limitations of the low density designation in Area 4 of the Block Master Plan.
3.2 Committee deferred PDS-044-21 to the October 4, 2021 Planning and Development
Committee meeting based upon the letter received from FarSight Investments (owner of
the north portion of Area 4) at the September 13, 2021 meeting. The objection was
regarding Policy 16.7.6.3. For Staff to appropriately consider this policy issue, we asked
the landowners to reiterate the issue with this policy. More importantly, given Staff's
stated reasons for keeping Policy 16.7.6.3 intact, Staff requested the owners provide
any suggested modifications to the policy for Staff to consider. In addition, any
additional comments on the balance of OPA 121 would be reviewed for fine-tuning.
3.3 The landowner's submissions since release of the recommended OPA 121 are outlined
below and detailed in Attachment 3 (comments received since Sept. 13). Comments
received over the course of the Special Area F Study on the Jury Lands have been
considered in the preparation of the recommended OPA 121. The comments of
delegations and written submissions can be viewed on the website at Jury Lands.
3.4 The specific unresolved issue identified by the landowners is Policy 16.7.6.3 of the
recommended OPA 121. It requires that areas designated Low Density Residential
provide a mix of dwelling types and tenure, which will include freehold units having
frontage along a public right of way. This policy affects Area 1 and Area 4 (see Figure
AA).
Page 76
Municipality of Clarington
Report PDS-051-21
%lam �
Lands Owned By:
FAR SIGHT
INVESTMENTS LTD
CID j
"Madden-Plac
/I
Area 2A
0.70ha
Lands Owned By.
LAMBS ROAD
SCHOOL PROPERTY LTD Area 2B
�� � 0.95ha
Page 4
Figure AA, outlines the Development Areas within Special Policy Area F
Page 77
Municipality of Clarington Page 5
Report PDS-051-21
3.5 For Area 1 (see Figure BB)„ 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. Approximately 20 dwelling units have been conceptually
shown on the owners most recent concept plans.
3.6 Policy 16.7.6.3 requires a mix of freehold units (singles and semi's) along a public right
of way. The interior of Area 1 is anticipated to be townhome blocks of 3 to 4 storey
height beside the valley edge and Park Drive. Townhouse units are a suitable transition
from the medium density designations along the Local Corridor (Lambs Road) and
Concession Street East and reinforces the higher density and height of the prominent
intersection.
LEGEND
MBlock Master Plan Boundary
Low Density Residential
(Height 1-4 Storeys)
®Medium
Density Residential - Local Corridor
(Height 3-6 Storeys)
High Density Residential/Mixed Use Local Corridor
(Height 5-6 Storeys)
Environmental Protection Area
Stormwater Facility
• • • ■
Pedestrian And Bicycle Routes
Public Roads
I--N
`
Prominent Intersection
Area 1
Figure BB — Detail of Area 1
3.7 Regarding Area 4, the landowners have indicated that "the physical geometry of the area
(see Figure CC) is extremely difficult as it is bounded by greenspace on the east, south
and west as well as an active railway line to the north. As a result of the mandated
setbacks and buffers as well as the expense of providing a creek crossing for access,
plus looping water services and the need to provide deep sanitary sewers to service the
site requires a certain threshold of units and density to make development economically
feasible. While access to Area 4 will be provided by a pubic ROW, any inclusion of
freehold units will have a cascading and restricting effect on the remainder of the
development footprint that is greatly problematic"
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Municipality of Clarington
Report PDS-051-21
Page 6
LEGEND
Block Master Plan Boundary
Low Density Residential
(Height 1-4 Storeys)
Environmental Protection Area
Stormwater Facility
a****
Pedestrian And Bicycle Routes
Public Roads
Local Trail Access
Figure CC — Detail of Area 4
Area 4
3.8 It is the landowner's opinion that to require a mix of dwelling types, tenures including
freehold units having frontage along a public ROW does not work in Area 4. They
indicate that the development costs on these lands are "significantly higher as
compared to standard a "greenfield" location and as previously noted, this situation is
compounded by the awkward size and setback constraints associated with the
development of Area 4". Further, "even if these constraints could be mitigated only a
handful of very expensive freehold units could potentially be provided which would in no
way be any meaningful contribution towards a mix of housing types and tenures within
the neighbourhood". For these reasons, the landowners request that either policy
16.7.6.3 be removed from OPA 121 as it is applies to Area 4 or designate Area 4 as
Medium Density Residential (shown on Figure DD).
3.9 According to the land owners designating Area 4, Medium Density "would provide the
opportunity for a greater number of future residents within this neighbourhood to live in
close proximity to a natural heritage environment at a reasonable cost which would be a
unique situation in the Bowmanville marketplace and be complementary to the to the
development vision of the Camp 30 lands".
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Municipality of Clarington
Report PDS-051-21
Page 7
LEGEND
C3Block Master Plan Boundary
Medium Density Residential -Heritage
(Height2-4 Storeys)
Environmental Protection Area
Stormwater Facility
ID • • • Pedestrian And Bicycle Routes
-Public Roads
Local Trail Access
iner's request for Area 4
Figure DD — Area 4 as medium density, Owner's request
3.10 While the developers make a compelling case from an economic viewpoint they and
their consultants have not, to date provided a planning rationale for the change to the
overarching policies in Clarington's Official Plan.
3.11 Other comments that have been provided by the owners and their consultants have
been considered and minor wording changes to help clarify the intent of the policies
have been included as part of Attachment 1 (noted in red line).
4. Staff Comments
4.1 Staff's recommended OPA 121 is in -keeping with the overarching policies of the urban
structure of the Clarington Official Plan. Staff have been working diligently to develop a
complete community with a mix of housing types and tenures while recognizing that the
permitted heights and densities are higher than the existing neighbourhood to the west. It
should be understood that commercial services and public transit will not be available for
many years, thus requiring residents to travel to access services.
4.2 For the Low Density Residential designation the 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.
Municipality of Clarington
Report PDS-051-21
Page 8
4.3 For the low -density residential areas (Areas 1 and 4) staff initially suggested a
percentage target of detached and semi-detached dwellings. Staff have removed the
percentage target, to allow for greater flexibility.
4.4 Staff's opinion is that the development of freehold units (i.e. single -detached, semi-
detached) and even street townhouse dwellings remain a built form option as they will
assist with the overall vision for the development of a complete community. Staff maintain
that the best type of housing development for Area 4 is one that includes a mix of units,
some freehold with a component of townhouse development (up to 4 storeys) on private
condominium lanes. Complete communities should provide variety and avoid being
homogenous in both built form and tenure being offered.
4.5 Until detailed development applications are submitted, staff cannot speculate as to how
many freehold units can be accommodated in Area 4 however we are confident the policy
provides sufficient direction and flexibility to allow the development plans to be refined
through those latter development applications (subdivision, zoning and site plan)
4.6 The owners are very familiar with development in Clarington and understand the
requirements for Environmental Impact Studies and other background studies which in
turn affect the economics of their developments. It should be no surprise to the
landowners that the physical constraints will dictate the developable limits based on
thorough study and subsequent development applications, each of which will include the
typical agency circulation and public process. The servicing constraints have not
changed since they purchased the property.
5. Next Steps
5.1 The owners and their consultants have not, to date provided a fulsome planning
justification for their request that singles and semi's be deleted as a built form and tenure
type in Area 4 and more importantly that it is appropriate to designate Area 4 as Medium
Density. This Report as an informational report. The Owners and their consultants are
welcome to outline their opinions to Council.
5.2 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 recommended Official Plan Amendment.
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Municipality of Clarington
Report PDS-051-21
Transfer of Jury Lands
5.3 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.
5.4 The transfer would bring the lands into the ownership
of the Municipality 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 the Foundation 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 as set out in the community vision.
6. Concurrence
6.1 The Director of Legislative Services has reviewed this Report.
7. Conclusion
Page 9
7.1 The purpose of this report is to articulate the difference between the recommended
Official Plan Amendment 121 and the landowner's the requested change for the land use
designation from low density to medium density in Area 4.
Staff Contact: Faye Langmaid, Manager of Special Projects, 905-623-3379 x2407,
fangmaid@clarington.net
Attachments:
Attachment 1 — Recommended OPA 121 (red -line mark-up)
Attachment 2 — Sequence of Events (update)
Attachment 3 — Public Comments Summary Table (since September 13, 2021)
Interested Parties:
List of Interested Parties available from Department.
Page 82
Attachment 1 to
Report PDS-051-21
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, including heron 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 ower��f. cite- nd-ad;-acen Ind- 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,
the Urban Desian Guidelines which sets out the DrinciDles of the communitv
vision, for the long term use of the subject lands while respecting the
nationally designated cultural heritage landscape: Develop a nommi ini+„
vision and Urban Design Plane use for the Iona term of the lands that
Page 83
b) Implement the this community vision of the Urban Design Guidelines 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 Heritaae Act, by establishina additional mechanisms to Drotect
Camp 30 reflected in Section•Implement
long term use of the lands by establishing different rneGhanisrns inGluding
designation as a GOMPlunity improvement area and her tage designations
Ont-ane- Heritage AGt; and
c) Implement the architectural guidelines contained within the Urban Design
Guidelines; Prepare arGhiteGt iral nontrol guidelines to ensi ire that
development annlinations within this Cnenial DoliGy Are ill 1 rlesioned to
0 rnplerneRt this community vision and LJFbaR Design Plan for the t
of these lan s
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 comaonents shall seamlesslv intearate with and transition from/to the
adjacent residential developments.
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-throuah facilities and service stations are not permitted in anv
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 areatest concentration of densitv 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 Hiah Densitv 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.
3
Page 85
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 alona the Lambs Road Local Corridor and in aroximity to
the Prominent Intersection along Concession Street East.
Permitted Uses, Built Form and Density
16.7.4.2 The Medium Densitv Residential — Local Corridor is a residential land
use desianation that permits residential units in a mix of housina 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 3 storey 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 adiacent to the
Municipal Wide Park.
Page 86
16.7.5.2 Development within the Medium Densitv Residential — Heritaae land
use designation shall be complimentary yet s bordiRate to the adjacent
designated Heritage site.
16.7.5.3 A Heritage Impact Assessment including a view assessment shall be
conducted Drior to anv develoament within the Medium Densitv
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 Densitv Residential — Heritaae 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 housina tvaes and tenure forms in
low rise building form.
16.7.6.2 Permitted dwelling types include:
a) Single detached dwellings,
5
Page 87
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 includina a mix of freehold units havina
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 Notwithstandina 16.7.6.4 above, dwellina 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-law(s).
16.7.6.6 Four storey residential development within the Low Density Residential
land use desianation shall onlv be Dermitted if aDDroariate 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/ outdoor amenity spaces, in addition to the
Municipal Wide Park, may be required in the Low Density Residential
land use desianation. Final determination of Darkland reauirements and
locations will be made through the development approvals process.
16.7.7 Environmental Protection Area
16.7.7.1 Lands desianated 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 desianated as Environmental
Protection Area are approximate and shall be detailed through
appropriate studies prepared as part of the review of development
aaDlications in accordance with the Dolicies of Special Policv 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,
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 Drocess at minimal or no cost to the receivin
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 adiacent residential lands shall evaluate trail and water crossir
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 existina buildinas are to be adaptively re -used to accommodate a
range of uses that would contribute positively to the surrounding
residential communitv and Clarinaton.
16.7.8.3 The replanting and restoration of the landscape, especially the
replacement of the trees alona Park Drive should be Dursued.
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 hiah - auality Dublic 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
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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 anv time in the future. Drovided the DrinciDles are maintained.
16.7.9.3 Develoament in Policv Area F shall achieve the followina obiectives
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
visuallv in terms of buildina heiaht. massina 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 Dublic art.
16.7.9.6 The areatest heiahts 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
Dubliclv 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 reauired 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 desianed to also include several specific desian
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
Page 91
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 canoav 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
canoov. imarove the health and diversitv 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 imaact of surface aarkina 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.
16.7.9.1 Surface parking for developments in the High Density designation w4h-in
shall be located to the side or
rear of the principal buildings. Surface parking and access for individual
units within townhouse developments that front onto Concession Street
East and/or Lambs Road shall be provided from the rear. aad4n
Gonsoderatmon of admaGent uses and publOG right of ways. In all instances
appropriate Appropriate landscaping and screening measures shall be
provided.
16.7.9.2 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.
10
Page 92
Residential Development
16.7.9.3 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
Dhvsical access to Soper Creek throuahout the neiahbourhood.
16.7.9.4 The interface of Environmental Protection Areas with residential lots
shall consist of decorative fencing. Gates to the adjacent Environmental
Protection Areas are not permitted.
16.7.9.5 Reverse lot frontaaes onto Arterial roads are not Dermitted.
16.7.9.6 Development within a hiaher densitv 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.
16.7.9.7 Buildings located adjacent to, or at the edge of the Municipal Wide Park
and green spaces, will provide opportunities for overlook.
16.7.9.8 New development should be physically and visually compatible with but
subordinate to the Designated heritage buildings.
16.7.9.9 The architectural stvle of new development should be contemDorar
based on the Prairie-stvle architecture of the existina buildinas 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
16.7.9.10 The size and confiauration 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.
16.7.9.11 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.
11
Page 93
16.7.9.12 Emergency Access to and within development blocks shall be provided
in keeping with the Clarington Emergency and Fire Services
Development Desian Guidelines and to the satisfaction of the Directors
of Planning and Development Services and Fire and Emergency
Services.
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 aualitv of the Dublic realm.
16.7.10.2 The precise location, size and number of stormwater management
facilities will be determined throuah the development aaarovals
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 Manaaement facilities should intearate safe Dublic access
into their design through trails and seating. Fencing should be avoided
and railinas or denselv Dlanted areas should be used to discouraae
direct access.
16.7.10.6 Stormwater Manaaement Dlans shall demonstrate how the site will
achieve a post to pre -development water balance.
16.7.10.7 Techniaues to achieve the water balance includina soak-a-wav Dits
infiltration trenches and chambers shall not be located on Low Density
Residential dwellina 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.
12
Page 94
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 suaaort the imDlementation 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 followina additional mechanisms are intended to acknowledae 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
heritaae 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 aeneral intent of the Dolicies 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 StudV 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.
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13
Page 95
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.
14
Page 96
Exhibit 'A' to the Municipality Of Clarington Official Plan Amendment No. ,
Block Master Plan Special Study Area F Figure 1.
CqH
I qqN BLOCK MASTER PLAN
(P I
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SPECIAL POLICY
AREA F
SEPTEMBER 2021
FIGURE 1
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LEGEND
Block Master Plan Boundary
Low Density Residential
(Height 1-4 Storeys)
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(Height 2-4 Storeys)
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(Height 3-6 Storeys)
High Density Residential/Mixed Use Local Corridor
(Height 5-6 Storeys)
® Municipal Wide Park
Environmental Protection Area
QStormwater Facility
WHeritage Building
Vi • • • • •oPedestrian And Bicycle Routes
Public Roads
JLocal Trail Access
Prominent Intersection
NCESS
Exhibit 'B' to the Municipality Of Clarington Official Plan Amendment No. ,
Map A3, Landuse, Bowmanville Urban Area
Change the designation of these lands from
Ig Urban Residential to ! ■ SPECIAL
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and add the • r/ AREA F
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URBAN CENTRE AGGREGATE FACTION AREA TOURISM NODE JCON CONSOLIDATION
6 OFFICE CONSOLIDATION
Attachment 2
to Report PDS-051-21
Special Policy Area F, OPA 121
Sequence of Events — Since September 13, 2021
2021
Event
September 13, 2021
Joint Committee Meeting, Report was referred based on letter
from Farsight Investments to October 4 PDC mtg.
September 2021
Refinements to wording in OPA 121 based on comments
submitted by land owners and their planning consultant.
October 4,2021
Report PDS-051-21 outlining request by owners to designate
Area 4 as medium density rather than low density.
TBD
Council Adoption of OPA 121
TBD
Updating Legal Agreement
TBD
Processing of Subdivision and Zoning By-law Amendments
Page 99
Attachment 3
to Report PDS-051-21
Public and Landowners Comments Summary Table
Received after September 13, 2021
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
September 13,
Submitted on
Development in AREA #4. Clause 16.7.6.3 of proposed OPA
Municipal Staff
2021
behalf of
121 and the requirement that areas designated Low Density
will outline
SPAF-46
Farsight
Residential provide a mix of dwelling types and tenure, which
request in
will include freehold units having frontage along a public right
information
of way. The physical geometry of Area #4 is extremely
report, Council
difficult as it is bounded by greenspace on the east, south
can provide
and west as well as an active railway line to the north. As a
direction.
result of the mandated setbacks and buffers as well as the
expense of providing a creek crossing for access, looping
water services and the need to provide deep sanitary sewers
to service the site a certain threshold of units and density is
required to make development economically feasible. While
access to the Area will be provided by a public ROW, any
inclusion of freehold units will have a cascading and
restricting effect on the remainder of the development
footprint that is greatly problematic.
September 21,
Submitted on
After further review and careful consideration, I come to the
Municipal Staff
2021
behalf of
same conclusion that the requirement in Clause 16.7.6.3 of
will outline
SPAF-47
Farsight
proposed OPA 121, to require a mix of dwelling types,
request in
tenures including freehold units having frontage along a
information
public ROW does not work for our lands in Area #4. The
report, Council
development costs on these lands are significantly higher as
can provide
compared to standard a "greenfield" location and as
direction.
previously noted, this situation is compounded by the
1 1 P a g e
Page100
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
awkward size and setback constraints associated with the
development of Area #4. Even if these constraints could be
mitigated only a handful of very expensive freehold units
could potentially be provided which would in no way be any
meaningful contribution towards a mix of housing types and
tenures within the Camp 30 neighbourhood. For these
reasons, it is appropriate to remove clause 16.7.6.3 from
OPA 121. In fact, considering the development proposals for
Area #4 provided by the Kaitlin Group and ourselves, OPA
121 would be aligned with these concepts if Area #4 was
designated Medium Density Residential as essentially that is
what is being proposed. This designation would provide the
opportunity for a greater number of future residents within
this neighbourhood to live in close proximity to a natural
heritage environment at a reasonable cost which would be a
unique situation in the Bowmanville marketplace and be
complementary to the to the development vision of the
Camp 30 lands.
September 22,
Submitted by
• Policy 16.7.1.2a) directs that the DTAH Design and Master
Policy 16.7.1
2021
Bousfield on
Plan + Design Guidelines be implemented however, since
2a) and 2c) are
SPAF-48
behalf of LRSP
that report was completed in 2019 there have been changed
part of the
to the vision and direction of the plan, including changes
Introduction,
capture din this most recent draft OPA. As such, this policy
Vision and
should be revised to state that the DTAH report generally be
Objectives of
implemented.
the Official Plan
• Similarly, Policy 16.7.1.2c) speaks to implementing the
Amendment.
architectural control guidelines and should be revised to state
"Generally"
that they guidelines will generally be implemented.
does not add
any specificity
Page 101
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
• The density ranges for High Density Residential/Mixed Use
to the policy.
Local Corridor and Medium Density Residential Local
Implement
Corridor are the same (a minimum net density of 40 units per
means that the
hectare) however the minimum building heights differ
guideline will
between these two designations (4 storeys for medium and 5
be used.
storeys for high). The Medium Density Residential — Heritage
Densities are
designation also has a minimum density of 40 units per net
set a minimum
ha but has a minimum height of 2 storeys. Given the
of 40 units/ha,
differences in the permitted uses in these forms should the
this provides
minimum densities all be the same?
flexibility to the
• Policy 16.7.4.5 states that the minimum height is 4 storeys
land owner.
for Medium Density Residential Local Corridor whereas the
In discussion
legend on a previous version of the schedule stated that the
with owner on
permitted heights are 3 to 6 storeys.
preference,
• Policy 16.7.5.2 requires that development in the Medium
Policy 16.7.4.5
Density Residential — Heritage designation shall be
will be updated
complimentary yet subordinate to the adjacent Heritage site.
to match the
It is unclear how this policy would be implemented with
schedule (3-6
respect to the requirement for development to be
storeys).
subordinate.
Policy 16.7.5.2
• Policy 16.7.6.3 requires a mix of dwelling types and tenure
the words "yet
be provided including a mix of freehold units having frontage
subordinate"
along a public right of way. This policy should be revised to
will be deleted.
delete the requirement for freehold units on a public right of
The HIAs will
way. Low density areas can be designed to address the
be used to
Municipality's vision and requirements without this restriction.
ensure
• Policy 16.7.9.7 requires a publicly accessible open space at
complimentary
the corner of Lambs and Concession as a Promient
development.
Intersection. To provide flexibility in the design of this
Municipal Staff
intersection, the policy should be revised to say that the
will outline
3 1 P a g e
Page102
Submission
Date, Number
Name, group (if
applicable)
Summary of Comments
Response
publicly accessible open space should be located in proximity
request in
to the intersection. The design of the site will be addressed
information
through the site plan approval and may warrant consideration
report, Council
of a building at the corner to signal the prominence of the
can provide
intersection, with an open space area more appropriately
direction.
located adjacent to the intersection.
Policy
• Policy 16.7.9.21 requires that surface parking be at the side
16.7.9.21
or rear of principal buildings in high and medium density
requires a
residential areas, however, townhouses are permitted in
wording
medium density residential areas and would not be able to
clarification.
locate all parking at the side or rear of a building.
The request to
Given these outstanding matters and the owner's intent to
defer the OPA
resubmit applications for a zoning by-law amendment and
and deal with it
plan of subdivision, we request that the finalization and
in conjunction
approval of this Official Plan Amendment be deferred and
with the
dealt with in conjunction with the owner's applications.
owner's
applications
means
continual
evolution and
no resolution
as to what the
future plans
are.
41Pa^
Page103
Jury Lands Foundation Communication Regarding OPA 121 Report # PDS-044-21;
Oct 4, 2021 Planning & Development Meeting.
Mayor Foster & Members of Council;
There is no doubt that Council has taken very seriously the interests and concerns
raised since 2009 by community members formalized in the Jury Lands Foundation and
the Architectural Conservancy of Ontario Clarington Branch. Both groups and the
public who have supported their efforts, appreciate the attention and patience displayed
by Council in this journey from 2009 to where we find ourselves today.
The heritage value of these lands under consideration in this report has been well
established and it is with the sincerest of desires that we look to move forward with the
visions presented over the years for the built as well as the natural heritage represented
here.
We fully support the OPA 121 recommendations trusting that municipal staff and the
developers as well as all interested parties have worked tirelessly to come to a mutually
satisfactory plan so progress and care can be made to satisfy the interests of all groups
involved.
As mentioned in the report PDS-044-21, the Jury Lands Foundation is poised to assist
in efforts for suitable and respectful re -use of the historic buildings while doing
everything necessary to maintain the green spaces featured in the campus layout
including the view planes and vistas shown to be so unique to this property and a key
component of the National Historic Site Designation.
It is extremely important that we take this opportunity to reassure Council that although
many years have passed as we have fought for the preservation of this site, there
remains a fire in our souls to fulfil our promise to pursue every opportunity to make the
vision a reality. That includes seeking funding support to first mothball and then to
preserve and re -use the historic structures and natural features. We have also needed
to be patient but we remain committed. Regarding future care and development, we will
persist in our efforts and remain dedicated to our goals and to our promises to you.
Key to moving forward with our work in fundraising is the necessity for land transfer.
Pointing specifically to that reference in the report recommendations, we urge Council to
insist on that component in any agreement with the developers. Charitable Status is
essential for our success and it has eluded us to this point because the land remains in
private hands. This is an essential component for consideration in any agreement. The
transfer of the entire area designated in the plans as Municipal Wide Park would speak
loudest to the future security of this project. As demonstrated over the years, there
continues to be interest in the property and the possibilities offered on this site because
of its history and its uniqueness but potential partners for the Jury Lands Foundation
prefer the complete vision as one use will support others.
1
Page104
Transitioning the entire historic area completely makes for a stronger and more
dependable plan, and therefore solid footing for considerations such as Charitable
Status.
Concessions have been made over the years to the ownership group in an effort toward
progress and resolution, and in good faith to encourage cooperation. In this report we
see the opportunity to proceed and would hope that Council sees it as well. We
applaud the efforts made to remain consistent to the guiding principals of the community
vision work supported by the public while working to be flexible in meeting the needs of
the developers. It is now time to move forward. But it is also a time to ensure the
concessions have complimentary value as compensation.
For the Jury Lands Foundation, land and building transfer allowing Charitable Status
designation would be an essential component for that progress. Fundraising will allow
us to support the community vision and remain consistent in our quest to ensure
respectful development and use around and throughout the heritage area while still
offering recognition of the history and heritage through education whether actively
through tours and presentations or passively through signage.
An important element of Ontario Heritage Designation is conservation and the
requirement for lands adjacent to heritage designations to demonstrate heritage
attributes and to be conserved. We understand that specific issues around design
surrounding the Jury Lands will be included at the subdivision approval level but we
wanted to address council with some examples of the concessions offered in the report
recommendations and their impact. For example, the developers having requested use
of the area where the Triple Dorm sits. This building is of great significance historically
and needs to be protected. Our preference would be that it remains available for public
viewing as part of the historic group; an important requirement in the designation. We
acknowledge that some balance needs to be made but to lose this building would be
extremely disappointing. For us, the protection of this building is equally significant in
your considerations. The Jury Lands Foundation does not support turning over of any
building(s) to the landowner as a means of facilitating this process.
Another example of concessions made would be in the proposed densities which have
been increased several times in an effort to meet the developers' needs.
The recommended OPA 121 is a move toward resolution. It provides for cooperation
and consideration on all sides. We support it without hesitation given the land transfer
in its entirety and the protection of the Triple Dorm can be honoured as recommended
in the report. The land transfer could be scheduled starting with one building and
significant lands around it included, but without a solid and committed plan for transfer
of the remainder of the designated historic area and buildings, including the Ring Road,
the trustworthiness of the agreement over time could jeopardize funding opportunities
including Charitable Status.
2
Page 105
The other realities for us should the transfer of lands take place, include a list of more
practical concerns. Jury Lands Foundation supports the designation of lands within and
alongside the Ring Road as parkland. Accordingly, all heritage buildings as part of this
parkland designation remain within the boundary of what is ultimately transferred to the
Municipality as parkland.
It would be our desire that in the negotiated agreement, the provision that the landowner
would not have the use of the designated parkland and Ring Road for access or parking
for its own eventual residential development, and that the Jury Lands Foundation would
maintain unimpeded access to the lands designated for parkland and building
rehabilitation should be included. The Jury Lands Foundation emphasizes that the Ring
Road not be used as a thoroughfare around the site. We also are concerned that
residential parking does not replace all green -space or consume parking spots intended
for use by these heritage buildings. We maintain that the site's appearance, as seen
from Lambs Road, is important and we are glad that the view planes and site lines
noted in the historic designations have been considered and trust they will be protected
in this agreement. Furthermore, road access to the buildings in the municipality's care
must be accessible and remain unrestricted from Lambs Road immediately after the
exchange of ownership and not be limited including during the construction of roadways
built as part of the development construction.
Additionally, as in the original agreement, the buildings should be appropriately
mothballed as per the highest standards of heritage protection and practice, and as
legally defined in the Province of Ontario, and on conclusion one building be made
available for rehabilitation by the Jury Lands Foundation.
As well the landowner provide the Municipality with the $500,000 originally promised in
the 2016 agreement for use by the Municipality for any interim measures necessary for
the site's ultimate rehabilitation.
Thank you again for your attention over the years to this important community
enhancing development which offers the opportunity to highlight the uniqueness of our
local heritage. The volunteers of the community who have worked to shine a light on
the prospective advantages in protecting this site appreciate and commend your efforts.
Respectfully and sincerely submitted by on behalf of the Jury Lands Foundation.
Marilyn Morawetz,
Jury Lands Foundation, Chair
www.murylandsfoundation.com
info(o)murylandsfoundation.com
mjm(a)-teamevergreen.com
C 905-449-4835
3
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October 1, 2021
Mayor's Office
40 Temperance Street
Bowmanville, ON L1C 3A6
VIA EMAIL
RE: Report PSD-051-21 Jury Lands (Camp 30) Recommended Amendment No 121 to the Clarington
Official Plan — Information Report
Dear Mayor Foster and Members of Clarington Council
We would like to comment on the above noted report, in so far as it relates to the vision and proposed
development of "Area 4". It is important to note the context of these comments. What we're talking
about here is the last item of dispute on what was once quite a long list. Over the past couple months
we have worked very hard with planning staff to find compromise between the plan we submitted and
the previous draft versions of OPA 121. Concessions were made by all, and we will be able to endorse
this overall revised plan once we find a satisfactory solution to the question of Area 4.
What we are proposing for this part of the plan is a variety of different townhouses. There are many
considerations we must face when putting together a plan like this, but there are two that are
paramount to create a successful development.
Economic Feasibility/Price Point
The staff report goes over a number of our concerns. This is one of the most difficult sites we've seen;
heavily constrained on all 4 sides combined with a number of difficult engineering hurdles. All of these
factors result in significantly higher development costs than normal. If you want to maintain a price
point that is attainable to hopeful homeowners, the only solution is to increase the density so that you
might spread these additional costs amongst a greater number of units.
To address this, our preferred plan included some 336 units in a variety of built forms including condo
buildings up to 6 storeys. Trying to find compromise with planning staff, we have gone back to the
drawing board a number of times and have managed to reduce the density in our concept by —45% to
186 townhouse units. Singles/semis or any policy requirement that reduces the density beyond this
point makes this whole development unviable.
Thoughtful Planning
We take great pride in creating thoughtful and well -designed communities. This proposed development
is certainly no exception and represents an opportunity to provide a wide variety of housing types in a
unique setting. Although there are 4 "separate" areas on the west side of Lambs road, the development
proposals need to be considered holistically. Within a stones' throw there will be a variety of
townhomes, singles, apartment buildings, mixed use, etc. There is also a secondary plan underway for
the property across the street that is looking to include a significant amount of more traditional singles
and semis. The proposals for Area 4 have at least 4 different types of towns that will create a vibrant and
attractive neighborhood that we know many people will be excited to live in.
220 Duncan Mill Road, Suite 315, North York, ON M31B 3J5
T 905-642-7050 F 905-642-8820 E info@kaitlincorp.com W kaitlincorp.com
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Our professional planning consultant is currently on vacation and unable to comment on this report.
However, she had previously prepared and submitted a 50 page planning justification report in support
of our application, which included the much higher density development in Area 4. To quote some of
her previous conclusion:
In our opinion, the proposed development of the subject site... is consistent with the Provincial Policy
Statement (2014 and 2020) and conforms to the policies of the Growth Plan for the Greater Golden
Horseshoe (2019), the Regional Official Plan and the Municipality of Clarington Official Plan.
From a land use perspective, the proposed redevelopment will support the achievement of numerous
policy directions promoting intensification and redevelopment of underutilized sites within built-up urban
areas. The townhouse blocks and mid -rise buildings provide a compact urban form that is contextually
appropriate given the emphasis in the Growth Plan on optimizing the use of land in urban areas, and the
need to provide a greater mix and range of housing in these areas.
The proposed development will introduce a number of new public and private roads, which will integrate
the subject site into the surrounding a rea. A t rail network will enhance active transportation and
recreational uses in the surrounding area. The proposed increase in height and density on the subject site
is in conformity with Provincial, Regional and the Municipality's policy directions, in particular with
respect to intensification in built-up areas and along local corridors.
From an urban design perspective, the proposal conforms to the built form and urban design policies of
the Municipality's Official Plan and will be compatible with the existing development. The proposal
provides for a broader range of housing types available within this area while providing appropriate
transitions from the existing lowrise neighbourhoods and contextually sensitive to surrounding natural
and cultural heritage features.
In summary, it is our opinion that the proposal is an appropriate and desirable development of the site
and represents good planning and urban design.
If you are interested in seeing the full report I'm happy to provide. Our hope is to have this report and
our applications updated to reflect the changes and then resubmitted ASAP for your review.
In conclusion, we are proposing a 45% reduction in the density in area 4, removing apartment buildings,
and designing an attractive collection of towns that will complement the other built forms in this
planned community. We look forward to continuing to work with your planning department, solicit
feedback from the public on the site specific applications, and ultimately deliver an outstanding project
we can all be proud of.
Yours Truly,
Devon Daniell
Lambs Road School Property Ltd.
CC: Municipal Clerk
220 Duncan Mill Road, Suite 315, North York, ON M31B 3J5
T 905-642-7050 F 905-642-8820 E info@kaitlincorp.com W kaitlincorp.com
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