HomeMy WebLinkAbout12-5-2022 Agenda
Planning and Development Committee
Agenda
Date:December 5, 2022
Time:6:30 p.m.
Location:Council Members (in Chambers or MS Teams) | Members of the Public (MS
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 lpatenaude@clarington.net.
Alternate Format: If this information is required in an alternate format, please contact the
Accessibility Coordinator, at 905-623-3379 ext. 2131.
Audio/Video 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 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 Acknowledgment Statement
3.Declaration of Interest
4.Announcements
5.Public Meetings
5.1 Public Meeting to Seek Public Comments on a Request for Community
Infrastructure and Housing Accelerator Order
4
Location: 200 Baseline Road West, Bowmanville
Planner: Sarah Parish, Planner II
5.1.1 PDS-058-22 200 Baseline Road West – Request for Community
Infrastructure and Housing Accelerator Order
6
5.2 Public Meeting for a Proposed Plan of Subdivision and Zoning By-law
Amendment
19
Location: 2149 Courtice Road, Courtice
Applicant: Minto Communities Inc.
Planner: Tracey Webster, Principal Planner, Development Review
5.2.1 PDS-055-22 Draft Plan of Subdivision and Zoning By-law
Amendment for 2149 Courtice Road, Courtice
21
5.3 Public Meeting for a Proposed Plan of Subdivision and Zoning By-law
Amendment
36
Location: 4442 and 4430 Hill Street, Newtonville
Applicant: D.G. Biddle and Associates Ltd. on Behalf of Whitepine
Contractors Ltd.
Planner: Nicole Zambri, Senior Planner, Development Review
5.3.1 PDS-056-22 Proposal for a 25-Unit Plan of Subdivision in
Newtonville
38
Planning and Development Committee
December 5, 2022
Page 2
5.4 Public Meeting for a Proposed Plan of Subdivision and Zoning By-law
Amendment
54
Location: 922 Green Road, Bowmanville
Applicant: D.G. Biddle and Associates on Behalf of 1494339 Ontario Ltd.
Planner: Nicole Zambri, Senior Planner, Development Review
5.4.1 PDS-057-22 Draft Plan of Subdivision and Rezoning for 69
Residential Units in Bowmanville
56
6.Presentations/Delegations (10 minute time limit)
7.Reports/Correspondence Related to Presentations/Delegations
8.Communications
9.Staff Reports and Staff Memos
10.New Business - Consideration
11.Unfinished Business
12.Questions to Department Heads/Request for Staff Report(s)
13.Confidential Items
14.Adjournment
Planning and Development Committee
December 5, 2022
Page 3
The Corporation of the Municipality of Clarington, 40 Temperance Street, Bowmanville, ON L1C 3A6
1-800-563-1195 | Local: 905-623-3379 | info@clarington.net | www.clarington.net
Request for Community Infrastructure and Housing
Accelerator Order
The Municipality, in partnership with Habitat for Humanity and Durham Region Non-Profit Housing
Corporation, is seeking public comments on a request for a ministerial order from the Provincial
Minister of Municipal Affairs and Housing to permit an 84-unit non-profit residential development that
will bring affordable housing to our community.
What is a Community Infrastructure and Housing Accelerator order?
The Planning Act provides the Minister with the authority to expedite zoning upon the request of a
Municipality under the “community infrastructure and housing accelerator”. The order can be used
to regulate the use of land and the location, height, size and spacing of buildings and structures to
permit this type of project.
Proposed Development
The Community Infrastructure and Housing Accelerator order would permit a three-storey apartment
building with 52 units and 4 three-storey stacked townhouses with 32 units, for a total of 84 units. The
subject site is at 200 Baseline Road West, which is located at the intersection of Baseline Road West
and Spry Avenue in Bowmanville.
200 Baseline Road West, Bowmanville
Page 4
Page 2 | 2
Public Meeting Information
A non-statutory Public Meeting has been scheduled before Council decides whether or not to pass a
resolution requesting the ministerial order. You may request to be added to the interested party list to
receive updates regarding this project.
Public Meeting Date: December 5, 2022
Time: 6:30 p.m.
How to Attend the Meeting
You may provide comments at the Public Meeting either in person, by Microsoft Teams, or by
telephone.
In Person: (no need to pre- register)
Council Chambers
Municipal Administrative Centre
40 Temperance Street.
Bowmanville, ON L1C 3A6
Virtually: (need to pre-register)
To participate electronically, please pre-register by completing the online form at
http://www.clarington.net/delegations or contact the Clerk’s Division at 905-623-3379 ext. 2109 or
clerks@clarington.net by Friday, December 2, 2022, at 3:30 p.m. A link and telephone number will
be provided to you once registered. This meeting will also be live streamed for public viewing at
https://www.clarington.net/en/town-hall/council-meeting-calendar.aspx
You can also submit written comments on the proposed request to Sarah Parish at
sparish@clarington.net or by mail to 40 Temperance Street, Bowmanville, ON L1C 3A6 prior to the
date of the public meeting.
File Number: 010-040-03910, S-C-2005-005, and ZBA2005-051
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 Division at 905-
623-3379, extension 2102.
Accessibility
If you have accessibility needs and require alternate formats for this document or other
accommodations, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131.
Carlos Salazar, MCIP, RPP
Director of Planning and Infrastructure Services
Page 5
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: December 5, 2022 Report Number: PDS-058-22
Submitted By: Carlos Salazar, Director of Planning and Development Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: PL 1817-020-040-03700 Resolution#:
Report Subject: 200 Baseline Road West – Request for Community Infrastructure and
Housing Accelerator order
Recommendations:
1. That Report PDS-058-22 and any related communication items, be received for
information only;
2. That Council support a request to the Province for a Community Infrastructure and
Housing Accelerator (CIHA) order at 200 Baseline Road West in Bowmanville for the
provision of non-profit housing;
3. That Council support a CIHA request for relief from the Zoning By-law (Attachment
1) for the purpose of expediting the development of non -profit housing;
4. That comments received at the public meeting be incorporated as part of the Site
Plan review process as considered appropriate by the Director of Planning and
Infrastructure Services.
5. That Council only consider requests for ministerial orders that support affordable and
non-profit housing as well as job creation projects.
6. That Council add the Community Infrastructure and Housing Accelerator (CIHA) to
the Municipality’s Affordable Housing toolkit for non-profit housing.
7. That the Durham Regional Planning and Economic Development Department and
the Ministry of Municipal Affairs and Housing be forwarded a copy of Report PDS -
058-22 and Council’s decision; and
8. That all interested parties listed in Report PDS-058-22 and any delegations be
advised of Council’s decision.
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Municipality of Clarington Page 2
Report PDS-058-22
Report Overview
The Municipality, in partnership with Habitat for Humanity and Durham Region Non-Profit
Housing Corporation, are seeking a request for a ministerial order (Community Infrastructure
and Housing Accelerator) from the Provincial Minister of Municipal Affairs and Housing to
permit an 84-unit non-profit residential development at 200 Baseline Road West in
Bowmanville to bring affordable non-profit housing to Clarington.
1. Context and History Behind Current Request
Site History
1.1 The subject site, which is 1.34 hectares (3.31 acres) was originally purchased by the
Municipality in 1989 to construct a new firehall (Figure 1). In 1997 the lands were
declared as Municipal surplus lands. Then, in late 2004, Council authorized the Chief
Administrative Officer to make an application for draft plan of subdivision and rezoning
of the property.
Figure 1: Subject Site
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Municipality of Clarington Page 3
Report PDS-058-22
1.2 In 2005, the Municipality initiated both draft plan of subdivision and rezoning
applications (S-C-2005-005, and ZBA2005-051) on the subject property. Draft approval
was issued and has been extended on the property since 2008. The existing 19 lot Draft
Plan of Subdivision layout is similar to the development to the west along John Scott
Avenue, it also includes a cul-de-sac adjacent to Baseline Road. In the draft plan
access to the site is from the extension of John Scott Avenue.
1.3 To facilitate the development of the lands, the Central Lake Ontario Conservation
Authority (CLOCA) approved a permit for a cut and fill associated with the construction
of a stormwater pond on the east side of Spry Avenue, and to bring the south-east
portion of the subject lands out of the floodplain.
Affordable Housing Priority
1.4 Clarington Council has prioritized housing affordability and embedded this as a key pillar
in the 2019-2022 Strategic Plan. To help with this strategic priority, the Municipality
formed the Clarington Task Force on Affordable Housing and developed an Affordable
Housing Toolkit that provides a suite of incentives to not-for-profit developers looking to
build new residential developments in our community (CAO-013-19).
1.5 In 2021, Council directed staff to list 200 Baseline Road West for sale on MLS, with the
listing to include language that affordable housing would be encouraged. Council
reviewed the offers and directed staff to enter negotiations with Habitat for Humanity
and Durham Region Non-Profit Housing Corporation.
Current Request
1.6 In November 2021, a pre-consultation meeting was held between municipal staff,
Habitat for Humanity, and Durham Region Non-Profit Housing Corporation to discuss
their proposed affordable housing development.
1.7 Habitat for Humanity and Durham Region Non-Profit Housing Corporation are proposing
a three-storey apartment building with 52 units and 4 three -storey stacked townhouses
with a total of 32 units for a total of 84 units (Figure 2). The proposal includes visitor
parking areas and amenity space. The development will require the extension of John
Scott Avenue to Spry Avenue and construction of a stormwater management pond on
the east side of Spry Avenue, on Municipal property.
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Municipality of Clarington Page 4
Report PDS-058-22
Figure 2: Proposal
1.8 An amendment to the original Draft Plan of Subdivision is required based on the new
proposal and layout. A Zoning By-law Amendment is also required to permit the
apartment and stacked townhouses and any additional exceptions to the Zoning By-Law
that may be required. Site Plan Approval and a Plan of Condominium are also required.
1.9 To expedite development on these lands, the Municipality, in partnership with Habitat for
Humanity and Durham Region Non-Profit Housing Corporation, are seeking a request
for a ministerial order from the Provincial Minister of Municipal Affairs and Housing to
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Municipality of Clarington Page 5
Report PDS-058-22
use the Community Infrastructure and Housing Accelerator tool to permit the proposed
development.
Clarington Housing Supply and Provincial Target
1.10 Currently, the Municipality has a supply of over 5,000 residential units based on
approved applications over the last 10 years. Approved applications include units that
are within a draft approved plan of subdivision, registered vacant lots within a
subdivision, or site plan approved units. This does not include the supply of units that
may have received development approvals prior to 2011, which is being calculated.
1.11 Close to 9,000 residential units have recently been approved in three of Clarington’s
Secondary Plans (Brookhill, Southeast Courtice and Southwest Courtice) for which
development applications are now being received. In addition, the Region has
forecasted approximately 13,000 units for the Courtice MTSA and approximately 9,000
units for the Bowmanville MTSA.
1.12 However, although the housing targets allocated to Clarington can be met, none of
these units provide affordable non-profit housing for the community.
2. Community Infrastructure and Housing Accelerator (CIHA)
2.1 On March 30, 2022, the Province took it’s first steps in implementing the
recommendations of Ontario’s Housing Affordability Task Force (OHATF) by introducing
the More Homes for Everyone Plan, and Bill 109 the More Homes for Everyone Act,
2022. It received Royal Assent on April 14, 2022
2.2 The More Homes for Everyone Act, 2022 created a new minister’s order authority
referred to as the Community Infrastructure and Housing Accelerator (CIHA) order. This
change authorizes the Minister of Municipal Affairs and Housing to make orders to
respond to municipal requests for expedited zoning outside of the Greenbelt Area.
Types of development that may be considered eligible for a CIHA order request include
community infrastructure such as long-term care facilities, market-based housing,
affordable housing, buildings that facilitate employment and economic development,
and mixed-use developments.
2.3 A CIHA differs from a Minister’s Zoning Order (MZO). Only local municipalities can
make a CIHA request to the Minister. The formal request must include a resolution
passed by Council. A CIHA request also requires public and First Nation consultation.
Conversely, an MZO request can be made by the Minister, without resolution from
Council, and does not require any public consultation.
2.4 The Minister will consider making a CIHA order on the request of the Council of a lower
or single tier municipality. A CIHA order can be used to regulate the use of land and the
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Municipality of Clarington Page 6
Report PDS-058-22
location, height, size and spacing of buildings and structures to permit certain types of
development.
2.5 It should be noted that the CIHA order does no t have to be consistent with the Provincial
Policy Statement, Provincial Plans, or Official Plans. The Minister may impose
conditions on the order, and the order is not subject to appeal. However, the request
being made in this report does conform to all these Plans. Staff would not recommend a
ministerial order that would have the effect of changing the Durham Region and/or the
Clarington Official Plan.
2.6 As explained in section 1.10, Clarington has and is in the process of expanding the
supply of market-based housing including mix used developments; as a result, requests
for ministerial orders for these types of developments are not needed.
2.7 To avoid any public confusion about the request for any provincial orders, staff is
recommending that any provincial order request by Clarington be limited to affordable
and non-profit housing and job creation projects through economic development efforts.
Requirements for CIHA Request
2.8 Should the Municipality seek to make a CIHA order request to the Minister, they must
adhere to the Council resolution, notice and consultation requirements now prescribed
for CIHA orders in the Planning Act, as well as the CIHA order guidelines issued by the
Province on October 25th, 2022.
2.9 More specifically, as per section 34(1) of the Planning Act, CIHA order requests are
required to include the following:
A copy of the Municipal Council’s resolution;
A description of the consultation undertaken;
A description of any licences, permits, approvals, permissions, or other matters
that would be required before a use that would be permitted by the requested
order could be established;
Any prescribed information and material; and
Any information or material that the Minister considers necessary.
2.10 The CIHA order guidelines issued by the Province on October 25th, 2022, requires that
within 15 days of passing the Council resolution for the CIHA order, the Municipality
provide the Minister with the following:
A copy of the Municipal Council’s resolution;
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Municipality of Clarington Page 7
Report PDS-058-22
A description of the consultation undertaken including engagement with
Indigenous communities;
A map showing the location of the lands to which the order would apply;
A description of any licenses, permits, approvals, permissions, or other matters
that would be required before a use that would be permitted by the order could
be established;
A copy of a draft zoning by-law amendment to facilitate provincial consideration
of the request; and
Any prescribed information and material.
3. Policy Considerations
Provincial Policy Statement
3.1 The PPS requires Planning authorities to provide an appropriate range and mix of
housing options and densities to meet projected market -based and affordable housing
needs of current and future residents. The proposed developmen t is consistent with the
direction of the PPS.
A Place to Grow: Growth Plan for the Greater Golden Horseshoe
3.2 The Growth Plan directs municipalities to support housing choice through the
achievement of the minimum intensification targets to the plan by iden tifying a diverse
range and mix of housing options and densities, including affordable housing to meet
projected needs of current and future residents and by establishing targets for
affordable ownership housing and rental housing.
3.3 The proposed development will help Clarington achieve its intensification, affordable
and rental housing targets. As such, the proposal conforms to A Place to Grow.
Durham Region Official Plan (ROP)
3.4 The subject site is designated "Living Areas” and adjacent to Baseline Road, a
designated Type ‘A’ Arterial Road 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. Type 'A' Arterial Roads are designed to
efficiently move large volumes of traffic and provide the highest level of service.
3.5 Communities 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 Council shall require at least 25% of all new residential units
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Municipality of Clarington Page 8
Report PDS-058-22
produced within each area municipality to be affordable to low- and moderate-income
households.
3.6 The proposed development will contribute to the Region’s affordable housing t arget, as
well as intensify and redevelop an existing area adjacent to an arterial road. The
proposal conforms to the policies of the ROP.
Clarington Official Plan
3.7 The lands are designated "Urban Residential" within the Clarington Official Plan. The
"Urban Residential" designation allows residential development containing a variety of
housing forms, size, and tenure. A minimum of 30% of all new housing is encouraged to
be affordable in Urban Areas.
3.8 The property is currently partially located within the floo dplain of Westside Creek. A
condition of the Draft Plan of Subdivision required a cut and fill of the property to bring
the lands outside of the floodplain.
3.9 The proposed non-profit housing development conforms to all the Provincial Plans, the
Regional Official Plan, and the Clarington Official Plan.
Clarington Zoning By-law
3.10 Zoning By-law 84-63 zones the subject lands "(Holding) Urban Residential Exception
(R2-30) Zone” and “(Holding) Urban Residential Exception (R2-52) Zone.” These two
zones allow for single detached dwellings based on a 15-metre minimum lot frontage.
The Holding provision is in place until cut and fill to bring the property outside the
floodplain is complete.
3.11 The current zoning does not permit the proposed development. The ministerial orde r will
speed up the process to bring the non-profit housing units to our community in more
effective manner.
3.12 A draft Zoning by-law has been prepared by the applicant (Attachment 1) that specifies
the requested relief from the Zoning By-law. The draft Zoning By-law is subject to
refinement by staff, in co-ordination with the applicant and is required as part of the
CIHA request.
4. Public Notice
4.1 Notice of this public meeting was mailed to all property owners within 120 meters of the
subject site and was mailed out 14 days prior to the non-statutory public meeting.
Advertisement was also placed in both the Clarington This Week and Orono Times a
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Municipality of Clarington Page 9
Report PDS-058-22
week prior to the public meeting, on social media and on the Municipality’s website.
Notice was also emailed to agencies and First Nations.
4.2 At the time of writing this report, staff have not received comments from agencies, First
Nations or members of the public. It is anticipated that comments will be received after
the report has been publicized and after the non-statutory public meeting occurs on
December 5th, 2022.
5. Next Steps
5.1 As the ministerial order does not exempt the proponents from the site plan process,
comments from the public, as appropriate, will be implemented through the site plan
process.
5.2 Staff will continue communication with the Minister of Municipal Affairs and Housing to
ensure requirements of the CHIA order are being met and the process is documented in
the follow up report to Council.
5.3 The draft Zoning By-law (Attachment 1) to permit the development will be refined
through the CIHA process by staff, in co-ordination with the applicants.
5.4 The CIHA order does not preclude the requirement for technical review of the site plan
process. Technical review of the proposed development is required. The applicants wi ll
be required to apply for Site Plan Approval. The required technical reports and studies,
such as a Functional Servicing Report and Traffic Impact Study, will need to be
submitted and reviewed. Further detail will be outlined in a follow up report to Council.
6. Financial Considerations
6.1 Staff resources to prioritize the CHIA order request for 200 Baseline Road West and
prepare associated notice materials and staff report.
6.2 A 50% reduction in planning applications fees, for registered not -for-profit housing, in
association with the development proposal.
6.3 Based on current rates, it is estimated that the Municipal Development Charge would be
approximately $1,399,200. As a result of recent changes to legislation, the development
would be exempt from development charges. As exempt charges must be made up by
non-DC sources, this would require the Municipality to fund $1.4 million towards the
project through grants, utilization of reserves, other fees, or the tax levy.
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Municipality of Clarington Page 10
Report PDS-058-22
7. Concurrence
This report has been reviewed by the Deputy CAO/Solicitor and the Deputy
CAO/Treasurer who concur with the recommendations.
8. Conclusion
8.1 The Municipality, in partnership with Habitat for Humanity and Durham Region Non-
Profit Housing Corporation, are proposing an 84-unit non-profit residential development
at 200 Baseline Road West in Bowmanville to bring affordable , non-profit housing to
Clarington.
8.2 It is respectfully recommended that Council support the request for a Minister’s
Community Infrastructure and Housing Accelerator (CIHA) order at 200 Baseline Road
West in Bowmanville.
Staff Contact: Lisa Backus, Manager of Community Planning, 905-623-3379 ext. 2413 or
lbackus@clarington.net or Justin MacLean, Manager of Strategy Intergovernmental Affairs and
Transformation, 905-623-3379 ext. 2017 or jmaclean@clarington.net or Emily Schaefer, Senior
Planner, 905-623-3379 ext. 2428 or eschaefer@clarington.net or Sarah Parish, Planner II,
905-623-3379 ext. 2432 or sparish@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law
Interested Parties:
List of Interested Parties available from Department.
Page 15
Attachment 1 to Report PDS-058-22
ONTARIO REGULATION XXX/22
made under the
PLANNING ACT
Made: XXXXXX, 2022
Filed: XXXXXX, 2022
Published on e-Laws: XXXXXX, 2022
Printed in The Ontario Gazette: XXXXXXX, 2022
ZONING ORDER –
MUNICIPALITY OF CLARINGTON, REGIONAL MUNICIPALITY OF DURHAM
Definition
1. In this Order,
“Zoning By-Law” means Municipality of Clarington Zoning By-law 84-63, as amended.
Application
2. This order applies to lands in the Municipality of Clarington, Regional Municipality of
Durham, in the Province of Ontario, being the lands on a map numbered XXX filed at
the Toronto office of the Ministry of Municipal Affairs and Housing located at 777 Bay
Street.
Zoning By-law
3. That the Zoning By-law, as amended from time to time and in its entirety, applies to
those lands being the lands on a map numbered XXX filed at the Toronto office of the
Ministry of Municipal Affairs and Housing located at 777 Bay Street.
Lands North of Future John Scott Avenue
4. (1) This section applies to lands located north of Future John Scott Avenue as shown
on the map referred to in section 2 of this Order.
(2) The Zoning By-law is amended by rezoning the lands to R3-XX.
(3) Every use of land and every erection, location or use of any building or structure
is limited on the lands described in clause 4 (1) to the following,
(a) a linked townhouse dwelling;
(b) a back-to-back townhouse dwelling;
(c) a stacked townhouse dwelling; and
(d) a home occupation, in accordance with the provisions of Section 3.11 of the
Zoning By-law.
(4) Subject to the following, the zoning requirements for the uses permitted under
clause 4 (3) are the zoning requirements for the R3 Zone set out in Section 14.4
of the Zoning By-law:
(a) Density (maximum) 80 units per ha
(b) Yard Requirements (minimum)
(i) Front Yard 5.5 metres
(ii) Side Yard 4.5 metres
(iii) Rear Yard 7.5 metres
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Attachment 1 to Report PDS-058-22
(c) Landscaped Open Space (minimum) 20 percent
(d) Building Height (maximum) 12 metres
(e) There is no minimum Dwelling Unit Area.
(5) Despite Section 3.16 of the Zoning By-law, a minimum of 0.5 parking spaces shall
be provided for each dwelling unit, plus an additional 0.2 spaces per unit for
visitors.
Lands at the Northwest Corner of Baseline Road West and Spry Avenue
5. (1) This section applies to lands located at the northwest Corner of Baseline Road
West and Spry Avenue on the map referred to in section 2 of this Order.
(2) The Zoning By-law is amended by rezoning the lands to R4-XX.
(3) Every use of land and every erection, location or use of any building or structure
is limited on the lands described in clause 5 (1) to the following,
(a) a linked townhouse dwelling;
(b) a back-to-back townhouse dwelling;
(c) a stacked townhouse dwelling;
(d) an apartment building; and
(e) a home occupation, in accordance with the provisions of Section 3.11 of the
Zoning By-law.
(4) Subject to the following, the zoning requirements for the uses permitted under
clause 5 (3) are the zoning requirements for the R4 Zone set out in Section 15.2
of the Zoning By-law:
(a) Density (maximum) 100 units per ha
(b) Yard Requirements (minimum)
(i) South (Baseline Road W est) 6.0 metres
(ii) North (Future John Scott Avenue) 5.0 metres
(iii) East (Spry Avenue) 7.5 metres
(iv) West 20 metres
(c) Landscaped Open Space (minimum) 20 percent
(d) Building Height (maximum) 15 metres
(e) There is no minimum Dwelling Unit Area.
(5) Despite Section 3.16 of the Zoning By-law, a minimum of 0.5 parking spaces shall
be provided for each dwelling unit, plus an additional 0.2 spaces per unit for
visitors.
(6) The zoning requirements specified in clauses 5 (4) and 5 (5) apply collectively to
the lands described in clause 5 (1), despite any future severance, partition or
division of the lands.
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Attachment 1 to Report PDS-058-22
Terms of use
6. (1) Every use of land and every erection, location and use of buildings or structures
shall be in accordance with this Order.
(2) Nothing in this Order prevents the use of any land, building or structure for any
use prohibited by this Order if the land, building or structure is lawfully so used
on the day this Order comes into force.
(3) Nothing in this Order prevents the reconstruction of any building or structure that
is damaged or destroyed by causes beyond the control of the owner if the
dimensions of the original building or structure are not increased and its original
use is not altered.
(4) Nothing in this Order prevents the strengthening or restoration to a safe condition
of any building or structure.
Deemed By-law
7. This Order is deemed for all purposes, except the purposes of section 24 of the Act,
to be and to always have been a by-law passed by the council of the Municipality of
Clarington.
Commencement
8. This Regulation comes into force on the day it is filed.
Made by:
STEVE CLARK
Minister of Municipal Affairs and Housing
Date made: XXXXXXXX, 2022
Page 18
Notice of Public Meeting
A land use change has been proposed, we want to hear from you!
The Municipality is seeking public comments before making a decision on an application for a
proposed Plan of Subdivision and an application for a Zoning By-law Amendment.
Proposal
Minto Communities Inc. have submitted a subdivision and zoning by-law amendment application
to permit 253-318 single detached dwellings, 52 townhouse dwellings, 331 medium density
dwellings (townhouses stacked townhouses) and 377 high density units (mixed use). There is a
park block, blocks for environmental protection, and a block for stormwater management.
Property
2149 Courtice Road, Courtice
Find Out More
Information and materials submitted in support of this application are identified and/or available
for viewing at the following website: www.clarington.net/CourticeRoad or at the Planning and
Infrastructure Services desk located at 40 Temperance Street, Bowmanville ON L1C 3A6; 3rd Floor,
between the hours of 8:30 a.m. – 4:30 p.m. during regular business days.
For more information about this matter, including information about appeal rights, contact
Tracey Webster Principal Planner, Development Review Branch at 905-623-3379, extension, 2415
or by email at twebster@clarington.net.
Page 19
Public Meeting Information
A Public Meeting has been scheduled for this application. Written comments are encouraged to
be submitted prior to the Public Meeting. You can also request to be added to the interested party
list to receive updates regarding this application.
Public Meeting Date: December 5, 2022
Time: 6:30 p.m.
How to Attend the Meeting
You may provide comments at the Statutory Public Meeting either in person, by Microsoft Teams,
or by telephone.
In Person:
Council Chambers
Municipal Administrative Centre
40 Temperance Street,
Bowmanville, ON L1C 3A6
Virtually:
To participate electronically, please pre-register by completing the online form at
http://www.clarington.net/delegations or contact the Clerk’s Division at 905-623-3379 ext. 2109 or
clerks@clarington.net by Friday, December 2, 2022, at 3:30 p.m. A link and telephone number
will be provided to you once registered. This meeting will also be live-streamed for public viewing
at https://www.clarington.net/en/town-hall/council-meeting-calendar.aspx
You do not need to pre-register as a delegate in order to speak in person.
Please submit your written comments on the proposed application to Tracey Webster at
twebster@clarington.net or by mail to 40 Temperance Street, Bowmanville, ON L1C 3A6 prior to
the date of the public meeting.
File Number(s): S-C-2022-0012 and ZBA2022-0022
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 unless, in the opinion of the Tribunal, there are reasonable grounds to do so.
Carlos Salazar, MCIP, RPP
Director of Planning and Infrastructure Services
Page 20
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: December 5, 2022 Report Number: PDS-055-22
Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: S-C-2022-0012 and ZBA2022-0022 Resolution#:
Report Subject: Draft Plan of Subdivision and Zoning By-law Amendment for 2149
Courtice Road, Courtice
Purpose of Report:
The purpose of this report is to provide information and gather input from the public and
Council. It does not constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-055-22 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 Minto Communities Inc. and continue processing the applications
including preparation of a recommendation report; and
3. That all interested parties listed in Report PDS-055-22 and any delegations be
advised of Council’s decision.
Page 21
Municipality of Clarington Page 2
Report PDS-055-22
Report Overview
The Municipality is seeking public’s input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment submitted by Minto Communities Inc. to permit
1,013 to 1,078 residential units consisting of single detached (253 -318 units), townhouses
(383 units), and apartments (377 units) on low, medium, and high-density blocks. The
proposal includes blocks for stormwater management, environmental protection area, and a
1.5 ha (3.7 acre) Neighbourhood Park. The subject lands are within the Southeast Courtice
Secondary Plan.
1. Application Details
1.1 Owner: Minto Communities Inc.
1.2 Applicant: Giordano Labile, Minto Communities Inc.
1.3 Proposal: Draft Plan of Subdivision
The proposed Draft Plan of Subdivision would permit 1,013 to
1,078 residential units, consisting of single detached (253-318
units), townhouses (383 units), and apartments (377 units). The
proposal includes blocks for stormwater management,
environmental protection areas, and a 1.5 ha (3.7 acre)
Neighbourhood Park.
Zoning By-law Amendment
To rezone the subject lands from “Agricultural (A)” zones to
appropriate zones that would permit the low, medium and high -
density blocks.
1.4 Area: 39.85 hectares (98.48 acres)
1.5 Location: 2149 Courtice Road, Courtice (see Figure 1)
1.6 Within Built Boundary: No
Page 22
Municipality of Clarington Page 3
Report PDS-055-22
Figure 1: Subject Lands and proposed land use
Page 23
Municipality of Clarington Page 4
Report PDS-055-22
2. Background
2.1 The Southeast Courtice Secondary Plan was adopted by Council on December 7, 2020,
and then approved by the Regional Municipality of Durham on March 2, 2022. The
Secondary Plan area is anticipated to undergo significant growth and development, with a
planned population of approximately 12,000 residents and 5,000 units. The purpose of
the Secondary Plan is to establish goals and policies to guide development within
Southeast Courtice, as it is implemented through subdivision, zoning and site plan control
applications.
2.2 As the Secondary Plan is now in effect, we are now processing applications. In August
2022, Minto Communities Inc. submitted their applications for Zoning By-law Amendment
and Draft Plan of Subdivision with supporting do cumentation. (See Figure 1).
2.3 The applicant has submitted the following studies in support of the applications which
have been circulated to departments and agencies for review. They are available upon
request and will be analyzed in the recommendation rep ort.
Arborist Report and Tree Management Plan
Archaeological Clearance Letter
Stage 1&2 Archaeological Assessment
Environmental Impact Study
Functional Servicing and Stormwater Management Report
Hydrogeological Investigation
Phase One and Phase Two Environmental Site Assessments
Planning Justification Report
Geotechnical Investigation Report
Transportation Impact Study
Urban Design Brief
3. Land Characteristics and Surrounding Uses
3.1 The subject land is municipally known as 2149 Courtice Road, located in the Courtice
Urban Area in the Municipality of Clarington. The Property is legally described as Part of
lots 27 and 28, Concession 2 in the Geographic Township of Darlington. Current land
use is agriculture (see Figure 2).
3.2 The surrounding uses are as follows:
North - Predominantly agricultural land uses
South - Predominantly agricultural land uses and rural residential properties.
East - Predominantly rural residential properties
West - Predominantly agricultural land uses
Page 24
Municipality of Clarington Page 5
Report PDS-055-22
Figure 2: Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law amendment
applications
Page 25
Municipality of Clarington Page 6
Report PDS-055-22
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.
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 Natural features shall be protected for the long term. 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
4.4 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.
4.5 The subject lands are within the designated greenfield area. The Growth Plan calls for
new development in greenfield areas to achieve a minimum density target of 50 residents
and jobs combined per hectare.
5. Official Plans
Durham Region Official Plan
5.1 The Durham Region Official Plan designates the subject lands as Regional Corridors and
Living Area. Regional Corridors shall be planned and developed as higher density mixed-
use areas, supporting higher order transit services and pedestrian orientated
development.
5.2 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.
5.3 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
Page 26
Municipality of Clarington Page 7
Report PDS-055-22
Heritage and Hydrologic Features, including any associated vegetation protection zone,
as determined through an Environmental Impact Study.
5.4 Courtice Road and Bloor Street are Type A Arterial Roads in the Region’s Official Plan.
Clarington Official Plan
5.5 The Clarington Official Plan designates the subject lands as Regional Corridor, Urban
Residential, and Environmental Protection Area.
5.6 The Urban Residential designation is predominantly intended 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.
5.7 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.
5.8 Natural Heritage Features are identified and mapped on the subject lands and 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
appropriate development limits and vegetation protection zone in accordance with the
Official Plan.
Southeast Courtice Secondary Plan
5.9 The Southeast Courtice Secondary Plan designates the lands as Low Density
Residential, Medium Density Residential Corridor, High Density/Mixed Use,
Environmental Protection Area, Environmental Constraint and Neighbourhood Park.
5.10 The Secondary Plan establishes that development within the High Density/Mixed Use
designation shall have a net density of 120 units per net hectare with heights between 7
and 12 storeys. 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.
5.11 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 provid ed
at strategic locations to reinforce the community structure and provide access to local
amenities within walking distance for residents of the surrounding areas.
5.12 Bloor Street, Courtice Road and Highway 2 and the lands adjacent to them are Regional
Corridors. They are Priority Intensification Areas and the routes for future transit service.
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Municipality of Clarington Page 8
Report PDS-055-22
Regional Corridors shall be the location of the highest densities, tallest buildings and
greatest mixing of uses, in order to concentrate population in areas with good access to
transit and amenities. Development along Regional Corridors shall achieve an overall
density of 85 units per net hectare.
5.13 Commercial retail and service uses in Regional Corridors shall be concentrated to
reinforce community focal points, while ensuring a good level of amenity within walking
distance of all residential areas.
Bloor Street and Courtice Road has been identified as a p rominent intersection. It will
serve as community focal points, both visually in terms of building height, massing and
orientation, architectural treatment and materials, and landscaping, and functionally in
terms of destination uses and public spaces and amenities such as street furniture and
public art.
5.14 Hancock Road and Bloor Street is a gateway that will feature landscaping that highlights
the entry to the Courtice Urban Area.
5.15 Trails serve as a key form of off-street connectivity within the community of Southeast
Courtice. They allow for recreation and active transportation, creating off-street linkages
between destinations as well as providing safe and enjoyable access to the parks and
natural heritage systems.
5.16 A variety of housing forms, sizes and tenures shall be provided in Southeast Courtice to
meet the needs of a diverse population and households of various sizes, incomes and
age compositions. This housing mix is encouraged to include purpose -built rental and
seniors housing.
5.17 Affordable housing, including subsidized non-market housing units, is encouraged to be
integrated within neighbourhoods and combined in developments that also provide
market housing to provide opportunities for a range of housing tenures and prices that
support diversity.
6. Zoning By-law
6.1 Zoning By-law 84-63 zones the subject site “Agricultural (A) Zone”. A Zoning By-law
Amendment is required to permit the proposed low, medium, and high -density blocks. A
draft zoning by-law is included as Attachment 1.
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, Bloor Street and Hancock
Road.
7.2 At the time of writing this report, no public comments were received. Comments received
at this Public Meeting will be considered and included in the recommendation report.
Page 28
Municipality of Clarington Page 9
Report PDS-055-22
8. Department and Agency Comments
8.1 The following departments and agencies were circulated for comment on the applications.
Below is a chart showing the list of circulated parties and whether or not we have
received comments.
1.1. Department/Agency 1.2. Comments
Received
1.3. Summary of Comments
1.4. Development Engineering 1.5. Detailed comments covering stormwater
management design, Arborist Report,
Environmental Impact Study, road
design/cross-sections, and the site
servicing/function servicing report
1.6. Building Division 1.7.
1.8. Fire and Emergency
Services
Comments regarding an emergency
access route and locations/distance of the
fire hydrants were provided..
1.9. Heritage Committee 1.10.
1.11. Region of Durham
(Planning, Works, &
Transit)
1.12.
1.13. Durham Region Police
Services
1.14.
1.15. Central Lake Ontario
Conservation Authority
1.16.
1.17. School Boards 1.18.
1.19. Ministry of Transportation 1.20. No comments or concerns
1.21. Hydro One 1.22. No comments or concerns
1.23. Canada Post Corporation 1.24.
1.25. Bell Canada 1.26. Standard conditions requested for draft
approval.
1.27. Rogers 1.28. Standard conditions requested for draft
approval.
9. Financial Considerations
9.1 The recommendations of this report do not have any financial implications. Financial
implications of this project will be included in subsequent reports as more information
becomes available.
Page 29
Municipality of Clarington Page 10
Report PDS-055-22
10.Discussion
10.1 Our policies require that the applicant demonstrate through various studies, including an
Environmental Impact Study that the proposed uses will have no or minimal impact on the
natural heritage system and hydrologic features on the site.
10.2 These studies have been submitted by the applicant and a re 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 the recommendation report.
10.3 Trails serve as a key form of off-street connectivity within the community of Southeast
Courtice. They allow for recreation and active transportation, creating off -street linkages
between destinations as well as providing safe and enjoyable access to the parks and
natural heritage systems. The applicant has been asked to provide a conceptual parks
and trail plan that demonstrates connectivity through the proposed development.
10.4 Courtice Road and Bloor Street are encouraged to be developed as Multi-Ways as
detailed in the Urban Design and Sustainability Guidelines. The design of the Multi -Ways
will balance the functional requirements of a Type A arterial road and a local road.
10.5 Multi-Ways within the Secondary Plan Area shall be designed f ollowing the principles of
complete streets provided in Policy 19.6.4 of the Clarington Official Plan and shall
incorporate segregated bicycle infrastructure, provide public transit infrastructure , and
integrate the principles of universal design to facilitate access for all abilities.
10.6 To facilitate the creation of a transit-supportive urban structure, the following measures
shall be reflected in development proposals, including the subdivision of land:
a. Transit-supportive densities provided on lands within the Regional Corridor in
keeping with municipal density targets;
b. An active transportation network that promotes direct pedestrian access to transit
routes and stops;
c. Transit stops located in close proximity to activity nodes and building entrances;
d. Provision for transit stops and incorporation of bus-bays where appropriate into
road design requirements; and
e. Where feasible, the integration of transit waiting areas in buildings located adjacent
to transit stops.
10.7 Setbacks, landscaping, noise impacts, and overlook should be evaluated when assessing
the potential impacts to the existing low density residential properties.
11. Concurrence
11.1 Not applicable.
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Municipality of Clarington Page 11
Report PDS-055-22
12. Conclusion
12.1 The purpose of this report is to provide background information on the Draft Plan of
Subdivision and Zoning By-law Amendment applications submitted by Minto Communities
Inc. to permit a total of 1,013 to 1,078 residential units for the Public Meeting under the
Planning Act. Staff will continue processing the application including the preparation of a
recommendation report.
Staff Contact: Tracey Webster, 905-623-3379 ext. 2415, twebster@clarington.
Attachments:
Attachment 1 – Draft Zoning By-law
Interested Parties:
List of Interested Parties available from Planning and Infrastructure Services
Page 31
Attachment 1 to
Report PDS-055-22
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 Number 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 ZBA2022-0022
Now therefore the Council of the Municipality of Clarington enacts as follows:
Schedule ‘4’ to By-law 84-63, as amended, is herby further amended by changing the
zone designation from “Agricultural (A) Zone” to “Urban Residential Exception (R2-A)
Zone””, " Residential Mixed-Use Exception (MU2-A) Zone", and "Urban Centre Mixed
Use (MU3)”, “Environmental Protection (EP) Zone, and “Environmental Protection
Exception (EP-1) Zone” as illustrated on the attached Schedule ‘A’ hereto.
1. Notwithstanding Sections 3.1 c). 3.16 c) ii), 13.2 b., c. i), iii), e., g., h., those lands
zoned “R2-A” on the Schedules to this By-law shall be subject to the following:
a. Regulations:
i. Lot Area (minimum) – Single Detached 265 square metres
ii. Lot Area (minimum) - Street Townhouse 165 square metres
iii. Lot Frontage (minimum) – Single Detached
a) Interior Lot 9.0 metres
b) Exterior Lot 11.0 metres
iv. Lot Frontage (minimum) – Street Townhouse
a) Interior Lot 5.5 metres
b) Exterior Lot 7.5 metres
v. Yard Requirements (minimum) – Single Detached
a) Rear Yard 3.0 metres for up
to 45% of the building
Page 32
width provided it is no more
than one storey in height and
7.0 metres for no less than 55% of
the building width and for any
storey above the first storey
vi. Yard Requirements (minimum) – Street Townhouse
a) Rear Yard 3.0 metres for up to 45%
of the building
width provided it is no more
than one storey in height and
7.0 metres for no less than
55% of the building width and
or any storey above the first storey
vii. Maximum lot coverage – Single Detached 50%
viii. Maximum lot coverage – Street Townhouse 60%
2. Notwithstanding 3.16 i. i) and the respective provisions of Table 16.A.4, those
lands zoned MU2-A on the Schedules to this By-law, shall be subject to the
following:
a. Permitted Uses
i. Street Townhouse
ii. Rear Lane Townhouse dwelling
iii. Back-to-Back Townhouse dwelling
b. Regulations
i. Lot Area (minimum) – Street Townhouse 165 square metres
ii. Lot Area (minimum) – Rear Lane Townhouse 110 square metres
iii. Lot Area (minimum) – Back-to Back Townhouse 85 square metres
iv. Lot Frontage (minimum) – Street Townhouse
a) Interior Lot 5.5 metres
b) Exterior Lot 7.5 metres
v. Lot Frontage (minimum) – Rear Lane Townhouse
a) Interior Lot 5.5 metres
b) Exterior Lot7.5 metres
vi. Lot Frontage (minimum) – Back-to-Back Townhouse
a) Interior Lot 5.5 metres
b) Exterior Lot 7.5 metres
vii. Yard Requirements (minimum) – Street Townhouse
a) Rear Yard 7.0 metres
Page 33
viii. Maximum lot coverage – Street Townhouse 60%
ix. Maximum lot coverage – Rear Lane Townhouse 60%
x. Maximum lot coverage – Back-to-Back Townhouse 65%
xi. Minimum setback requirements – Rear Lane Townhouse
a. Front Yard 3.0 metres, 1.2 metres to
unenclosed porch
b. Exterior Side Yard 3.0 metres
c. Interior Side Yard 1.5 metres; 0.0 metres
where building has a common
wall with any building on an
adjacent lot
d. Rear Yard 2.5 metres from Garage
to private lane
xii. Minimum setback requirements – Back-to-Back Townhouse
a. Front Yard 3.0 metres, 1.2 metres
to unenclosed porch
b. Exterior Side Yard 3.0 metres
c. Interior Side Yard 1.5 metres; 0.0 metres
where building has a common wall
with any building on an adjacent lot
d. Rear Yard 0.0 metres
3. Additional Regulations:
Street townhouse dwellings shall not be allowed to front onto Bloor Street or
Courtice Road; they will be allowed to flank.
7. Schedule ‘A’ attached hereto shall form part of this By-law.
8. 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 ____________, 20___
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 34
Page 35
Notice of Public Meeting
A land use change is being proposed, we want to hear from you!
The Municipality is seeking public comments before making a decision on an application for a
proposed Plan of Subdivision and an application for a Zoning By-law Amendment.
Proposal
D.G. Biddle and Associates Ltd., on behalf of Whitepine Contractors Ltd., has submitted a
subdivision and zoning by-law amendment application to permit the development of 25 single
detached dwellings. The proposal also introduces a new local road which connects off of Hill
Street, a stormwater pond, and a future park. The site area is approximately 8.7 hectares (21.5
acres).
Property
4442 and 4430 Hill Street, Newtonville
Find Out More
Information and materials submitted in support of this application are identified and/or available
for viewing at the following website: www.clarington.net/HillStreet or at the Planning and
Infrastructure Services desk located at 40 Temperance Street, Bowmanville ON L1C 3A6; 3rd Floor,
between the hours of 8:30 a.m. – 4:30 p.m. during regular business days.
For more information about this matter, including information about appeal rights, contact
Nicole Zambri, Senior Planner, Development Review Branch at 905-623-3379, extension, 2422 or
by email at nzambri@clarington.net
Page 36
Public Meeting Information
A Public Meeting has been scheduled for this application. Written comments are encouraged to
be submitted prior to the Public Meeting. You can also request to be added to the interested party
list to receive updates regarding this application.
Public Meeting Date: December 5, 2022
Time: 6:30 p.m.
How to Attend the Meeting
You may provide comments at the Statutory Public Meeting either in person, by Microsoft Teams,
or by telephone.
In Person:
Council Chambers
Municipal Administrative Centre
40 Temperance Street,
Bowmanville, ON L1C 3A6
Virtually:
To participate electronically, please pre-register by completing the online form at
http://www.clarington.net/delegations or contact the Clerk’s Division at 905-623-3379 ext. 2109 or
clerks@clarington.net by Friday, December 2, 2022, at 3:30 p.m. A link and telephone number
will be provided to you once registered. This meeting will also be live-streamed for public viewing
at https://www.clarington.net/en/town-hall/council-meeting-calendar.aspx
You do not need to pre-register as a delegate in order to speak in person.
Please submit your written comments on the proposed application to Nicole Zambri at
nzambri@clarington.net or by mail to 40 Temperance Street, Bowmanville, ON L1C 3A6 prior to
the date of the public meeting.
File Numbers: S-C-2022-0010 and ZBA2022-0020
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 unless, in the opinion of the Tribunal, there are reasonable grounds to do so.
Carlos Salazar, MCIP, RPP
Director of Planning and Infrastructure Services
Page 37
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: December 5, 2022 Report Number: PDS-056-22
Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: S-C-2022-0010 and ZBA-2022-0020 Resolution#:
Report Subject: Proposal for a 25-unit Plan of Subdivision in Newtonville
Purpose of Report:
The purpose of this report is to provide information and to gather input from the public and
Council. It does not constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-056-22 and any related communication items, be received for
information only;
2. That Staff receive and consider comments form the public and Council with respect
to the Draft Plan of Subdivision and Zoning By-law Amendment applications
submitted by Whitepine Contractors Ltd. and continue processing the applications
including preparation of a subsequent report; and
3. That all interested parties listed in Report PDS-056-22 and any delegations be
advised of Council’s decision.
Page 38
Municipality of Clarington Page 2
Report PDS-056-22
Report Overview
The Municipality is seeking public input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment submitted by Whitepine Contractors Ltd. to
permit a total of 25 detached dwellings at 4430 and 4442 Hill Street in Newtonville. The lots
would have frontage on a new proposed local road which would connect to Hill Street. The
proposal also includes park space and a stormwater management pond towards the
southeast portion of the site.
1. Application Details
1.1 Owner: Whitepine Contractors Ltd.
1.2 Applicant: D.G. Biddle and Associates Limited
1.2 Proposal: Draft Plan of Subdivsion
Proposed Draft Plan of Subdivision for 25 detached residential
units, a park, and a stormwater management pond.
Zoning By-law Amendment
To rezone the subject lands from Agricultural Exception (A-1) zone
and Residential Hamlet (RH) Zone to an appropriate Residential
Hamlet Exception Zone to permit the development of 25 detached
residential lots.
1.3 Area: 8.75 hectares (21.62 acres)
1.4 Location: 4430 and 4442 Hill Street, Newtonville (See Figure 2)
1.5 Within Built Boundary: No
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Municipality of Clarington Page 3
Report PDS-056-22
Figure 1 – Proposed Draft Plan of Subdivision and Surrounding Context
2. Background
2.1 On July 15, 2022, D.G. Biddle and Associates Ltd. submitted applications for a Draft
Plan of Subdivision and Zoning By-law Amendment with supporting documentation on
the lands 4430 and 4442 Hill Street in Newtonville.
2.2 The proposal consists of 25 detached dwelling lots, a park and a stormwater
management pond. The lots are proposed to be accessed from Hill Street via a local
road, with the exception of Lots 1-6, which will all be accessed directly from Hill Street.
Page 40
Municipality of Clarington Page 4
Report PDS-056-22
Additionally, each proposed lot will be serviced via connection to the existing municipal
water system and private individual septic system.
2.3 The area subject to the application is approximately 8.75 hectares (21.62 acres) with
265.83 metres of frontage on Hill Street. There will be a 72.37 hectare (178.83 acre)
parcel retained to the north of the subject lands (outside the settlement boundary) if the
subdivision application is approved. It should also be noted that a related consent
application (LD2021-0013) was also submitted to the Durham Region Land Division
Committee to sever these lands from the subject site. The severance application has
not been finalized by the Region of Durham at the time of writing this report.
2.4 The lots are generally proposed to be between 2,000 and 3,000 square metres (0.5
acres to 0.7 acres). The block proposed for parkland would be approximately 0.5
hectares (1.2 acres) and the stormwater block will be 0.63 hectares (1.5 acres).
2.5 The applicant has submitted the following supporting documents which have been
circulated to departments and agencies for review. They are available upon request and
will be analyzed in a future recommendation report.
Planning Justification Report
Urban Design Brief
Sustainability Report
Phase 1 Environmental Site Assessment (ESA)
Stage 1 and 2 Archaeological Report
Tree Inventory and Preservation Plan
Landscape Analysis Plan
Geotechnical Report
Hydrogeological Assessment
Functional Servicing Report
Stormwater Management Report
On-Street Parking Plan
Noise Impact Study
Operational Safety Review Report + Traffic Addendum
3. Land Characteristics and Surrounding Context
3.1 The subject lands are located at 4430 and 4442 Hill Street in Newtonville, north of
Highway 2, approximately 0.3 kilometres east of Ovens Road cul-de-sac and north of
Highway 401. The development will be approximately 300 metres from the intersection
of Newtonville Road (Regional Road 18) and Highway 2, a major intersection within the
hamlet of Newtonville. The site has some significant topographic land characteristics
and is currently occupied by a single detached dwelling and ancillary agricultural
structures.
3.2 The surrounding land uses are as follows:
North – vacant land used for agricultural purposes. The lands directly to the north of the
Draft Plan area are located outside of the settlement area.
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East – low-density residential, consisting of single detached dwellings.
South – low density residential uses, consisting of single detached dwellings, as well as
a neighbourhood cemetery (Lakeview Cemetery) and Highway 2.
West – low density residential uses, consisting of single detached dwellings, and
agricultural uses.
Figure 2 – Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law
Amendment Applications
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Municipality of Clarington Page 6
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Figure 3 – View of subject lands looking northeast
4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement (PPS) policies direct growth to settlement areas and
promote compact development forms. The subject lands are proposed within the
Newtonville Settlement boundary. Planning authorities are to facilitate a variety of
housing forms and promote residential intensification to achieve efficient development
patterns, especially along public transit and active transportation routes.
Greenbelt Plan
4.2 The Greenbelt Plan identifies areas that should be protected from large scale
development, including natural heritage features, hydrologic features, and agricultural
lands. The Hamlet of Newtonville is considered a settlement area under the Greenbelt
Plan. Policies are to support residential development which is compatible and
complementary to the rural community. The proposed development is located in an
existing residential area, where the lots are to be similar in size and density to other
residential lots on Hill Street, and within the greater Hamlet of Newtonville. Page 43
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4.3 Lands to the north, which are outside the settlement boundary, would be retained for
agricultural uses, therefore ensuring the viability of the rural community outside of the
Hamlet.
4.4 Notwithstanding the above, the Greenbelt Plan generally states that land uses within
hamlets are to be governed by local Official Plans.
5. Official Plans
Durham Region Official Plan
5.1 The subject lands are located in Newtonville, a designated hamlet in t he Durham
Region Official Plan. Development within the Hamlet area should be predominantly in
the form of low-density single-detached dwellings with “views and vistas of the
countryside”. Development within the hamlets shall be individually serviced with private
drilled wells (unless municipal services are available) and private sewage disposal
systems where groundwater quantity and quality permits.
5.2 The Plan further states that development within the Hamlet area, unless it is considered
limited infilling, shall proceed through Plan of Subdivision.
Clarington Official Plan
5.3 The Clarington Official Plan designates the property “Hamlet”. New residential lots in
any rural settlement area with or without a municipal water system shall:
a) Have a minimum lot size of 0.4 hectares;
b) Meet the requirements of the Durham region Health Services Department;
c) Provide a primary reserve conventional tile field area; and
d) Provide a technical report that demonstrates that there is no adverse impact on
adjacent wells and septic systems and meets provincial guidelines for assessing
water supply and risk of water quality impact.
5.4 Section 12.4.5 contains further policies for the Hamlet of Newtonville, which states:
a) All development shall be serviced by municipal water supply;
b) The minimum lot size may be reduced provided an engineering study
demonstrates to the satisfaction of the approval authorities that the soil and
groundwater conditions can support reduced lot sizes without contaminating soil
or groundwater;
c) No further development shall be permitted upon reaching the capacity of the
municipal water system, regardless of whether designated lands remain vacant;
and
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d) No further development shall be permitted if there is evidence of soil and
groundwater contamination which cannot be mitigated, until such time as the
contamination is addressed to the satisfaction of the approval authorities.
5.5 New development within Newtonville will be required to connect to the existing
municipal water supply, which the applicant is proposing to connect to. Each lot will be
serviced via private individual septic system.
5.6 The minimum lot size of the proposed development is 0.21 hectares (0.52 acres); the
maximum proposed lot size is 0.33 hectares (0.82 acres). Various studies have been
undertaken and submitted for the above-noted development which support the reduced
lot sizes.
5.7 Additional Dwelling Units (ADUs) are permitted within the hamlet areas. In keeping with
the Province’s goals of increasing the housing supply, the creation of an ADU, either
within the home or within an accessory building should be evaluated and considered
when designing the floor plans and building locations on the lot. This will enable the
units to be easily converted for an ADU in the future.
5.8 Hill Street is a local road within Newtonville. The transportation policies state that new
development must provide adequate off-street parking and safe ingress/egress. The
development proposal shows a new local road to be utilized by 19 of the 25 lots within
the subdivision which connects to Hill Street. The new local road was planned as far
east as possible to improve site lines for drivers when coming up over the hill fr om the
east.
6. Zoning By-law
6.1 The subject property is zoned “Agricultural Exception-1 (A-1)” within the Municipality of
Clarington Zoning By-law 84-63, which is a common zoning category for
underdeveloped lots located within Newtonville. A zoning by-law amendment is required
to permit the 25 lot plan of subdivision. A draft Zoning by-law is included as Attachment
1. The zoning by-law amendment would need to address the proposed lot area,
setbacks, frontage, lot area, and landscape open spa ce.
6.2 The applicant has requested that the lands be rezoned to the Residential Hamlet
Exception-17 (RH-17) Zone and a new Residential Hamlet Exception Zone. The RH-17
Zone has a minimum lot area of 2,000 square metres (0.2 hectares) with a minimum
frontage of 27.0 metres. Finalization of an appropriate zone category will be determined
after the minimum lot areas and frontages have been established and approved by all
approval authorities.
7. Public Notice and Submissions
7.1 Public notice was mailed to approximately 90 residents within 120 metres of the subject
lands on November 11, 2022. A sign was also posted on the property, along Hill Street,
advising of the complete application received by the Municipality and details of the
public meeting.
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7.2 At the time of writing this report, no public comments were received. Comments
received from the public at this Public Meeting will be considered and included in the
recommendation report.
8. Department and Agency Comments
8.1 The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether or not
comments have been received to date.
Department/Agency Comments
Received
Summary of Comment
Durham Region
Planning Department
and Public Works
Durham Region Health
Department
Ganaraska Region
Conservation Authority
(GRCA)
The Functional Servicing and Stormwater
Management Report will need to be revised to
address the revisions to the draft subdivision
plan. Technical comments on reports will need to
be addressed.
Kawartha Pineridge
District School Board
The Kawartha Pine Ridge District School Board
advises that approximately 6 public elementary
students and 2 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, and warning clauses advising
potential purchasers, that accommodation within
the assigned schools may not be available to
students and they may need to attend “holding
schools” or an alternate school outside the
community.
Clarington Engineering
Development Division
Clarington Emergency
Services
Any public right away with a dead-end street entry
into a multi residential section that exceeds 150
meters to the furthest point will require an
emergency access route.
Clarington Building
Division
Canada Post
Corporation
Bell Canada No objection to the proposal
Rogers No objection to the proposal Page 46
Municipality of Clarington Page 10
Report PDS-056-22
Hydro One Network
Inc.
Additional information requested.
Enbridge Gas
PVNC District Catholic
School Board
Conseil Scolaire de
District Centre-Sud-
Quest
Conseil Scolaire de
District Catholique
Centre-Sud
9. Discussion
9.1 The site is located in a delineated rural settlement area, which is to be the location of
limited, compatible residential growth. The Applicant has applied for a rezoning to
establish a 25-lot plan of subdivision on the subject lands. Each lot will accommodate a
single detached dwelling on municipal water and private septic . Each unit will have their
own private driveway, and vehicle access off an internal local road which will connect to
Hill Street, with the exception of Lots 1-6, which will be accessed via Hill Street (See
Figure 1).
9.2 A rezoning is required to rezone the lands from “Agricultural Exception-1(A-1)” to an
appropriate zone that would permit the proposed Plan of Subdivision. Based on the
current provisions for single-detached dwelling units in the RH-17 Zone, which has been
proposed by the applicant, the implementing zoning by-law for this site would require
additional site-specific exceptions to reduce the lot frontage, and potentially additional
setbacks.
9.3 In recent years, the Province of Ontario has updated the applicable Planning Legislation
to include policies related to the establishment of additional dwelling units, accessory
dwelling units, etc. in order to alleviate the current housing demand. For this reason, the
inclusion of accessory/additional dwelling units within the proposed single detached
units or accessory building where possible is encouraged.
9.4 Hill Street is considered a local road within the Municipality of Clarington. This section of
Hill Street appears to be constructed at a lower standard (rural cross-section). Further
discussion between Clarington Engineering and the applicants related to the potential
upgrading and/or expansion of Hill Street to accommodate the proposed residential
development may be required.
9.5 The Clarington Official Plan contains Hamlet development goals that would need to be
considered when reviewing the application, such as lot size and impacts to surrounding
uses. 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 Hamlet of Newtonville.
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Municipality of Clarington Page 11
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9.6 Staff will continue to review the submitted Plan of Subdivision and rezoning applications
and work with the applicant to address all technical matters. Agency and public
comments will be addressed in a subsequent recommendations report to Committee
and Council.
Figure 4 – Proposal for 25-lot Plan of Subdivision
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Municipality of Clarington Page 12
Report PDS-056-22
Figure 5 – Proposed front elevations for the single-detached units
10. Financial Considerations
10.1 The recommendations of this report do not have any financial implications.
10.2 Financial implications of this project will be included in subsequent reports as more
information becomes available.
11. Concurrence
Not Applicable.
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Municipality of Clarington Page 13
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12. Conclusion
12.1 The purpose of this report is to provide background information and obtain comments
on the proposal for 25-lot plan of subdivision at the Statutory Public Meeting under the
Planning Act. Staff will continue to review and process the application, including
consideration of department, agency and public feedback and will prepare a subsequent
recommendation report for Council’s consideration. Comments received at this public
meeting will be considered and included in the final recommendation report.
Staff Contact: Nicole Zambri, Senior Planner, 905-623-3379 ext. 2422 or
nzambri@clarington.net .
Attachments:
Attachment 1 – Draft Zoning By-law
Interested Parties:
List of Interested Parties available from Department.
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Attachment 1 to
Report PDS-056-22
\\netapp5\group\ALL\REPORTS TO CLERKS\3 - Agendas\2022-12-05 PDC\Attachment 1 to Report PDS-056-22.docx
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 Number 20__-______
Being a By-law under the provisions of Sections 34 of the Planning Act,
R.S.O. 1990, c. P.13, as amended, to amend By-law No. 84-63, as
amended, the Municipality of Clarington Comprehensive Zoning By-law,
with respect to certain lands located in Part of Lots 9 & 10, Concession 2,
Geographic Township of Clarke, Municipality of Clarington, Regional
Municipality of Durham.
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 ___________;
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Schedule ‘16’ to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from the “Agricultural Exception-1 (A-1) Zone” and
“Residential Hamlet (RH) Zone” to the “Residential Hamlet Exception-XX (RH-XX)
Zone" as illustrated on the attached Schedule ‘A’ hereto.
2. Section 9.3 of By-law No. 84-63, as amended, entitled “Special Exceptions -
Residential Hamlet (RH) Zone”, is hereby amended by deleting the subsection
numbered 9.3.XX and replacing with the following:
“9.3.XX Residential Hamlet Exception-XX (RH-XX) Zone
Notwithstanding Sections 9.1 and 9.2 of this By-law to the contrary, on lands within
the Residential Hamlet Exception-XX (RH-XX) Zone, the following provisions shall
apply:
a) Minimum Lot Area 0.21 hectares
b) Minimum Lot Frontage 26.0 metres
In all other respects the provisions of the Residential Hamlet (RH) Zone
shall apply.”
Page 51
3. Schedule ‘A’ attached hereto shall form part of this By-law.
4. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act, R.S.O. 1990, as amended.
Passed in Open Council this _____ day of ____________, 20___
__________________________
Adrian Foster, Mayor
__________________________
June Gallagher, Municipal Clerk
Page 52
Page 53
Notice of Public Meeting
A land use change has been proposed, we want to hear from you!
The Municipality is seeking public comments before making a decision on an application for a
proposed Plan of Subdivision and an application for a Zoning By-law Amendment.
Proposal
D.G. Biddle & Associates, on behalf of 1494339 Ontario Ltd. (Woodland Homes) has submitted a
Subdivision and Zoning By-law Amendment application to permit the development of 37 street
related townhouse units and 32 common element townhouse units on a medium density block. A
total of 69 townhouse units are proposed. The proposal also includes park space and a
stormwater management pond.
Property
922 Green Road, Bowmanville
Find Out More
Information and materials submitted in support of this application are identified and/or available
for viewing at the following website: https://www.clarington.net/BaselineDevelopment/ or at the
Planning and Infrastructure Services desk located at 40 Temperance Street, Bowmanville ON L1C
3A6; 3rd Floor, between the hours of 8:30 a.m. – 4:30 p.m. during regular business days.
For more information about this matter, including information about appeal rights, contact
Nicole Zambri, Senior Planner, Development Review Branch at 905-623-3379, extension, 2422 or
by email at nzambri@clarington.net
Page 54
Public Meeting Information
A Public Meeting has been scheduled for this application. Written comments are encouraged to
be submitted prior to the Public Meeting. You can also request to be added to the interested party
list to receive updates regarding this application.
Public Meeting Date: December 5, 2022
Time: 6:30 p.m.
How to Attend the Meeting
You may provide comments at the Statutory Public Meeting either in person, by Microsoft Teams,
or by telephone.
In Person:
Council Chambers
Municipal Administrative Centre
40 Temperance Street,
Bowmanville, ON L1C 3A6
Virtually:
To participate electronically, please pre-register by completing the online form at
http://www.clarington.net/delegations or contact the Clerk’s Division at 905-623-3379 ext. 2109 or
clerks@clarington.net by Friday, December 2, 2022, at 3:30 p.m. A link and telephone number
will be provided to you once registered. This meeting will also be live-streamed for public viewing
at https://www.clarington.net/en/town-hall/council-meeting-calendar.aspx
You do not need to pre-register as a delegate in order to speak in person.
Please submit your written comments on the proposed application to Nicole Zambri at
nzambri@clarington.net or by mail to 40 Temperance Street, Bowmanville, ON L1C 3A6 prior to
the date of the public meeting.
File Numbers: S-C-2022-0001 and ZBA2022-0002
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 unless, in the opinion of the Tribunal, there are reasonable grounds to do so.
Carlos Salazar, MCIP, RPP
Director of Planning and Infrastructure Services
Page 55
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: December 5, 2022 Report Number: PDS-057-22
Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services
Reviewed By: Mary-Anne Dempster, CAO
File Number: S-C-2022-0001 and ZBA2022-0002 Resolution#:
Report Subject: Draft Plan of Subdivision and Rezoning for 69 residential units in
Bowmanville
Purpose of Report:
The purpose of this report is to provide information and to gather input from the public and
Council. It does not constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-057-22 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 1494339 Ontario Limited (Woodland Homes) and continue processing
the applications including preparation of a subsequent report; and
3. That all interested parties listed in Report PDS-057-22 and any delegations be
advised of Council’s decision.
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Report Overview
The Municipality is seeking the public’s input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment submitted by 1494339 Ontario Limited to permit
a total of 69 residential units consisting of 37 townhouses on public streets and 32
townhouse units in a medium density common elements condominium block, a park, open
space and a stormwater management pond.
1. Application Details
Owner: 1494339 Ontario Limited
Applicant: D.G. Biddle & Associates
Proposal: Draft Plan of Subdivision
Proposed Draft Plan of Subdivision for 69 residential units
consisting of 37 townhouses on public streets and 32
townhouse units in a medium density common elements
condominium, a park, open space, and a stormwater
management pond.
Zoning By-law Amendment
To rezone the subject lands from “Agricultural (A)“ and
“Environmental Protection (EP)” zones to appropriate zones
to permit the street townhouses and the medium density
block.
Area: 8.81 hectares
Location: 922 Green Road, Bowmanville (see Figure 2)
Within the Built Boundary: No
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Figure 1 – Proposed Draft Plan of Subdivision and Surrounding Context
2. Background
2.1 On February 22, 2022, 1494339 Ontario Limited (Woodland Homes) submitted
applications for a Draft Plan of Subdivision and Zoning By-law Amendment with
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supporting documentation for 69 residential units consisting of 37 townhouses on public
streets and 32 townhouse units in a medium density common elements condominium, a
park, open space, and a stormwater management pond. The applicant would retain
residual lands for future uses.
2.2 The applicant has submitted the following studies in support of the applications which
have been circulated to departments and agencies for review. They are available upon
request and will be analyzed in a future recommendation report.
Environmental Impact Study
Planning Rationale and Landscape Analysis Report
Archaeological Assessment Clearance
Traffic Impact Study
Arborist Report
Hydrogeological Report
Stormwater Management and Functional Servicing Report
Noise Impact Report
Site Servicing
Street Parking Plan
3. Land Characteristics and Surrounding Uses
3.1 The subject lands are located south of Baseline Road, and west of the Green Road,
north of Highway 401. The site has frontage on Baseline Road, and on Green Road.
There are significant grade differences from north to south and west to east on the site,
indicative of a drumlin landform. A portion of the site has been cultivated. The
remaining lands are wooded.
3.2 The surrounding uses are as follows:
North – one single family resident, existing residential dwellings with a subdivision and
a proposed draft plan of subdivision at the north-west corner of Green Road and
Baseline Road;
South – vacant land and Highway 401;
East – one single detached dwelling, Clarington Fields which includes indoor soccer
facility, outdoor soccer pitches, baseball diamonds, parking and washrooms; and
West – existing large residential lots and cultivated lands.
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Figure 2 – Lands Subject to the proposed Draft Plan of Subdivision and Zoning By-law
Amendment Applications
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4. Provincial Policy
Provincial Policy Statement
4.1 The Provincial Policy Statement (PPS) 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 developmen ts
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,
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 Bowmanville 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 site is located within a designated Greenfield Area requiring a minimum
density target of not less than 50 residents and jobs combined per hectare.
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.
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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 Baseline 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 Green Road, south of Baseline Road and the balance is designated
Environmental Protection. 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 Natural Heritage Features are identified and mapped on the subject lands. 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 appropriate development limits and vegetation protection
zone in accordance with the Official Plan.
5.6 Baseline Road is a Type A Arterial Road in the Clarington Official Plan.
5.7 To encourage connectivity within a neighbourhood, the Official Plan discourages cul -de-
sacs and window streets.
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
townhouses on a public street and the medium density block. A draft zoning by-law is
included as Attachment 1.
7. Public Notice and Submissions
7.1 Public Notice was mailed to each landowner within 120 metres of the all the subject
lands on November 11, 2022 and public meeting signs were installed fronting Baseline
Road and Green Road.
7.2 Staff received the following comments and concerns from the public . These comments
and concerns will be addressed in the recommendation report.
Speed, noise and increased traffic on Baseline Road and Green Road;
Both public and separate schools are overcapacity;
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Unnecessary population growth;
Increasing vandalism and crime;
Removal of trees;
Will the stream be altered;
Impact on wildlife;
Well interference; and
The need for institutional, recreational and general services to support the
community and to generate jobs.
8. Department and Agency Comments
8.1 The following agencies and internal departments were circulated for comments on the
applications. Below is a chart showing the list of circulated parties and whether or not
comments have been received to date.
Department/Agency Comments
Received
Summary of Comment
Durham Region
Planning Department
The Region has no objection to the draft approval
of the plan of subdivision application subject to
including the Region’s conditions of approval in
the conditions of draft approval issued by the
municipality.
Durham Region Public
Works Department
The Region has no comment on the Traffic
Impact Study.
Municipal water is available off of Baseline Road
and a new watermain is proposed off of Green
Road.
The proposed sanitary sewer alignment is too
deep to service the proposal. The Region
suggests an alternative alignment along lands
owned by the Municipality of Clarington, being the
Bowmanville Indoor Soccer Fields. Further
discussions with the Municipality’s Community
Services Department and the applicant will be
required to explore this option.
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Central Lake Ontario
Conservation Authority
(CLOCA)
The site is within the Darlington Creek watershed.
The east branch of the Darlington Creek
traverses the property, and a drumlin feature is
located at the north-east corner of the site. The
Darlington Creek is part of the Natural Heritage
System. The creek is designated as a Key
Hydrologic Feature and the wooded areas have
been designated Key Natural Heritage Feature.
The applicant has submitted an Environmental
Impact Study. The site was staked in October
2021, with CLOCA Staff and Municipal Planning
Staff in attendance. The Vegetative Protection
Zone (VPZ) was applied in developing the
concept however some of the proposed
development is within this area. Further
discussions and revisions would be required.
Additional information is required for the design of
the Stormwater Management Facility.
Kawartha Pineridge
District School Board
The Kawartha Pine Ridge District School Board
advises that approximately 13 public elementary
students and 6 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, and warning clauses advising
potential purchasers, that accommodation within
the assigned schools may not be available to
students and they may need to attend “holding
schools” or an alternate school outside the
community.
Clarington Engineering
Development Division
Development Engineering has no objections to
the proposal in principle. The Traffic Impact Study
(TIS) must be revised to include traffic generation
from the Bowmanville Indoor Soccer Facility when
it reaches full build out in 2025. In addition, the
TIS must analyze the proposed sight distances on
Green Road to ensure it meets the minimum safe
stopping distances as prescribed in the TAC
Manual.
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Municipality of Clarington Page 10
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Given the grades in the proposed park block, it
would be difficult to program. These lands should
be dedicated as green space. As such, the
applicant will be required to provide an
appropriate cash contribution in lieu of the normal
parkland dedication.
A 3.0 metre service easement is required for the
sanitary sewer service connection across
Municipal property. Any easements required by
the Municipality for this development must be
granted free and clear of any encumbrances and
in a form satisfactory to the Municipality’s
Solicitor.
Functional Servicing & Grading report will need to
be revised to address rear yard catch basins and
easements to convey stormwater. The external
sanitary sewer is proposed through private
property. Further clarification is required.
The applicant will be required to construct a 1.5
metre concrete sidewalk along Baseline Road
heading eastbound which will ultimately tie into
the Green Road intersection.
The applicant is responsible the costs associated
with the urbanization of Green Road from
Baseline Road to 50 metres beyond the new
public street. This will include but may not be
limited to sidewalks, utilities, signage, and
pavement markings.
The Municipality will not accept any on-street
parking along Green Road as currently proposed
on the On Street Parking Plan.
Clarington Emergency
Services
No objection to the proposal
Clarington Building
Division
Ontario Power
Generation
No objection to the proposal
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Municipality of Clarington Page 11
Report PDS-057-22
Canada Post
Corporation
Bell Canada No objection to the proposal
Rogers
Hydro One Network
Inc.
No objection to the proposal
Enbridge Gas No objection to the proposal
PVNC District Catholic
School Board
Conseil Scolaire de
District Centre-Sud-
Quest
Conseil Scolaire de
District Catholique
Centre-Sud
9. Discussion
9.1 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, as well as the infrastructure to support the development,
will have minimal or no 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 On tario
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.
10.2 The proposed park is situated on top of the drumlin and has significant grade difference.
It does not appear to be usable park space. Further review and discussion is required
with the applicant.
10.3 The Noise Impact Study will need to be revised to include a vibration analysis form the
blasting that occurs at St. Marys Cement and any mitigation measures associated with
the blasting. The noise study should also include impacts from the OPG evacuation
siren.
10.4 The proposed medium density block is adjacent to Baseline Road, consistent with the
Official Plan policies. Future applications will be required for the medium density block,
including site plan, condominium and part lot control.
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10.5 The street related townhouse blocks that front onto the interior road show lot frontages
of 6 metres as opposed to 7 metres. Further review and discussions will be required in
order to satisfy Council resolution in this regard.
10. Financial Considerations
10.1 The recommendations of this report do not have any financial implications.
10.2 Financial implications of this project will be included in subsequent reports as more
information becomes available.
11. Concurrence
This report has been reviewed by the Director of Planning and Infrastructure Services
Department and the Deputy CAO/Treasurer.
12. 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 to
permit a total of 69 residential units for the Public Meeting under the Planning Act. Staff
will continue processing the applications including preparation of a subsequent report.
Staff Contact: Nicole Zambri, Senior Planner, (905) 623 3379 x 2422 or
nzambri@clarington.net
Attachments:
Attachment 1 – Draft Zoning By-law
Interested Parties:
List of Interested Parties available from Department.
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Attachment 1 to
Report PDS-057-22
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 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 to permit
the development of 69 residential units consisting of 37 street townhouse dwellings, and 32
townhouse units in a common element’s condominium on the subject lands (ZBA 2022-0002);
Now therefore the Council of the Municipality of Clarington enacts as follows:
1. Schedule “3” (Bowmanville)” to By-law 84-63, as amended, is hereby further amended
by changing the zone designation from:
2. Agricultural (A) Zone to Holding- Residential Exception (H)(R3) Zone; and
3. Agricultural (A) Zone to Holding- Residential Exception (H)(R3-Y) Zone
Notwithstanding Section 14.3 b.i) those lands zoned R3 -Y on the Schedules to this by-
law shall be subject to the following zone regulations:
a. Interior Lot Frontage 7 metres
as illustrated on the attached Schedule “A” hereto.
4. Schedule “A” attached hereto shall form part of the By-law.
5. This By-law shall come into effect on the date of passing hereof, subject to the
provisions of Sections 36 of the Planning Act.
Passed in Open Council this _____ day of _____________, 2022
____________________________
Adrian Foster, Mayor
____________________________
June Gallagher, Municipal Clerk
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