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HomeMy WebLinkAbout09-12-2022 SpecialClar*wn Special Planning and Development Committee Post-MeetingAgenda Date: September 12, 2022 Time: 6:30 p.m. Location: Council Chambers or Microsoft Teams Inquiries and 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 The Revised Agenda will be published on Friday after 3.30 p.m. Late items added or a change to an item will appear with a * beside them. Pages 1. Call to Order 2. Land Acknowledgement Statement 3. Declaration of Interest 4. Public Meeting(s) *4.1. Public Meeting for a Proposed Zoning By-law Amendment 4 Applicant: Ridgeworth Developments Inc. Location: 1588 Bloor Street, Courtice Planner: Jacob Circo (Public Meeting Presentation Attached) *4.1.1. PDS-037-22 An Application to Amend Zoning By-law 84-63 to 15 Permit a Temporary Sales Office in Courtice (Attachment 2 has been Replaced) *4.2. Public Meeting for a Proposed Draft Plan of Subdivision and Zoning By- 30 law Amendment Applicant: Tribute (King Street) Location: 1593 Bloor Street and 1614 Trulls Road, Courtice Planner: Amanda Tapp (Public Meeting Presentation Attached) 4.2.1. PDS-038-22 Draft Plan of Subdivision and Zoning By-law 44 Amendment for 524 Residential Units, consisting of 130 Single Detached Units, 30 Semi -Detached Units, 69 Freehold Townhouses, and 295 Condominium Townhouses *4.3. Public Meeting for a Proposed Plan of Subdivision and Zoning By-law 72 Amendment Applicant: BV Courtice Partners Ltd. (Trolleybus Urban Developments) Location: 3015, 3091, 3121, 3133 and 3147 Courtice Road, Courtice Planner: Tracey Webster (Public Meeting Presentation Attached) Page 2 4.3.1. PDS-039-22 Draft Plan of Subdivision and Zoning By-law 94 Amendment for Multiple Properties in the Hancock Neighbourhood, Courtice *4.4. Public Meeting for a Proposed Zoning By-law Amendment 112 Applicant: 2346120 Ontario Inc. (Sunray Group) Location: 10 Aspen Springs Drive, Bowmanville Planner: Sarah Allin (Public Meeting Presentation Attached) 4.4.1. PDS-040-22 Application to amend the Zoning By-law to Allow 149 the Development of Two Mixed Use Buildings at the Northwest Corner of Bowmanville Avenue and Aspen Springs Drive in Bowmanville 5. Adjournment Page 3 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application for a proposed zoning by-law amendment on behalf of Ridgeworth Developments Inc. to permit a temporary sales office. The applicant proposes a 1-storey temporary sales office for new homes in a proposed subdivision on Bloor Street, northwest of Bloor Street and Trulls Road, in Courtice. 1588 Bloor Street, Courtice. (Northwest Corner of Bloor Street and Trulls Road) W 44 7.6 • 8[E3,- I a E 21 If 2i7 20f i ■e o 26 24 :A M For additional information on the proposed zoning by-law amendment and the background studies please see our website at clarington.net/developmentproposals. Questions? Please contact Jacob Circo at 905-623-3379, extension 2425, or by email atjcirco@clarington.net. You may provide comments at the Statutory Public meeting either in person, by Microsoft Teams, or by telephone. You do not need to pre -register to attend in person. Date: Monday, September 12, 2022 Time: 6:30 p.m. Place: Council Chambers Municipal Administrative Centre 40 Temperance Street, If you plan to attend electronically through Microsoft Teams or by telephone, please pre -register by completing the online form at www.clarington.net/delegations or contact the Clerk's Division at 905-623-3379 ext. 2109 or clerks clarington. net by Friday, September 9, 2022, at 3:30 p.m. A link and telephone number will be provided to you once registered. We encourage you to submit your written comments for Committee's consideration to Jacob Circo at jcirco clarington.net or by mail or drop box to 40 Temperance Street, Bowmanville, ON L1 C 3A6 prior to the date of the public meeting. This meeting is live -streamed for public viewing at www.clarington.net/calendar. File Number: ZBA2022-0011 Cross Reference: SPA2022-0010 1 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. Carlos Salazar, MCIP, RPP Director of Planning and Development Services Page 5 PDS Report # PDS-037-22 Public Meeting Presentation Application By: Ridgeworth Developments Inc. The Municipality has received an application to amend Zoning By- law 84-63 to allow a temporary sales office for new homes in a subdivision on Bloor Street, northwest of Bloor Street and Trulls Road in Courtice. Location: 1588 Bloor Street, Courtice Public Meeting: September 12, 2022 The purpose of this Public Meeting and presentation is to hear what the public have to say about this application. Should there be no significant concerns with the application during the Public Meeting then Staff recommend approval Page 7 -A ZBA2022-0011 Page 8 Proposed Temporary Sales Office V.Y�L411f30� 11Mfr.R ISLf415 . 1 A Y11114JIA 1AA51" IPACIK,I'RQ OSLCIiLMYEiIuN4 North Elevation rendering faeina the residential dwellings in the m000sed subdivision tnWo- SALES OFFICE - SOUTH B"ATM MEW MW PgRKM LOT} ,.�.�+• lire+� .n �TwVorwy SON Pj" pobbo E A 94 • S 1%it ow Tyr fC4+lH+rt? �1 South eleva#iar) rendering facingoRlftPSIreet and the parking lot NOTICE a07cmperance S,rMgo,.m7mnde, . ON 11 `JA6 to Wr„apY• s+ecf,v�k.W, d••v ,ten ,i -,� �+r •srv....ro-' a cnrnxr tf+e 4h1 [krhb, n JJnnti]Q7�LT1Li4� aail i rkf•r. Seyarmher 9, 7077. n J a FIND OUT MORE Contact Iamb Clmo pux 'ng aruf Darelo Srnkcs < 9Q6673•DJ79at.z�ss iprnes:zomni r�� •, t 7'��ia .,W i i 1' ry`1 , _ �. 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Agency/ Departmental Comments • No Objections Public Comments • No comments received Page 11 P, II 4+ + IIII llC�il rIjLI i�3iNilllifriiiiiliil� SALES OFFICE - SOUTH ELEVATION {VIEW rROU PARKIMG LOTJ 3 }% 46 hood South elevation rendering fabrig Bloor Street and the parking lot 0 a � v •' ` ` Bloor ysss , Street• E ZBA2022-0011 : 41 T�-M.'r�rary� Sate f°aw TAM fC9,x��N U Page 12 . 4 PLANNING & - 4_ DEVELOPMENT COMMITTEE°'' 4 Statutory Public Meeting Proposed Temporary Sales Office 1588 Bloor Street East+ 5 4 j aPROPOSED _ SITE — BLOOR STREET it 4- J Statutory Pub,-'ic Meeting 1 1588 Bloor Street East September 12, 2022 1 1 PROKLID RESIDENMAL Proposed Location Building envelope (373.56 m2) Tribute 35 communities Kly�0] — mawm.cn.�.n � � w AAd�anmwteuwr O ----- ___ - PROPOSED FUTURE ENTRY 'B' Z — e ------------------------------------------ . o + w 0 I � - wx, (. 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LIH II E Li E BL44R STREET EAST A SIB SIGN BOTTOM OF DITCH _ MID _ BOTTOM OF DITCH �, TOP OF DITCH 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: Special Planning and Development Committee Date of Meeting: September 12, 2022 Report Number: PDS-037-22 Submitted By: Reviewed By: File Number Report Subject: Carlos Salazar, Director of Planning and Development Services Mary -Anne Dempster, CAO ZBA2022-0011 Resolution#: An application to amend Zoning By-law 84-63 to permit a Temporary Sales Office in Courtice. Purpose of Report: The purpose of this report is to provide information to the public and Council. Recommendations: 1. That Report PDS-037-22 and any related communication items, be received for information only; 2. That provided there are no significant concerns with the application during the Public Meeting, the application submitted by Ridgeworth Developments Inc. to change the zoning to permit a new temporary home sales office and an associated parking lot for a maximum of three (3) years be approved; 3. That once all requirements as identified in the Staff report PDS-037-22 are satisfied, the By-law authorizing the Removal of the (H) Holding Symbol be approved; 4. That Staff receive and consider comments from the public and Council with respect to the Rezoning Application (ZBA2022-0011); 5. That the Durham Regional Planning Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-037-22 and Council's decision; and 7. That all interested parties listed in Report PDS-037-22 and any delegations be advised of Council's decision. Page 15 Municipality of Clarington Report PDS-037-22 Report Overview Page 3 The applicant is proposing to construct a 1-storey Temporary Sales Office for a proposed subdivision on Bloor Street. The Temporary Sales Office is proposed to be located on the north side of Bloor Street, west of Trulls Road in Courtice. 1. Application Details 1.1 Owner / Applicant: Ridgeworth Developments Inc. 1.2 Proposal: To amend the Zoning By-law to permit a temporary sales office for a maximum three (3) years. To rezone the proposed location of the temporary sales office from "Agricultural (A) Zone" to a "Holding — Agricultural Exception ((H)A-95). 1.3 Area: The lot area of the entire property is 31.26 hectares. The lot area of the "Agricultural Exception (A-95) Zone", where the temporary sales office will be situated is 1.7 hectares. 1.4 Location: 1588 Bloor Street, Courtice Part Lots 31 and 32, Concession 2, former Township of Darlington, 1.5 Within Built Boundary: Yes Page 16 Municipality of Clarington Report PDS-037-22 31 pp } 1588 e Bloor StrE ZBA2022-0011 Figure 1: Site Location Map Page 5 f 2123 ' 107 2Y zc1G 2065 .1. 2. za5' 2035 m �-e .JA Page 17 Municipality of Clarington Report PDS-037-22 2. Background Page 5 2.1 On July 23, 2021, a Draft Plan of Subdivision and Rezoning Application was applied for. Currently, there is no draft Subdivision Agreement in place. The Rezoning Application was to permit a Temporary Sales Office in a proposed Plan of Subdivision. 2.2 On May 4, 2022, an application for a Zoning By-law Amendment and Site Plan was submitted by the applicant to permit the temporary use of a new Temporary Sales Office. 2.3 The proposed temporary sales office is along Bloor Street, near the corner of Northwest corner of Bloor Street and Trulls Road (see Figure 1). 2.4 The application for Zoning By-law Amendment and Site Plan was deemed complete on June 17, 2022. 3. Land Characteristics and Surrounding Uses 3.1 The subject site is located at the 1588 Bloor Street and the temporary home sales office will be situated near the intersection Bloor Street and Trulls Road in Courtice. The subject site is currently a vacant lot and is used for agricultural purposes. Robinson Creek and associated valley lands including a wetland community are situated on west portion the property. The east section of the property is a field clear of significant vegetation; it was previously cropped. 3.2 There is one residential property, abutting on the southern portion of the property, situated along Bloor Street. 3.3 The surrounding uses are as follows: North: Meadowglade Road, residential properties are across the street. South: One residential property located at 1604 Bloor Street and vacant lands across the street. East: Residential properties along Trulls Road West: Regulated area a part of the Central Lake Ontario Conservation Authority (C.L.O.C.A), Robinson Creek and a woodlot. 3.4 A corresponding Site Plan Application has been deemed complete and was circulated with the Rezoning Application. The Site Plan review process is ongoing. Attachment 1 shows the proposed site plan for the location of the Temporary Sales Office will go. The Temporary Sales Office is proposing access from Bloor Street, until future entrances to future local roads can serve as the site access and includes visitor parking and private services. 3.5 Where there are still concerns, Staff will continue to work with the applicant through the Site Plan Approval process to rectify. Page 18 Municipality of Clarington Report PDS-037-22 4. Provincial Policy Page 5 4.1 The application is proposing to rezone the subject lands to permit a Temporary Sales Office for a proposed subdivision. The temporary nature of the proposed use in this application is not addressed in Provincial Policy and the proposal does not conflict with Provincial Plans. 5. Official Plans 5.1 Durham Regional Official Plan The subject lands are designated "Living Areas" with the "Regional Corridor" overlay in the ROP. Living Areas are to be developed in a compact form through higher densities and by intensifying and redeveloping existing areas, particularly along arterial roads. Living Areas shall be used predominately for housing purposes. The site is also adjacent to Bloor Street and Trulls Road, designated as Type `A' and Type `B' arterial roads respectively in the ROP. Each community shall be developed to incorporate the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Regional Corridors shall be planned and developed as higher density mixed -use areas, supporting higher order transit services and pedestrian oriented development. As the proposed Rezoning Application is to allow a Temporary Sales Office for new homes in a proposed subdivision, this application does not conflict with the policies of the Regional Official Plan in regard to the future planned development for the subject lands. 5.2 The Clarington Official Plan allows Council to pass temporary use by-laws to permit the use of lands, buildings or structures, on a temporary basis, for any purpose provided that: a) the proposed use is temporary in nature; b) the proposed use is compatible with adjacent existing land uses, there is minimal impact on natural features and land characteristics, or satisfactory measures to mitigate any adverse impacts will be applied; c) there will be no adverse impacts on traffic or transportation facilities or services in the area; d) adequate access and parking are provided; e) the use can be removed, and the site can be restored to its original condition; f) adequate sewage disposal and water services are available in compliance with Page 19 Municipality of Clarington Report PDS-037-22 Page 5 provincial and regional standards; and g) it does not jeopardize the long-term implementation of the Plan. Southeast Courtice Secondary Plan 5.3 The subject lands are entirely located within the Regionally adopted Southeast Courtice Secondary Plan (SECSP) area and property is designated Low Density Residential, Medium Density Regional Corridor, and Environmental Protection Area. The Temporary Sales Office will be built entirely within the area of the site designated Medium Density Regional Corridor as per the SECSP and is east of the area that is designated Environmental Protection. Any future development applications for the subject lands, permanent in nature, will implement the policies of the SECSP. 6. Zoning By-law 6.1 Within Zoning By-law 84-63, the subject lands are zoned "Agricultural (A)" and "Environmental Protection (EP)". The proposed Temporary Sales Office will be built entirely within the area of the subject lot that is zoned Agricultural. Commercial type uses, unrelated to agriculture, are not permitted within the Agricultural zone. A temporary use Zoning By-law Amendment is required in order to permit a Temporary Sales Office on the subject property. 6.2 A Holding (H) symbol is required for this Temporary Sales Office since there are no site plan conditions and no subdivision agreement in place. Section 9.4 to 9.6 of this report provide additional detail related to the Holding (H) symbol. 6.3 The proposed rezoning would permit a Temporary Sales Office, for up to a maximum three years. A site -specific "Holding — Agricultural Exception ((H) A-95) Zone" would be recommended for the proposal (see Attachment 2). 7. Public Notice and Submissions 7.1 Public notice was given by mail to each landowner within 300 metres of the subject site and three public meeting signs were installed along the Bloor Street, Trulls Road and Meadowglade Road frontages. 8. Agency and Departmental Comments 8.1 The application was circulated to internal departments and external agencies for review and comments. At the time of writing this report, no adverse comments had been received related to the proposed temporary use zoning by-law. A subsequent comment Page 20 Municipality of Clarington Report PDS-037-22 Page 5 letter coordinating all internal and external comments will be sent to the applicants once they are received. 9. Discussion 9.1 The Site Plan Application for the Temporary Sales Office is ongoing. The drawings have been circulated for review by various departments and agencies. Figures 2-5 show elevation renderings of the proposed Temporary Sales Office. The proposed Temporary Sales Office is to be serviced by a private and self-contained servicing. KLAK LLLVA I IUN - NUK I H (FACING PROPOSED RESIDENTIAL) Figure 2: North Elevation rendering facing the residential dwellings in the proposed subdivision Page 21 Municipality of Clarington Report PDS-037-22 Page 5 �.+•. �+�.. �... SHLtb UJML t - JUU I P1 tLt VH I IUN TRIM To aArc" {VIEW FROM PARKING LOT) rrrmnmecRcoLoJR Elevation Area = 118, 13 sm Max. Sign Area = 40% (47.25sm) P ro posed Area = 5.5 % (5.46sm) Figure 3: South elevation rendering facing Bloor Street and the parking lot NUt tLt VAI IUN-tH51 roc tl,OG I'll (VIEW FROM TRULLS ROAD) cR¢.slaec proposed Area=22.55%(23smp wpp -r y Figure 4: East elevation rendering facing Trulls Road Temporary Sales Pavll Tnhule (Ceurtics) Lt Page 22 Municipality of Clarington Report PDS-037-22 rP1 w I W�f Elevation A — Max. 87.34 sm Max. Sign Area =40% (X93em) Proposed Area = 20 61 % (18sm) SIDE ELEVATION - WEST {FACING PROPOSED GRANVILLE EXTENSION) Figure 5: West elevation rendering facing proposed Granville Drive e5 9.2 No sign permit application has been submitted for the Temporary Sales Office. Planning staff will review any sign permit application in conjunction with the site plan approval process. 9.3 A portion of the proposed location for the Temporary Sales Office is regulated by the Central Lake Ontario Conservation Authority. The applicant should work with the Conservation Authority on any environmental concerns raised in the regulated area. The applicant/owner should also provide all requested information with respect to the limit of the natural heritage features and their vegetation protection zones on the proposed location to CLOCK and the Municipality. Page 23 Municipality of Clarington Report PDS-037-22 Holding (H) Symbol Page 5 9.4 Staff are of the opinion that at such time it is appropriate to proceed with recommending approval of the Rezoning Application, it should be subject to a (`H') Holding Symbol. 9.5 A Holding (H) symbol is required for this Temporary Sales Office since there are no site plan conditions and no subdivision agreement in place. The Holding (H) symbol is a provision enabled by the Official Plan and Zoning By-law to ensure that certain obligations have been considered prior to development and redevelopment of the lands. This includes servicing, access, protection of natural areas, measures to mitigate the impact of development, submission of required studies, execution of agreements and financial obligations, and any other requirements as may be deemed necessary by Council including the implementation of the policies of this plan. 9.6 Overall, the following conditions shall be applied to the Holding symbol on the Zoning By-law Amendment and the Holding symbol shall only be removed if the following conditions are fulfilled: Once the Applicant provides satisfactory evidence which addresses all concerns listed in this report, as well as fulfills conditions of the development agreement (e.g., Site Plan and Subdivision) with the Municipality of Clarington once draft conditions are approved for the proposed Temporary Sales Office; and Subject to the Municipality's satisfaction and approval, there are no concerns with the headwater drainage in the hydrologic feature, and that information be provided with respect to the limit of the natural heritage features and their vegetation protection zones 10. Financial Considerations 10.1 The recommendations of this report do not have any significant financial implications for the Municipality. 11. Concurrence This report has been reviewed by the Director of Planning and Development Services and the Deputy CAO/Treasurer. Page 24 Municipality of Clarington Report PDS-037-22 12. Conclusion Page 5 12.1 The purpose of Report PDS-037-22 is to provide background information for a Public Meeting under the Planning Act. 12.2 Provided there are no significant concerns with the application during the Public Meeting, Staff recommend the application submitted by Ridgeworth Developments Inc. to change the zoning to permit a new temporary home sales office and an associated parking lot for a maximum of three (3) years be approved with a Holding (H) Provision. Staff Contact: Jacob Circo, Planner 1, 905-623-3379 ext.2425 orjcirco@clarington.net. Attachments: Attachment 1 — Proposed Site Plan Attachment 2 — Proposed Zoning By-law Amendment and Schedule Interested Parties: The following interested parties will be notified of Council's decision: Ms. Bonica Leung, Ridgeworth Developments Inc. Page 25 0b v 0_z u� I I I I I I 5 ---------------------------- O 5 O mwemrvnaun 1"fl1 -4 __r___-___PROPOSEDFUTUREENTRY �B' 4 SIN — 2 11 .0 Attachment 1 to Report PDS-037-22 I I I I I I I PROPOSED RESIDENTIAL- I I 1 I 1 I I I I I I I Ln Ln� "o 5 5 5 j --------STREF--------------------------- PROPOSED RESIDENTIAL 207.9 _ !l"wo RM101 IN \\�BRdAI o � ml Dd 0.15 DIA BOTTOM OF DITCH a PEO BOTTOM OF DITCH ---------------BLOOR STREET EAST J - SIGN BOTTOM OF DITCH � BOITOM OFOF DIT� TOP OF DITCH 45.6 N Ol � Z to o Q 0 t Q m M O oil o 147.25 TO PROPOSED ROAD WIDENING 173 TO EX. FIRE HYDRANT N 0 M FUTURE RESIDENTIAL Jg REGIONAL CORRIDOR TO BLOCK 167 (1.69ha — 4.16 ac) �R�NT 222.0 ROAD WIDENING 15.0 BLOCK 174 83�TOM OF DITCH B'—HOTTITCT O'"JITt= BLO.O_RSTREET EAST B07101A OF DITCH L O ry KEY PLAN - NTS SITE STATISTICS ALT 1AY SALES OFFICE Coverage 396.55 sm (Including deck & porch) Building Area 373.56 sm Total Parking Required 1 per 30m2 as per By -Law 84-63 Section 3.16 = 12 spaces Total Parking Provided 19 spaces (including accessible) Accessible Spaces Required 1 spaces Provided 1 spaces LEGEND v ENTRANCE SLOPE DIRECTION LIGHT FIXTURE - REFER TO PHOTOMETRIC PLAN BY OTHERS APPROX. LANDSCAPED AREAS OEXISTING HYDRANT LINE OF SILT FENCE (PROPOSED WORK AREA) G SIGNAGE - TO BE INSTALLED AS PER MUNICIPAL STANDARDS WAFT PLAN OF M M " PRDYM BY OW (05 OCT. 2M) PART OF LOTS 31 Q m CWCESSIOH 2 NINICVAUTY OF CLAISNGTON CONTRACTW SHALL CHECK ALL DIWNSIONS ON THE WOW. REPORTING ANY DISCREPANCY To THE DESIGNER BEFORE PROCEEDING ILL YARN WST CpbORA To TIE LATEST IDCAL BULGING GGDE ARD I— BYi ft -WIDER To ,ERIY IGCA7IW OF ALL — ON. D -To ENSURE DRHVNAYs HATE A YN. 1.01A DIEMANIE TD ALL ABOVE GRWHD ORINRS. REfI]i TO AROIREc1URAL W -LNG DRAWINGS AND SiREE13fMEs FOR CWSIWCRW REWNDAFHIS ANG DETAILS ALL WARDS / HAHDRAAS To co,RoeY To aaC sEcl,oH e.e 0.45m D CSP N INV= l 1550FO FOR SPA 15T SIBII590N ?➢ APR 2022 SC 2710 S INV= 27.13 l/1 2 fEISSIEo TOR PREWNARY PENEW 8 APR 2022 SC 1 1591FD FOR NEIINIRY RE1EW 30 YAR 4M2 OY o I I r UJ No. Description23. � � Drawn try. Checked by. Dote Drinl,l: NR/DM DM 30 MAR. 2022 Cassidy + Company `c IHP fY o. 11 2 �Zfisfi 60 RANDALL DRIVE UNIT 11 R E INV= 126.91 AJAX, ONTARIO LIS 61-3 1 TEL. (905) 619-1270 FAX 905 619-1269 " client Tribute (Courtice) Limited Project Ne'V N—* Tribute Courtice Sales Office Twe Temporary Sales Office Site Plan 1 i Lacatfon ' Bloor Street East & Granville Drive 1 Town of Courtice Dote MAR. 2022 DRAWING N0. I S 3 ScalePro1 : 1000 No je`` 2021-53 Attachment 2 to Report PDS-037-22 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131 The Corporation of the Municipality of Clarington By-law 20_- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2022-0011; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 6.4 "SPECIAL EXCEPTIONS — AGRICULTURAL (A) ZONE" is hereby amended by adding a new Special Exception Zone as follows: "6.4.88 - AGRICULTURAL EXCEPTION Notwithstanding Sections 3.26 b.,6.1, and 6.3 a., b., c., d, those lands zoned A- 95, as shown on the Schedules to this By-law may only be used for a Temporary Sales Office, subject to the following provision: a. Lot Area (minimum) 2000 m2 b. Lot Frontage (minimum) 30 metres c. Yard Requirements (minimum) i) Front Yard 10 metres ii) Exterior Side Yard 10 metres iii) Interior Side Yard 8.5 metres iv) Rear Yard 9.0 metres d. Lot Coverage (maximum) 15 percent e. Parking Spaces (minimum) 8 spaces f. The (H) Holding Symbol shall only be removed from the "Holding -Agricultural Exception (A- 95) Zone at such time Plan of Subdivision S-C-2021-0006 has been draft approved by the Municipality. Pursuant to the requirements of Section 39 of the Planning Act, 1990, as amended, a temporary sales office use may be permitted for a period of three (3) years, ending on September 19, 2025 after which time the building shall be removed or demolished unless the temporary use is extended." Page 27 Municipality of C�arington Attachment 2 to Report PDS-037-22 2. Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural (A) Zone" to "Holding -Agricultural Exception ((H) A-95) Zone" as illustrated on the attached Schedule `A' hereto. 3. Schedule `A' attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. By -Law passed in open session this day of , 2022 Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 28 This is Schedule "A" to By-law 2022- , passed this day of , 2022 A.D. 39 _ 2250 di 1 555 ' V O 2236 I 5g 63 2231 �1m a E a 2212 g m� 2198 2141 2134 ` II �2123 12107 121191 p 12079 a � 2P65 1 2P57 12035 1 m 0 2011 r M eO r O e Q Zoning Change From 'A' To '(H) A-95' 1V W E S Courtice • ZBA2022-0011 Schedule Page 29 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on applications for a proposed Draft Plan of Subdivision and a Zoning By -Law Amendment on behalf of Tribute (King Street) to permit a subdivision. The applicant is proposing a subdivision with a total of 524 residential units, consisting of 130 single detached units, 30 semi-detached units, 69 freehold townhouses and 295 condominium townhouses. The apDlications have been deemed comDlete. 1593 Bloor Street and 1614 Trulls Road in Courtice (Southwest Corner of Bloor Street and Trulls Road) Questions? Please contact Amanda Tapp at 905-623-3379, extension 2420 or by email at atappCc)-clarington.net for additional information on the proposed Draft Plan of Subdivision and Zoning By -Law Amendment. Additional information is also available on the project webpage at You may provide comments at the Statutory Public Meeting either in person, by Microsoft Teams, or by telephone. You do not need to pre -register to attend in person. Date: Monday, September 12, 2022 Time: 6:30 p.m. Place: Council Chambers Municipal Administrative Centre 40 Temperance Street, Bowmanville, ON L1 C 3A6 You may also attend electronically through Microsoft Teams or by telephone. To participate electronically, please pre -register by completing the online form at www.clarington.net/delegations or contact the Clerk's Division at 905-623-3379 ext. 2109 or clerks(o)_clarington.net by Friday, September 9, 2022, at 3:30 p.m. A link and telephone number will be provided to you once registered. We encourage you to submit your written comments for Committee's consideration to Amanda Tapp at atapp(a)-clarington.net or by mail or drop box to 40 Temperance Street, Bowmanville, ON L1 C 3A6 prior to the date of the public meeting. This meeting is live -streamed for public viewing at www.clarington.net/calendar. File Numbers: S-C-2021-0007 and ZBA2021-0017 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. Carlos Salazar, MCIP, RPP Director of Planning and Development Services Page 31 Application By: Tribute (King Street) Ltd. An application for a Draft Plan of Subdivision and Zoning By-law Amendment for 524 residential units, consisting of 130 single detached units, 30 semi-detached units, 69 freehold townhouses and 295 condominium townhouses. Location: 1593 Bloor Street and 614 Trulls Road, Courtice Public Meeting: September 12, 2022 S-C-2021-0007 and ZBA2021-0017 The purpose of this Public Meeting and presentation is to hear what the public have to say about this application. It does not constitute, imply or request any degree of approval. Page 33 Location p 1 •L-im 1 NN ,J io m�ppjja+:�, r as ja � r- a �Y Page 34 Proposal O 4, r. , f aFr � Y'r ... .. Street Townhouses 0 Regional Corridor Blocks Roads 0 Semi -Detached Dwellings Open Space 0 Walkway Detached Dwellings 0 Park Stormwater Management Paae Pond Southeast Courtice Secondary Plan Sandringham Drive al az -L--------------------- Bloor Street Legend CEnvironmenlal ProlectionArea i__iSECSP Boundary Environmental Constraint =High DensitydM fixed Use O Environmental Study Area" ScheduleA— Land Use (Medium Density Regional Corridor watercourse - Southeast Courtice Secondary Plan - N J Low Density Residential Elementary School —� Note:'Flnal SWF locations to be determined by Robinson Tueley Subwatemhed Study! Landowners Neighbourhood Park �� Prominent intersection--mea subjecl u, am r—rnnmenral sludy �Parkette 4D Slormwater Management FaCilit�(S'�`o .Z CZ ritICP_ Ot Plih =4112[• NQTICE i Public Comments • Appropriate location for increased density • Concerns about increased traffic congestion • Infrastructure (schools, hospital, transit, roads) not equipped to handle increased population • Loss of agricultural lands Agency Comments • No objections received, to date Page 38 Street Townhouses Semi -Detached Dwellings i Detached Dwellings C Regional Corridor Blocks Open Space Park Page 39 Roads Walkway Al Planning & Development Committee Statutory Public Meeting Application for Rezoning and Draft Plan of Subdivision Tribute (King Street) Limited 1593 Bloor Street East 1614 Trulls Road r a�Y - i r Y � W Tky } 'i ■ a $LOOR STREET r LM SUBJECT LAND i 4 0 a 0 Of J J 4 PLANNING FRAMEWORK rA +� Bloor Street East QJ 0 NP M, • Clarington Southeast Courtice Secondary Plan Designation and Permitted Uses • Medium Density Residential • A mix of housing types and tenures in mid -rise building forms • Retail and service at strategic locations • Low Density Residential • A mix of housing types and tenures in low-rise building forms • Small scale service and neighbourhood retail commercial uses Legend Environmental ProtectionAre • Environmental Protection Area i__ ,SECSP Boundary %<` Environmental Constraint High ❑ensityfMixed Use 0 Environmental 5tudyArea** Medium Density Regional Corridor Watercourse r * Low Densi ty Residential Elementary School f V Neighbourhood Park t1j Prominent Intersection �Parkette 16 Stormwater Management Facility (SWF)* Subject Site Tribute 35 communities PROPOSED DEVELOPMENT Z_J Tribute 35 communities Subject Site Site Statistics Open Space Block 14.30 ha Park Block 1.63 ha Road Widening 0.85 ha Residential Units: 525 units Low Density 145 units • Detached Dwellings 130 units • Semi -Detached Dwellings 30 units Medium Density 364 units • Regional Corridor 295 units • Street Townhouses 69 units Walkways 0.08 ha Future Development 0.03 ha Roads 1.75 km ACTIVE TRANSPORTATION PLAN _ I r _ I MEDILM DENSITY MERLM PEN51T-Y r.3 DEVELOPMENT - PEVELPPMENT PARx "CK FROPO-E- OPEN J GAGE 6L00, i 7 0.•f ] .l rz.-. 23 M a+e �xa um4 L_ __.�_�_ _. __ .. � ._ _ -- _- Tribute 35 communities 517E PO"ARY LMIT OF PEVELORvEN PROPOSED MLLTI USE PATH (3.5M WIDE OR AS DETERMINED 15Y THE MOWN OF DURFIAM) PROPOSED DEDICATED MKE LANE PROPOSED WALKWAY PROPOSSD SIDEWAI..K PROPOSED TKAL PROPOSED ON STREET 15IKE LANE PROPOSED PARK �tDCK Clarftwn 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: Special Planning and Development Committee Date of Meeting: September 12, 2022 Report Number: PDS-038-22 Submitted By: Carlos Salazar, Director of Planning and Development Services Reviewed By: Mary -Anne Dempster, CAO File Number: S-C-2021-0007 and ZBA2021-0017 Resolution#: Report Subject: Applications by Tribute (King Street) Ltd. for a Draft Plan of Subdivision and Zoning By-law Amendment for 524 residential units, consisting of 130 single detached units, 30 semi-detached units, 69 freehold townhouses and 295 condominium townhouses. 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-038-22 and any related communication items, 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-038-22 and any delegations be advised of Council's decision. Page 44 Municipality of Clarington Report PDS-038-22 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 Tribute (King Street) Ltd., to permit 524 residential units, including 130 single detached units, 30 semi-detached units, 69 freehold townhouses and 295 condominium townhouses. The development will be accessed by two collector roads from Bloor Street and Trulls Road. The applications also propose a 14.3 hectares Open Space Block (part of the Robinson Creek valley) and a 1.63 hectares Park Block which will be dedicated to the Municipality. 1. Application Details 1.1 Owner/Applicant: Tribute (King Street) Ltd. 1.2 Proposal: Draft Plan of Subdivision The proposed Draft Plan of subdivision consists of a total projected yield of 524 units accessed by two collector roads. Along Bloor Street are proposed four blocks within the Regional Corridor with potential to accommodate a total of 304 stacked townhouse and townhouse units with both freehold and condominium tenure. The balance of the units (220) are freehold lots fronting on local and collector roads with a mix of street townhouses, semi-detached units, and single detached units. The west half of the site consisting of the Robinson Creek valley forms a 14.3 hectare Open Space Block which will be dedicated to the Municipality. Adjacent to the Open Space Block is a 1.63 hectare Park Block which will also be dedicated to the Municipality (see Attachment 1). Zoning By -Law Amendment To rezone the lands from the "Agricultural (A) Zone" to appropriate zoning that permits the proposed development. 1.3 Area: 31.7 hectares (subject of application); 65.9 hectares (total property area) 1.4 Location: 1593 Bloor Street, 1614 Trulls Road southwest of Bloor Street and Trulls Road 1.5 Roll Numbers: 010 070 00600 0000 010 070 00900 0000 Page 45 Municipality of Clarington Page 3 Report PDS-038-22 Figure 1: Key map with Proposal Details 2. Background 2.1 The Southeast Courtice Secondary Plan (SECSP) was adopted through Clarington Official Plan Amendment (OPA124) to the Clarington Official Plan in December 2020 and approved by the Commissioner of Planning and Economic Development for the Regional Municipality of Durham on March 2, 2022. The Southeast Courtice Urban Design and Sustainability Guidelines were approved on the same dates and provide direction in the form of design guidance and strategies to implement the vision and objectives of the Secondary Plan. A Zoning By-law Amendment to implement the entirety of the SECSP is currently being drafted. Page 46 Municipality of Clarington Page 4 Report PDS-038-22 2.2 Lands to the south of the subject lands were the subject of an employment land conversion request submitted to the Region of Durham through the Municipal Comprehensive Review (MCR) process. The conversion of these lands, which fall within the Courtice Transit Oriented Community Secondary Plan area, have been approved by Regional Council, but will not come into effect until completion of the Municipal Comprehensive Review. 2.3 The applicants submitted applications for a Draft Plan of Subdivision (see Attachment 1) and Zoning By-law Amendment. In support of these applications, the applicants have submitted the following supporting documents which have been circulated to other departments and agencies for review and will be summarized in a future report: • Phase One Environmental Site Assessment • Functional Servicing Report • Geotechnical Investigation • Traffic Impact Study • Environmental Impact Study • Archeological Assessment, Stages 1, 2 and 3 and Supplementary Document • Hydrogeological Assessment • Landscape Analysis Report • Planning Justification Report • Storm Water Management Report • Noise Study • Arborist Report • Environmental Sustainability Plan • Active Transportation Plan • Facility Concept Plan 2.4 The purpose of this report is to give an overview of the application, summarize initial comments and to obtain feedback from the public. 3. Land Characteristics and Surrounding Context 3.1 The subject lands are located south-west of the corner of Bloor Street and Trulls Road within the Southeast Courtice Secondary Plan area. Tribute Communities owns a total of 69.5 hectares in this location. However, only the northern 31.7 hectares are located within the boundary of the Southeast Courtice Secondary Plan and are the subject of these applications. The subject lands are bounded by: Bloor Street to the north, a Type `A' Arterial Road under the jurisdiction of the Region of Durham; and Trulls Road to the east, a Type `B' Arterial Road under the jurisdiction of the Municipality of Clarington. Page 47 Municipality of Clarington Page 5 Report PDS-038-22 Figure 2: Aerial photo of subject lands and surrounding area. 3.2 The most prominent feature on the subject lands is the valley of the Robinson Creek and associated valley slope. These occupy most of the western half of the proposed Draft Plan of Subdivision. The eastern half of the property is currently farmland which slopes gently in a north-east to south-west direction. 3.3 The neighbouring lands are currently used predominantly for agricultural purposes but are slated for future urban development. They are described as follows: Municipality of Clarington Report PDS-038-22 Page 6 West: West of the Robinson Creek valley is tableland that is Draft Plan approved for a future residential development and the site of the existing South Courtice Arena and Recreation Complex. North: Across Bloor Street is farmland designated for future residential and mixed -use development in the Southeast Courtice Secondary Plan. East: Across Trulls Road is farmland designated for future residential and mixed -use development in the Southeast Courtice Secondary Plan. South: South of the subject lands is farmland currently designated for the industria development that is the subject of a request for conversion as part of the Region of Durham's Municipal Comprehensive Review. 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement 2020 (PPS) provides policy direction on land use planning and development for matters of provincial interest. This includes the protection of Provincial resources, public health and safety, and the quality of the natural and built environment. These objectives are to be achieved through efficient land use planning. Through land use designations and policies, municipal official plans and secondary plans are the most important vehicle for implementing the PPS. 4.2 The Provincial Policy Statement focuses growth and development within urban and rural settlement areas. Development within these areas must meet the full range of current and future needs of its population by employing efficient development patterns and avoiding significant or sensitive resources and areas which may pose a risk to public health and safety. Land use patterns should promote a mix of housing, including affordable housing, employment, recreation, parks and open spaces, and transportation choices that increase the use of active transportation and transit before other modes of travel. Provincial Growth Plan 4.3 The Growth Plan for the Greater Golden Horseshoe 2019 (Growth Plan) provides guidance on where and how to grow within the Greater Golden Horseshoe (GGH). This includes requiring Municipalities to maintain a three-year supply of serviced land for residential development. 4.4 Building on the direction of the PPS, the Growth Plan supports the achievement of complete communities, a thriving economy, a clean and healthy environment, and social equity. These goals will be achieved by promoting access to transit and active transportation and increasing the amount and variety of housing that is provided. Page 49 Municipality of Clarington Report PDS-038-22 Page 7 4.5 Complete communities provide for the needs of all parts of society. This includes providing retail and office uses at locations that support active transportation and have existing or planned transit. To address the issue of housing affordability, the Growth Plan provides direction for a range and mix of housing to be offered with a priority on access to transit and amenities. 4.6 In order to promote intensification, the Growth Plan has mapped a Built Boundary that identifies the limits of existing development. Lands outside of the Built Boundary are designated as Greenfield Areas. The Growth Plan calls for new developments in Greenfield Areas to achieve a minimum density target of 50 residents and jobs combined per gross hectare. The subject lands are designated Greenfield Areas. 4.7 The Growth Plan requires the protection and management of important hydrologic and natural heritage features and areas in planning for future growth. Planning for large- scale development in designated Greenfield Areas within the Southeast Courtice Secondary Plan area is informed by the Robinson / Tooley Subwatershed Plan. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the lands as Living Areas and Regional Corridors along Bloor Street. 5.2 Lands designated Living Areas permit the development of communities incorporating the widest possible variety of housing types, sizes, and tenure to provide living accommodations and address various socio-economic factors. Development applications in Living Areas must consider having a compact built form, including providing intensive residential and mixed uses along arterial road and transit routes. Consideration must also be given to urban design, pedestrian connections, a grid pattern of roads, and the availability of services and infrastructure. 5.3 The Region's Official Plan establishes a framework for Regional Corridors. Corridors are considered the main arteries of the Region's urban structure. Corridors will be developed to include, among other things, the promotion of pedestrian activity and public transit ridership through well -designed development, a mix of uses at higher densities, and sensitive urban design that orients development to the corridor, complemented by the consolidation of access points and preserving and enhancing cultural heritage resources. The built form should be a wide variety of building forms, generally mid -rise in height, with some higher buildings. 5.4 Region of Durham Official Plan policy supports the provision of affordable housing units throughout Clarington. The Region of Durham Official Plan also supports the provision of a range of residential unit types in order to support families, seniors, and special needs groups. Page 50 Municipality of Clarington Report PDS-038-22 Clarington Official Plan Page 8 5.5 The Clarington Official Plan seeks to create walkable neighbourhoods and to provide a variety of uses within each neighbourhood. New neighbourhoods will have a variety of housing densities, tenure and types for all incomes, ages, and lifestyles. Three key principles which provide direction for the policies of the Official Plan are: sustainable development, healthy communities, and growth management. 5.6 The Clarington Official Plan designates the subject lands as Urban Residential, Regional Corridor and Environmental Protection Area. 5.7 The Urban Residential designation shall predominantly be used for housing purposes, providing for a variety of densities, tenure, and types. Neighbourhoods are to be walkable, compact, connected and create a high -quality public realm. 5.8 Regional Corridors shall provide for intensification, mixed -use development and pedestrian and transit supportive development. The development of Regional Corridors aims to improve the public realm and establish walkable, transit supportive corridors through high quality streetscaping and built form. 5.9 The lands associated with the headwaters and tributaries of Tooley Creek, and Robinson Creek are designated Environmental Protection Areas. Environmental Protection Areas are recognized as the most significant components of the Municipality's natural environment and their ecological functions are to be conserved and protected. Southeast Courtice Secondary Plan 5.10 The Southeast Courtice Secondary Plan designates the subject lands Medium Density Regional Corridor, Low Density Residential, Environmental Protection Area and Neighbourhood Park. 5.11 The Secondary Plan establishes that development within the Medium Density Regional Corridor designation shall have an overall average density of 85 units per net hectare. In no case shall an individual development application have a density less than 60 units per net hectare. Development on lands designated Low Density Residential shall have a minimum net density of 13 units per hectare and shall not exceed 3 storeys in height. 5.12 Within the Medium Density Regional Corridor designation, the predominant use of lands are a mix of housing types and tenures in mid -rise building forms. The highest and densest built form shall front on Bloor Street. Retail and service uses are to be provided at strategic locations to reinforce the community structure and provide access to local amenities within walking distance for residents of the surrounding areas. 5.13 The Secondary Plan identifies the intersection of Bloor Street and Trulls Road as a Prominent Intersection. Within Regional Corridors, the greatest heights and densities Page 51 Municipality of Clarington Report PDS-038-22 Page 9 shall occur at Prominent Intersections and the nodes which surround them. The Prominent Intersection at Bloor Street and Trulls Road shall feature built form no less than 4 storeys in height and is encouraged to include retail and service uses that provide amenity to the surrounding neighbourhoods. 5.14 The Secondary Plan establishes policies to ensure that development contributes to an attractive and animated public realm, fine grain connectivity, an enhanced pedestrian environment, and appropriate transitions between areas of different development intensity and uses. 5.15 Bloor Street is encouraged to be developed as a multi -Way, a road design that balances the functional requirements of a Type A arterial road and a local road, in order to create pleasant urban environments along high volume arterial roads. Southeast Courtice Urban Design and Sustainability Guidelines 5.16 Southeast Courtice Urban Design and Sustainability Guidelines were approved to provide direction in the form of design guidance and strategies to implement the vision and objectives of the Southeast Courtice Secondary Plan. Guidance addresses community structure, street, and block patterns, built form, public realm (including roads), cultural and natural heritage, stormwater management, transitions between uses and implementation. 6. Zoning By -Law 6.1 The subject properties are zoned "Agricultural" (A) by Zoning By -Law 84-63. A rezoning is required to permit the proposed development. A Zoning By-law Amendment to implement the entirety of the SECSP program was drafted and circulated to the Secondary Plan Steering Committee for comments. The proposal will be tested against the drafted Zoning By-law for the entirety of the SECSP area (see Attachment 2). 7. Public Notice and Submissions 7.1 Public notice was given by mail to each landowner within 120 metres of the subject site and public meeting signs were installed along the Bloor Street and Trulls Road frontages. Page 52 Municipality of Clarington Page 10 Report PDS-038-22 Figure 3: Public Notice Sign 7.2 At the time of writing this report Staff had not received any comments from members of the public regarding the proposed applications. 8. Agency Comments Regional Municipality of Durham 8.1 Comments from the Durham Region Planning and Works Departments and Durham Region Transit have not been received at the time of writing this report but will be included in a subsequent report. 8.2 Durham Regional Police Service Communications have no objections to the proposed application as it does not pose an immediate obstruction issue for the Region's NextGen radio system and associated microwave links. Page 53 Municipality of Clarington Page 11 Report PDS-038-22 Central Lake Ontario Conservation Authority (CLOCA) 8.3 CLOCA notes that developments in the Southeast Courtice Secondary Plan area are subject to the Robinson Creek and Tooley Creek Subwatershed Study, which is not yet finalized. Therefore, their comments shall be considered preliminary, with additional comments to be provided after the finalization of the subwatershed study. 8.4 Included in CLOCA's comments are two technical memos addressing Terrestrial Natural Heritage and Environmental Engineering outlining issues and required revisions to documents submitted in support of the applications. 8.5 Issues identified in CLOCA's comments include insufficient vegetation protection zones, the irregularity of rear lot lines abutting Environmental Protection Areas, and concerns about the stormwater management strategy proposed to accommodate the development. 8.6 CLOCA's concerns will be addressed as the Subdivision and Zoning By-law Amendment applications continue to be processed. School Boards 8.7 The Kawartha Pine Ridge District School Board Planning staff have no objections to the proposed draft Plan of Subdivision and Zoning By-law Amendment. They have identified conditions to be included as part of the site plan approval. 8.8 Comments from the Peterborough, Victoria, Northumberland and Clarington District Catholic School Board, Conseil Scolaire Viamonde and Conseil Scolaire Catholique Mon Avenir had not been received at the time of writing this report. Other Agencies 8.9 Bell Canada has no objections to the proposal and has provided conditions to be included as part of the approval. 8.10 Enbridge Gas Inc. does not object to the proposed applications but reserves the right to amend or remove development conditions at a later date. 8.11 Hydro One Planning and Design has no comments or concerns with the proposal at this time. 8.12 Canada Post has no objections to the proposed development. 8.13 Additional Agency comments will be considered as the applications continue to be processed. Page 54 Municipality of Clarington Page 12 Report PDS-038-22 9. Internal Department Comments Public Works 9.1 The Public Works department has no objection to the proposal, subject to the applicant addressing particular comments in later submissions, including updates to the Transportation Impact Study, On -Street Parking Plan, and the alignment of the proposed collector as part of the draft plan with the designated collector road as part of the possible future development east of Trulls Road. Accessibility Committee 9.2 The Accessibility Committee encouraged the developer to install accessible benches and playground equipment with a view to universal design for outdoor amenity spaces. The "Accessible Housing Checklist" was provided to inform future drawings and future residential developments. Building Division 9.3 The Building Division has no comments regarding this application. Emergency Services 9.4 Emergency Services identified no fire safety concerns on the submitted proposal. 10. Discussion Regional Corridor Blocks 10.1 With a proposed density of 67.2 units per net hectare, the proposal meets the density minimum for an individual development within the Medium Density Regional Corridor designation as established by the Southeast Courtice Secondary Plan (60 units per net hectare). However, it does not meet the 85 units per net hectare established as the overall minimum average density for the designation. The proposal encompasses a significant portion of the Medium Density Regional Corridor designation within the Southeast Courtice Secondary Plan. A lower density of development in this portion of the designation would result in a requirement for higher densities elsewhere in order to meet the overall minimum average density. The planning report included as part of the application has not provided justification for this approach. 10.2 The Southeast Courtice Secondary Plan establishes that Regional Corridors shall be the location of the highest densities, tallest buildings, and greatest mix of uses, in order to concentrate population in areas with good access to transit and amenities. It further details that the predominant use of lands within the Medium Density Regional Corridor designation are a mix of housing types and tenures in mid -rise building forms. The Page 55 Municipality of Clarington Report PDS-038-22 Page 13 concepts included in the planning report for blocks within the Medium Density Regional Corridor designation include predominantly building forms on the lower end of the mid - rise category. 10.3 The Southeast Courtice Secondary Plan establishes that within the Medium Density Regional Corridor designation, retail and service uses shall be provided at strategic locations to reinforce the community structure and provide access to local amenities within walking distance for residents of the surrounding areas. The intersection of Bloor Street and Trulls Road is identified as a Prominent Intersection and is encouraged to include retail and service uses. The development proposal includes the southwest corner of Bloor Street and Trulls Road. The proposed development does not include retail or service uses at this Prominent Intersection nor anywhere else. 10.4 The Secondary Plan establishes that the greatest heights and densities shall occur at Prominent Intersections and the nodes which surround them. The proposed development includes taller townhouses on a smaller building footprint and a public plaza at the southwest corner of Bloor Street and Trulls Road. While the public plaza contributes to the creation of a community focal point, the overall result is less density relative to other parts of the Regional Corridor development blocks. Urban Design and Site Orientation 10.5 The Southeast Courtice Secondary Plan and Urban Design and Sustainability Guidelines provide policy and guidance on urban design and site orientation that should be considered in the proposed development including: • Locating primary entrances of residential units on public rather than private streets; • Avoiding garage dominated streetscapes through the use of rear laneways; • Avoiding front -to -back conditions for buildings; and • Creating variation in building typology, architectural detailing, and massing to create built form variation and enhance the visual interest of streetscapes. Roads and Mid -block Connections 10.6 The Southeast Courtice Secondary Plan and Urban Design and Sustainability Guidelines encourage the creation of a Multi -Way along Bloor Street. The Multi -Way design combines the functionality of a high -volume arterial road with the greater intimacy of a local street. It would allow Bloor Street to become an attractive urban corridor which functions as a successful public place, a community focal point, as well as a safe and comfortable environment for active transportation and access to transit. The compatibility of the proposed development with the Multi -Way concept should be confirmed. Page 56 Municipality of Clarington Page 14 Report PDS-038-22 10.7 The Southeast Courtice Secondary Plan and Urban Design and Sustainability Guidelines establish a modified grid pattern of streets, complemented by off-street mid - block connections and trails, to serve as a network of fine-grained connectivity. The length of some of the blocks within the proposed development, particularly the Regional Corridor Blocks, require the addition of roads or mid -block connections to improve connectivity and permeability. 10.8 Planning policy and guidance support the animation of public roads through the orientation of buildings toward them. The relationship of built form to Trulls Road south of the Regional Corridor block is through lot flankages and window streets. Block and lot layouts should be considered to improve this condition. 10.9 The Clarington Official Plan, the Southeast Courtice Secondary Plan and Urban Design and Sustainability Guidelines contains policies that will need to be considered in subsequent submissions and as we continue to process the applications. Careful attention and consideration of these policies will contribute to the overall success of the project and assist in creating a development that cohesively ties in with the surrounding context. 10.10 The applications were circulated to several internal departments and external agencies for review and comment. Staff will continue to review the application and work with the applicant to address all technical matters. 11. Financial Considerations 11.1 The recommendations of this report do not have any financial implications. 11.2 Financial implications of this project will be included in subsequent reports as more information becomes available. 12. Concurrence 12.1 The Deputy CAO/Treasurer has reviewed this report. Page 57 Municipality of Clarington Report PDS-038-22 13. Conclusion Page 15 13.1 This report provides background information on the proposed Draft Plan of Subdivision and Zoning By-law Amendment submitted by the Tribute (King Street) Ltd. 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: Amanda Tapp, Acting Manager of Development Review, Planning and Development Services, 905-623-3379 ext. 2420 or atapp clarington.net Attachments: Attachment 1 — Proposed Draft Plan of Subdivision Attachment 2 — Draft Zoning By-law Page 58 Attachment 1 to a 2E bF 2Dw 3S oA I— As aL N�Ta,4,-T DD-„L ROAD No- �2) - - I BIOIX 10T Report PDS 038 22 xnr vrl _ _-- — — - O1.DQ9BLM0 1 - - n. W N, HlcHwn jHEK\NGS 2 '- _ - NZ0=3i10S1 - - .N W _ 'E- -ta` ie•E tB05P- --- \.. � f J - _... -_ _- ••• - -r• � o - TREET .- ; RE RFIOOn (1.T3N 433ac.) STR€E' - /__ — FA ND w A Z � SITES Rai' ` v OWf DBY APPL IT n soar 1e3 \\\ i t wAre -, - • ax � - az _ N e a klNl„ 6THIT '� P a SUII IyITM. y J s. BUD., 1'. µ r°'" STREET C+a� - Imo' m „I e'S1asI+i6na '' '" HF �'k z� z� zle a DTHERILANDS OWNED KEY PLAN -Not to Scale evAPPuCANT PROPOSED DRAFT PLAN OF SUBDIVISION OF - PART OF LOT 31 & 32 = 1 I _ r za °.zz we aT � o + _ •es3 Nn• 02' ao•r p �; 2T' ' 12.,2a y�,•2a „a vo CONCESSION 1 (GEOGRAPHIC TOWNSHIP OF DARLINGTON) MUNICIPALITY OF CLARINGT ON REGIONAL MUNICIPALITY OF DURHAM W o z o♦ ! 1 - t �. o y 2 u y 2a x • a "_ ..�6 ,,, ..,, "1'6 °loci • • .u, m STREET 0 1aa s 2 so aD,�. w 1oa ` m • . u - I•� m ez w ea s. YT m w °+m „102 • 2Do - u - a.° - • _w• - * • • ... • - • . • . . n 18 ,s 923.a I e1 I as m ez elm 1a Tan » TS 7{ p15 P1395 G r l i a STREET E .� ��.e ,,.o °'" °" 12 1> as ea �T e9 B9 76 n TP Ts + + . 1.. gmRo owDENNc IO zetnes o.sac.-7£6ttEETOR sn ao z ( < .-+ . s z ~` 4 ,} 7 j F NNRE .E4L � ie�_-rTR�T -°' a SPACE BLOLx at as e a g2g na-gs ar. SCHEDULE OF LAND USES: LOW DENSITY RESIDENTIAL LOTS UNITS 9.15+m FRONTAGES -50 50 (DETACHED DWELLINGS) ■ 11.0+m FRONTAGES . 72 72 (DETACHED DWELLINGS) 012.2 +m FRONTAGES - $ $ (DETACHED DWELLINGS) 15.3+m FRONTAGES -15 30 (SEMI-DETACHED DWELLINGS) TOTAL # LOTSIUNITS RESIDENTIAL 145 160 TOTAL AREA S.F. RESIDENTIAL 5.50 ha Y- y rxua Norr+Ixc a oo aee - i „ • ma g MEDIUM DENSITY RESIDENTIAL BLOCK # UNITS AREA (he) -STREET TOWNHOUSES 146 - 156 60 1.24 6.Om STREET TOWNHOUSES 157-158 9 0.19 I - - (NORTH OF STREET C) REGIONAL CORRIDOR BLOCKS 159 - 160 295 4.20 �e _ II O HER LA IDS + �, + M � �� � I OWNED B a APPLICANT - V TOTAL UNITS I AREA 364 5.63 ha TOTAL AREA RESIDENTIAL 11.13ha LAND USE BLOCKS BLOCK# AREA(ha) _ ' •_ 1F� �II PARK 161 1.63 '_ ...... A �- - -___-' WALKWAY 162 0.08 § r j OPEN SPACE 163 14.30 FUT DEVELOPMENT 164 0.03 ROAD WIDENING 165 - 167 0.85 IL \ 4 I ° 1 III TOTAL AREA 16.89 ha ROADS LENGTH(m) AREA(ha) 15.0 m R.O.W. 70 0.12 18.0 m R.O.W. 216 0.39 20.0 m R.O.W. 856 1.76 23.0 m R.O.W. 609 1.41 TOTAL LENGTH I AREA 1751 3.68 ha TOTAL AREA OF SUBMISSION 31 70 he I '1 ADDITIONAL INFORMATION UNDER THE PLANNING ACT T ' \\\ \ r • r e ` ...••• , Underseclion5,nof The Plannm AU H Pi dmunid I ter su ( ) 9 ) a Pa wa VPY Infonnatlon re9ulredby dauses A,B,C,D,E I) Sandy, Cloy F,G, & J aM1awn on Drag and Key plans. K) All municipal aerncea o,ui.d L) As shown - \ : , ' '� .r..•+T OWNER'S CERTIFICATE SURVEYOR'S CERTIFICATE WE, THE REGISTERED OWNERS OF THE I HEREBY CERTIFY THAT THE BOUNDARIES / f _ ''r I jTRIBUTE J SUBJECT LANDS, HEREBY AUTHORIZE GHD TO PREPAREAND SUBMIT A DRAFT PLAN OF SUBDIVIaI ON FOR APPROVAL (KING STREET) LIMITED OF THE LAND TO BE SUBDIVIDED AND THEIR THEADJACENT LANDS ARE AND THPTO E THE CORRECTLY SHOWN ON ACCURATELY IONS THIS PLAN J.D. BORNE 1 E Of7J�t10'Q.N SU YO SIGNED �I DATE JUNE 23, M21 SIGNED �✓ M DATE - IV 0 20 40 60 60 100m ( I I SENO SCALE 1:2000 AT ORIGINAL SIZE r OFF SITE POND LOCATION TOP OF BANK AS STAKED BY CLOCA ON DECEMBER 5, 2018 5, — CALCULATED TOP OF BAN -- _ BYK RLINEASTAJE1 . ON O2020 ® Whitby51N 8V3 T190568664D2 F190432 7877 E ylomail@ghd.om W wghd.com Dmwn J.T. Designer B.J. Client: TRIBUTE Project Name: TRIBUTE - KING STREET D Drafting Check Design Check . C Approved Date OCTOBER, 2021 B REVISED SUBMISSION J.T. B.J. B.J. 10/21 GHD Inc. Conditions of Use. This document may only be used by GHD's client (and any other person who GHO has agreed can use this document) for the purpose for which it was prepared and must not be usetl by any other person or for any other purpose. A ORIGINAL SUBMISSION J.T. B.J. B.J. 06/21 project No: 11208864 Drawing No: DP-1 A No Revision Nob: `indicates signaNres on original issue of drevnng or last revision of tlrawing Drawn Job Manager Project Director Date Plot Date: 22Octabar2021-12:21PM Plotted by: J nne Theurer Cad File No: G:\662\11209E64\Diggal DesignWC D201T\Planning\HERITAGE-KINGSTREE 11208& 4ribute-King-DP1-2021-10l1 SIGNED.dwg - �� Attachment 2 to Report PDS-038-22 Corporation Municipality of Clarington By-law Number 2022- Being a By-law to amend By-law 84-63, the Comprehensive Zoning By- law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2022 ; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Sections 2, 13 and 16A of By-law 84-63 are amended as set out in this By-law. 2. The following definitions are added: Ground Floor Fagade means the portion of the fagade between finished grade and the level that is 3 metres above finished grade. Soft Landscaping Means the portion of a lot comprised of any combination of flowers, grass, shrubs, sod, trees or other horticultural elements that is not covered with impervious surfaces. It does not include any buildings or structures, any hard surface areas such as, but not limited to, driveways, parking areas, decorative stonework, walkways, patios or screening. 3. Section 13 — Urban Residential Type Two (R2) Zone is amended by the inclusion of the following 13.4 Special Exceptions — Urban Residential Type Two (R2) Zone 13.4.A Urban Residential Exception (R2-A) Zone Notwithstanding the respective provisions of Section 13.1, those lands zoned as R2-A, on the Schedules to this By-law shall, in addition to all other uses and regulations of the R2 zone, be subject to the following requirements: a. In addition to those uses permitted in section 13.1, the following residential dwelling types shall also be permitted within this zone 1. A duplex dwelling; 2. Semi-detached dwelling; and Page 60 Attachment 2 to Report PDS-038-22 3. Street townhouse dwelling. b. Notwithstanding regulations included in section 13.2, the following regulations shall apply for residential uses on lots abutting a public lane: 1. Minimum lot area: i. Single detached Dwelling: 300 m2 ii. Semi-detached and duplex dwelling: 550 m2 iii. Street townhouse dwelling: Interior lot 180 m2 Exterior lot 270 m2 2. Minimum lot frontage i. Single detached Dwelling: Interior lot 10.0 m Exterior lot 12.0 m ii. Semi-detached and duplex dwelling: Interior lot 18.0 m Exterior lot 20.0 m iii. Street townhouse dwelling: Interior lot 6.0 m Exterior lot 10.0 m 3. Minimum setback requirements: i. Front Yard: Abutting a right of way 22.0 m or less: 3.0 m to dwelling; 1.2 m to the unenclosed porch; right of way greater than 22.0 m: 4.0 mand 2.0mto the unenclosed porch ii. Exterior Side Yard: 3.0 m iii. Exterior Side Yard (abutting a pedestrian 2.0 m mid -block connection) iv. Interior Side Yard: a) Single detached dwelling 1.2 m on one side and 0.6 m on the other b) Semi-detached dwelling 1.2 m Page 61 Attachment 2 to Report PDS-038-22 c) Street townhouse dwelling 1.5 m; nil where building has a common wall with any building on an adjacent lot V. Rear Yard 7.5 m 4. Maximum Lot Coverage: i. Single detached dwelling: Principal Building 35 percent Total 55 percent ii. Semi-detached dwelling and duplex dwelling: Principal Building 35 percent Total 55 percent iii. Street townhouse dwelling: Principal Building 45 percent Total 65 percent 5. All dwellings shall front onto an improved public street; 6. Notwithstanding Section 3.16, single detached dwellings and semi-detached dwellings having frontage on both a public lane and an improved public street shall provide 2 parking spaces per dwelling; 7. The location of a detached garage shall only be in the rear yard accessed by a public lane. Driveways and parking spaces are not permitted within the front yard and side yard. An attached garage is not permitted; 8. Notwithstanding Sections 3.2 and 13.4.A.c): i. the required minimum rear yard setback for an accessory building or structure containing a parking space is 0.6 m from a rear lot line abutting a public lane; ii. On lots with a single detached dwelling or semi-detached dwelling, accessory buildings will have a minimum interior side yard setback of 1.2 m on one side and 0.0 m on the other; iii. On lots with a townhouse dwelling, accessory buildings will have a minimum side yard setback of 0.0 m; iv. Accessory buildings containing an additional dwelling unit shall not exceed the zone regulation's lot coverage maximum; Page 62 Attachment 2 to Report PDS-038-22 v. The maximum height for an accessory building containing an additional dwelling unit is 7.0 m; 9. An accessory building must be no less than 7.5 m from a residential building on the same lot; and 10.There are no minimum dwelling unit areas. c. Notwithstanding regulations included in section 13.2, the following regulations shall apply for residential uses on lots that do not abut a public lane: 1. Minimum lot area: i. Single detached Dwelling: 300 m2 ii. Semi-detached and duplex dwelling: 550 m2 iii. Street townhouse dwelling: Interior lot 180 m2 Exterior lot 270 m2 2. Minimum lot frontage i. Single detached Dwelling: Interior lot 10.0 m Exterior lot 12.0 m ii. Semi-detached and duplex dwelling: Interior lot 18.0 m Exterior lot 20.0 m iii. Street townhouse dwelling: Interior lot 6.0 m Exterior lot 10.0 m 3. Minimum setback requirements: i. Front Yard: 6.0 m to private garage or carport and 4.5 m to dwelling ii. Exterior Side Yard: 4.5 m iii. Exterior Side Yard (abutting a pedestrian 2.0 m mid -block connection) iv. Interior Side Yard: a) Single detached dwelling 1.2 m on one side and 0.6 m on the other b) Semi-detached dwelling 1.2 m c) Street townhouse dwelling 1.5 m; nil where building has a common wall Page 63 Attachment 2 to Report PDS-038-22 with any building on an adjacent lot V. Rear Yard 7.5 m 4. Maximum Lot Coverage: i. Single detached dwelling: Principal Building 40 percent Total 45 percent ii. Semi-detached dwelling and duplex dwelling: Principal Building 40 percent Total 45 percent iii. Street townhouse dwelling: Principal Building 50 percent Total 55 percent 5. All dwellings shall front onto an improved public street; 6. Private garages or carports shall be recessed a minimum of 1.0 m from the front of the dwelling unit; and 7. There are no minimum dwelling unit areas. 13.4.13 Urban Residential Exception (R2-B) Zone Notwithstanding the respective provisions of Section 13.1, those lands zoned as R2-B, on the Schedules to this By-law shall, in addition to all other uses and regulations of the R2-A zone, be subject to the following requirements: a. In addition to those uses permitted in section 13.1, the following non- residential uses shall also be permitted within this zone and be subject to the following conditions: 1. Additional Non-residential permitted uses: i. Business, professional or administration office; ii. Day nursery; iii. Convenience Store; iv. Eating establishment; eat in or take-out; and 2. A maximum floor area of 250 m2 is permitted. 4. Section 16A — Mixed Use (MU) Zone is amended by the inclusion of the following 16A.7 Site Specific Exceptions 16A.7.A Residential Mixed Use Exception "MU2-A" Page 64 Attachment 2 to Report PDS-038-22 Notwithstanding the respective provisions of Section 16A, those lands zoned as MU2-A, on the Schedules to this By-law shall, in addition to all other uses and regulations of the MU2 zone, be subject to the following requirements: a. Additional permitted Building Types 1. Street townhouse dwelling b. Notwithstanding regulations included in section 16A.4, the following regulations shall apply to street townhouse dwellings: 1. Minimum Lot Area: Interior lot 180 m2 Exterior lot 270 m2 2. Minimum Lot Frontage: Interior lot 6.0 m Exterior lot 10.0 m 3. Minimum setback requirements: i. Front Yard: Abutting right of way 22.0 m or less: 3.0 m to dwelling; 1.2 m to the unenclosed porch; right of way greater than 22.0 m: 4.0 mand 2.Omto the unenclosed porch ii. Exterior Side Yard: 3.0 m iii. Exterior Side Yard (abutting a pedestrian mid -block connection) 2.0 m iv. Interior Side Yard: 1.5 m; nil where building has a common wall with any building on an adjacent lot V. Rear Yard 7.5 m 4. Maximum Lot Coverage: Principal Building 45 percent Page 65 Total Attachment 2 to Report PDS-038-22 65 percent 5. All dwellings shall front onto an improved public street; 6. Street townhouse dwellings shall not be located on lots abutting Bloor Street, Courtice Road or Highway 2; 7. The location of a detached garage shall only be in the rear yard accessed by a public lane. Driveways and parking spaces are not permitted within the front yard and side yard. An attached garage is not permitted; 8. Notwithstanding 13.4.A.c), i. the required minimum rear yard setback for an ancillary building or structure containing a parking space is 0.6 m from a rear lot line abutting a public lane; ii. Accessory buildings will have a minimum side yard setback of 0.0 m; 9. The maximum height for an accessory building containing an additional dwelling unit is 7.0 m; and 10.An accessory building must be no less than 7.5 m from a residential building on the same lot. c. Notwithstanding regulations included in section 16A.4, the following regulations shall apply to stacked townhouse dwellings: 1. Minimum dwelling unit width: 5.5 m Building Massing 2. Minimum length of the street fagade along Bloor Street/Courtice Road/Highway 2: 70 percent 3. All buildings taller than 4 storeys shall have floors above the fourth storey setback a minimum of 2.0 m from the mainwall of the base building along the front and/or exterior lot lines; Building Elements 4. Transparent glazing requirements within the business establishment street fagade shall not apply; 5. Dwelling units abutting an improved public street shall front onto the improved public street and have their primary entrances located on it; Amenity Area 6. Minimum outdoor amenity area i. 16-25 units: 100 m2 ii. Greater than 25 units: 4.0 m2 per unit Page 66 Attachment 2 to Report PDS-038-22 7. Where outdoor amenity space is required, at least 50 m2 of the required space will be provided as one contiguous area; Lot Dimensions 8. No minimum lot area applies; 9. No minimum lot frontage applies; Building Location 10. Minimum front yard setback: 3.0 m 11. Maximum front yard setback: 5.0 m 12. Minimum exterior side yard: 3.0 m 13. Maximum exterior side yard: 5.0 m 14. Minimum interior side yard: 2.0 m 15. Minimum interior side yard abutting a residential zone: 5.0 m 16. Minimum rear yard: 7.5 m 17. Minimum rear yard abutting a public lane: 1.5 m 18. Minimum rear yard abutting an urban residential zone: 10.0 m Parking Area 19. Notwithstanding 3.16(d) the parking aisle provided for any vehicular movement provided at grade shall be a minimum of 6.0 m for two-way traffic and 4.5 m for one-way traffic; Landscaping 20.A minimum of 15 percent of the site shall be provided as Landscaped Open Space; and 21.50 percent of Landscaped Open Space area must be provided as Soft Landscaping. d. Notwithstanding regulations included in section 16A.4, the following regulations shall apply for all other permitted uses not included in section 16.A.7.A.b and 16.A.7.A.c: Building Massing 1. Minimum Height of First Storey: 4.5 m 2. Minimum length of the street fagade along Bloor Street/Courtice Road/Highway 2: 70 percent 3. All buildings taller than 4 storeys shall have floors above the fourth storey setback a minimum of 2.0 m from the mainwall of the base building along the front and/or exterior lot lines; Page 67 Attachment 2 to Report PDS-038-22 Building Elements 4. Minimum amount of transparent glazing within the business establishment street facade: 50 percent 5. Minimum amount of transparent glazing within the ground floor fagade facing a public park or public amenity area: 30 percent 6. Retail uses on lots with frontage along Highway 2, Bloor Street and Courtice Road shall have their primary entrances along these frontages; 7. The principal residential entrance shall be located within a street fagade; Amenity Area 8. Minimum indoor amenity area i. 16-25 units: 50 m2 ii. Greater than 25 units: 2.0 m2 per unit 9. Minimum outdoor amenity area i. 16-25 units: 100 m2 ii. Greater than 25 units: 4.0 m2 per unit 10. Where outdoor amenity space is required, at least 50 m2 of the required space will be provided as one contiguous area; Lot Dimensions 11. No minimum lot area applies; 12. No minimum lot frontage applies; Building Location 13. Minimum front yard setback: 3.0 m 14. Maximum front yard setback: 5.0 m 15. Minimum exterior side yard: 3.0 m 16. Maximum exterior side yard: 5.0 m 17. Minimum interior side yard: 2.0 m 18. Minimum interior side yard abutting a residential zone: 5.0 m 19. Minimum rear yard: 7.5 m 20. Minimum rear yard abutting a public lane: 1.5 m 21. Minimum rear yard abutting an urban residential zone: 10.0 m Parking Area Page 68 Attachment 2 to Report PDS-038-22 22. Notwithstanding 3.16(i), parking spaces for multi -unit, mixed - use and non-residential buildings shall not be located within a front yard or an exterior side yard; 23. Notwithstanding 3.16(d) the parking aisle provided for any vehicular movement provided at grade shall be a minimum of 6.0 m for two-way traffic and 4.5 m for one-way traffic; Landscaping 24.A minimum of 15 percent of the site shall be provided as Landscaped Open Space; and 25.50 percent of Landscaped Open Space area must be provided as Soft Landscaping. 16A.7.0 Urban Centre Mixed Use Exception "MU2-B" Notwithstanding the respective provisions of Section 16A, those lands zoned as MU2-B on the Schedules to this By-law shall, in addition to all other uses and regulations of the MU zone, be subject to the following requirements: a. Notwithstanding section 16A.2, the following shall apply: 1. Residential dwellings are only permitted in mixed -use buildings which include retail at grade; and Prohibited Uses 2. Stacked townhouse are not permitted; b. Notwithstanding section 16A.4, the following shall apply: Building Massing 1. Minimum Height of First Storey: 4.5 m 2. Minimum length of the street fagade along Bloor Street/Courtice Road/Highway 2: 70 percent 3. All buildings taller than 4 storeys shall have floors above the fourth storey setback a minimum of 2 m from the mainwall of the base building along the front and/or exterior lot lines; Building Elements 4. Minimum amount of transparent glazing within the business establishment street fagade: 50 percent 5. Minimum amount of transparent glazing within the ground floor fagade facing a public park or public amenity area: 30 percent 6. Retail uses shall be accessed directly from an improved public street. Page 69 Attachment 2 to Report PDS-038-22 7. The principal residential entrance shall be located within a street fagade; Amenity 8. Minimum indoor amenity area i. 16-25 units: 50 m2 ii. Greater than 25 units: 2.0 square metres per unit 9. Minimum outdoor amenity area iii. 16-25 units: 100 square metres iv. Greater than 25 units: 4.0 m2 per unit 10. Where outdoor amenity space is required, at least 50 m2 of the required space will be provided as one contiguous area; Lot Dimensions 11. No minimum lot area applies; 12. No minimum lot frontage applies; Building Location 13. Minimum front yard setback: 3.0 m 14. Maximum front yard setback: 5.0 m 15. Minimum exterior side yard: 3.0 m 16. Maximum exterior side yard: 5.0 m 17. Minimum interior side yard: 2.0 m 18. Minimum interior side yard abutting a residential zone: 5.0 m 19. Minimum rear yard: 7.5 m 20. Minimum rear yard setback abutting a public lane: 1.5 m 21. Minimum rear yard abutting an urban residential zone: 10.0 m Parking Area 22. Notwithstanding 3.16(i), parking spaces for multi -unit, mixed - use and non-residential buildings shall not be located within a front yard or an exterior side yard; 23. Notwithstanding 3.16(d) the parking aisle provided for any vehicular movement provided at grade shall be a minimum of 6.0 m for two-way traffic and 4.5 m for one-way traffic; Landscaping 24.A minimum of 15 percent of the site shall be provided as Landscaped Open Space; and Page 70 Attachment 2 to Report PDS-038-22 25.50 percent of Landscaped Open Space area must be provided as Soft Landscaping. 5. Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation as indicated on the attached Schedule "A". 6. Schedule `A' attached hereto shall form part of this By-law. 7. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. By -Law passed in open session this day of 2022 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk Page 71 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on applications for a proposed Plan of Subdivision and a change to the Zoning By-law. BV Courtice Partners Ltd. (Trolleybus Urban Developments) have submitted applications for a Draft Plan of Subdivision and Zoning By-law Amendment to permit 39 street townhouses and 41 townhouses on a medium density block. The proposal includes blocks for Green Space and Future Development. The applications are deemed complete. ' • • _ li 3015, 3091, 3121, 3133 & 3147 Courtice Road, Courtice (Between Courtice Road and Harry Gay Drive, north of Nash Road) f Block 11 I f Block 9 Block 10 Green Space '. e � Block 8 Block 12' � e► o Block 7 Block Block 4 Block 5 .►� o� Block 1 Block 2 Block 3 Block 13 -t C 22-0006 22-0008 f � r e. .! = 3 1 0 Subject Site 0 Future Development �n 0 Townhouses 0 Open Space `:`� IF t 0 Medium Density Residential How to • - Informed Questions? Please contact Tracey Webster at 905-623-3379, extension 2415 or by email at twebsterCc)_clarington.net for additional information on the proposed Draft Plan of Subdivision and zoning by-law amendment. Additional information is also available on the project webpage at https://www.clarington.net/en/business-and-development/proposed-development-on-courtice-road- north-of-nash-road.a How to Provide Comments In person, by Microsoft Teams, by telephone, or by written submission. You do not need to pre - register to attend in person. Date: Monday, September 12, 2022 Time: 6:30 p.m. Place: Council Chambers Municipal Administrative Centre 40 Temperance Street, Bowmanville, ON L1 C 3A6 rdye 1 c You can also attend electronically through Microsoft Teams or by telephone. To participate electronically, please pre -register by completing the online form at www.clarington.net/delegations or contact the Clerk's Division at 905-623-3379 ext. 2109 or clerks clarington.net by Friday, September 9, 2022, at 3:30 p.m. A link and telephone number will be provided to you once registered. We encourage you to submit your written comments for Committee's consideration to Tracey Webster at twebster@clarington.net or by mail or drop box to 40 Temperance Street, Bowmanville, ON L1 C 3A6 prior to the date of the public meeting. This meeting is live -streamed for public viewing at www.clarington.net/calendar. File Numbers: S-C-2022-0006 and ZBA2022-0008 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. Carlos Salazar, MCIP, RPP Director of Planning and Development Services Page 73 Application By: BV Courtice Partners GP Ltd. (Trolleybus) Applications for Draft Plan of Subdivision and Rezoning to permit 80 residential units consisting of 39 townhouses on a new public road and 41 townhouses in a medium density block, as well as blocks for Future Development and Green Space. 30919 3133, 3121, 3105, 3091 Courtice Road, Courtice Public Meeting: September 12, 2022 The purpose of this Public Meeting and presentation is to hear what the public have to say about this application. It does not constitute, imply or request any degree of approval. Page 75 Page 76 Page 77 L� �q Page 79 Public Comments • Concerns about increased traffic congestion • Addition of townhouses to a neighbourhood that is predominately single detached • High school not equipped to handle increased population • Loss of trees, impacts on the wetland, wildlife and climate change Agency Comments • No objections received, to date Page 81 a y i 3091 - 3147 Courtice Road, Clarington PUBLIC MEETING Draft Plan of Subdivision & Zoning By-law Amendment Application September 121h, 2022 Elf ROLLEYBUS 11 URBAN DEVELOPMENT PROJECT TEAM (IN ATTENDANCE) Kuok Kei Hong Director of Planning and Design Elf ROLLEYBUS 11 URBAN DEVELOPMENT Whitney Dang Urban Planner/Designer CONTENTS I. Who is Trolleybus 03 II. Site Location and Context 05 III. Land Use Permission 06- IV. Proposed Plan 07 V. Timeline & Next Steps 08 VI. Submitted Technical Reports/Studies 09 VII. Contact Information 10 12 n Ili 1 � u G WHO IS TROLLEYBUS • Trolleybus is a land developer in the GTA specializing in development and design of livable communities. • Experience in both transit -oriented high-rise projects as well as low-rise communities. Trafalgar Meadows, Georgetown Azura Condos, Toronto Nash and Hancock Neighbourhood, Courtice Danforth Village, Toronto Briar Towns, Toronto 316 Campbell Avenue, Toronto Page 85 Trolleybus I Page 3 rt - JO "•'r RLarry Gay Community ' . ♦k i � a 4 JqF • l Ir at lye F y • ! b — - f 4P FOAM F,VT * + f Ar J — y IL r mob � 4 1 . - 10 LAND USE PERMISSIONS • Designated as Urban Residential, Environmental Protection Area & Special Study Area in Clarington's Official Plan • Special Study Area — 'The further study may determine that some of the lands identified as "Environmental Protection Area" within Special Study Area 1 may be developed for residential uses subject to the study defining feature limits and appropriate buffers.' • Will not negatively impact ecological functions. PEBBLESTONE ROAD B w DRIVE Q w 0 NASH ROAD w V 0 0 V 1: I 0NF/r — REGIONAL CORRIDOR Clarington's Official URBAN RESIDENTIAL Plan Land Use URBAN CENTRE Designations NEIGHBOURHOOD CENTRE -PRESTIGE EMPLOYMENT AREA LIGHT INDUSTRIAL AREA GENERAL INDUSTRIAL AREA BUSINESS PARK SPECIAL UTILITY STUDY AREA I ENVIRONMENTAL PROTECTION AREA GREEN SPACE WATERFRONT GREENWAY - COMMUNITY PARK MUNICIPAL WIDE PARK SECONDARY SCHOOL : TRANSPORTATION HUB ry� T !�• eN URBAN BOUNDARY x — ■�*��■ SPECIALP❑LICYAIR EA Reassess SPECIAL STUDY AREA -1 W rolleybus I Page 6 LAND USE PERMISSIONS • Designated as Medium Density Residential, Green Space & Special Study Area in the Hancock Neighbourhood Design Plan. • Medium Density Residential designation permits a variety of townhouse dwellings • Generally up to a maximum building height of 4 storeys. Hancock Neighbourhood Design Plan Green Space A sp5cial I Study Faith UM d herr-h NAS8 ROAD MUNWENEWREE �� Existing Residential With i - i InlenJ515calion Potential I I 12 m Single$ 10 M Singles 15 rn Singles 9 m Seam -Detached Medium Density Existing Residential Convenience Store Green Space Park School Church Page 88 Trolleybus I Page 7 PROPOSED PLAN . •— . 39 Homes a� 13 Homes 28 Homes Mno F� New Homes 80 Homes P ;i.. Condominium Parking Residents — 82 Spaces (2 per unit) Visitors — 9 Spaces (0.22 per unit) v Preserved and Enhanced Natural Area 4.52 Ha. (61%) v Development Area within Special Study Area & Green Space 0.995 Ha. (17.7%) Page 89 Trolleybus I Page 8 TIMELINE & NEXT STEPS 1st Pre- Secondary Flood Working Application 1st Application Consultation Modeling with CLOCA Meeting Submitted Meeting with & Adjacent Exercise J w/ City Staff Land owners uIN October December February 2020 2021 2017 2018 2019 Application Statutory Revised Plan 2"d Application Deemed Public to be Applications Construction Submitted Complete Meeting Resubmitted Approved Start Date AD v ■ v April 2022 May 2022 September 2022 December Spring 2023 Spring 2024 2022 Page 90 Trolleybus I Page 10 SUBMITTED TECHNICAL REPORTS/STUDIES OEnvironmental Site Assessment —Phase One V Energy Efficiency and Sustainability Plan � Arborist Report OArchaeology Report OConceptual Plan O Draft Plan of Subdivision OFunctional Servicing and Stormwater Management Report OHydrogeological &Water Balance OLandscape Analysis ONoise Impact Study OPlanning Rationale Report OEnvironmental Impact Study OTransportation Impact Study OUrban Design Brief Page 91 Trolleybus I Page 11 THANK YOU WE WILL NOW TAKE QUESTIONS & COMMENTS TROLLEYBUS URBAN ❑EVELOPMENT TROLLEYBUSDEVELOPM ENT.COM CONTACT INFORMATION Tracey Webster Principal Planner, Municipality of Clarington Contact: twebster@clarington.net TROLLEYBUS URBAN ❑EVELOPMENT Kuok Kei Hong Director of Planning and Design, Trolleybus Contact: kuokkei@trolleybusdevelopment.com Clarftwn 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: Special Planning and Development Committee Date of Meeting: September 12, 2022 Report Number: PDS-039-22 Submitted By: Carlos Salazar, Director of Planning and Development Services Reviewed By: Mary -Anne Dempster, CAO File Number: S-C-2022-0006 and ZBA2022-0008 Resolution#: Report Subject: Draft Plan of Subdivision and Zoning By-law Amendment for Multiple Properties in the Hancock Neighbourhood, Courtice 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-039-22 and any related communication items, 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 Amendment applications submitted by BV Courtice Partners GP Ltd. (Trolleybus) and continue processing the applications including preparation of a subsequent report; and 3. That all interested parties listed in Report PDS-039-22 and any delegations be advised of Council's decision. Page 94 Municipality of Clarington Report PDS-039-22 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 BV Courtice Partners GP Ltd. To permit 80 residential units consisting of 39 street townhouses and 41 townhouses on a medium density block. The proposal includes blocks for Green Space and Future Development. The subject lands are within the Hancock Neighbourhood in Courtice. 1. Application Details Owner/Applicant: BV Courtice Partners GP Ltd. (Trolleybus Urban Developments) Proposal: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 80 residential units, consisting of 39 street townhouse units on a new public road, a medium density block with 41 townhouses units, green space lands and a future development block. Zoning By-law Amendment To rezone the subject lands from "Agricultural (A) "and "Environmental Protection (EP)" zones to appropriate zones that would permit the street townhouses and the medium density block. Area: 7.45 hectares Location: 3105, 3091, 3121, 3133 and 3147 Courtice Road, Courtice (see Figure 1) Within the Built Boundary: Yes Page 95 Municipality of Clarington Page 3 Report PDS-039-22 Figure 1 — Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law Amendment Applications 2. Background 2.1 The Hancock Neighbourhood Design Plan was originally approved by Council in September 1998 (see Attachment 1). The Neighbourhood Plan was amended in April 2013 (see Attachment 2). The Plan was amended in 2013 to include Provincially Significant Wetlands identified by the Ministry of Natural Resources and Forestry as environmentally protected. With the increase in environmentally protected areas, densities along arterial roads were increased to balance the growth objectives for the built boundary in the Growth Plan Page 96 Municipality of Clarington Report PDS-039-22 Page 4 2.2 The 2013 Neighbourhood Design Plan update changed the street and lotting patterns and eliminated streets and lots in the vicinity of the subject parcels in favour of Green Space and Special Study Area 7. 2.3 In April 2022, BV Courtice Partners GP Ltd. (Trolleybus Urban Development) submitted a Draft Plan of Subdivision and Zoning By-law Amendment application with supporting documentation for 80 residential units consisting of 39 street townhouses, a medium density block with 41 townhouse units, green space and a future development block (See Figure 2). The concept plan outlines a proposed layout for the 41 townhouses on the medium density block (see Attachment 3) Figure 2 — Proposed Draft Plan of Subdivision 2.4 The applicant has submitted the following studies in support of the applications which have been circulated to departments and agencies for review. Page 97 Municipality of Clarington Report PDS-039-22 • Planning Rationale Report • Archaeological Assessment • Traffic Impact Study • Arborist Report • Hydrogeological Report • Scoped Environmental Impact Study • Noise Impact Report • Urban Design Brief Page 5 2.5 The studies are being reviewed by staff and agencies and will be summarized in a future report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands consist of five parcels all having frontage on Courtice Road. All the parcels currently have single detached dwellings and accessory buildings on large lots with the exception of 3105 Courtice Road, which is vacant. A portion of these lands are cultivated, and the balance is covered with trees. There is a small tributary of Black Creek that drains through the site from the north. 3.2 The surrounding uses are as follows: North — Agriculture and a practice track for horse racing South — Faith United Church and large lot residential uses East — Single detached dwelling fronting onto Harry Gay Drive West — Single detached dwellings on large lots as well as within a subdivision 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy encourages planning authorities to create healthy, livable, and safe communities by accommodating an appropriate range and mix of housing types and development patterns, while making efficient use of land and infrastructure. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 Healthy and active communities should be promoted by planning public streets to be safe, and meet the needs of pedestrians, foster social interaction, and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.3 The diversity and connectivity of natural features in an area, and the long-term ecological function and biodiversity of natural heritage systems, should be maintained, Municipality of Clarington Report PDS-039-22 Page 6 restored or, where possible, improved, recognizing linkages between and among natural heritage features and areas, surface water features and ground water features. 4.4 Development and site alteration shall not be permitted on adjacent lands to the natural heritage features and areas unless the ecological function of the adjacent lands has been evaluated and it has been demonstrated that there will be no negative impacts on the natural features or on their ecological functions. Provincial Growth Plan 4.5 The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Courtice Urban Area. Municipalities are encouraged to create complete communities by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open spaces and easy access to local stores and services. 4.6 The subject lands are within the defined Built Boundary and within the Urban Boundary of Courtice. Growth is to be accommodated by directing a significant portion of new growth to the built-up areas through intensification and efficient use existing services. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as Living Area. Living Areas permit the development of communities incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio-economic factors. Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. 5.2 The Durham Region Official Plan identifies Key Natural Heritage and Hydrologic Features on the subject lands. Development or site alteration is not permitted in Key Natural Heritage and Hydrologic Features, including any associated vegetation protection zone, as determined through an Environmental Impact Study. 5.3 Courtice Road is a Type A Arterial Road in the Region's Official Plan. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands primarily Urban Residential mainly along Courtice Road, Environmental Protection and Special Study Area 1. The Urban Residential designation is predominantly intended for housing purposes. A variety of densities, tenure and housing types encouraged, generally up to 3 storeys in height. 5.5 Special Study Area 1 has a tributary of Black Creek within it which is indirect fish habitat, is adjacent to a Provincially Significant Wetland and forms part of the hydrogeological function of the neighbourhood. Development proposals in Study Area Page 99 Municipality of Clarington Report PDS-039-22 Page 7 1 require study to define the limits and appropriate vegetation protection zones for the features which are to be zoned for Environmental Protection. 5.6 Natural Heritage Features are identified and mapped on the subject lands, including being within the Lake Iroquois Beach. The natural heritage features are designated Environmental Protection Area. The natural heritage system is to be protected and enhanced for the long term to promote responsible stewardship and provide sustainable environmental, economic and social benefits. Studies will determine the appropriated development limits and vegetation protection zone in accordance with the Official Plan. 5.7 Courtice Road is a Type A Arterial Road in the Clarington Official Plan. 5.8 To encourage connectivity within a neighbourhood, the Official Plan discourages cul-de- sacs and window streets. Hancock Neighbourhood Design Plan 5.9 Within the Hancock Neighbourhood Design Plan, the subject lands are identified as Urban Residential fronting Courtice Road, Green Space, and Special Study Area 7 (see Attachment 2). 5.10 The residential designation was included to recognize existing dwellings and provide for long term redevelopment of those sites. The approved Hancock Neighbourhood Design Plan will continue to provide guidance for the development of neighbourhoods unless superseded by a secondary plan. If a proposed development is not in keeping with the intent of the Neighbourhood Design Plan the plans would need to be amended to a Secondary Plan. 5.11 Environmentally sensitive areas have been identified in the Hancock Neighbourhood Plan (see Attachment 4). The areas were identified based on information received from the Ministry of Natural Resources and Forestry and preliminary work completed by Niblett Environmental Associates in 2012. An Environmental Impact Study is required to assess the feature on each site, determine vegetation protection zone and identify development limits. 5.11 Special Study Area 7 recognizes the Black Creek tributary, vegetation and the possibility of development potential with the study area. Development in the Study Area would involve property owners who would need to collaborate to complete an Environmental Impact study to support development. The applicant has consolidated 5 properties and has prepared an EIS for those lands only. The larger parcels to the north and south have not been included. Special Study Area 7 in the Hancock Neighbourhood Design Plan is consistent with Special Study Area 1 in the 2018 Clarington Official Plan. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject site "Agricultural (A) Zone" and "Environmental Protection (EP) Zone". A Zoning By-law Amendment is required to permit the proposed Page100 Municipality of Clarington Report PDS-039-22 Page 8 townhouses on a public street and the medium density block. A draft zoning by-law is included as Attachment 5. 7. Public Notice and Submissions 7.1 Public Notice was mailed to each landowner within 120 metres of the all the subject lands and public meeting signs were installed fronting Courtice Road (Figure 3).. 3015, 3091, 3121, 3133 & 3147 Courtice Road, Courtice 90Townhousc pwellingo iU Flies: Zoning RViaw Amendment •r.;A7072,0WE & S,ibdVvlsiori 5-C-2022.0006 �.w�v i em eUoe.e Q —�- 7.2 At the time of writing this report, Staff had not received any comments from members of the public regarding the proposed applications. 8. Agency Comments 8.1 The Kawartha Pine Ridge District School Board advises that approximately 14 public elementary students and 7 public secondary students will be generated from this proposal development. The School Board has no objection and provided conditions of Draft approval regarding sidewalks, access to public road for school bus transportation, Page 101 Municipality of Clarington Report PDS-039-22 Page 9 and warning clauses advising potential purchasers, that should accommodation within the assigned schools not be not available students may need to attend "holding schools" or an alternate school outside the community. 8.2 Bell Canada, Enbridge Gas, Hydro One, and Durham Region Police have no objection to the proposal. 8.3 Comments are outstanding from the Region of Durham Planning and Economic Development Department, Central Lake Ontario Conservation Authority, the Separate School Board and both Public and Separate French School Boards. 9. Departmental Comments In91ma►lym:V 9.1 The Public Works Department has no objections to the proposal in principle. 9.2 There are issues with stormwater management that the applicant must address to the satisfaction of the Public Works Department Staff will continue to work with the applicant's engineer to address any issues identified. 9.3 The current Concept Plan shows sidewalk on both sides of `Street A' (see Attachment 3) with an 18-metre wide right of way. Sidewalk on both sides can only be achieved with a 23 metre right of way. If the applicant wants to provide sidewalks on both sides of the street the right of way will need to be increased to 23 metres. 9.4 An On -Street Parking Plan will be required for Street "A". Emergency and Fire Services 9.5 Clarington Emergency and Fire Services have no objection to the proposal. 10. Discussion 10.1 The subject lands are within the Hancock Neighbourhood in Courtice. The approved Neighbourhood Design Plan and the 2013 amendment were designed through community consultation to balance the requirements of the Provincial Policy Statement, Provincial Growth Plan, Durham Region Official Plan and recognizing the natural features in the area. Portions of the subject lands are designated Special Study Area 1 and Environmental Protection in the Clarington Official Plan. The applicant must demonstrate through various studies, including an Environmental Impact Study that the proposed uses, being the street townhouse and the townhouses on the medium density block will have no or minimal impact on the natural heritage system and hydrologic features on the site. These studies have been submitted by the applicant and are currently under review by municipal staff and outside agencies such as the Central Lake Ontario Conservation Authority. A full analysis of the existing features and the EIS will be provided by the conservation authority and staff in a future report. Page102 Municipality of Clarington Report PDS-039-22 Page 10 10.2 The proposal contemplates that tributary of Black Creek will remain in the same location. The existing woodlands on the eastern portion of the site will be preserved. 10.3 Street "A" will extend east over the tributary with a bridge where it terminates in a cul- de-sac. The Hancock Neighbourhood Design Plan contemplates a pedestrian trail from the future extension of George Reynolds Drive and Nash Road, through the subject lands. 10.4 The proposed development consolidates five properties all fronting onto Courtice Road. The proposed development is generally consistent with the Hancock Neighbourhood Design Plan. Medium Density is proposed adjacent to Courtice Road, consistent with the Official Plan policies. A future site plan application is required for the medium density block. 11. Financial Considerations 11.1 The recommendations of this report do not have any financial implications. 11.2 Financial implications of this project will be included in subsequent reports as more information becomes available. 12. Concurrence This report has been reviewed by the Director of Planning and Development Services and the Deputy CAO/Treasurer. 13. Conclusion The purpose of the Public Meeting report is to provide background information on the Draft Plan of Subdivision and Zoning By-law Amendment applications submitted by BV Courtice Partners GP Ltd. (Trolleybus Urban Development) to permit a total of 80 residential units for the Public Meeting under the Planning Act. Staff will continue processing the applications including preparation of a subsequent report. Staff Contact: Tracey Webster, Principal Planner, (905) 623 3379 x 2415 or twebster(o)_clarington.net . Attachments: Attachment 1 — 1998 Neighbourhood Design Plan Attachment 2 — 2013 Neighbourhood Design Plan with subject lands identified Attachment 3 — Concept Plan Attachment 4 — 2013 Approved Hancock Neighbourhood Natural Heritage System with subject lands identified Attachment 5 — Draft Zoning By-law Page103 I STORMWATERli 00 �GEMENT I� 2.15 hi z o Ia u 1 v 01-ACK 1 f �HANCOCK NEIGHBOURHOOD DESIGN PLAN , Mu SMu� 91 1 Ihn %o1ming M. Attachment 1 to Report PDS-039-22 IST 92014 mom OR IT I caE�K �i 4.02 he I I j EXISTING RESIDENTIAL QN m SINGLES INFILL RESIDENTIAL 15 In SINGLES ® NEIGHBOURHOOD COMMERCIAL 13.7 m SINGLES GREEN SPACE 12 mSINGLES ® PARKS sm SEMI-OEfACHED � SCHOOL EM MEDIUM DENSRY - CMURCH Page104 Attachment 2 to Report PDS-039-22 Mryyyy Y; �• e,5,�5 I� �iK-�t, 16, IInyri#e�4kR�obrtl� i LIJ F i Neighbourhood Q I - Design Plan C= MwLm uwwuj Q Page105 URBAN DESIGN BRIEF Road Widening Attachment 3 to Report PDS-039-22 Page106 41 ER OT SubiedL 8Ne S-C-20z2.CN 2EIR 2OQ2,D Attachment 4 to Report PDS-039-22 C.0007,E WY*QLag 4R 111111110 bf:MEM ■ _Lv�• � f - *'.- ' lL* '= - w T eT TABBI CJ C F{NLLrq Fuf111F f F1 Yiwo 1 1 fi r drte f J /� �y Hancock ,ailcock tm.v+w i nq p rpm d nur ry ., Npr,va, b . ��a� FevJYbuii' /•Jr.FIG/�.��Gl Fv r� Kf� 115 '+� � + �}' ��J,3YA4�1 f f IJ �_{_ Ne h#ou ood FLinCAHMal Natural He a System Y�fffff Tx9*l*d op Nakural Hm3t Sy�iem ■� + J� atura Hef7#ag Cal—� lG smml— ys m CbF. Page107 Attachment 5 to Report PDS-039-22 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext.2131 Corporation of the Municipality of Clarington By-law Number 2022- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA2022-0008; Now therefore the Council of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.XX as follows: "14.xx Urban Residential Exception (R3-XX) Zone Notwithstanding Sections 3.1.g. iv., 14.4 a., b., c., e.,g. h., those lands zoned R3- XX on the schedules to this By-law shall only be used for Linked Townhouse Dwellings. a. Density (maximum) 48 units per hectare b. Lot Area 125 square metres per unit C. Lot Frontage (minimum) i) Interior Lot 5.5 metres ii) Exterior Lot 8.5 metres d. Yard Requirements (minimum) i). Front Yard 3.0 metres to the dwelling 2.5 metres to an unenclosed porch 6.0 metres to private garage or carport Page108 ii) Interior Side Yard iii) Exterior Side Yard iv) Rear Yard 1.2 metres, nil where a building has a common wall with the adjacent building 2.0 metres to an unenclosed porch; 3.0 metres to dwelling 5.5 metres to dwelling 6.0 metres to private garage or carport e. Lot Coverage (maximum) 60% per unit f. Landscaped Open Space (minimum) 25% g. Building Height 10.5 metres Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) Zone" is hereby amended by adding thereto, the following new Special Exception Zone 14.YY as follows: "14.xx Urban Residential Exception (R3-YY) Zone Notwithstanding Sections 3.1.g. iv., 14.4 a.,b.,c.i),ii),iii), e., f., g., h., those lands zoned R3-YY on the schedules to this By-law shall only be used for Linked Townhouse Dwellings. a. Density (maximum) 40 units per hectare b. Lot Area 180 square metres per unit C. Lot Frontage (minimum) i) Interior Lot ii) Exterior Lot d. Yard Requirements (minimum) i). Front Yard ii) Interior Side Yard iii) Exterior Side Yard e. Lot Coverage (maximum) f. Landscaped Open Space (minimum) 6.0 metres 9.0 metres 3.0 metres to the dwelling 2.5 metres to an unenclosed porch 6.0 metres to private garage or carport 1.2 metres, nil where a building has a common wall with the adjacent building 2.0 metres to an unenclosed porch; 3.0 metres to dwelling 55% per unit 30% per lot Page109 g. Building Height 10.5 metres 2. Schedule `4' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from "Agricultural (A)" and "Environmental Protection (EP)" to "Holding- Urban Residential Exception (R3-57) Zone" and "Agricultural (A)" to "Holding — Urban Residential Exception ((H)R3-xx) Zone" to "Holding - Urban Residential Exception ((H)R3-YY) Zone" as illustrated on the attached Schedule 'A' hereto. 3. Schedule 'A' attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. By -Law passed in open session this day of , Adrian Foster, Mayor June Gallagher, Municipal Clerk Page110 This is Schedule "A" to By-law 2022- , passed this day of , 2022 A.D. 0 0 Zoning Change From 'A' and 'EP' To '(H) R3-57' Zoning Change From 'A' and 'EP' To 'A' N 1 Zoning Change From 'A' To '(H) R3-XX' W !_ Zoning Change From 'A' To '(H) R3 YY' E f I Zoning Change From 'A' and 'EP' To 'EP' S Courtice • S-C-2022-0006 and ZBA 2022-0008 Schedule 4 Page111 Clarbgton Notice of Public Meeting A land use change has been proposed, have your say! The Municipality is seeking public comments before making a decision on an application for a proposed Zoning By-law Amendment submitted by 2346120 Ontario Inc. (Sunray Group). ••• The applicant proposes the development of a mixed use, 9-storey mid -rise building and a 25- storey, twin -tower mixed use building featuring a total of 607 residential units as well as 624.8 square metres of ground floor commercial. 10 Aspen Springs Drive in Bowmanville (Northwest Corner of Aspen Springs Drive and Bowmanville Avenue) Gp SPA 2022-0011 Buildings Roadways Open Space 25 Storey �t Drop Off Area Tower A s w I • a aE w E • co a° s � # 25 Storey Tower B • o AF God Building 2 r- 9 Storey Cyr Jl- How to be • - • Questions? Please contact Sarah Allin at 905-623-3379, extension 2419 or by email at sallinCcDclarington.net for additional information on the proposed Zoning By-law Amendment application or the related Site Plan application. Additional information is also available on the project webpa e at www.clarington. net/1 OAsenS prin sDrive How to Provide Comments In person, by Microsoft Teams, by telephone, or by written submission. You do not need to pre - register to attend in person. Date: Monday, September 12, 2022 Time: 6:30 p.m. Place: Council Chambers Municipal Administrative Centre 40 Temperance Street, Bowmanville, ON 1_1 C 3A6 You can also attend electronically through Microsoft Teams or by telephone. To participate electronically, please pre -register by completing the online form at www.clarington.net/delegations or contact the Clerk's Division at 905-623-3379 ext. 2109 or clerksCc)_clarington.net by Friday, September 9, 2022, at 3:30 p.m. A link and telephone number will be provided to you once registered. We encourage you to submit your written comments for Committee's consideration to Sarah Allin at sallin clarington.net or by mail or drop box to 40 Temperance Street, Bowmanville, ON L1 C 3A6 prior to the date of the public meeting. This meeting is live -streamed for public viewing at www.clarington.net/calendar. Page 1 File Numbers: ZBA2022-0012 and SPA2022-0011 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. Carlos Salazar, MCIP, RPP Director of Planning and Development Services Page113 Application By: 2346120 Ontario Inc. (managed by Sunray Group) Site Plan and Zoning By -Law application to permit a residential, mixed -use development in Bowmanville. Location: 10 Aspen Springs Drive, Bowmanville Public Meeting: September 12th, 2022 The purpose of this presentation is to provide information to the public and Council. It does not constitute, imply, or request any degree of approval. 11 The purpose of this Public Meeting and presentation is to hear what the public have to say about this application. It does not constitute, imply or request any degree of approval. Page115 STEVE3lS AA r ; 2325 ;51 n F ' :4 a3 32Z .234-4 • {' a -. t� S -k __ • r *i • r 1 _ 1_ :•120 •S- -mr .. 2334 UPiOW ••N AV EN iIE 2349 2309 't 2340 *�4 2350 - • 44 f - • za ! 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Page 119 _ _ Page120 Public Comments • Appropriate location for increased density • Development of apartments/condos is supported, provided they are family -sized units • Proposed density and height too high • Concerns about increased traffic congestion, noise, and crime • Infrastructure (schools, hospital, transit, roads) not equipped to handle increased population • Shadow and sun implications of proposed height • Loss of privacy to neighbouring properties Page 121 Agency Comments • Access and Transportation • Accessibility • Environmental Features • Schools Page122 ZBA 2022-0012 SPA 2022-0011 I I M Buildings Roadways dA open space I , - Drop Off Area @� Metrolinx/GO Station Lands Stair Shared Private Laneway I I A 44 AN, .56 1 5• or W L .1 h ij E JC4 It -.0- kL 006 I A I IT 40 k-sp e n 5 OHRICD v 41% CP Page 12 9 tp�'Al. &L i a APPLICATION to AMEND the MUNICIPALITY of CLARINGTON ZONING BY-LAW 84-63 2346120 ONTARIO INC. (SUNRAY GROUP) 10 ASPEN SPRINGS DRIVE, MUNICIPALITY of CLARINGTON FILE: ZBA2022-0012 SPEAKER: RICHARD DOMES (GWD) Gagnon Walker Domes Ltd. 21 Queen Street East, Suite 500 Brampton, Ontario L6W 3P1 P (905) 796-5790 Page125 PROFESSIONAL PLANNERS www.gwdplanners.com 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM SUBJECT SITE Ir 0 q- L5A LEGEND SUBJECT SITE 0 q- L5A LEGEND SUBJECT SITE Lu O uj LLJ Ny z zLu all T 1 - w LU 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM EXISTING BUILT FORM i =_ BRvvKHlLL BpUZE 4qk� �i 3 h —T_ a L --%lNG STREET WEST 1]z = _. F-KI N C t'm L LIAM BOULEVARD w --CLAR4N TOM 'g� �Pp�y4 SUBJECT o "P SITE55 .m g ,,E CP I t_ LEGEND QSubject Site Vacant I Undeveloped Low -Rise Residential (1-3 Storeys) Mid -Rise Residential (4-12 Storeys) Commercial F-7 Institutional (Schools, Recreation Centres, Places of Worship) Parks I Open Space Railway 0 • • 1 I.\ 1 Lei es =X:: METROLINX Durham Region Linc°Inville 1.01. k T �1 Mount Joy Markham Ajar Centennial Unionville Pickering 9�a nto Milliken nto ,o. P. �s0 Finch-Kennedye �g �o �4t Sheppard .10 us—b... Cemre Rouge Hill • ,� � Lawreere P Gi."dW°Od 6i y Egltnton Scarborough I LEGEND GO Train •••• GO Train •••• Subway/Light Rail Transit(l-rake Q Future Station Q Transit Interchange subject rn marte�x-0Peen delivery e 9 B O a,"//@ «O Oshawa Whitby aT +�00 l�r ° �S. ba os a o� aak« N Gagnon Walker Domes Ltd. September 12, 2022 3 File No.: 21.2848.00 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM EXISTING PLANNING POLICY CONTEXT fr kiIC,HWRY 2 w d J } z d SUBJECT SIT i SCHEDULE 'A' - MAP 'A5' REGIONAL STRUCTURE REGION of DURHAM OFFICIAL PLAN Urban Area Boundary Arterial Road Living AreasF-7 Major Open Space Areas Regional Centre Regional Corridor Future GO Station — — Future GO Rail 1993 Durham Regional Official Plan (May 2020I Land Use Designation: • `Regional Centre' Permitted Uses: • Full Range of Residential, Commercial, Institutional, Major Retail, Recreational, Cultural and Major Office Permitted Built Form: • Mid -rise and High-rise Density Requirements: • Minimum 75 Residential Units / Gross Hectare • Minimum Floor Space Index of 2.5 Proposal Conforms to the Regional Official Plan 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM EXISTING PLANNING POLICY CONTEXT Durham Region Official Plan Amendment (ROPA 186 Regional Structure Classification: • `Protected Major Transit Station Area' (MTSA) Permitted Uses: • Mixed Use Buildings, Apartments, Multiple Attached Dwellings, Live -work Units, Offices, Hotels and Convention Centres, Compatible Employment Uses, Institutional and Commercial Permitted Built Form: • Mid -rise and High-rise Density Requirements: • Minimum 150 People and Jobs / Hectare • Minimum Floor Space Index of 2.5 Proposal Conforms to ROPA 186 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM EXISTING PLANNING POLICY CONTEXT PWT :ini W J O 00 x HIGHWAY 2 z d U SUBJECT LU SITE �v ; W >z_ LU m w pSQ i � L w d MAP A3 LAND USE - BOWMANVILLE URBAN AREA MUNICIPALITY of CLARINGTON OFFICIAL PLAN GQ . Transportation CICentre Neighbourhood Hub Urban Residential © Secondary School - Urban Centre 1996 Municipality of Clarington Official Plan (June 2018) Land Use Designation: • `Trnnennrfnfinn I-li ih' • `Urban Centres' Permitted Uses: • Broad Range of Retail and Personal Service, Office, Residential, Cultural, Community, Recreational and Institutional Permitted Built Form: • Minimum Height — 5 Storeys • No Maximum Building Height Density Requirements: • Minimum 200 Units / Hectare Proposal Conforms to the Clarington Official Plan 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM EMERGING PLANNING POLICY CONTEXT nd Use Plan Bowmanville West Secondary Plan Review Ten Mlller V n Ted Mlller Lr Xave, Ln HICk6 L" I -A�ClownP pal yKYp A 1 - LEGEND gM4g' ® Mixed Use High Density, Transit Station �4 V Mixed Use High Density ye"a" ya i o L,anr � ❑ Residentiai High Density " nW 0 0 Residential Medium Density O 0 Community Facility Park a Natural Heritage13 Project Area a Status of Secondary Plan Review. Commenced 2018 - Ongoing c S G' h Proposed Land Use Designation: • `Mixed Use High Density, Transit Station' 1 n 4n " n iew \ \A Proposed Permitted Uses: 9o,e Transit Station, Major Offices, Retail, Service a"EtetC Commercial, Mid -rise and High-rise Residential, L Institutional and Entertainment s A Proposed Permitted Built Form: • Mid -rise and High-rise Proposed Density Requirements: • Minimum 150 People and Jobs / Hectare Proposal Conforms to the Draft Secondary Plan 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM SITE PLAN Building 2 9 Storey ItI Site Plan Site Statistics Lot Area 0.98 hectares (2.42 acres) Max. Building Height Building 1 - 25 Storeys (74.22 m) Building 2 — 9 Storeys (26.97 m) Residential Units Total - 607 units Gross Floor Area' Total - 41,898.60 mZ • Residential — 47,555.4 mZ • Commercial— 624.8 mz Gross FSI' Tota I — 4.90 Private Amenity Area Total — 3,906.2 m2 (6.4 mz / unit) • Indoor - 1,861.8 mz (3.1 mz/ unit) • Outdoor- 2,044.4 mZ (3.4 mz/ unit) Vehicular Parking Total — 775 spaces • At -Grade — 18 spaces • Underground (P1-P3) — 757 spaces • 665 resident parking spaces • 89 visitor parking spaces • 21 retail parking spaces Bicycle Parking Total - 252 spaces (0.42 spaces / unit) • Outdoor-18 spaces • Building 1— 218 spaces • Building 2 — 16 spaces Per Site Specific Zoning By-law 0 :Mmob iR � E—, V R-o - M�AWff i — Gagnon Walker Domes Ltd. September 12, 2022 File No.: 21.2848.00 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM GATEWAY Mixed Use Gateway Plaza PLAZA Intersection Plaza: • Gateway Feature • Place of Community Social Interaction • Retail Supportive • Street Furniture 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 1 OVERVIEW Building 1 Statistics: • Building Height: 25 Storeys • Orientation: Bowmanville Ave. • Total Residential Units: 485 • Studios: 192 (40%) • 1-Bed: 109 (22%) • 2-Bed: 174 (36%) • 3-Bed: 10 (2%) • Total Retail: 433 m2 • Gross Floor Area: 38,420 m2 • Floor Space Index: 3.91 S 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 1 HEIGHT I� I' I gl I I € QI PROX. R2.QOm 22.34 5.12m a." `I ROY/MANVILLE AVE-ROW BUILDING 7 aoom IL ' TOWER B TOWER A i I I I I r E E I I I/ I I I 26.Wm I'I 19.SBm 26.41m I 12.Wm ASPEN SPRINGS URI �I E BUILDING 2 YI �I I I �I I I BUILDING 1 I Building Height: Max. 25 Storeys 4 Storey Podium Substantially Achieves Angular Plane Angular Plane — McCrimmon Cres. Angular Plane — Glen Ray Ct. 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 1 BUILT FORM _ TOP 1pM - - n ;, - - - 91 1p -- 1pT - m T 1p 1p __--_- • m m • m 7 91 -- m m - MIDDLE Y _ BASE Tall Building Components - Base Building Podium 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 1 BUILT FORM ppnw"-1 743NS Slender Tower Floorplates 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 1 SETBACKS & TOWER SEPERATION y. OVERN EAD I.Sm WIDE IIKE J DOOR CONLREfE SIDEWALI( .KS 2.19m (BUILDING I) 25-STOREY RESIDENTIAL n TOWER B 0 244 UNITS z r� 3.99m 3 971 W I LI I <I OOrn D I I 1,10 M2 LJ LJ m z .77m C()NCR.. - 510 EWAlK - 7400 4.46m MAIN I4EN EN RAINCE 7 RANCE 1 z Z j LINE OF GROUND I FLOOR WALL BELOW x 4 STOREY PODIUM ° O Mi 25m r SEE FLOOR PLANS FOR JJ.. InYOER ROOFTOP al PROPOSED of BUILDING 1 z CANENTRANCE OPY M. n z z n 0 SIAIDAKD I„ raK-1- 1.Rl m WIbE OVERHEAD LONCREtE SIbEWAIK DOOR �m C A 5.42 m (BUILDING I) PROPOSED 25 STOREY RESIDENTIAL TOWER A a 243 UNITS a { r � 3. 9m I� ' I I 7.28m D I I ti l .00 I AI I I I L J L J 3.29 m I rr a /w n � W 3 3 ENIRANCE `.CANOPY Vo J Defined Tower/ Podium Stepbacks 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 1 FL �® VEST RU LE 0 FEE o OOR PLANS �4=I symomm— MECxAEL�AFRINKIEE - L Ground Floor Typical Tower Floors i-.--- '—'C62v — � SPRINGS DR. 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 2 OVERVIEW e rvFrcz� — �= a �— =� Building 2 I a� I I o$ E m a� o" J� �Y Building 2 Statistics: • Building Height: 9 Storeys • Orientation: Aspen Springs Dr. • Total Residential Units: 122 • Studios: 14 (11 %) • 1-Bed: 70 (58%) • 2-Bed: 38 (31 %) • Total Retail: 191 m2 • Gross Floor Area: 9,569 m2 • Floor Space Index: 0.99 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 2 HEIGHT I I I { i ASPEN SPRINGS DRIVE W } W ft! &.I I IL I P I 124.17 f Angular Plane — Glen Ray Ct. BUILDINO 12a.70 Building Height: • 9 Storeys • 1:1 Height Ratio • Achieves Angular Plane Mid -rise Buildings: Typically possess building height up to 1:1 ratio when measured against the adjacent right-of-way or up to 12 storeys 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 2 SETBACKS - I �•�.$ .• , I_-i - till "�sl `r ` � * ` - p 15r ANN i � �:}.'i.: �• .?'{'h{i.fi4. ��ii '4!ti'rd1 5"... 'Ir� !- • _ S au tr 4 c'. 1 I L120 u z� I o{ O ELEVkTC.`R Q - w n. 3 = W ! s. O 1 0 iIng' Eu f a I J 0 a aca,, e+10 - LJ � I k F)CWALM MOD 2271: LS , +EXIn . V�r I� w'°�.. ^ •}e•as W. ASPEN SPRINGS; DR. 46 _. ASPEN SPRINGS DRIVE 4 ; w-X I I " i Building 2 Setbacks 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM BUILDING 2 FL D O ANCY1 A313 R OOR PLANS v v 4 o v G W N � W ^ ry 100MIOD � 8 E p 8 M 1MOJ�'■ �wpTw rn rn Ground Floor Plan Typical Floor Plan 10 ASPEN SPRINGS DRIVE MUNICIPALITY of CLARINGTON, REGION of DURHAM ■ ARCHITECTURAL CHARACTER & MATERIALS Style & Materials 1 FRAMELESS GLASS ` CURTAIN WAIL l WOOb GRAIN AGM T dooft SLATE FINISH STAINLESS STEEL PERFORATED ❑ECORATIVE PANEL IT H I 10 ASPEN SPRINGS DRIVE Q MUNICIPALITY of CLARINGTON, REGION of DURHAM PRELIMINARY RENDERINGS h Building 1 Elevation (Bowmanville Avenue) Project Render from Intersection of Aspen Springs Drive and Bowmanville Avenue Render of Private Gateway Plaza 10 ASPEN SPRINGS DRIVE Q MUNICIPALITY of CLARINGTON, REGION of DURHAM THANK YOU Clarftwn 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: Special Planning and Development Committee Date of Meeting: September 12, 2022 Report Number: PDS-040-22 Submitted By: Carlos Salazar, Director of Planning and Development Services Reviewed By: Mary -Anne Dempster, CAO File Number: ZBA2022-0012 and SPA2022-0011 Resolution#: Report Subject: Application to amend the Zoning By-law to allow the development of two mixed use buildings at the northwest corner of Bowmanville Avenue and Asoen SDrinas Drive in Bowmanville 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-040-22, be received for information only; 2. That Staff receive and consider comments from the public and Council with respect to the above referenced applications; and 3. That all interested parties listed in Report PDS-040-22 and any delegations be advised of Council's decision. Page149 Municipality of Clarington Report PDS-040-22 Report Overview Page 2 The Municipality is seeking public input on an application to amend Zoning By-law 84-63 to permit a proposed multi -residential, mixed -use development. The proposal includes a 9- storey mid -rise, mixed -use building and a 25-storey, twin -tower, mixed use building featuring a total of 607 residential units as well as 624.8 square metres of commercial space on the ground floor. The site measures approximately 0.98 hectares area, resulting in a proposed housing density of 620 units per hectare. The site plan details will be addressed through the ongoing concurrent Site Plan application and a future Plan of Condominium application. The Zoning By-law Amendment and Site Plan applications have been deemed complete. 1. Application Details 1.1 Owner: 2346120 Ontario Inc. (managed by Sunray Group) 1.2 Applicant: Gagnon Walker Domes Ltd. 1.3 Proposal: Zoning By-law 84-63 Amendment To rezone the subject lands to a zone appropriate to permit a multi- residential, mixed - use development that includes a 9-storey mid -rise building and a 25-storey, twin -tower mixed use building featuring a total of 607 residential units as well as 624.8 square metres of commercial space on the ground floor. 1.4 Area: 0.98 ha 1.5 Location: 10 Aspen Springs Drive, Bowmanville 1.6 Within the Built Boundary: Yes 2. Background 2.1 On May 13, 2022, 2346120 Ontario Inc. (Sunray Group) submitted an application to amend the Zoning By-law and a corresponding Site Plan Application to permit a multi - residential, mixed -use development (See Figures 1 and 2). The proposal consists of two building footprints. 2.2 Building One is proposed as a twin -tower, mixed use building with a four -storey podium base and two towers up to 25 storeys in height, situated along the site's Bowmanville Avenue frontage. Building One would include a total of 485 residential units and 433.4 m2 of street related commercial space on the ground floor. Building Two is proposed as a nine -storey mixed -use building situated along the Aspen Springs Drive frontage, with Page150 Municipality of Clarington Report PDS-040-22 Page 3 122 residential units and 191.4m2 of retail commercial spaces on the ground floor, facing Bowmanville Avenue. Primary vehicular access to the site is proposed from Aspen Springs Drive to the internal driveway configuration that includes drop-off locations for each building and connections to the surface parking area and the underground parking access ramp. The proposal also includes an additional private laneway providing access to Bowmanville Avenue, that will be shared with the adjacent Metrolinx/GO Station lands to the north (Figure 1 and Attachment 1). Prior to the development of the adjacent Metrolinx/GO Station lands, the laneway would be used only for eastbound, right -out movements to exit the subject site. 2.3 On June 10, 2022, the applications were deemed complete and subsequently circulated to departments and agencies for comments. Figure 1: Proposed Site Layout Page 151 Municipality of Clarington Report PDS-040-22 Page 4 Figure 2: Perspective Rendering of the proposed 9 and 25-storey buildings, looking northwest 2.4 The following studies were submitted in support of the applications: • Planning Justification Report • Urban Design Brief • Sustainability Brief • Geotechnical Investigation • Hydrogeological Investigation • Phase One Environmental Site Assessment • Traffic Impact and Parking Study • Environmental Noise Assessment • Functional Servicing Report • Soil Management Report • Preliminary Waste Management Brief • Pedestrian Wind Assessment • Landscape and Civil Engineering Plans Package 3. Land Characteristics and Surrounding Area 3.1 The subject site is located at the northwest corner of Bowmanville Avenue and Aspen Springs Drive in Bowmanville (Figure 3). Page152 Municipality of Clarington Report PDS-040-22 �° 47 s- E 46 45 — 44 _— 43 _ 41 42 C 1 3_, 7 F00 a a 1694 _ `C7 Aspen Springs Drive g 7 m r cp s� 3 " r 1 Figure 3: Site Location Map Page 5 3.2 The surrounding land uses are as follows - North: Vacant Metrolinx/GO Station Lands, and Canadian Pacific Rail Corridor East: Bowmanville Avenue, and existing single -detached residential dwellings South: Aspen Springs Drive, existing single -detached residential dwellings West: Vacant Metrolinx/GO Station Lands, existing three- and four -storey apartment buildings Page153 Municipality of Clarington Page 6 Report PDS-040-22 4. Provincial and Regional Policy Provincial Policy Statement (PPS), 2020 4.1 The Provincial Policy Statement, 2020 (PPS) directs growth to settlement areas and promotes compact development, a variety of housing forms, and residential intensification to achieve efficient use of land and resources, particularly along public transit, and active transportation routes. The PPS defines intensification to include the development of underutilized lots within previous development areas and infill development, among other uses. Recent changes to the PPS direct planning authorities to also consider market demand when evaluating development proposals. Growth Plan for the Greater Golden Horseshoe, 2019 (Growth Plan) 4.2 The Growth Plan is a long-term planning framework that manages growth and development, primarily within the urban areas of the Greater Golden Horseshoe. It provides policies that encourage complete communities, which include a diverse mix of land uses, employment and housing types, high quality public open spaces, and convenient access to local stores and services. 4.3 New transit -supportive and pedestrian -friendly developments will be concentrated along existing and future transit routes. The objective is to make efficient use of existing public infrastructure and encourage compact development within the already built-up areas of the Municipality. 4.4 The Growth Plan provides for policies on Major Transit Station Areas (MTSAs). MTSAs are identified as lands within an approximate 500-800 metre radius of a transit station. They are intended to be developed as high -density, mixed -use, transit supportive neighbourhoods. 4.5 The subject site is within the MTSA in Bowmanville, as delineated in PDS-008-21, as it is adjacent to a proposed GO Station site. A minimum of 150 residents and jobs combined per hectare is required within an MTSA. Areas that surround the proposed GO Station site need to be designed to incorporate multi -model access and connection to transit (including active transportation infrastructure). Land uses within MTSAs should be planned for a mix of uses (residential, commercial and office). 5. Official Plans Durham Regional Official Plan 5.1 The Durham Regional Official Plan designates the subject lands as a Regional Centre and adjacent to a future GO Station. Bowmanville Avenue is a Type A Arterial Road. Regional Centres are targeted for a concentration of uses, including institutional, commercial, residential, cultural, entertainment, major office, and major retail uses. 5.2 Regional Centres support an overall, long-term density target of at least 75 residential units per gross hectare and a floor -space index of 2.5 times (not applied on a site basis but rather across the entire area). This means the built form will need to be an Page154 Municipality of Clarington Report PDS-040-22 Page 7 appropriate mix of mid -rise and high-rise development (as determined by the area municipalities). 5.3 The site is located along Bowmanville Avenue. Noise impacts from the arterial road must be mitigated in accordance with Ministry of Environment, Conservation and Parks guidelines. 5.4 On December 22, 2021, Regional Council adopted Amendment #186 to the Durham Regional Official Plan by By-law #49-2021. This Amendment delineated the boundaries of Protected Major Transit Station Areas (PMTSAs) in all of Durham Region, including the Municipality of Clarington (Courtice and Bowmanville). The Amendment also introduced a policy framework to support transit -oriented development and establishes a minimum density target of 150 people and jobs per hectare within these PMTSAs. The lands subject to the Zoning By-law Amendment application and the concurrent Site Plan Approval application are within the Region's delineated PMTSA. Clarington Official Plan 5.5 The subject lands are within the Bowmanville `Transportation Hub' which shall provide for a mix of uses at higher densities that are complementary in terms of scale, design, and context, and are designed to support transit services. 5.6 Within the Bowmanville Transportation Hub, mixed -use and apartment buildings are to be the predominant housing form, with a minimum net density of 200 units per hectare, and a minimum height of five storeys. Proposals for multi -unit residential must consider appropriateness of the site, compatibility, provision of suitable access points, traffic and parking impacts, and architectural building massing. The urban design and sustainability policies of the Official Plan must be implemented through the development. 5.7 The area surrounding the Bowmanville Transportation Hub is designated "Urban Centre" with a "Local Corridor". The Bowmanville West Urban Centre will be planned as a centre of regional significance providing the highest level of retail and service uses and shall be the primary focal point of cultural, community, recreational and institutional uses in Clarington. Local Corridors such as Bowmanville Avenue shall provide for intensification, mixed -use, and pedestrian and transit supportive development. 5.8 The Official Plan provides direction to the Bowmanville West Urban Centre Secondary Plan area policies, currently being updated, to be supportive of the Bowmanville GO Transit Station and to create the vision for the type of development intended for the Bowmanville Transportation Hub. 5.9 Core objectives of the Official Plan are to encourage transit -supportive, mixed use and compact urban form in Priority Intensification Areas, which includes Transportation Hubs. Bowmanville West Urban Centre Secondary Plan 5.10 The subject site is within the area that will be subject to the Bowmanville West Urban Centre Secondary Plan. This Secondary Plan is currently being updated to conform Page155 Municipality of Clarington Report PDS-040-22 Page 8 with the updated Clarington Official Plan as well as to incorporate the Major Transit Station Area of the Bowmanville GO Station. 6. Zoning By-law 6.1 The subject property, municipally known as 10 Aspen Springs Drive, is zoned "Service Station Commercial Exception (C6-12)" by Zoning By-law 84-63. The zoning permits a convenience store, motor vehicle wash, with the site -specific provisions for a drive - through facility and stacking lane. 6.2 The current zoning does not permit the proposed development. The subject Zoning By- law Amendment application is required. A draft Zoning By-law prepared by the applicant is presented within Attachment 2 of this report. 7. Public Notice and Submissions Notice of Complete Application 7.1 Notice of Complete Application was mailed to each landowner within 120 metres of the site on June 22, 2022. 7.2 Subsequent to sending the notice, staff heard from a number of residents expressing concerns about and objections to the proposal, including: • The proposed density is far too high and not in keeping with the character or scale of Bowmanville as the 25-storey building is more than double the height of any other building; • The neighbourhood is already congested and experiencing traffic and noise issues related to more densely developed areas; • The loss of and intrusion into the privacy and amenity spaces of the existing residences surrounding the site, impacting mental health and quality of life; • The height of the development will impact sun exposure to the surrounding low density residential areas, particularly those to the east that are below the grade of Bowmanville Avenue; and • The development will be precedent -setting and make it difficult for residents to oppose or raise concerns about similar proposals in the future. Notice of Public Meeting 7.3 Notice of Public Meeting was mailed to each landowner within 120 metres of the site. Public Notice signs were posted on both the Bowmanville Avenue and Aspen Springs Drive frontages in accordance with Planning Act requirements. 7.4 At the time of writing this report, no additional comments had been received from members of the public. Page156 Municipality of Clarington Page 9 Report PDS-040-22 7.5 Comments received at the Statutory Public Meeting and during the review of the applications will be considered and included in a subsequent report. 8. Agency and Department Comments 8.1 The applications have been circulated to internal departments and external agencies for review and comments. At the time of writing this report, not all comments have been received. A subsequent comment letter coordinating all internal and external comments will be sent to the applicants once they are received. 9. Financial Considerations 9.1 The recommendations of this report do not have any financial implications. 9.2 Financial implications of this project will be included in subsequent reports as more information becomes available. 10. Concurrence The Deputy CAO/Treasurer has reviewed this report. 11. Conclusion 11.1 The purpose of the report is to provide background information on the proposal to amend the Zoning By-law for the Public meeting under the Planning Act. It is recommended that staff continue to review and process the application and prepare a subsequent report for Council's consideration. Comments received at the Public Meeting will be considered and included in the future report. Staff Contact: Sarah Allin, Senior Planner, 905-623-3379 ext. 2419 or sallin@clarington.net. Attachments: Attachment 1 — Proposed Site Plan Attachment 2 — Draft Zoning By-law Amendment, prepared by Applicant Interested Parties: List of Interested Parties available from Department. Page157 N N O �O 0 V r O'^ V/ ^� W 0 E L U O co Q Q ry 'WIN 11111111111111111111,11 3g ozo_ > v w g o �o F HIM =�� � a V�9� En °m" w ($� Q a _=gi gH_IM��� & ij 01 �I / a % V A V V i a� I I Igo w� 75. m I� EWAY t E _ :I a= — 7, a 3' H f ZEL— OR El . l IIA Q,. I i 4_ v v I a� v v I o I zi \N �a � � a f= l+ � O�- ++z oN---------__ —CO1Yo �� g rELE r RAM ' zo d lMe o yo- _ a -'2 z c H 'YoO of 3I39m --- �k OO I F A io y ! p - <:e x cr io - nv[�s g 0S HIH BLO 1 I.I'� roc- exx e , as k�xu, I 1 �(`L ASPEN RINGS DRIVES —� ZE eE �� SPRIN � 1 �1 li i o w o e O P� w AA g e 0 59 .irk 60 I, 8�(,7.1"''Ei RVElAl".\ W li k As Prepared by Applicant Attachment 2 to Report PDS-040-22 Corporation of the Municipality of Clarington By-law Number 2022- being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2022- ; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 21.4.12 Service Station Commercial Exception (C6-12) Zone, is hereby deleted. 2. Section 16A.7._ Urban Centre Mixed Use Exception (MU3-_) Zone, is added as follows: "16A.7._ Urban Centre Mixed Use Exception (MU3- ;,'ONE Notwithstanding, Section 2, 3.12 c, 3.16 Li), 3 a the respective provisions of Section 16A.4, those lands zoned MU3-_gn the hedules to this By-law, shall be subject to the following: a. For the purposes of th jByj��Following definitions shall apply: i. Height o ildin hS mean the vertical distance, measured from Establishe _'ra and the highest point of the roof surface. In calculating the Height of Building, roof constructions such as bulkheads, parapets, landscape structures, screens, fences, penthouses and similar constructions enclosing equipment or stairs and enclosed lobbies providing access to the roof and which are less than 6.0 metres in height and do not occupy more than 30% of the area of the roof upon which they are located, and accessory roof constructions, such as chimneys, towers, steeples or television antennas, shall be excluded from the calculation of the Height of Building and building Storeys ii. Established Grade shall mean a geodetic elevation of 125.0 metres. iii. Total Floor Area shall mean the aggregate of the horizontal areas of each floor, whether any such floor is above or below grade, measured between the interior faces of the interior walls of the building or structure at the level of each floor, but shall exclude parking areas below Established Grade, bicycle parking areas, service and Page159 mechanical areas, loading and waste areas, stairwells and elevator shafts. iv. Floor Space Index (FSI) shall mean the ratio of the Total Floor Area of a building or buildings to the area of the Lot on which the building or buildings are located. b. Regulations Yard Setback Requirements 1. Front Yard (maximum for the minimum building height): 7.0 metres 2. Exterior Side Yard (maximum): 8.5 metres 3. Interior Side Yard (minimum abutting an Urban Residential Zone): 1.5 metres 4. Rear Yard (minimum abutting an Urban Residential Zone): 6.60 metres 5. Sight Triangle Setba Notwithstanding the abov parking structure loco+Pd Sbe metres iii. Height of Bu of B<ro to a iv. Num Ornl, gum): 0.0 metres .iinimuri� Yard Setbacks to a Established Grade shall be 0.0 ax um): 74.5 metres, except that the Height 35.0 metres of the Front Lot Line shall be limited �.5 metres 1. Minimum: 9 Storeys 2. Maximum: 25 Storeys, except that the number of Storeys within 35.0 metres of the Front Lot Line shall be limited to a maximum of 9 Storeys V. Buildings 6 Storeys or taller shall setback all floors above the 4tn Storey that face a public street 2.1 metres, except that no setback above the 4t" Storey that faces a public street is required for any building located within 35.0 metres of the Front Lot Line vi. Location of Residential Entrances: No requirement vii. Minimum Planting Strip abutting an Urban Residential Zone: 1.75 metres, except that no planting strip shall be required along the Rear Lot Line viii. Minimum distance between a parking space and a building where a walkway is located beside the building: 1.5 metres Page160 ix. Minimum entrance setback from the boundary of a Side Yard or Rear Yard Lot Line boundary of a Residential Zone: 0.0 metres X. Minimum Amenity Space: 1. Indoor: 2.0 square metres per residential unit; 2. Outdoor: 2.0 square metres per residential unit". 3. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: Service Station Commercial Exception (C6-12) Zone to Urban Centre Mixed Use Exception (MU3-_) Zone as illustrated on the attached Schedule `A' hereto. 4. Schedule `A' attached hereto shall form a part of this By-law. 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. By -Law passed in open session this day of 2022. Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 161