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06-05-2023
Planning and Development Committee Agenda Date:June 5, 2023 Time:5:00 p.m. Location:Council Chambers or Microsoft Teams Municipal Administrative Centre 40 Temperance Street, 2nd Floor Bowmanville, Ontario 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 by on the Municipality’s website, www.clarington.net/calendar Cell Phones: Please ensure all cell phones, mobile and other electronic devices are turned off or placed on non-audible mode during the meeting. Copies of Reports are available at www.clarington.net/archive The Revised Agenda will be published on Friday after 3:30 p.m. Late items added or a change to an item will appear with a * beside them. Pages 1.Call to Order 2.Land Acknowledgment Statement 3.Declaration of Interest 4.Announcements 5.Presentations/Delegations (10 Minute Time Limit) 6.Consent Agenda 6.1 Communications 6.2 Staff Reports and Staff Memos 6.2.1 PDS-034-23 Zoning By-law Amendment Application to Permit 204 Residential Units in Bowmanville 4 6.2.2 PDS-035-23 Official Plan Amendment and Zoning By-law Amendment to Permit a 10 Storey Building Containing 140 Residential Units and 44 Townhouse Units in Courtice 42 6.2.3 PDS-036-23 Revised Applications by Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc. for a Draft Plan of Subdivision and Zoning By-law Amendment to Permit 117 Residential Units in Newcastle 74 6.2.4 PDS-038-23 Project Update – Bowmanville East Urban Centre Secondary Plan Update, Bowmanville 96 6.2.5 PDS-039-23 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan – Project Update 161 6.2.6 PDS-040-23 Soper Creek Subwatershed Study – Phase 1 Update 240 6.2.7 FSD-027-23 Hill Street Rehabilitation - Revised 262 7.Items for Separate Discussion 8.Unfinished Business Planning and Development Committee June 5, 2023 Page 2 9.New Business - Consideration 10.Public Meetings (6:30 p.m.) 11.Confidential Items 12.Adjournment Planning and Development Committee June 5, 2023 Page 3 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2023 Report Number: PDS-034-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary-Anne Dempster, CAO Resolution#: File Number: DEV 95-012 By-law Number: Report Subject: Zoning By-law Amendment Application to permit 204 residential units in Bowmanville. Recommendations: 1. That Report PDS-034-23 and any related communication items, be received; 2. That the application for Draft Plan of Subdivision 18T-95027 submitted by 821012 and 821013 Ontario Ltd. to permit the development of 204 residential units, be supported; 3. That the application for rezoning submitted by 821012 & 821013 Ontario Ltd be approved and the by-law attached in Attachment 2 to Report PDS-034-23 be approved; 4. That any Council and/or public concerns be addressed through the subdivision draft conditions and any related site plan process, if applicable; 5. That once all requirements of the Draft Plan of Subdivision are satisfied with respect to the removal of the (H) Holding Symbol and conditions of the site plan approval are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 6. That the Region of Durham Planning and Economic Development and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-034-23 and Council’s decision; and 7. That all interested parties listed in Report PDS-034-23 and any delegations be advised of Council’s decision. Page 4 Municipality of Clarington Page 2 Report PDS-034-23 1 Application Details 1.1 Owner: 821012 & 821013 Ontario Ltd. (William Tonno Construction Ltd.) 1.2 Agent: D. G Biddle and Associates 1.3 Proposal: Draft Plan of Subdivision: To develop a 204 residential unit plan of subdivision consisting of 145 single detached dwellings; 38 townhouse units on municipal rear lanes and a public street, 14 units in one medium density blocks, Future Development Blocks, lands for a community park, open space, a stormwater management pond, landscape strip abutting Bowmanville Avenue. Zoning By-law Amendment: To change the current zoning on the lands from “Agricultural (A)” Zone to an appropriate zone to permit the proposed development and to Environmental Protection (EP). 1.4 Area: 21.64 hectares (54 acres). 1.5 Location: The lands subject to these applications are located west of Bowmanville Avenue, north of Stevens Road, being Part Lot 15, Concession 2 in Bowmanville (see Figure 1). 1.6 Roll Numbers: 18-17-010-030-01300 18-17-010-030-01500 1.7 Within Built Boundary: No Report Overview This report recommends approval of a proposed draft plan of subdivision and rezoning to permit 145 single detached dwellings, 38 townhouse units on public rear lanes and a public street, one medium density block totalling 14 units, a Future Development Block intended for townhouses, as well as lands for a community park, stormwater management pond, servicing block, open space, and a landscape strip. The subject site has frontage on Bowmanville Avenue, Stevens Road and on the future extension of Clarington Boulevard, in Bowmanville. Page 5 Municipality of Clarington Page 3 Report PDS-034-23 Figure 1: Site Location and adjacent Draft Approved Plans of Subdivision Page 6 Municipality of Clarington Page 4 Report PDS-034-23 2 Background 2.1 On March 27th, 1995, the applicant submitted a proposed Draft Plan of Subdivision to the Region of Durham. An application for rezoning was submitted to the Municipality of Clarington at the same time. The first Public Meeting was held in July 1995. Since the lands were located outside of the urban boundary at that time, the applicant also submitted an Official Plan Amendment application to have the lands included within the Bowmanville Urban Area. The following year, the lands were re-designated “Urban Residential” and “Environmental Protection” in the 1996 Clarington Official Plan. The Clarington Official Plan also required that prior to the approval of any draft Plan of Subdivision, a subwatershed study and secondary plan be prepared. 2.2 The Brookhill Subwatershed Study was completed in 2005 and recommended various amendments to the Official Plan. These changes, together with the Brookhill Secondary Plan, were adopted as Amendment No. 60 to the Clarington Official Plan in March 2008 . Amendment No. 60 was appealed and finally approved by the Ontario Municipal Board in November 2009. 2.3 In June 2008, Council approved Amendment No. 62 to the Clarington Official Plan . The amendment reduced the size of the Community Park and added a Medium Density designation north of Stevens Road and east of Clarington Boulevard. The redesignation allowed the extension of Stevens Road in an alignment which avoided the Carson Elliot Skateboard Park and mature trees on the south side of Stevens Road. 2.4 On October 15th, 2009, the applicant submitted revised rezoning and draft plan of subdivision applications to implement the Brookhill Secondary Plan. A second Public Meeting was held in February 2010. The applicant chose not to proceed further with the applications until sanitary sewer capacity was available at the Port Darlington Water Pollution Control Plant. 2.5 Other applications around the property continued through the process. In 2015, Draft Approval was issued for a subdivision to the west of the subject site, owned by 1613881 Ontario Ltd. (formerly Metrus). There are 56 units remaining to be registered as part of this draft plan of subdivision (See Figure 1). 2.6 In 2016, the Ontario Municipal Board approved the proposed draft plan of subdivision to the north of the subject site, owned by Dunbury Developments (S-C 2011-0002) for 239 units. (See Figure 1). 2.7 The applicant revised the proposed draft plan to be consistent with the Secondary Plan and integrated it with the draft approved plans to the north and west. A third Public Meeting was held in April 2017. 2.8 In 2021, the Central Lake Ontario Conservation Authority (CLOCA) required additional field work to delineate the boundaries of the natural heritage features, and Hazard Lands for the Brookhill Tributary and confirm the area for the stormwater management pond. In addition, the Region of Durham had requested an additional road widening Page 7 Municipality of Clarington Page 5 Report PDS-034-23 along Bowmanville Avenue. Both CLOCA and the Region are now satisfied with the draft plan and have provided favourable comments and conditions of Draft Approval. 2.9 The following studies have been submitted and will be summarized in Section 8 of this report: Archeological Assessment Environmental Impact Study Noise Report Preliminary Stormwater Management and Functional Servicing Report Traffic Study Parking Plan 3 Land Characteristics and Surrounding Uses 3.1 The majority of the subject lands are currently being used for agricultural crops. The site slopes towards the Brookhill Tributary valley which bisects the bottom third of the lands in a west to east direction. The vegetation mainly consists of a mix of meadow species, intermediate deciduous and coniferous trees, and a shrub layer of buckthorn and dogwood. The tributary is located at the bottom of the valley floor. 3.2 Surrounding Uses North - Vacant cultivated lands - Draft Approved Plan of Subdivision (S-C 2011-0002). East - Bowmanville Avenue and beyond that, estate residential on Munday Court and Luverme Court. South - Garnet B Rickard Recreation Complex, including Carson Elliot Skateboard Park, Special Household Waste Depot owned by the Region of Durham. West - Vacant cultivated lands, Draft Approved Plan of Subdivision (S-C 2012-0003) Brookhill Tributary and Clarington Central Secondary School. 4 Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement encourages planning authorities to create healthy, livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long-term needs. Some relevant policies are: Page 8 Municipality of Clarington Page 6 Report PDS-034-23 New development shall occur adjacent to built-up areas and shall have a compact form, a mix of uses and densities that allow for the efficient use of land, infrastructure, and public services. New housing is to be directed to locations where infrastructure and public services are or will be available. A full range and mix of housing types and densities shall be provided to meet projected requirements of current and future residents of the regional market area. Infrastructure and public service facilities shall be provided in a coordinated, efficient, and cost-effective manner. 4.2 The proposal is consistent with the Provincial Policy Statement. Growth Plan 4.3 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 that offer a mix of land uses, employment and housing options, high-quality open space, and access to stores and services. In particular: Growth is to be accommodated in transit-supportive communities to reduce dependence on the automobile through the development of mixed-use, pedestrian- friendly environments. Growth shall also be directed to areas that offer municipal water and wastewater systems. Municipalities should establish an urban open space system within the urban areas. Municipalities must accommodate residential development within the urban area. 4.4 The proposal is consistent with the Growth Plan. Page 9 Municipality of Clarington Page 7 Report PDS-034-23 5 Official Plans Durham Regional Official Plan 5.1 The Durham Regional Official Plan designates the subject lands as Living Area. Living Area permit the development of communities with defined boundaries, incorporating the widest possible variety of housing types, sizes, and tenure to provide living accommodations that address various socio-economic factors. The proposed development is permitted within the Living Area designation. A mix of uses such as certain home occupations, convenience stores, public and recreational uses which are compatible with their surroundings are permitted. The application is in conformity with the Region Official Plan. Clarington Official Plan 5.2 The Clarington Official Plan designates the subject lands “Urban Residential ,” “Environmental Protection” and “Town Centre.” 5.3 The predominant use of lands within the “Urban Residential” designation shall be for housing purposes. Other uses may be permitted which, by the nature of their activity, scale and design, are supportive, compatible and serve the residential uses. These include corner stores, home-based occupations, parks, and schools. 5.4 The lands front onto Bowmanville Avenue, which is a Local Corridor. The predominant form of housing is Low Rise at two to four storeys, and Mid-Rise at five to six storeys. Includes Mixed use, apartments and townhouses. 5.5 Residential built form internal to the neighbourhood shall predominantly be ground- related units, including townhouses, semi-detached dwellings and single detached dwellings between one to three storeys in height. 5.6 The Environmental Protection Area designation reflects the location of the Brookhill Tributary and valley lands along the south and west side of the property. An Environmental Impact Study has been prepared. 5.7 Town and Village Centres shall be developed as the main concentrations of urban activity in each community with the Town Centres providing a full array of retail and personal service, office, residential, cultural, community, recreational and institutional uses. 5.8 The site is bounded by Bowmanville Avenue, a Type ‘A’ Arterial Road to the east, and the future extension of Clarington Boulevard, Brookhill Boulevard and Stevens Road are all Collector Roads. 5.9 The draft Plan shows two Multi Use Trails within the Brookhill Tributary valley lands, consistent with Map K to the Official Plan. Page 10 Municipality of Clarington Page 8 Report PDS-034-23 5.10 The detailed land use policies are contained in the Brookhill Neighbourhood Secondary Plan and the Bowmanville West Town Centre Secondary Plan. Brookhill Secondary Plan 5.11 The lands north of the tributary are within the Brookhill Secondary Plan, which was approved in 2009. In May 2021, Council adopted an update to the Secondary Plan, which is currently before the Region of Durham for approval. However, the update does not impact the subject property as it deals mainly with the future development areas to the north. Community Structure 5.12 The Draft Plan of Subdivision is generally consistent with the Principles and Community Structure contained in the adopted Secondary Plan. Land Use Policies 5.13 The adopted Secondary Plan designates the subject lands as “Village Corridor,” “Low- Density Residential,” “Neighbourhood Commons Area,” and “Environmental Protection.” 5.14 The “Village Corridor” incorporates institutional, retail and service, commercial, recreational, and cultural uses, as well as ground-related housing and residential apartment buildings within a mixed-use context. It fronts Clarington Boulevard and is the primary focus for the Brookhill Neighbourhood. Permitted housing forms include street, block or stacked townhouses, multiple-unit buildings and low-rise apartment buildings. Apartment units may be permitted in either stand -alone residential buildings or above the ground floor in mixed-use buildings. Live-work units are permitted. 5.15 Retail and services shall be permitted on the ground floor only, to a maximum of 500 square metres. Building height shall be in the range of three to six storeys or between 8.0 to 20.0 metres. 5.16 Low-Density Residential housing shall be in the form of single and semi-detached units. Coach houses are permitted over top detached garages fronting on a lane in limited areas. 5.17 Within the “Neighbourhood Commons Area,” street, block or stacked townhouses and multiple unit buildings are permitted surrounding a parkette which is located in the draft approved plan to the north (Dunbury). Medium density shall be consistent with Official Plan policies. Page 11 Municipality of Clarington Page 9 Report PDS-034-23 Bowmanville West Town Centre Secondary Plan 5.17 The lands south of the Brookhill Tributary are within the Bowmanville West Town Centre Secondary Plan. The Secondary Plan was originally approved in 1993, updated in 2006, and a further update is currently underway. The entire Secondary Plan area for Bowmanville West is proposed to be a Major Transit Station Area (MTSA) and planned to achieve a minimum density of 150 people and jobs per hectare . The draft Land Use Plan shows mid-rise apartments four to six storeys and townhomes. The lands are currently designated as Community Facilities and Medium Density Residential. Medium Density development shall be consistent with the policies of the Official Plan. Community Facilities permit a park. However, given the transition of the policies for this area, the land use permissions for the medium-density block originally proposed in the subject application will be dealt with at a future date once the secondary Plan is approved. 6 Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands “Agricultural (A)” and “Environmental Protection (EP)”. A Zoning By-law Amendment will be required in order to implement the proposed draft plan of subdivision. Holding Provision 6.2 The proposed Zoning By-law amendment includes a Holding (H) Zone. The Holding zone will remain on the lands until the necessary conditions of draft approval and development agreements are in place for the draft plan of subdivision. 6.3 The development agreements will require the applicant to, among other matters: address the recommendations of the background studies, including submissions of additional information, plans and reports. provide for municipal services and road works that will service the developm ent; and provide contributions towards parkland. 7 Public Notice and Submissions 7.1 Public Notice was given by mail to each landowner within 120 metres of the subject site. 7.2 As of the writing of this report, two inquiries were received, one general in nature, the other, is from an existing resident residing on Brookhill Boulevard. The resident expressed concerns with winter snow clearing and storage, parking in narrow rear lanes causing parking and traffic concerns and poor drainage in small backyards. Page 12 Municipality of Clarington Page 10 Report PDS-034-23 8 Summary of Background Studies Archaeological Assessment, Northeastern Archaeological Associates Limited, 2010 8.1 A Stage 1 and Stage 2 Archaeological Assessments were carried out. Shovel tests and surface survey revealed the existence of three sites of interest. Stage 3 excavations were completed, and concluded that no future testing at the three sites was required. The Ministry of Culture, Tourism and Sport issued a Clearance Letter in 2014. Environmental Impact Study, Aquafor Beech, 2010 8.2 An Environmental Impact Study was undertaken in 2010 for the Brookhill Tributary from approximately north of the future extension of Longworth Avenue in the north to the confluence with Bowmanville Creek in the south. The report determined the development limits adjacent to the Brookhill valley lands, including confirming the location of stormwater management ponds, and outfall channel, as well as determining setbacks from the valley. The report identified a knick point at the confluence of the Brookhill Tributary and Bowmanville Creek that needs to be stabilized to avoid further erosion to the west. Noise Impact Study, D.G Biddle & Associates, 2021 8.3 The report identified noise impacts from Bowmanville Avenue. Noise abatement measures will be used to reduce sound levels to meet the Ministry of Environment, Parks, and Conservation minimum design criteria, such as noise fencing, construction materials, and the inclusion of air condition units where required. The appropriate warning clauses will be included in Purchase and Sale Agreements where applicable. Preliminary Stormwater Drainage and Functional Servicing Report, D. G Biddle & Associates, June 2022 8.4 The report states that sanitary sewers will be extended to service the development from Clarington Boulevard and Bowmanville Avenue, which is currently under construction and will be completed in the summer of 2024. 8.5 Municipal water will be provided with the extension of the existing Clarington Boulevard watermain and at Brookhill Boulevard and Bowmanville Avenue. 8.6 Conventional storm sewers will service the subdivision north of Brookhill Tributary. On - site stormwater management is proposed for the medium-density block south of the tributary and north of Stevens Road. 8.7 Stormwater quality and quantity will be handled in the proposed stormwater ponds in the draft plan and the pond proposed in the adjacent subdivision. Page 13 Municipality of Clarington Page 11 Report PDS-034-23 Traffic Impact Study (TIS) 8.8 The Traffic Impact Study was initially completed with the 2009 Brookhill Secondary Plan. The TIS set the road pattern for the lands to the south of the future extension of Longworth Avenue. An updated TIS is required as a condition of Draft Approval. 9 Department and Agency Comments 9.1 The list of agencies and internal departments comments received on the applications can be found in Attachment #. 10 Discussion 10.1 The proposed draft plan is generally consistent with the Clarington Official Plan and both the Brookhill and West Town Centre Secondary Plans. An update to the West Town Centre is currently underway and will help to inform the density and building height for the medium density block north of Stevens Road. Environmental Impact Study 10.2 An Environmental Impact Study was prepared for the Brookhill Tributary by Aquafor Beech in 2012. 10.3 The study found severe erosion is occurring at the confluence of the Brookhill Tributary and the Bowmanville Creek. This erosion is occurring as a result of the failure of the Vanstone Dam. The erosion is problematic on its own but also causes a barrier to fish passage. Development upstream will exacerbate the problem and remediation is recommended. The cost for remediation shall be borne by all owners that drain to the Brookhill Tributary based on the proportionate share of developable lands . Upstream development cannot proceed until the remediation is complete. 10.4 Recently, additional field work was required to determine the limits of the natural heritage features, hazard limits, and the limits of the stormwater management pond. All are satisfactory to CLOCA. Housing Types 10.5 The draft plan provides for a mix of lot sizes to permit various housing forms . The majority of the site includes single detached dwellings, with 10, 11 and 12 metres of frontage. Page 14 Municipality of Clarington Page 12 Report PDS-034-23 10.6 The units facing Clarington Boulevard are lane-based townhouse units which is consistent with the Village Corridor designation in the Secondary Plan. 10.7 Street Townhouses face the Neighbourhood Parkette located in the approved draft plan to the north (Dunbury), consistent with the Neighbourhood Commons in the Secondary Plan. 10.8 A concept has been provided for the Medium Density Block on the south side of Brookhill Boulevard. It shows 14 units, with one access from Brookhill Boulevard on a private internal lane. Pre-consultation meetings to determine the further Planning Act applications, including Site Plan approval, will be required before development can proceed. 10.9 The Medium Density Block on the north side of Stevens Road is within the West Town Centre Secondary Plan. The site is approximately 1.61 hectares, and 121 units are proposed for a density of 75 units per gross hectare. The entire Secondary Plan area for Bowmanville West is proposed to be a Major Transit Station Area (MTSA) and planned to achieve a minimum density of 150 people and jobs per hectare . The Secondary Plan is currently being updated. The draft Land Use Plan shows mid -rise apartments four to six storeys and townhomes. Staff recommend that the zoning for the site remain zoned as “Agricultural (A)” until the secondary plan process has been completed and a concept can be provided which meets the objective of the updated secondary plan . Furthermore, the site to the immediate west is only 0.93 hectares, would be difficult to achieve the density completed in the Secondary Plan . Opportunities to develop the sites together would provide for cohesive development while achieving higher densities. Further discussion with landowners is required. Community Park, Open Space, Trails, and Green Corridor 10.10 The Community Park is located north of Stevens Road, consistent with the Clarington Official Plan and West Town Centre Secondary Plan. The proposed park area is 0.94 ha, which is above the parkland requirement proposed for the development, however once the future development lands to the west are developed, the contribution may be able to make up the over dedication. Otherwise, the Municipality will need to decide whether to purchase the over dedication of the lands or reduce the park size. The lands associated with Brookhill Tributary will be dedicated to the Municipality. Two multi-use trails have been identified on the north and south side of the Brookhill Tributary. These trails will continue north through lands acquired by the Municipality through the registration of the first phase of the draft approved p lan to the west. It will eventually connect to existing trails in the Bowmanville Creek Valley. Page 15 Municipality of Clarington Page 13 Report PDS-034-23 10.11 The Brookhill Secondary Plan requires a landscape strip adjacent to Bowmanville Avenue from Stevens Road to Longworth Avenue. This “green corridor” will have landscaped berms which will provide a visual and acoustical barrier between the residential units and the traffic on Bowmanville Avenue. The landscaped strip will be dedicated to the municipality. Roads and Shared Infrastructure 10.12 Brookhill Boulevard is constructed from Boswell Avenue in the west to Clarington Boulevard in the east. The developer will be required to construct the balance of Brookhill Boulevard to Bowmanville Avenue with the first phase of development. 10.13 Cooperation with the abutting landowners, 1613881 Ontario Ltd. to the west and Dunbury to the north will be required to extend Clarington Boulevard and other internal roads, and construct two stormwater management ponds. Cost-sharing arrangements are a requirement of Conditions of Draft Approval for all three subdivisions. 10.14 The sanitary sewer trunk has been extended underneath Highway 2 to the north side of the CP Railway to service these lands and others in the Brookhill neighbourhood. The stormwater management pond in this draft plan is required for the Dunbury draft plan of subdivision to proceed. 11 Financial Considerations 11.1 The capital infrastructure required for this development will be built by the developer and assumed by the municipality upon acceptance. This includes roads, stormwater management ponds, the landscape strip and the service block. One of the two multi-use paths will be constructed by the developer. The Municipality will include the new capital assets in its asset management plans and be responsible for major repair, rehabilitation, and replacement in the future. 11.2 The development of the Community Park and one of the multi-use trails will be added to the capital forecast for Parks. 12 Concurrence 12.1 The report has been reviewed by the Deputy CAO/Treasurer who concur with the recommendations. Page 16 Municipality of Clarington Page 14 Report PDS-034-23 13 Conclusion 13.1 Staff recommend that the proposed Draft Plan be supported, and the zoning by-law amendment on Attachment 2, be passed with an (H) Holding Symbol, and that the (H) Holding Symbol be removed once all the Conditions of Draft Approval have been satisfied. Staff Contact: Nicole Zambri, Senior Planner, 905-623-3379 ext. 2422 or nzambri@clarington.net. Interested Parties: Cora Tonno, William Tonno Construction Michael Carswell, D.G Biddle & Associates Michael Fry, D. G Biddle & Associates Paolo Scaalotto, DG Group Mike Domivich Dunbury Developments. Mark Ashworth Catherine Verhoog Attachments: Attachment 1 – Conditions of Draft Approval Attachment 2 - Draft Plan Attachment 3 – Draft ZBL and Schedule Attachment 4 – Agency Comments Page 17 Attachment 1 to PDS-034-23 C:\Program Files\eSCRIBE\TEMP\15381859927\15381859927,,,Attachment 1 to Report PDS-034-23.docx P a g e | 1 CONDITIONS OF DRAFT APPROVAL File Number: 18T -95027 Issued for Concurrence: _____________ Notice of Decision: _____________ Draft Approved: ________________ __________________________ Carlos Salazar, RPP, MCIP Director of Planning and Infrastructure Services Municipality of Clarington Part 1 – Plan Identification 1. The Owner shall have the final plan prepared on the basis of approved Draft Plan of Subdivision 18T-95027 prepared by D.G Biddle & Associates identified as job number 88127, dated December 2022, which illustrates 145 single detached units, 38 freehold townhouses, 135 units in two medium density blocks, future development blocks, a park block, two open space blocks, a stormwater management pond, landscape strips, a servicing corridor, municipal lanes, roads and road widenings. Part 2 – General 2.1 The Owner shall enter into a subdivision agreement with the Corporation of the Municipality of Clarington (the “Municipality”) that contains all of the terms and conditions of the Municipality’s standard subdivision agreement respecting the Page 18 P a g e | 2 provision and installation of roads, services, drainage, other local services and all internal and external works and services related to this plan of subdivision. A copy of the Municipality’s standard subdivision agreement can be found at https://www.clarington.net/en/do-business/resources/application-forms/subdivision- agreement.pdf 2.2 The Owner shall name all road allowances included in the draft plan to the satisfaction of the Municipality and the Regional Municipality of Durham (the “Region”). 2.3 All works and services must be designed and constructed in accordance with the Municipality’s Design Guidelines and Standard Drawings. Architectural Control 2.4 (1) The Owner shall be 100% responsible for the cost of any architectural design guidelines specific to this development, as well as 100% of the cost for the “Control Architect” to review and approve all proposed models and building permits, to the satisf action of the Director of Planning and Infrastructure Services. (2) No residential units shall be offered for sale to the public on the draft plan until such time as architectural control guidelines and the exterior architectural design of each building has been approved by the Director of Planning and Infrastructure Services. (3) No building permit shall be issued for the construction of any building on any residential lot or block on the draft plan, until the architectural control guidelines for the development and the exterior architectural design of each building and the location of the building on the lot has been approved by the Director of Planning and Infrastructure Services. Marketing and Sales 2.5 (1) The Owner shall prepare a Land Use Plan which shows the draft plan and surrounding land uses. The Land Use Plan shall be in a format approved by the Director of Planning and Infrastructure Services. (2) The Owner shall erect and maintain a sign on the development site and/or in the sales office which shows the Land Use Plan as approved by the Director of Planning and Infrastructure Services. (3) The Owner shall submit its standard Agreement of Purchase and Sale to the Director of Planning Infrastructure Services which includes all warning clauses/ notices prior to any residential units being offered for sale to the public. Page 19 P a g e | 3 Site Alteration 2.6 Draft plan approval does not give the Owner permission to place or dump fill or remove fill from, or alter the grade of any portion of the lands within the draft plan. The Owner shall be required to obtain a permit from the Municipality under Site Alteration By-law 2008-114, as amended, for any such work. If any portion of the lands are within an area regulated by a conservation authority, the Owner shall obtain a permit from the conservation authority in addition to obtaining approval from the Director of Planning and Infrastructure regarding the intended haulage routes, the time and duration of the site alteration work and security relating to mud clean up, road damage and dust control in accordance with the Dust Management Plan in Section 4.7. After registration of a subdivision agreement, the provisions of the Municipality’s standard subdivision agreement shall apply to any proposed site alteration on the lands covered by the subdivision agreement. Part 3 – Final Plan Requirements 3.1 The following road allowances shown on the draft plan shall be dedicated to the Municipality upon registration of the final plan : (a) Brookhill Boulevard (b) Clarington Boulevard (portion thereof) (c) Streets A, B (portion thereof) , C, D, & E (d) Municipal Lanes 3.2 The Owner shall transfer to the Municipality (for nominal consideration free and clear of encumbrances and restrictions) the following lands and easements: (e) Reserves A 0.3 metre reserve shown as Block _____ on the draft plan. (f) Parkland Dedications Park or other public recreational area shown as Block 159 on the draft plan. (g) Landscaping Strips Landscaping strips shown as Blocks 160 & 161on the draft plan. (h) Open Space Lands as shown in Block 163 & 164 on the draft plan. (i) Stormwater Management Pond as shown in Block 162 on the draft plan. Page 20 P a g e | 4 3.4 The Owner shall transfer to the Region (for nominal consideration, free and clear of encumbrances and restrictions) the following lands and easements: (a) Road Widenings shown as Blocks 166, 167 & 168 on the draft plan. (b) Servicing Corridor shown as Block 165 on the draft plan. Part 4 –Plans and Reports Required Prior to Subdivision Agreement/Final Plan Registration 4.1 The Owner shall submit the following plans and report or revisions thereof: Phasing Plan (1) The Owner shall submit plans showing the proposed phasing to the Municipality and the Region for review and approval if this subdivision is to be developed by more than one registration. The construction for the extension of Clarington Boulevard and Brookhill Boulevard and the installation of the Stormwater Management Pond, being BLOCK 162 shall be included in the first phase. In addition, the Phasing Plan must show how the roads and associated infrastructure within each phase are intended to connect to subsequent phases of development, including the provision of temporary or transitional works such as temporary turning circles, external easements for temporary turning circles, and associated frozen lots. The Municipality shall require the preparation of a subdivision agreement for each phase of development. Noise Report (2) The Owner shall submit to the Director of Planning and Infrastructure Services and the Region, for review and approval, an updated noise report, based on the preliminary noise report entitled Noise Impact Study, W.M Tonno Construction, Brookhill Subdivision, prepared by D.G Biddle & Associates Ltd., dated May 2021, Project No.88127. Functional Servicing (3) The Owner shall submit an updated Functional Servicing Report satisfactory to the Director of Planning and Infrastructure Services and Central Lake Ontario Conservation Authority. Community Theme Plan (4) The Owner shall submit a “Community Theme Plan” to the Director of Planning and Infrastructure Services for approval. Such plan shall include design concepts for a community theme including gateway treatments, landscape treatments, lighting fixtures, fencing details and related design issues for the overall design, location and configuration of trails and open space buffers. All Engineering Drawings shall conform with the approved Community Theme Plan. Environmental Sustainability Plan Page 21 P a g e | 5 (5) The Owner shall submit a Environmental Sustainability Plan to the satisfaction of the Director of Planning and Infrastructure Services. Such plan shall identify the measures that the Owner will undertake to conserve energy and water in excess of the standards of the Ontario Building Code, reduce waste, increase recycling of construction materials and utilize non-toxic, environmentally sustainable materials and finishes. The plan shall include the location of a shade tree, or provision for a voucher from a local nursery to allow the purchase r to acquire a shade tree to provide passive solar gain during the various seasons. Soils Management Plan (6) Prior to Authorization to Commence, the Owner shall provide a Soils Management Plan for review and approval by the Director of Planning and Infrastructure Services. Such plan shall provide information respecting but not limited to any proposed import or export of fill to or from any portion of the Lands, intended haulage routes, the time and duration of any proposed haulage, the source of any soil to be imported, quality assurance measures for any fill to be imported, and any proposed stockpiling on the Lands. All imported material must originate from within the Municipality of Clarington. The Owner shall comply with all aspects of the approved Soils Management Plan. The Director may require the Owner to provide security relating to mud clean up, dust control and road damage. Dust Management Plan (7) Prior to Authorization to Commence Works, the Owner is required to prepare a Dust Management Plan for review and approval by the Director of Planning and Infrastructure Services. Such plan shall provide a practical guide for controlling airborne dust which could impact neighbouring properties. The plan must: (a) identify the likely sources of dust emissions; (b) identify conditions or activities which may result in dust emissions; (c) include preventative and control measures which will be implemented to minimize the likelihood of high dust emissions; (d) include a schedule for implementing the plan, including training of on-site personnel; (e) include inspection procedures and monitoring initiatives to ensure effective implementation of preventative and control measu res; and (f) include a list of all comments received from the Municipality, if any, and a description of how each comment was addressed. Landscape Strip (8) The Owner shall provide a Landscaping Plan for the X.) metre Landscaping Strip being Blocks 160 and 161. The Plan shall include berms and vegetation, including low maintenance trees, shrubs and ground cover sufficient to provide a landscape barrier between Regional Road 57 (Bowmanville Avenue) and the plan to the satisfaction of the Director of Planning and Infrastructure Services. As part of road works Traffic Impact Study Page 22 P a g e | 6 (9) The Owner shall provide an updated Traffic Impact Study for the Brookhill Neighbourhood (Sernas Transtech, November 2010) which analyzes the major intersections in the neighbourhood, including Clarington Boulevard/Stevens Road, Bowmanville Avenue and Stevens and Clarington Boulevard/Brookhill Boulevard, Brookhill Boulevard and Bowmanville Avenue. Any recommended improvements to the road network or any intersection identified i n the updated study will be constructed at 100% the cost of the Owner. Part 5 –Special Terms and Conditions to be Included in the Subdivision Agreement 5.1 Lands Requiring Site Plans The Owner shall not make an application for a building permit in respect of Lots Block 154 and Blocks 155 until the Owner has received site plan approval from the Municipality under Section 41 of the Planning Act, R.S.O. 1990, C.P.13. 5.2 Clarington Boulevard The Owner 100% acknowledges that a portion of Clarington Boulevard is located on lands owned by others (S-C 2021-0003, DG Group and S-C 2011-000X, XXX) The owner must co-ordinate the construction of Clarington Boulevard from its current terminus to the XX metres north, with the adjacent owners. Clarington Boulevard shall be constructed in keeping with the Municipality’s design for Clarington Boulevard as shown on “Typical Sections Clarington Blvd I and Clarington Blvd. 2” as approved by and to the satisfaction of the Director of Planning and Infrastructure. Furthermore, the Owner shall provide a staging plan for the construction of Clarington Boulevard. The Owner shall construct and pay for 100% of the cost of the following oversized or external services (the “Shared Services”): Describe the Shared Services 5.4 The Shared Services are required to service the Lands but will also provide benefit to the following lands (the “Benefitting Land”): Describe the Shared Services 5.5. The shared Services are not included in the Municipality’s Development Charge By-law or in any special area development charge and, therefore, the Municipality cannot provide the Owner with any assurance that the Owner will recover any of the costs of constructing the Shared Services from the owners of the Benefitting Land. However, if the Benefitting Land or any part thereof is to be developed by plan of subdivision, plan of condominium, severance or any other method requiring an approval under the Planning Act, R.S.O. 1990 c.P.13, then the Municipality shall endeavour to ensure that the owners of such Benefitting Land pays t o the Page 23 P a g e | 7 Owner their proportionate shares of the costs of the Shared Services (“Proportionate Shares”). Such endeavour shall be deemed to be conclusively fulfilled if the Municipality requires the Owner of any Benefitting Land to pay its Proportionate Share as a condition of a Planning Act approval. The Municipality shall not be required to pursue, take carriage of, or oppose the payment of or the refusal to pay any Proportionate Shares before a Court or administrative tribunal unless the Owners agree to pay to the Municipality all costs that may be incurred by the Municipality in relation to such proceeding. 5.6 Parkland (choose one) The Owner shall convey Block 159 to the Municipality for park or other public recreational purposes in accordance with section 51.1 of the Planning Act, R.S.O. 1990, c.P.13. 5.7 The Owner shall pay the Municipality an amount in lieu of conveying land for park or other public recreational purposes under section 5.1. of the Planning Act, R.S.O. 1990, c.P.13. The Owner acknowledges that this amount, represents 5% of the lands included in the draft plan and shall be based on the value of the Lands as of the day before the approval of draft Plan of Subdivision S-C-______. OR The Owner shall pay the Municipality an amount in lieu of conveying land for park or other public recreational purposes under section 5.1. of the Planning Act, R.S.O. 1990, c.P.13. The Owner acknowledges that this amount represents the value of the land that would otherwise be required to be conveyed at the rate of 1 hectare of land for each 300 dwelling units in the draft Plan as of the day before the approval of draft Plan of Subdivision S-C-_____. 5.8 The Owner shall convey Blocks ____ to the Municipality for Park or other public recreational purposes and pay the Municipality cash in lieu of parkland under Section 5.1. of the Planning Act, R.S.O. 1990, c.P.13. The Owner acknowledges that the land and payment represents 5% of the lands included in the draft plan and the payment shall be based on the value of the Lands as of the day before the approval of draft Plan of Subdivision S-C-_____. 5.9 (1) In this section, “Park Plan” means a plan prepared by a qualified landscape architect showing: (a) all proposed park features including walkways, playgrounds, sports fields and seating areas; and (b) the proposed grading and stormwater drainage system to demonstrate that the proposed park size, configuration and topography will allow for the construction of park facilities. (2) An Authorization to Commence shall not be issued for any Works until the Owner has submitted and the Director has approved the Park Plan. Page 24 P a g e | 8 (3) The Owner shall construct, and ensure the Engineering Drawings in corporate the final grades for the park including 200 mm minimum topsoil and seeding, sodding, fencing, all storm sewer servicing within the park and provision of sanitary sewer, water connections and hydro service to the park property line along the park frontage. (4) For purposes of the Subdivision Agreement, all works under the section 5.8(3) are considered a separate Works Component with a minimum maintenance period of 2 years. 5.10 Noise Attenuation (1) The Owner shall implement the noise attenuation measures recommended in the updated noise report entitled Noise Impact Study, W. M. Tonno Construction prepared by D.G. Biddle & Associates Ltd. and dated May 2021 (the “Noise Report”). (2) The Owner shall not make an application for a building permit for any building on the Lands until an acoustic engineer has certified that the plans for the building are in accordance with the Noise Report. Erosion Control Stabilization Works The Owner acknowledges the recommendations of the Brookhill Tributary Environmental Impact Study, prepared by Aquafor Beech, July 2010. Furthermore, the Owner shall contribute to the erosion control stabilization works on the downstream of the Brookhill Tributary. The amount was based on the contributing upstream developable neighbourhood. Each benefitting landowner shall pay its proportionate share of the works to the municipality, based on the drainage area of the draft plan. Page 25 P a g e | 9 5.11 Part Lots or Blocks Part Blocks 156 157, 158 shall be (a) pre-services with water, sanitary and storm sewers, and (b) graded, seeded and maintained by the Owner to the satisfaction of the Director of Planning and Infrastructure Services. 5.12 Temporary Access/Internal Connection The Owner shall, to the satisfaction of the Director of Planning and Infrastructure Services, provide and maintain temporary access over Lot/block _____ until _____ for the purpose of _____. When directed to do so, the Owner, at 100% the cost shall remove such temporary access and restore the lands to the satisfaction of the Director of Planning and Infrastructure Services. 5.13 Temporary Turning Circles (1) Temporary turning circles are required at phase limits where roadways are incomplete and any lots abutting temporary turning circles will be frozen and not eligible for building permits. (2) Where part of all of a temporary turning circle is on lands outside of the road allowances, the Owner shall convey an easement to the Municipality in a form satisfactory to the Municipal Solicitor. Such easement shall be released for nominal consideration when the turning circle is removed to the satisfaction of the Director of Planning and Infrastructure Services. (3) Where proposed road connects to existing temporary turning circle, the Owner shall restore all areas to municipal standards. This includes curbs, sidewalks, asphalt, drainage, boulevard topsoil and sod, street trees and streetlighting relocations, all to the satisfaction of the Director of Planning and Infrastructure Services. Frozen Lots 5.14 Existing Structures The Owner shall obtain demolition permit(s) to remove all existing buildings and structures from the Lands, unless such buildings or structures are to be preserved for heritage purposes. Homeow ner’s Guide 5.9 The Owner shall prepare a Homeowner’s Guide to the satisfaction of the Director of Planning and Infrastructure Services and distribution to all purchasers of lots created in the subject Draft Plan. The Homeowner’s Guide shall educate landowners about the Brookhill Tributary, associated valleylands, coldwater stream, wildlife, stormwater management facilities. Page 26 P a g e | 10 Part 6 – Agency Conditions 6.1 Region of Durham (1) The Owner shall prepare the final plan and shall include a lands use table on the basis of the approved draft plan of subdivision, prepared by D.G Biddle & Associates Limited, identified as number 88127 DP-1, dated February, 2017, revised 2019, further revised June 2021, February, 2022 and December 2022, which illustrates 145 lots for single detached dwellings, eight blocks for 38 freehold townhouses, one medium density residential block for 135 units, three future development blocks for 7 residential units, one park block, two landscape strips, one stormwater management facility block, one service corridor block and three blocks for road widenings and roads. (2) The Owner shall carry out an archaeological assessment for the subject property and mitigation and /or salvage excavation of any significant heritage resources to the satisfaction of the Ministry of Heritage, Sport, Tourism and Culture Industries. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance by the Ministry. ]3) The Owner shall agree in the Municipality of Clarington Subdivision Agreement to implement any recommendations of the report, entitled “ Noise Impact Study for W.M. Tonno Construction Brookhill Subdivision Part of Lot 15, Concession 2, Municipality of Clarington, Regional Municipality of Durham” prepared by D. G Biddle & Associations Limited, dated September 2009 and revised May 2021, which specifies noise attenuation measures for the development. The measures shall be included the in the Subdivision Agreement and must also contain a full and complete reference to the noise report (i.e. author, title, date and any revisions/addenda) and shall include warning clauses identified in the study. (4) Prior to the finalization of this plan of subdivision, the Owner must provide satisfactory evidence to the Regional Municipality of Durham in accordance with Region’s Soil and Groundwater Assessment Protocol to address site contamination matters. Such evidence may include the completion of Regional Reliance Letter and Certificate of Insurance. Depending on the nature of the proposal or the findings of any Record of Site Condition (RSC) Compliant Phase One Environmental Assessment (ESA), and RSC Complaint Phase Two ESA may also be required. The findings of the Phase Two ESA could also necessitate the requirement for an RSC through the Ministry of Environment, Conservation and Parks, accompanied by any additional supporting information. (5) The Owner shall submit plans showing the proposed phasing to the Region of Durham and the Municipality of Clarington for review and app roval if this subdivision is to be developed by more than one registration. Page 27 P a g e | 11 (6) The Owner shall grant to the Region, any easements required to provide Regional services for this development and these easements shall be in locations and of such widths as determined by the Region. (7) The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as we as within , the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary and water supply facilities are to be designed and constructed according to the standards of the Region of Durham. All arrangements, financial and otherwise, for the said extension are to be made to the Region of Durham and are to be competed prior to final approval of this plan.. (8) Prior to entering into a Subdivision Agreement, the Region of Durham shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. (9) The Owner shall satisfy all requirements, financial and otherwise, of the Region of Durham. This shall include, among other matters, the execution of a Subdivision Agreement between the Owner and Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. (10) The Owner shall convey to the Region of Durham, free and clear of all encumbrances, sufficient road allowances widening along the total frontage of Regional Road 57 (Bowmanville Avenue) to provide for a minimum of 20.0 metres from the centre line of the existing right-of -way. (11) The Owner shall convey to the satisfaction of the Region of Durham, free and clear of all encumbrances, 10 metres by 15 metres sight triangles, as widened, an the northwest and southwest corner of Regional Road 57 (Bowmanville Boulevard) and Brookhill Boulevard. (12) The Owner shall convey to the satisfaction of the Region of Durham, free and clear of all encumbrances, a 0.3 metre reserve along the total frontage of Regional Road (Bowmanville Boulevard), as widened. (13) Prior to entering into a Subdivision Agreement , the Owner shall provide an updated Traffic Impact Study upon completion of the Brookhill Secondary Pan and related Transportation Study. 6.2 Conservation Authority (1) Prior to any on-site grading or construction or final approval of the Plan, the Owner shall submit and obtain approval from the Municipality of Clarington, Page 28 P a g e | 12 and the Central Lake Ontario Conservation Authority (CLOCA) for reports describing the following: (a) The intended means of controlling stormwater on the site and conveying stormwater flow from the site to an appropriate outlet, including the use of stormwater techniques which are appropriate and in accordance with the provincial guidelines, and; (b) The intended means of providing water quality treatment for the site in accordance with provincial guidelines; and, © The means whereby erosion and sedimentation and their effects will be minimized on the site and downstream of the site during and after construction, in accordance with provincial guideline. The report must outline all actions to be taken to prevent an increase in the concentration of solids and prevention of downstream erosion in any water body as a result of on-site or related works; and (e) Details on the types and use of Low Impact Development measures to be implemented within the development to assist in reducing stormwater runoff and meeting infiltration targets in accordance with the water balance and CLOCA requirements. (2) That prior to any on-site grading, construction or final approval of the plan, the subdivider shall incorporate requirements of the Brookhill Neighbourhood Subwatershed Study, to the satisfaction of CLOCA. (3) That the subdivider shall agree to provide compensation for any unavoidable and approved natural heritage feature removal as well as transitional grading encroachment into the Vegetation Protection Zones (VPZ) and submit a restoration works plan any development activity occurring within the natural heritage corridor to the satisfaction of CLOCA, prior to the registration of the plan. (4) That the Subdivider shall agree to provide plan and profile drawings for Clarington Boulevard and Brookhill Boulevard and updated HEC-Ras mode to CLOCA prior to final approval of the plan. (5) That the subdivider shall agree that the stormwater management facility is to be designed as a flood control facility in accordance with CLOCA’s guidelines, including a geotechnical analysis and long-term operations and maintenance program. (6) That the subdivider shall agree that the interim stormwater quality, erosion and quantity control measures to be provided for Clarington Boulevard and the adjacent lots which format part of the Brookhill East Pond catchment, should these areas develop in advance of the Brookhill East Pond. Page 29 P a g e | 13 (7) An erosion problem (knick point) has been identified near the confluence of Bowmanville Creek and Brookhill Tributary in the Brookhill Neighourhood Subwatershed Study. The Subdivider shall agree that the knick point stabilization is to be completed prior to any further upstream development. (8) The Owner shall satisfy all financial requirements of the Central Lake Ontario Conservation Authority. This shall include Application Processing Fees and Technical Review Fees as per the approved Authority Fee Schedule. (9) The subdivision agreement between the Owner and the Municipality shall contain, among other matters, the following provisions: (a) Th Owner agrees to carry out the works referred to in Conditions 1 to * to the satisfaction of CLOCA; and (b) The Owner agrees to maintain all stormwater and erosion a nd sediment control structures and measures operating and in good repair during the construction period, in a manner satisfactory to CLOCA. 6.3 School Board (1) (2) (4) (7) _____. 6.7 Canada Post Corporation (1) The Owner covenants and agrees to provide the Municipality of Clarington with evidence that satisfactory arrangements, financial and otherwise, have been made with Canada Post Corporation for the installation of Lockbox Assemblies as required by Canada Post Corporation and as shown on the approved engineering design drawings/Draft Plan, at the time of sidewalk and/or curb installation. The Owner further covenants and agrees to provide notice to prospective purchasers of the locations of Lockbox Assemblies and that home/business mail delivery will be provided via Lockbox Assemblies or Mailroom. (2) The Owner shall satisfy the following requirements of Canada Post Corporation and the Municipality with respect to the provision of mail delivery to the Subdivision Lands and the provision of community mailbox locations, as follows: (a) The Owner shall advise Canada Post as to the excavation date for the first foundation/first phase as well as the date developm ent work is scheduled to begin. Page 30 P a g e | 14 (b) If applicable, the Owner shall ensure that any street facing installs have a pressed curb or curb cut. (c) The Owner shall advise Canada Post as to the expected first occupancy date and ensure the site is accessible to Canada Post 24 hours a day. (d) The Owner will consult with Canada Post and the Municipality to determine suitable permanent locations for the Community Mail Boxes. The Owner will then indicate these locations on the appropriate servicing plans. (e) The Owner agrees, prior to offering any units for sale, to display a map on the wall of the sales office in a place readily accessible to potential homeowners that indicates the location of all Community Mail Boxes within the development, as approved by Canada Post. (f) The Owner will provide a suitable and safe temporary site for a Community Mail Boxes upon approval of the Municipality (that is levelled with appropriate sized patio stones and free of tripping hazards), until curbs, sidewalks and final grading are completed at the permanent locations. Canada Post will provide mail delivery to new residents as soon as the homes or units are occupied. (g) Owner agrees to provide the following for each Community Mail Boxes and to include these requirements on the appropriate servicing plans (if applicable): i) Any required walkway across the boulevard, per municipal standards; and ii) Any required curb depressions for wheelchair access, with an opening of at least two meters (consult Canada Post for detailed specifications). 6.8 6.11 Utilities (1) The Owner shall coordinate the preparation of an overall utility distribution plan that allows for the safe installation of all utilities including the separation between utilities to the satisfaction of the Director of Engineering Services. (2) All utilities will be installed within the proposed road allowances. Where this is not possible, easements will be provided at no cost to the utility provider. Proposed easements are not permitted on lands owned by the Municipality unless it can be demonstrated that there is no other alternative. Such easements must not impede the long term use of the lands and will be at the discretion of the Director of Engineering Services. (3) The Owner shall cause all utilities, including hydro, telephone, and cable television within the streets of this development to be installed underground for both primary and secondary services. Page 31 P a g e | 15 Part 7 – Standard Notices and Warnings 7.1 The Owner shall include a clause in Agreements of Purchase and Sale for all Lots informing the purchaser of all applicable development charges in accordance with subsection 58(4) of the Development Charges Act, 1997, S.O. 1997, C.27. 7.2 The Owner shall include the notices and warnings clauses set out in Schedule 3 of the Municipality’s standard subdivision agreement in Agreements of Purchase and Sale for all Lots or Blocks. 7.3 The Owner shall include the following notices and warning clauses in Agreements of Purchase and Sale for the Lots or Blocks to which they apply: 7.4 Noise Report (1) The Owner shall include the following notice in the Agreements of Purchase and Sale for Lots 2, 27, and 29: “Purchasers are advised that sound levels due to increasing road traffic may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the Ministry of Environment, Conservation, and Parks’ Noise Criteria” (2) The Owner shall include the following notice in the Agreements of Purchase and Sale for Lots 1 and 29: “Purchasers are advised that despite the inclusion of noise control features in the development and within the building units, sound levels due to increa sing noise traffic may occasionally interfere with some activities of the dwelling occupants as the sound levels exceed the Ministry of Environment, Conservation and Parks’ noise criteria. “An acoustical barrier fence has been constructed on this lot to h elp reduce outdoor noise levels in rear yards. This fence may not be tampered with or removed by the homeowner.” (3) The Owner shall include the following notice in the Agreements of Purchase and Sale for Lots 1-5, 27-29, 42-46, 71-75, Block 151 -153: “This dwelling unit was fitted with a forced air heating system and the ducting etc. sized to accommodate a central air conditioning unit. The installation of central air conditioning by the homeowner will allow windows and exterior doors to be kept closed, thereby achieving indoor sound levels within the limits recommended by the Ministry of the Environment. (Note: The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of Ministry of the Environment, Conservation and Parks publication NPC-216 Residential Air Conditions Devices and thus Page 32 P a g e | 16 minimize the noise impacts both on and in the immediate vicinity of the subject property..” 7.5 Municipal Lane The Owner shall include the following in the warning clause in agreements of purchase and sale for Lots 105 and 134: “The westerly side yard abuts a municipal lane, which may have occasional traffic to access the townhouse units fronting onto Clarington Boulevard.” 7.6 Nearby Park The Owner shall include the following warning clause in agreements of purchase and sale for Blocks, 146, 147 and 155: “Park – A park is designated to the north for parkland uses including community events and recreation facilities which, when developed, may contain active lighted facilities for night-time services.” 7.9 Chain Link Fencing The Owner shall include the following notice in the agreements of purchase and sale for Lots 135 to 140, 145, Blocks, 154, 157 and 158. “Environmentally Protected Lands - Purchasers are advised that the lands abutting these lots are owned by the Municipality of Clarington and are Environmentally Protected. Purchasers may not dump any material, debris or grass clippings on these lands. Purchasers shall not drain swimming pool water or spa water directly on these areas. Water should be directed to the road where they are treated through the municipal stormwater system. “Chain Link Fencing - Chain link fencing is a required feature between this lot and the adjacent environmentally sensitive lands owned by the Municipality of Clarington. No gates are permitted in the fence. This fencing is be located on the public portion of the abutting land and will be maintained by the Municipality after the developer has been released from any further responsibility for the fence.” “Pedestrian/Cycling Trails – The adjacent lands are owned by the Municipality of Clarington and may be used for a pedestrian/cycling trail.“ Stormwater Management Pond 7.10 The Owner shall include the following notice in the agreements of purchase and sale for Lots 1 to 13, 120 and 121, Block 153, 154, 156: Stormwater Management Pond- The purchaser acknowledges that these lands are across from or abut a stormwater management pond, which is an unmaintained lands owned by the Municipality of Clarington. Page 33 P a g e | 17 These lands are subject to ponding or flowing water during various times of the year. 7.9 Canada Post Corporation The Owner shall include the following notice in the agreements of purchase and sale for all lots: “Mail Service - Purchasers are advised that Canada Post intends to service this property through the use of community mailboxes that may be located in several locations within this subdivision.” Part 8 - Clearance 8.1 Prior to final approval of the plan for registration, the Municipality’s Director of Planning Services shall be advised in writing by, (a) the Region how Conditions _________ have been satisfied; (b) Central Lake Ontario Conversation Authority how Conditions _________ have been satisfied; (c) Kawartha Pine Ridge District School Board, how Conditions _________ have been satisfied; (d) Canada Post , how Conditions _________ have been satisfied; Part 9 – Notes to Draft Approval 9.1 Terms used in these conditions that are not otherwise defined have the meanings given to them in the Municipality’s standard subdivision agreement. 9.2 As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and may be amended at any time prior to final approval. The Planning Act provides that draft approval, may be withdrawn at any time prior to final approval. 9.3 If final approval is not given to this plan within three (3) years of the draft approval date, and no extensions have been granted, draft approval shall lapse and the file shall be closed. Extensions may be granted provided valid reason is given and is submitted to the Director of Planning and Infrastructure Services for the Municipality of Clarington well in advance of the lapsing date. 9.4 Where an agency requirement is required to be included in the Municipal subdivision agreement, a copy of the agreement should be sent to the agency in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: Page 34 P a g e | 18 (a) Durham Regional Planning Department, 605 Rossland Road East, P.O. Box 623, Whitby, Ontario L1N 6A3 (905) 668-7721. (b) Central Lake Ontario Conservation Authority, 100 Whiting Avenue, Oshawa, Ontario LIH 3T3 (905) 579-0411. (c) Kawartha Pine Ridge District School Board, 1994 Fisher Drive, Peterborough, Ontario K9J 6X6 (d) Canada Post, Metro Toronto Region, 1860 Midland Ave. 2nd Floor Scarborough ON, M1P 5A1 I:\^Department\General Files\Core Operating Administration\Procedural Manuals\Subdivision - 2012 Complete-updated June 2016\S-C 14 - Conditions of Draft Approval.docx Page 35 Page 36 Attachment 3 to PDS-034-23 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 2023-______ 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 325 residential units in a Plan of Subdivision on the subject lands (DEV 95- 012); 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: “Agricultural (A) Zone” to “ Holding- Residential Exception (H)(R1-97) Zone”; Agricultural (A) Zone” to “ Holding- Residential Exception (H)(R3-39) Zone”; Agricultural (A) Zone” to “ Holding- Residential Exception (H)(R3-51) Zone”; Agricultural (A) Zone” to “ Holding- Residential Exception (H)(R3-60) Zone”; Agricultural (A) Zone” to “ Environmental Protection (EP) Zone”; and Agricultural (A) Zone” to “ Urban Residential Type One (R1) Zone”. as illustrated on the attached Schedule “A” hereto. 2. Schedule “A” attached hereto shall form part of the By-law. 3. 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 _____________, 2023 ____________________________ Adrian Foster, Mayor ____________________________ June Gallagher, Municipal Clerk Page 37 Page 38 Attachment 4 to PDS-034-23 1.1. Department/Agency 1.2. Comments Received 1.3. Summary of Comments 1.4. Development Engineering Development Engineering Division has no objections, in principle, to the applications. Updated Traffic Study is required to include Green Road connection to Baseline Road, and the construction of Clarington Boulevard from its current terminus to Green Road. Brookhill Boulevard shall be built from Clarington Boulevard to Bowmanville Avenue in the first phase of development. Pre-dedication of Clarington Boulevard and as well as internal streets may be required depending on the timing of the subdivision to the north and west. The applicant must contribute to the stabilization works required at the confluence of Brookhill Tributary and Bowmanville Creek. The works shall be completed before any upstream development takes place. The applicant may be required to predicate open space lands for multi use paths ? it does connect to anything yet ? I have questions about the Feb 17, 2023 comments on the SWM pond sloping 1.5. Building Division 1.6. No comments were provided. 1.7. Fire and Emergency Services No concerns were identified. Page 39 Attachment 4 to PDS-034-23 1.8. Region of Durham (Planning, Works, & Transit, Police) 1.9. The comments indicate that the proposed plan of subdivision conforms to the policies of the Durham Region Official Plan. The site can be serviced with municipal water and sanitary sewer, once the sanitary truck lines have been installed. The appropriate road widening have been provided in the latest Draft Plan, and Regional Works is now satisfied. Conditions of Draft Approval were provided. 1.10. Central Lake Ontario Conservation Authority Comments indicated Environmental Impact Study is satisfactory. No upstream development is permitted until the Knick-point at the confluence of Brookhill Tributary and Bowmanville Creek has been remediated. Conditions of Draft Approval were provided. 1.11. School Boards Kawartha Pine Ridge District School Board had no objection. Standard Conditions of Approval were provided. Peterborough, Victoria, Northumberland and Clarington Catholic District School Board have not objection. The Conseil scolaire Viamonde had no comment 1.12. Hydro One 1.13. No concerns were identified 1.14. Enbridge 1.15. No concerns were identified. 1.16. Canada Post Corporation Canada Post has no objections for the proposed development. Standard Conditions of approval were provided. Page 40 Attachment 4 to PDS-034-23 1.17. Bell Canada 1.18. No concerns were identified. Standard conditions of approval were provided. 1.19. Rogers 1.20. No concerns were identified. Standard conditions of approval were provided. Page 41 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2023 Report Number: PDS-035-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary-Anne Dempster, CAO Resolution#: File Number: COPA2020-0005 and ZBA-2020-0019 By-law Number: Report Subject: Official Plan Amendment, and Zoning By-law Amendment to permit a 10 Storey building containing 140 residential units and 44 Townhouse units in Courtice Recommendations: 1. That Report PDS-035-23 and any related delegations or communication items, be received. 2. That the Official Plan Amendment and the Zoning By-law Amendment applications submitted by SvN Architects + Planners be approved and the Official Plan Amendment and Zoning By-law Amendment in Attachments 1 and 2 to Report PDS- 035-23 be passed; 3. That any Council and/or Public concerns regarding the site plan be addressed through the conditions of site plan approval; 4. That once all requirements and conditions contained in the Official Plan with respect to the removal of the (H) Holding Symbol and conditions of the site plan approval are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved by the Director of Planning and Infrastructure Services; 5. That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS- 035-23 and Council’s decision; and 6. That all interested parties listed in Report PDS-035-23 and any delegations be advised of Council’s decision. Page 42 Municipality of Clarington Page 2 Report PDS-035-23 Report Overview This report recommends approval of the proposed applications to amend the Courtice Main Street Secondary Plan and Zoning By-law to allow a ten-storey mixed use building and 44 townhouse units situated in five separate blocks at 1465 Highway 2 in Courtice. The ten - storey building is proposed to contain 140 residential units plus 200 square metres of ground related commercial floor space. The total number of units proposed on the subject lands is 184. The site is approximately 1.1 hectares, producing a housing density of approximately 170 units per hectare. The site plan details, and tenure will be addressed through future Site Plan and Plan of Condominium applications. 1. Application Details 1.1 Owner: 1465 King Street Inc. 1.2 Applicant: SvN Architects + Planners 1.3 Proposal: Clarington Official Plan and Courtice Main Street Secondary Plan Amendment To permit townhouses as a component of a mixed -use development site within the “Regional Corridor” and “Commercial” land use designations. To increase the maximum permitted building height from eight storeys to ten storeys for the mixed-use building. To reduce the private laneway width from 7 metres to 6.5 metres. Zoning By-law Amendment To rezone the property from “General Commercial Exception (C1-39) Zone” to “Holding - Residential Mixed-Use Exception (H)(MU2-3 (S:3/10)) Zone”. 1.4 Area: 1.1 hectares 1.5 Location: 1465 Regional Highway 2, Courtice 1.6 Within Built Boundary: Yes 2. Background 2.1 On October 9, 2020, 1465 King Street Inc. submitted applications to amend the Courtice Main Street Secondary Plan and Zoning By-law 84-63 to facilitate the proposed Page 43 Municipality of Clarington Page 3 Report PDS-035-23 development. The proposal consists of a ten-storey mixed-use building (Building 1) and 5 blocks for townhouse units (Buildings 2-6), for a total of 184 residential units and 200 sq. m. of commercial floor area. The proposal also includes indoor and outdoor common amenity spaces as well as enclosed at-grade and below-grade parking. Figure 1: Proposed Site Plan 2.2 A Public Meeting was held on January 11, 2021, followed by a Virtual Public Open House on February 4, 2021. Comments were sent to the applicant on April 30, 2021. A revised submission was received a year later (April 25, 2022), which incorporated some of the comments received. A site plan application was also submitted in conjunction with the revised submission. The site plan application was deemed complete on August 17, 2022, and comments were sent to the applicant at that time. The applicant has since submitted a third submission on January 31, 2023. Page 44 Municipality of Clarington Page 4 Report PDS-035-23 2.3 The applicant has submitted the following supporting documents, which have been circulated to departments and agencies for review. They are available upon request and are summarized in Section 8 of this report. Planning, Urban Design, and Sustainability Report Noise Report Transportation Impact Study Hydrogeological Study Functional Servicing and Stormwater Management Report Environmental Impact Study – Addendum Stage 1-2 Archaeological Property Assessment Phase One and Two Environmental Site Assessment 3. Land Characteristics and Surrounding Context 3.1 The subject lands are located on the south side of Regional Highway 2, just east of Darlington Boulevard in Courtice. There is approximately 104 metres of frontage along Regional Highway 2. The site is 1.1 hectares (2.7 acres) and vacant. Proposed vehicle access to the site is off Regional Highway 2. The site is adjacent to an approved Site Plan (SPA2018-0032) known as the Uplands or High Street Courtice. 3.2 The surrounding land uses are as follows: North: White Cliffe Terrace Retirement Residence and single detached dwellings fronting onto Cherry Blossom Crescent. South and East: The Uplands, Courtice development site, comprised of two apartment buildings with 339 units, 93 link townhouse dwellings and 26 back-to- back townhouse units, totaling 458 units. West: Oshawa Monument Company, Esso and Circle K with Tim Hortons Express. Page 45 Municipality of Clarington Page 5 Report PDS-035-23 Figure 2 – Location and Surrounding Lands Page 46 Municipality of Clarington Page 6 Report PDS-035-23 Figure 3 – Southeast view of subject lands, looking towards the Farewell Creek Valley Trail 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 Courtice 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, such as Regional Highway 2. 4.2 The PPS requires Planning authorities to identify appropriate locations and promote opportunities for intensification and redevelopment. It also requires Planning authorities to identify the availability of suitable existing or planned infrastructure and public service facilities required to accommodate these projected needs. Page 47 Municipality of Clarington Page 7 Report PDS-035-23 4.3 Settlement Areas shall encourage opportunities for infill where it can be accommodated. New development is to use existing infrastructure and public services appropriately, having regard for the site’s surroundings. 4.4 The proposed development is a form of infill and intensification development that would utilize existing and planned infrastructure and would be appropriate for this context. 4.5 The proposal is consistent with the Provincial Policy Statement. Growth Plan 4.5 The Growth Plan contains policies for municipalities within the Greater Golden Horseshoe to manage growth and to direct and encourage development to settlement areas. It provides policies to encourage complete communities, which includes a diverse mix of land uses, a mix of employment and housing types, high-quality public open spaces, and convenient access to local stores and services. New transit-supportive and pedestrian-friendly developments will be concentrated along existing and future transit routes. The objective is to protect the natural environment and agricultural lands by making efficient use of existing public infrastructure and encouraging compact development within the already built-up areas of the municipality. 4.6 The site is within the defined Built Boundary in Courtice. Some growth is to be accommodated by directing development to the already built-up areas of Courtice through intensification. A minimum of 40 percent of all residential development occurring annually within each upper-tier municipality will be within built-up areas. After the Durham Region Official Plan comprehensive review is completed, the minimum target will increase to 50 percent. 4.7 The proposal for 184 units will contribute to Clarington’s annual intensification targets and conforms to the Growth Plan. 5. Official Plans Durham Region Official Plan 5.1 The Durham Region Official Plan designates the subject lands as a Regional Corridor. Regional Highway 2 is a Type B Arterial Road and functions as a transit spine. Regional Corridors are targeted for higher densities and mixed uses, supporting higher- order transit services and pedestrian-oriented development. Regional Corridors support an overall, long-term density target of at least 60 residential units per gross hectare and a floor space index (FSI) of 2.5. The proposal achieves a density of approximately 170 units per hectare and an FSI of 1.8. It is important to note that the FSI target is a long- range target to be achieved for the overall Regional Corridor, not just on a site-by-site basis. The proposal would support and assist in achieving this target. Page 48 Municipality of Clarington Page 8 Report PDS-035-23 5.2 Transit Spines facilitate inter-regional and inter-municipal transit services along arterial roads (GO Transit) and intersect with local transit services (Durham Regional Transit). Development along Transit Spines shall provide for complimentary higher densities and mixed uses in accordance with the Regional Corridor policies. 5.3 The proposal will intensify and redevelop an underutilized lot within the Regional Corridor and conforms to the Region Official Plan. Clarington Official Plan 5.4 The lands are within a Regional Corridor, within which a mixed -use building and apartments are permitted with a height between 3 and 12 storeys. The minimum net density is 85 units per hectare. The proposal is approximately 170 units per hectare , and the height ranges from 3 to 10 storeys. An Official Plan Amendment application was submitted to permit the additional use of townhouses. 5.5 Proposals for multi-unit residential must consider the appropriateness of the site, compatibility, provision of suitable access points, traffic and parking impacts and massing. The urban design and sustainability policies of the Official Plan must be implemented through the development. 5.6 Multiple vehicular accesses shall generally be provided to townhouse and apartment blocks. Each condominium corporation shall have direct street frontage and direct vehicular access. 5.7 Where lands are within 120 metres of a natural heritage or hydrologic feature, an Environmental Impact Study (EIS) is required. An EIS was submitted in support of the application. The findings and recommendations are summarized in Section 8 of this report. 5.8 The proposal to add townhouses as a permitted use within the Regional Corridor meets the intent of the policies in the Clarington Official Plan as the proposed townhouses balance the need for intensification units within the Regional Corridor, while respecting the surrounding lower density-built forms. The overall density target would still be achieved, and the height of the buildings are a minimum of 3 storeys. Page 49 Municipality of Clarington Page 9 Report PDS-035-23 Courtice Main Steet Secondary Plan 5.9 Within the Courtice Main Street Secondary Plan, the lands are designated Commercial. The Commercial designation allows retail, service and office uses, high-density residential uses such as mid- and high-rise apartments, either in a single-use building or part of a mixed-use building and limited community facilities, including social, recreational, educational, and cultural facilities. 5.10 The Secondary Plan also identifies a trail system and a network of private lanes to be considered during the review of the applications. The proposal shows an interconnected vehicle and pedestrian access with The Uplands development adjacent to the site. 5.11 The Secondary Plan provides detailed urban design policies to ensure street-oriented buildings and an attractive streetscape along the Courtice Main Street in order to achieve a walkable community with a well-defined public-realm. This includes a highly interconnected pattern of lotting for development blocks, consistent built form, safety, accessibility, shade and comfort in the pedestrian environment and support for active modes of transportation. Views and connections to natural heritage features shall be enhanced through the development of this site. 5.12 The proposed amendment to the Courtice Main Street Secondary Plan would allow for limited townhouse development in the Commercial designation, in crease the maximum height from eight to ten storeys, and a reduction in the private laneway width from 7 metres to 6.5 metres. 6. Zoning By-law 6.1 The site is zoned General Commercial Exception (C1-39), which permits the full range of commercial uses found in the General Commercial zone within mixed-use or single- use buildings, subject to various specific regulations. The C1-39 Zone does not permit the proposed development therefore, a rezoning application has been submitted. It is important to note that the C1-39 Zone predates the approved policies of the Courtice Main Street Secondary Plan and contemplated a prior development proposal that would not conform to the Clarington Official Plan. The C1-39 Zone does not align with the approved vision for the Courtice Main Street area. 6.2 The Zoning By-law amendment application proposes to rezone the property to a Residential Mixed Use Exception Zone to permit the proposed development. The Mixed- Use Exception Zone is also found in other areas within the Courtice Main Street Secondary Plan and would bring the subject lands in conformity with the policies and vision for the area. Page 50 Municipality of Clarington Page 10 Report PDS-035-23 Holding Provisions 6.3 The proposed Zoning By-law amendment includes a Holding Zone. The Holding Zone will remain on the lands until the conditions of the Site Plan are fulfilled. The conditions of the site plan will require the applicant to, among other matters: Address the recommendations of the background studies, including submissions of additional information, plans and reports; Obtain a clearance letter from Durham Region with respect to the Environmental Site Assessment and Archaeological Study; Demonstrate conformity with the Courtice Main Street Secondary Plan Design Guidelines; Provide a fire plan to the satisfaction of Clarington Emergency and Fire Services Department and Building Division; and Provide for a shared vehicle access arrangement with the Uplands development to the east and the Oshawa Monument site to the west, including cost sharing for a signalized entrance. 7. Public Notice and Submissions 7.1 A Public Meeting was held on January 11, 2021, followed by a Virtual Public Open House on February 4, 2021. Details of the application were also posted on the Municipality of Clarington’s development application webpage, various Clarington social media channels, and in the Planning and Infrastructure Services monthly e -mail update. 7.2 Notification of the Public Meeting and Virtual Public Open House was mailed to property owners within 120 metres of the subject lands. Notification signage was also posted on the property. 7.3 Approximately 18 written submissions were received, one person came out to speak at the Public Meeting, and approximately 30 people attended the Virtual Public Open House meeting. The following inquiries and questions were received from residents, as follows: Opposition to the density proposed on the subject site, as well as the adjacent Uplands site to the east; Concern about the quality of life with the amount of proposed density; Proposed development could be premature; Page 51 Municipality of Clarington Page 11 Report PDS-035-23 Suggest focusing high-density development to the east on Regional Highway 2 towards the Courtice Urban Centre at Trulls Road and Courtice Road instead; Concern with the destruction of green space and wildlife habitat; Inquiry on how the pedestrian paths will connect to the Farwell Creek trail; Concern with an increase in traffic congestion on area roads, including Highway 401 interchange, and the impact on residents and businesses; Concern with the limited amount of proposed on-site parking; Concern with drainage and stormwater management; Request for more commercial uses instead of residential uses on the subject lands. 7.4 These comments and concerns will be further discussed in Section 9 of this report. 8. Summary of Background Studies Planning, Urban Design and Sustainability Report, SvN Architects + Planners, September 2020 8.1 The proposal aims to contribute to meeting the density and streetscaping objectives of the Secondary Plan and Design Guidelines by siting buildings near the street line to contribute to a sense of enclosure and a strong street edge. The ground floor avoids expanses of blank facades by providing transparent glazing. The proposal demonstrates that it will enhance the pedestrian environment using canopies, balconies, benches and landscaping. The main entrance to the apartment building and commercial units face Regional Highway 2. 8.2 The report concludes that in this location, the proposed scale and intensity of the development considers its context and responds to urban design objectives of the Clarington Official Plan, Secondary Plan and the Courtice Main Street Urban Design Guidelines. 8.3 The proposed design incorporates low-impact development strategies such as green roofs, permeable pavement, enhanced landscaping, bicycle parking, EV charging station retrofit, and enhanced topsoil, in order to meet the Municipality’s sustainability objectives, limit the impact on the natural environment, and contribute to a resilient community in Clarington. The report mentions that a checklist will be provided as part of the Site Plan application to demonstrate how the development will achieve several enhanced targets through the Green Development Framework of the Clarington Priority Green initiative. Page 52 Municipality of Clarington Page 12 Report PDS-035-23 Figure 4: View of proposed development from Regional Highway 2 looking southwest. Noise Report, Valcoustics Canada Ltd., Sept. 11, 2020, Addendum Nov. 29, 2022 8.4 This study examines noise generated by traffic on Regional Highway 2, by operations at the Esso gas bar, and by operations at the adjacent Oshawa Monument Company. Mitigation measures are outlined in the study and in the subsequent addendum letter and will need to be addressed through the Site Plan application process. 8.5 The addendum letter was prepared to address changes to the compressor located at the Oshawa Monument Company to the west. It was determined that the daytime sound levels were exceeded for Condo Block F (townhouses). Mitigation measures on the monument site were recommended to reduce the sound levels, such as the installation of a fence. An agreement from the adjacent property Owner would be required in order to implement the recommendation in the Addendum letter. This would be required through the Site Plan process. Transportation Impact Study, Nextrans Consulting Engineers, Apr. 2022, Response Letter Nov. 30, 2022 8.6 The development is proposed to include 274 vehicle parking spaces and 220 bicycle parking spaces. Site entrances from Regional Highway 2 include a right in/right out access at the west side of the site and a full movement signalized intersection at the east edge of the site, shared with the Uplands development (Maple Park Ave). The Page 53 Municipality of Clarington Page 13 Report PDS-035-23 analysis completed for this study indicates that the internal private street network and the surrounding public streets can accommodate traffic generated by the proposed development with minimal impact on traffic volumes and travel time. The report states that the proposed supply of onsite parking will be sufficient in the context of available options for public and active transportation at the site. 8.7 A reciprocal easement will be required for both properties on either side of the subject lands to facilitate traffic movements throughout the site and to utilize the traffic sign als. The Oshawa Monument site to the west will be restricted to a right -in/right-out as a result of this development and will need access to the signals at Maple Park Ave. Similarly, the subject development would need access to the Oshawa Monument Site to protect for future vehicle traffic movements through to Darlington Blvd as per the private lane shown in the Courtice Main Street Secondary Plan. Figure 5: Conceptual interconnected private laneway connection as per Courtice Main Street Secondary Plan 8.8 The Region of Durham requires a 45-metre right-of-way along Regional Highway 2 to protect for a future rapid transit corridor, however given the timing of when this development originally came forward, the Region has accepted a reduction to 42 metres specifically for this site. The proposal was revised to demonstrate it can accommodate the additional 1 metre above what was originally shown on the site plan proposal for the Page 54 Municipality of Clarington Page 14 Report PDS-035-23 road widening but will result in a reduced 0 metre setback to the underground parking. This has been reflected in the proposed zoning by-law amendment for the subject lands. Hydrogeological Study, G2S Consulting Inc., Aug. 2021 8.9 A Hydrogeological Study was prepared to assess the short-term and long-term dewatering requirements for the proposal and recommends a number of construction measures to be implemented by the construction contractor. A construction dewatering plan should be prepared by the contractor prior to the commencement of construction and the construction dewatering activities. Confirmation is also required on the potential impacts to the tributary prior to any approvals of the site plan application. 8.10 Groundwater quality generally meets the sanitary sewer discharge requirements except for a marginal exceedance in total suspended solids. In accordance with the Region’s sewer use bylaws, groundwater may not be discharged to the sanitary sewers, therefore due to exceedances in total suspended solids, manganese and phosphorous, groundwater will need to be treated prior to being discharged to the local storm sewer. Servicing and Stormwater Management Report, Siteplantech Inc., Dec. 16, 2022 8.11 This report investigated water supply, sanitary sewer and storm drainage for the site and concludes that the existing water supply and sanitary sewer services on Regional Highway 2 have sufficient capacity to accommodate the proposed development. Stormwater collected on this site is proposed to be stored on-site, with a portion of the water to be reused as greywater and irrigation for landscaping. 8.12 The approval of this development is contingent upon the final completion of the external stormwater management features, including the outlets to the Farwell Creek, to be constructed on the adjacent Uplands site. The report will also need to be updated to reflect any changes to the proposal as a condition of site plan approval. Environmental Impact Study, GHD, Addendum Letter, June 3, 2021 8.13 This addendum was completed in light of the Environmental Impact Study completed for the adjacent Uplands site. The original study included fieldwork on this site. Additional fieldwork needed to produce the addendum was completed in June 2020. The study recommends that work to clear the site for grading should occur outside of the April 15 to August 15 breeding bird window but recognizes that the site has already been disturbed. 8.14 Confirmation is also required on the potential impacts to the unnamed tributary to the east of the site prior to any approvals of the site plan application. Stage 1 and 2 Archaeological Property Assessment, Amick Consultants Limited, Sept. 9, 2020 Page 55 Municipality of Clarington Page 15 Report PDS-035-23 8.15 A Stage One and Two Archaeological Assessment was completed for the subject lands. The assessment was carried out on May 19, 2020. Stage One research indicated that the property may have archaeological potential because of its proximity to water and historical settlement information. 8.16 This assessment did not result in the discovery of any material of cultural significance. If any archaeological resources should be discovered during the course of development, all excavation must stop immediately, and the Ministry of Tourism, Culture and Sport shall be contacted immediately. A clearance letter will be required from the Ministry of Heritage, Sport, Tourism and Culture Industries prior to the approval of the Site Plan application. Phase One and Two Environmental Site Assessment - 1459, 1461, 1463 & 1465 Highway 2, Aug. 21, 2020, and July 2022 8.17 A Phase One Environmental Site Assessment (ESA) identified the presence of unknown fill materials throughout the site and two areas of potential environmental concern within the site. First, there was a small welding shop on the site historically and second, the current and historic uses on the adjacent properties, including the monuments manufacturer and the gas bar. The report recommended that a Phase Two Environmental Site Assessment be undertaken to investigate potential contaminants in the soil and groundwater. 8.18 Phase Two ESA was completed in July 2022. Based on the finding in the report, the chemical quality of the soil and groundwater in the tested samples meets the applicable site condition standards in non-potable groundwater conditions for residential uses. No further investigation was recommended in the report however, a Record of Site Condition (RSC) will be required as a condition of approval for the Site Plan. This also means further investigation will be required to satisfy the requirements of O. Reg. 153/04, according to the ESA report. 8.19 In accordance with O. Reg. 903/90, as amended, the monitoring wells should be decommissioned if the wells are not in use or being maintained for future use. 8.20 The proponent will also have to satisfy the Region’s Site Contamination Protocol to address any other site contamination matters. 9. Department and Agency Comments 9.1 The list of agencies and internal departments comments received on the applications can be found in Attachment 3. 10. Discussion 10.1 The site is situated in the Courtice Main Street Secondary Plan Area. This development is intended to be complementary to the site to the east, known as The Uplands Page 56 Municipality of Clarington Page 16 Report PDS-035-23 development, completing the west side of the private street between the two sites and completing the street frontage along this section of Highway 2. A cost-sharing agreement between the two sites is necessary for the construction and maintenance of the private lanes. Cross-access easements will also be required and applied for through the Region of Durham severance application process. 10.2 The subject lands are within a Regional Corridor and designated Commercial in the Courtice Main Street Secondary Plan, which permits retail and service uses, as well as mid- and high-rise apartments. The proposed amendment to the Courtice Main Street Secondary Plan is required to allow for limited townhouse development in the Commercial designation, increase the maximum height from eight to ten storeys, and reduce the private laneway width from 7 metres to 6.5 metres. 10.3 The site will add 200 square metres of commercial space in a place easily accessible by residents of these developments and others nearby. The proposal has been revised to incorporate an outdoor patio on the west commercial unit to activate the street and enhance the public realm along Highway 2. Figure 6 – Site Plan of subject lands and adjacent Uplands site Page 57 Municipality of Clarington Page 17 Report PDS-035-23 10.4 A rezoning is required to rezone the lands from “General Commercial Exception (C1-39) Zone” to a Residential Mixed Use Exception Zone that will facilitate the proposed development. A Zoning By-law Amendment has been prepared which would zone the subject lands to the “Holding - Residential Mixed-Use Exception (H)(MU2-3 (S:3/10)) Zone”. The proposed zone would better align with the approved vision for the Courtice Main Street area. 10.5 A hold symbol is proposed for the subject lands and will be removed once the Applicant provides satisfactory evidence which addresses all concerns listed in this report and fulfills conditions of the site plan with the Municipality of Clarington to the satisfaction of the Director of Planning and Infrastructure Services. The draft conditions of the site plan application will be prepared at a later date, provided Council supports the recommendations in this report. Density 10.6 The area around the subject property is comprised of low-density residential and commercial uses in transition. The commercial areas are traditional single-storey developments surrounded by surface parking. The residential areas are traditional single detached houses on relatively large lots. Some of the newer format commercial spaces (such as the Shoppers Drug Mart) are two storeys and line the street. 10.7 Since the implementation of the Courtice Main Street Secondary Plan, the Regional Highway 2 corridor has seen an increase in higher-density developments, including: the recently built development within the Courtice Town Centr e; the site currently under construction at the former motel site at 1607 Highway 2; the draft approved site plan adjacent to the subject lands (The Uplands); the proposed seniors residence at 1697 Highway 2 (Lawson); and The mixed-use development at 1678 Highway 2 (Provenzano). 10.8 The density proposed is in conformity with the policy direction and vision for the Courtice Main Street Area and provides for a greater diversity of housing types for the area. 10.9 Ideally, step backs for the upper floors of the ten-storey building would be preferred to create a more pedestrian-scaled development along the street edge, however, given the grading constraints on the site and the overall design of the integrated parking garage with common shared amenities on the roof of the garage, it would be difficult to achieve. To address this, the design of the building incorporates contrasting materials for the ground floor and upper levels, with the second-floor balconies serving as a cornice line to define the public realm. This creates visual articulation in the building to make it more Page 58 Municipality of Clarington Page 18 Report PDS-035-23 interesting. The building massing and lack of step back at upper levels are also consistent with the approved mid-rise building to the east that is part of the Uplands development. Figure 9- North Elevation 10.10 Regional Corridors are part of Clarington’s priority intensification areas and are third, in terms of density hierarchy, next to Transportation Hubs and Urban Centres. These areas are to accommodate a significant amount of growth to create a vibr ant street edge and to support public investment in major transportation infrastructure. It also transitions in scale to the lower-density areas to the south and west by providing three and four- storey townhouses at the rear. Vehicle Access and Traffic 10.11 The proposed application will be an extension to the draft approved site plan application to the east (The Uplands) and includes an important section of the private laneway network required to complete the traffic circulation for this block. The private lanes will also connect to the Oshawa Monument site to the west , which will eventually allow for future connections to Darlington Boulevard as future blocks develop. 10.12 It has been important for this development to have a signalized entrance shared with the Uplands development to the east. The new signals would not only benefit the subject lands but would assist in the further deterioration of the Darlington Boulevard intersection as background traffic continues to grow. Since it will not meet the Region’s criteria for signals, it would be the Municipality’s responsibility to pay for signalization. The Municipality will recover 100% of the costs associated with the signals from the developers that benefit from the signalized intersection. Page 59 Municipality of Clarington Page 19 Report PDS-035-23 10.13 Transportation objectives of the Secondary Plan are to transform Highway 2 from a “highway” environment to an urban multimodal transportation corridor with greater emphasis on the “pedestrian environment.” Additional objectives are to support sustainable transportation choices, including active transportation modes and future higher-order transit and to improve the public realm and make the Corridor more transit- supportive through high-quality streetscaping. This proposal is part of bringing the vision for Regional Highway 2 to life by enhancing mobility options and the public realm, building transit-supportive land uses and creating an inspiring urban built form. 10.14 Traffic counts were completed on Wednesday, March 4, 2020. Conditions observed indicate that the intersections in the study area are operating at acceptable levels of service, which is expected to continue under anticipated future conditions. The same is true of the proposed new entrances from Regional Highway 2 to serve the subject and adjacent Uplands developments. 10.15 The proposed development is expected to generate 67 two-way automobile trips during the peak morning hours and 91 two-way automobile trips during the peak afternoon hours. Some common Transportation Demand Management recommendations are offered and have been considered in the preparation of the Secondary Plan Amendment, Zoning By-law amendment and through the Site Plan approval process. These include designated carshare parking spaces, 22 short-term and 198 indoor bicycle parking spaces, pedestrian sidewalks along the internal roads which connect to Highway 2, and provide an information package to new residents which includes Durham Region Transit information, community cycling maps, trails, etc. 10.16 The final construction traffic and phasing plan will be required through the site plan process and will need to be coordinated with the Uplands development. Construction traffic will be required to use the Highway 2 entrance. Parking 10.17 The Mixed-Use zone designation for the Courtice Main Street area has a parking ratio for apartment buildings of one parking space per unit, which includes visitor parking. This ratio is lower than the general parking requirement for apartments in the zoning by- law, which is used in other areas of the Municipality. The intent of reducing the parking ratios for the entire mixed-use areas within the Courtice Main Street is to support frequent public transit investment and encourage an increase in multi -modal transportation options. The same ratio is proposed to be applied to the subject lands as part of the MU2 Zone, however, for the townhouses, a parking ratio of two parking spaces per unit will still be required, and a visitor parking ratio of 0.25 spaces per unit consistent with the adjacent development to the east. 10.18 Given the parking ratios proposed in the zoning by-law amendment, a total of 274 parking spaces would be required for the site and 7 accessible parking spaces. The proposal provides for a total of 274 parking spaces and 27 accessible parking spaces. Page 60 Municipality of Clarington Page 20 Report PDS-035-23 Pedestrian and Trail Connections 10.19 The proposal integrates with the Uplands development to the east and will contain pedestrian linkages to the Farwell Creek Valley trail system. Public access will be created through an easement in favour of the Municipality that will be established through the site plan process. This is an important objective of the Official Plan as the Municipality develops an active transportation network of trails, bike lanes and sidewalks. The Farewell Creek trail will be a major spine for the active transportation network. 10.20 A 2.1 metre sidewalk is proposed along the west side of the site which is adjacent to the private lane. It connects to the adjoining Uplands site to the south and carries on to the Farwell Creek Trail. The goal is to allow for trail users to connect to the commercial areas to the north and west, and for the residential neighbourhood to access the valley and trail system. Page 61 Municipality of Clarington Page 21 Report PDS-035-23 Figure 10 – Pedestrian Connections and Parks Parks 10.21 The subject site proposes private outdoor amenity spaces for the new development, at a minimum ratio of 4 square metres per unit. This is reflected as a minimum requirement in the proposed zoning by-law amendment for the subject site and is in Page 62 Municipality of Clarington Page 22 Report PDS-035-23 accordance with Clarington’s Amenity Guidelines for Medium and High-Density Residences. The outdoor amenity areas include common areas on the roof of the parking structure, as well as a patio on the rooftop terrace of the high-rise building. Additionally, the townhouses will also contain individual private rooftop amenity space. Figure 10- Outdoor Amenity Area proposed on top of the parking garage. Page 63 Municipality of Clarington Page 23 Report PDS-035-23 Figure 11- Rooftop Patio 10.22 Payment-in-lieu of parkland dedication will also be required for this development as the private outdoor amenity space is only intended for the residents of the site , given the lack of private outdoor space for each of the units. Private outdoor amenity space does not count towards the public park contributions. 10.23 Municipal parkland dedication for this site will be calculated in accordance with the Planning Act under Section 42, as well as the Municipality’s Parkland Dedication By-law 2022-043. Currently, the Alternative Rate is 1 ha per 1,000 units, to a maximum of 10% of the site area. This would result in a payment equivalent to the value of lands for 0.11 ha. The new Alternative Rate was introduced through Bill 23. Prior to the recent Bill 23 changes to the Planning Act, the requirement was 1 ha per 500 units, which would h ave resulted in 0.37 ha. At a value of approximately $4,000,000 per ha for residential lands, this results in approximately $1,000,000 of loss revenue, given the recent changes to the alternative rate. 10.24 The final parkland calculation will be determined through the site plan stage, and payment is required prior to issuing a building permit. Stormwater Management 10.25 Staff and CLOCA are satisfied with the proposed management of stormwater quality and quantity. The final design details of infiltration areas and other stormwater management features will be confirmed at the site plan approval stage . Appropriate conditions for future maintenance and operation of stormwater management elements will be included in the site plan and condominium agreements. The future condominium corporation(s) will be responsible for not only the on-site stormwater structures but the outlets in the valley as well. Page 64 Municipality of Clarington Page 24 Report PDS-035-23 Fire and Emergency Services 10.26 Emergency and Fire Services has reviewed the proposal and has expressed some concerns with the overall site layout. The applicant will need to demonstrate that an unobstructed path of travel from the fire route to the furthest proposed tenant main entrance on the interior units of Condos, C, D, and F, cannot exceed more than 45 meters for the fire truck. 10.27 Furthermore, at the Public Meeting, a concern was raised regarding the clearance of the portico at the westerly vehicle entrance for a fire truck. Although there may be clearance for a fire truck, the Building Division has indicated that the Building Code does not permit the fire route to be closer than 3 metres to the building. The design of the 10- storey building would need to be revised as part of the site plan process to comply. Figure 12- Cross section - south view showing the portico over the drive aisle on the west and the interior units which face the private outdoor amenity space. Site Plan Application 10.28 Staff will continue to collaborate with the owner and review the site plan applicatio n. Detailed site design refinements will occur through the Site Plan approval process, such as technical issues that deal with grading, stormwater management, traffic, and emergency response. 11. Financial Considerations 11.1 The capital infrastructure required for this development will be built by the developer and assumed by the Municipality upon acceptance. The Municipality will include the new Page 65 Municipality of Clarington Page 25 Report PDS-035-23 public capital assets in its asset management plans and be responsible for the major repair, rehabilitation, and replacement of the public assets in the future. 11.2 Maintenance and minor repairs of any public infrastructure will be included in future operating budgets. 11.3 The maintenance, repair, and replacement of any private laneways or private amenities will not be the responsibility of the Municipality. 12. Concurrence 12.1 Not Applicable. 13. Conclusion 13.1 In consideration of all agency, staff and public comments, it is respectfully recommended that the applications by Kingside to amend the Clarington Official Plan, Courtice Main Street Secondary Plan, and Zoning By-law for a multi-unit residential development with commercial space on the ground floor be approved, with a holding symbol that will be removed once the conditions of the site plan are satisfied. The conditions for the site plan application will be issued after Council makes a decision on the official plan and rezoning applications. Staff Contact: Nicole Zambri, Senior Planner, 905-623-3379 ext. 2422 or nzambri@clarington.net . Attachments: Attachment 1 – Draft Official Plan Amendment Attachment 2 – Draft Zoning By-law Attachment 3 – Agency and Department Comments Interested Parties: List of Interested Parties available from Department. Page 66 Attachment 1 to PDS-035-23 The Corporation of the Municipality of Clarington Amendment Number XXX To the Municipality of Clarington Official Plan Purpose: To amend the Clarington Official Plan and the Courtice Main Street Secondary Plan to permit townhouses as a component of a mixed use development within a Regional Corridor and Commercial land use designation, to increase the maximum permitted building height in the Commercial designation, and to permit a private laneway width of 6.5 metres. Location: The amendment to the Official Plan applies to the property at 1465 Durham Highway 2 in Courtice. Basis: This amendment is based on applications by 1465 Highway 2 Inc. to permit a multi-unit residential development, which will result in 184 units, including a mixed use building and townhouses, on lands south of Durham Highway 2, east of Darlington Boulevard, and within the Courtice Main Street Secondary Plan area. Actual Amendment: The Clarington Official Plan is herby amended by adding an exception to Section 23.19.1 “Residential Exceptions” as follows: ix. Notwithstanding Table 4-3 “Summary of Urban Structure Typologies”, lands identified by Roll Number 1817-010-070-06400 shall, in addition to the permitted uses within the Region Corridor, be used for townhouses in conjunction with a mixed-use or apartment building located on the same site. The Courtice Main Street Secondary Plan is hereby amended as follows: a) Notwithstanding the provisions of section 5.2.2, the following uses are permitted: - Townhouses in conjunction with a mixed use building or apartment building located on the same site. Page 67 Attachment 1 to PDS-035-23 b) Notwithstanding the provisions of section 5.2.3, the maximum building height is 10 storeys, provided that the 10th storey excludes any residential units. c) Notwithstanding the provisions of section 9.2.6, private laneways shall have a minimum width of 6.5 metres. Implementation: The provisions set forth in the Municipality of Clarington Official Plan and the Courtice Main Street Secondary Plan, regarding the implementation of the Plan, shall apply in regard to this Amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan and the Courtice Main Street Secondary Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment. Page 68 Attachment 2 to PDS-035-23 The Corporation of the Municipality of Clarington By-law 2023-0xx 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 ZBA2020-0019; Now Therefore the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 16A.7 “Site Specific Exceptions” is amended by adding the following new Special Exception Zone and renumbering the remaining sections: 16A.7.5 Residential Mixed Use Exception (MU2-3) Zone Notwithstanding the respective provisions of Section 3.16 e. and 16A, those lands zoned MU2-3 (S:3/10) on the Schedules to this By-law, shall be subject to the following requirements: a. Additional permitted uses: i. Linked Townhouse dwellings; ii. Linked and Stacked Townhouse dwellings are only permitted in conjunction with an apartment or mixed use building, either connected or on the same site. b. Regulations for Mixed-Use Building i. The number of storeys is subject to the zone suffixes as shown on the Zoning Map Schedule, however in no case shall the 10th storey be used for residential units. ii. Minimum length of street façade (Highway 2) 55% iii. Minimum setback all floors above 4th storey that face a public street 0 metres c. Regulations for Linked and Stacked Townhouse Dwellings i. The total number of townhouse dwelling units shall not exceed 45% of the total number of units within the MU2-3 Zone. ii. Setback between dwelling without a common wall (minimum) 2.4 metres iii. Minimum length of street façade (Highway 2) 10% Page 69 iv. Location of main entrance No requirement v. Minimum number of parking spaces per unit: 2 spaces per unit 0.25 spaces for visitor parking vi. Minimum private outdoor amenity space 30 square metres per unit vii. Location of entrance no requirement d. Regulations for entire block i. Yard Requirements to underground parking (minimum) a) Front yard 0 metres; b) All other yards 1.2 metres ii. Private Lane Width (Minimum) 6.5 metres iii. Private Sidewalk Width (Minimum) 1.5 metres iv. Minimum bicycle parking 0.5 space per dwelling unit v. Minimum outdoor amenity space (shared) 4.0 square metres per unit vi. Minimum indoor amenity space (shared) 2.0 square metres per unit 2. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the zone designation from “General Commercial Exception (C1-39) Zone” to “Holding - Residential Mixed Use Exception (H)(MU2-3 (S:3/10)) Zone” as illustrated on the attached Schedule ‘A’ hereto. 3. Schedule ‘A’ attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act . Passed in Open Council this 12th day of June, 2023. _____________________________ Adrian Foster, Mayor _____________________________ June Gallagher, Municipal Clerk Page 70 Page 71 Attachment 3 to PDS-035-23 Attachment 3 – Agency and Department Comments 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 we have received comments to date. Department/Agency Comments Received Summary of Comment Durham Region Planning Department ☒ Durham Region does not have an objection to the proposal. A Record of Site Condition will be required as well as a clearance letter from the Ministry of Heritage, Sport, Tourism and Culture Industries. For the noise receptor the Region has indicated that it prefers the noise barrier to be constructed on the Oshawa Monument Site. Durham Region Works Department ☒ A Regional Servicing Agreement is required. A Waste Management Plan is required. The Region will require a 21 metre road widening from the centre of the original road allowance. A cross access easement will be required for the Oshawa Monument site given the restrictions to the right in right out turning movements as a result of this development. The raised planer beds and large trees will not be permitted within the Regions right-of- way or future road widening dedication. Central Lake Ontario Conservation Authority (CLCOA) ☒ CLOCA does not have an objection to the proposal. A dewatering plan will be required for the next site plan application submission. The unnamed tributary to the to the southeast on the adjacent Uplands site will need to be evaluated for potential impacts. Kawartha Pineridge District School Board ☒ KPRDSB has no objection to the proposal. Requested warning clauses be included in the offer of purchase and sale agreements advising prospective homeowners of accommodations at certain schools is not guaranteed and the school bus pick-up points will not be located on the private lane but from the public road. A pedestrian walkway internal to the site is required to promote safe walking routes. Clarington Engineering Development Division ☒ No objection to proposal. Detailed design comments related to snow storage, truck Page 72 Attachment 3 to PDS-035-23 turning movements, servicing, grading, and stormwater management were provided and will need to be addressed prior to finalization of the site plan application. Clarington Emergency Services ☒ Applicant to show distance of the fire hydrants to the furthest main entrance of the proposed buildings. Fire route will need to comply with OBC 32.5 and “No parking fire route” signs to be installed. Clarington Building Division ☒ No objection to first submission. Clarington Accessibility Committee ☒ No objection. Detailed comments were provided regarding access to the building, relocation of the covered lift to the private outdoor amenity space, smooth surfaces for the amenity space, clearance for mobility devices in the dog was and drop off lobby area, and accessible residential units to be provided as an option for purchase. Canada Post Corporation ☒ No objection. Bell Canada ☒ No objection. Rogers ☒ No objection. Enbridge Gas ☒ No objection. PVNC District Catholic School Board ☐ Conseil Scolaire de District Centre-Sud- Quest ☐ Conseil Scolaire de District Catholique Centre-Sud ☐ Page 73 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2023 Report Number: PDS-036-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary-Anne Dempster, CAO Resolution#: File Number: By-law Number: Report Subject: Revised Applications by Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc. for a Draft Plan of Subdivision and Zoning By-law Amendment to permit 117 residential units in Newcastle Recommendations: 1. That Report PDS-036-23 and any related delegations or communication items, be received; 2. That the applications by Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc. for a Draft Plan of Subdivision and Zoning By-law Amendment, municipally known as 688A, 688B, 694 and 704 North, Newcastle be supported subject to the conditions as generally contained in Attachment 1 to Report PDS-036- 23. 3. That the application for rezoning submitted by Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc. be approved as contained in Attachment 3 to Report PDS-036-23; 4. That any Council and/or public concerns be addressed through the subdivision draft conditions and any related site plan process, if applicable; 5. That once all requirements of the Draft Plan of Subdivision are satisfied with respect to the removal of the (H) Holding Symbol and conditions of the site plan approval are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 6. That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS- 036-23 and Council’s decision; and 7. That all interested parties listed in Report PDS-036-23 and any delegations be advised of Council’s decision. Page 74 Municipality of Clarington Page 2 Report PDS-036-23 Report Overview This is a recommendation report relating to the applications for a Draft Plan of Subdivision and a Zoning By-law Amendment by Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc. to permit 51 single detached dwellings, 36 semi-detached dwellings and 30 street townhouse dwellings. The Plan also contains a parkette block (0.10 hectare) and an open space block (5.14 hectare) to be dedicated to the Municipality. 1. Application Details 1.1 Owner/Applicant: Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc. New Paragraph information 1.2 Proposal: Draft Plan of Subdivision The proposed Draft Plan of Subdivision would permit 117 residential units consisting of 51 single detached dwellings, 36 semi-detached dwellings and 30 street townhouse dwellings. The subdivision would be accessed from a new local road from North Street. Zoning By-law Amendment To rezone the lands from “Agricultural Exception (A-1)”, “Agricultural Exception (A-60)”, and “Environmental Protection (EP)” to appropriate zones that would permit single detached, semi-detached and townhouse dwelling units with the proposed lot sizes and provisions. 1.3 Area: 11.17 hectares (27.6 acres) 1.4 Location: North Street, Newcastle Village 1.5 Roll Number: 181703013011300 1.6 Within the Built Boundary: Yes Page 75 Municipality of Clarington Page 3 Report PDS-036-23 Figure 1 – Area subject to applications 2. Background 2.1 On July 12, 2021, Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc. submitted applications for proposed Draft Plan of Subdivision and Zoning By-law Amendment for lands at 668A, 668B, 694 and 704 North Street. 2.2 A Statutory Public Meeting was held on October 25, 2021, to provide background information regarding the applications and to obtain public comments. The proposal was for 131 units consisting of 57 single detached dwellings, 48 semi-detached dwellings and 26 townhouse dwellings. Page 76 Municipality of Clarington Page 4 Report PDS-036-23 2.3 Since the Public Meeting Report, the applicant has worked towards resolving staff, agency, and public comments. The latest Draft Plan of Subdivision has been revised as follows: The unit count was reduced from 131 units consisting of 57 single detached dwellings, 48 semi-detached dwellings and 26 townhouse dwellings to 117 units consisting of 51 single detached dwellings, 36 semi-detached dwellings and 30 street townhouse dwellings; The proposed minimum lot frontage for the semi-detached dwellings was increased from a minimum of 7.5 metre to 9 metres; The proposed minimum lot frontage for the street townhouse dwellings was increased from a minimum of 6 metres to 7 metres; The open space (Block 76) was increased in size by refining the limits of the development lands; and A parkette (Block 80) was provided. 2.4 A summary of the public submission from the Statutory Public Meeting is provided in Section 8 of this report. 2.5 A portion of the subject lands are traversed by the Foster Creek and its associated valley system which makes up part of the Natural Heritage System. These lands have been included in the proposed Open Space block. The development has limited frontage on North Street and is directly behind ten existing residential properties fronting on North Street and Regional Road 17, as the road name changes in this general vicinity. 2.6 The lands are within the North Newcastle Neighbourhood. In 2012, a Neighbourhood Design Plan was approved, based on the previous policies of the Clarington Official Plan for the southern two thirds of the neighbourhood between North Street and Arthur Street. This area is depicted in blue on Figure 2 below. Page 77 Municipality of Clarington Page 5 Report PDS-036-23 Figure 2: North Newcastle Village Secondary Plan Area 2.7 Based on a request from a Landowners Group, Council authorized staff to commence a Secondary Plan process for the remainder of the lands south of Concession Road 3. In 2019, a Public Meeting was held for a Secondary Plan area as shown in red on the same figure. The subject lands are part of the additional study area shown in yellow, that are being considered as part of the Secondary Plan process. A key component of the North Newcastle Secondary Plan is the alignment for the intersection of North Street /Regional Road 17 with Concession Road 3. The Environmental Assessment is currently underway as part of the Secondary Planning process. Page 78 Municipality of Clarington Page 6 Report PDS-036-23 3. Land Use Characteristics and Surrounding Uses 3.1 Foster Creek and associated valley bisects the subject lands. The lands to the west of the Foster Creek generally drain easterly towards the creek, while the lands east of the creek slope westerly, draining away from North Street and towa rds the creek. The area proposed for residential development currently includes three existing residences and the balance is being used for agricultural crops. The lands have limited frontage on North Street. 3.2 The surrounding uses are as follows: North - Docville and existing residential dwellings on private services South - Existing residential dwellings on private services, CP Rail line and the Foster Creek Neighbourhood East - North Street and two Draft Approved Plans of Subdivision by Brookfield Homes and DG Group West - Highway 35/115, agricultural land and rural residential on Bellwood Drive 4. Provincial Policy Provincial Policy Statement 4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. 4.2 Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. Municipalities must provide a variety of housing types and densities, efficiently utilizing existing infrastructure and public transit facilities. 4.3 The applications are consistent with the Provincial Policy Statement. Provincial Growth Plan 4.4 The proposed development is within the defined Built Boundary and within the Newcastle Village Urban Boundary. 4.5 Growth is to be accommodated in the built-up areas through intensification and efficient use of existing services and infrastructure. A minimum of 40 percent of all residential development occurring annually within each upper tier municipality will be within the built-up area. Page 79 Municipality of Clarington Page 7 Report PDS-036-23 4.6 The development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. 4.7 The applications conform with the policies and objectives of the Growth Plan. 5. Official Plans Durham Regional Official Plan 5.1 The Durham Region Official Plan designates the subject lands as Living Areas. 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. 5.2 Living Areas shall be developed in a compact form through higher densities and by intensifying and redeveloping existing areas. 5.3 The Region of Durham Official Plan identifies Key Natural Heritage and Hydrologic Features to the west of 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. 5.4 The applications conform with the policies and objectives of the of Durham Region Official Plan. Clarington Official Plan 5.5 The Clarington Official Plan designates the subject property between North Street and the west side of the Foster Creek as “Urban Residential” and “Environmental Protection Area”. The lands west of the Foster Creek valley are outside of t he Newcastle Urban Area and designated “Prime Agricultural Area”. 5.6 The “Environmental Protection Area” designation recognizes the most significant components of the Municipality’s natural environment. As such, these areas and their ecological functions are to be preserved and protected from the effects of human activity. Development proposals adjacent to natural heritage features require an Environmental Impact Study to be submitted to detail the limits of the feature and its buffer. 5.7 The primary land use in the “Urban Residential” designation is for housing with a minimum density of 16 units per net hectare and a maximum of three storeys. 5.8 North Street in front of this property is designated a Type B Arterial Road, with specific policies regarding right-of-way widths, and intersection spacing. Page 80 Municipality of Clarington Page 8 Report PDS-036-23 5.9 The Clarington Trails Schedule (Map K) identifies a potential Regional Trail following the Foster Creek valley from the CP rail line in the south northerly to Highway 407. 5.10 The applications conform with the policies and objectives of the Clarington Official Plan. 6. Zoning By-law 6.1 Zoning By-law 84-63 zones the subject lands “Agricultural Exception (A-1)”, Agricultural Exception (A-60)” as well as “Environmental Protection (EP).” 6.2 A Zoning By-law Amendment proposes to place subject lands in an appropriate R3 Urban Residential zone subject to a Holding zone to implement the Draft Plan of Subdivision. Open space lands and their buffers would be placed in the Environmental Protection (EP) Zone. A draft Zoning By-law Amendment for the subject lands is provided as Attachment 3 to this report. Holding Provision 6.3 The Holding zone will remain on the lands until the necessary conditions of draft approval and development agreements are in p lace for the draft plan of subdivision. 6.4 The development agreements will require the applicant to, among other matters: address the recommendations of the background studies, including submissions of additional information, plans and reports; and provide for municipal services and road works that will service the development. 6.5 An additional holding provision will apply to Lots 56 to 58 which will be precluded from development until such time as the existing easement over the rear of the lots has been rescinded. 7. Summary of Background Studies Planning Justification Report, June 2021 (as amended) 7.1 The Planning Report prepared and submitted in support of the proposal concludes that the applications represent good planning and are in the public interest. Functional Servicing and Stormwater Management Report, June 2021 (as amended) 7.2 The Functional Servicing and Stormwater Management Report submitted in support of the proposal concludes that subject to a trunk water, sewer and storm extension on north Street water and sanitary services will be available to service the proposed plan of subdivision and subject to a related stormwater management pond being developed by a neighbouring subdivision stormwater can be appropriately managed. Page 81 Municipality of Clarington Page 9 Report PDS-036-23 7.3 The Environmental Noise Assessment submitted in support of the proposal concludes that subject to noise mitigation measures (acoustic fencing, upgraded building materials, mandatory air conditioning) and warning clauses that the sound levels for the future residents are acceptable. Site Screening Questionnaire, July 2021 7.4 The Site Screening Questionnaire prepared by the Owner concluded there are no areas of concern. Environmental Impact Study, February 2021 (as amended) 7.5 The Environmental Impact Study submitted in support of the proposal concludes that subject to appropriate buffers and grading the proposal will not have a negative impact on the natural heritage system. Energy Efficiency and Sustainability Plan, July 2021 7.6 The Energy Efficiency and Sustainability Plan submitted in support of the p roposal concludes that the proposal meets the principles of Sustainable Development as outlined in the Municipality of Clarington Official Plan. Stage 1 and 2 Archaeological Assessment, June 2021 7.7 The Stage 1 and 2 Archaeological Assessment submitted in support of the proposal concludes that no archaeological resources were identified within the Stage 2 Archaeological Assessment and the planned development as proposed poses no concern to any known archaeological resources. Transportation Impact Study, May 2021 (as amended) 7.8 The Transportation Impact Study submitted in support of the proposal concludes that: The proposed development implements the TDM measures and incentives identified in this report to support active transportation and transit and to reduce the numbers of single-occupant-vehicle trips to and from the proposed development; The proposed development provides the recommended internal pedestrian sidewalks; The proposed development provides the recommended internal street network traffic control types; and The proposed development provides input and works with the Region of Durham as part of the North Street EA to construct the two -way centre left turn lane on North Street and back-to-back left turn lane at the proposed development access and south access to the subdivision to the east of North Street. Page 82 Municipality of Clarington Page 10 Report PDS-036-23 8. Public Submissions 8.1 A Statutory Public Meeting was held on October 25, 2021. Notification was provided to all property owners within 120 metres of the site. Signage was posted on the property and notification was also posted to the Municipality’s website . 8.2 Staff received comments from the landowner to the south who owns 686 North Street regarding an existing access easement over a portion of 684 North Street. 8.3 These comments and concerns will be discussed in Section 10 of this report. 9. Department and Agency Comments 9.1 Various agencies and internal departments were circulated for comments on the applications. Attachment 4 to this report is a chart showing the list of circulated parties and whether or not we have received comments to date. 10. Discussion 10.1 The proposed development of 51 single detached dwellings, 36 semi-detached dwellings and 30 street townhouse dwellings helps to meet Provincial Growth Plan targets by adding units within the built boundary and existing urban area. 10.2 The proposed development includes a parkette and open space lands being conveyed to the Municipality which meets municipal objectives and helps protect the natural heritage system. 10.3 New roads and other services will be provided to service this development and a planned future development to the north. The road pattern allows for connectivity to the planned future development to the north. A future development block allows for certain lands to the south on North Street to develop and access the local road network thereby reducing the number of driveways to North Street. 10.4 The proposed development relies on a trunk sewer extension in North Street and a proposed stormwater management facility south of the subject lands before development can occur. The applicant is aware of these servicing constraints and has agreed to appropriate conditions of draft approval being included. 10.5 The majority of the external agencies, authorities and internal departments have no objection to the applications subject to conditions. 10.6 The proposed development meets the intent of the Provincial Policy Statement, the Growth Plan, the Durham Region Official Plan and the Clarington Official Plan. 10.7 The proposed development represents good planning. Page 83 Municipality of Clarington Page 11 Report PDS-036-23 Addressing Comments and Concerns from Residents 10.8 Staff received comments from the landowner to the south who owns 686 North Street regarding an existing access easement over a portion of 684 North Street. 10.9 After the public meeting it was confirmed that an existing access easement exists in favour of 686 North Street over a portion of 684 North Street. The applicant advised that discussions with the owner of 686 North Street had been underta ken with the goal of having the easement rescinded as the owner of 686 North Street owns 680 North Street as well and can access both properties from North Street. The applicant also offered to allow access over Block 79 from the new Street C. 10.10 To date the negotiations have not been successful. At this time the applicant is proposing the easement remain shown on the rear of lots 56 to 58 and the applicant will continue to pursue various options to have the easement rescinded. Until such time as the rescindment of the easement occurs, lots 56 to 58 will not be permitted to register or have building permits issued. 11. Financial Considerations 11.1 The capital infrastructure required for this development will be built by the developer and assumed by the Municipality upon acceptance. The Municipality will include the new capital assets in its asset management plans and be responsible for the major repair, rehabilitation and replacement in the future. 11.2 Maintenance and minor repairs of the parkette, open space and road infrastructure will be included in future operating budgets. 12. Concurrence 12.1 This report has been reviewed by Deputy CAO/Treasurer who concurs with the recommendations. Page 84 Municipality of Clarington Page 12 Report PDS-036-23 13. Conclusion 13.1 In consideration of all agency, staff and public comments, it is respectfully recommended that the application for Draft Plan of Subdivision and the Zoning By-law Amendment, as submitted by Beach Road Villas Inc., Golf Vista Homes Corporation and Panterra Inc., be supported and approved respectfully, subject to the Draft Plan conditions included in Attachment 1 and the Holding provisions which will be removed once all requirements of the Draft Plan of Subdivision are satisfied and conditions of the site plan approval are satisfied. Staff Contact: Morgan Jones, Principal Planner, 905-623-3379 Ext 2426 or mjones@clarington.net.. Attachments: Attachment 1 – Proposed Conditions of Draft Approval Attachment 2 – Draft Plan of Subdivision Attachment 3 – Draft Zoning By-law Amendment Attachment 4 – Agency Comments Page 85 Page 86 Page 87 Attachment 3 to PDS-036-23 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 2023-XX being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA-2023-XX; Now therefore the Council of the Municipality of Clarington enacts as follows: 1. Section 14.6. “Special Exceptions – Urban Residential Type Three (R3) Zone” is amended by introducing a new Subsection 14.6.72 as follows: “Section 14.6.72 “Special Exceptions – Urban Residential Type Three (R3-72) Zone” Notwithstanding Sections 12.1 a. and b., 12.2 a. i) and ii), b. i), c. i), d. i), ii), iii) and iv), f. i) and ii) and h. and Sections 14.1 a. and b. and 14.3 a. i) and ii), b. i), c. i), ii) and iii), e. and g., no person shall use any land or erect or use any building or structure in an R3-72 zone for any purpose unless the provisions of this Section and the applicable provisions not amended by the R3-72 zone are satisfied: a. Permitted Uses i) Dwelling, Single Detached ii) Dwelling, Semi-Detached iii) Dwelling, Street Townhouse b. Regulations for single detached and semi-detached dwellings i) Lot Area (Minimum) https://claringtonnet-my.sharepoint.com/personal/mj05_clarington_net/Documents/Applications/Subd/Golf Vista/Draft By -law/ZBA 14 - Draft Zoning By-law (1).docx Page 88 a) Single detached Dwelling 345 square metres b) Semi-detached Dwelling 480 square metres ii) Lot Frontage (Minimum) a) Single detached Dwelling i. Interior Lot 11.6 metres ii. Exterior Lot 14 metres iii) Yard Requirements (Minimum) a) Front Yard 6 metres to private garage or carport and 4 metres to dwelling b) Interior Side Yard 1.2 metres c) Exterior Side Yard i. Single detached Dwelling 2.5 metres ii. Semi-detached Dwelling 2.4 metres d) Rear Yard 6.0 metres iv) Lot Coverage (maximum) 55% for dwelling, 60% for all buildings and structures v) Building Height (Maximum) 11 metres vi) No building, structure, deck, patio or other encroachment is permitted within the 14 metre Ministry of Transportation Setback as illustrated for Lots 31 to 33, inclusive, on the Draft Approved Plan. vii) Notwithstanding the above lot coverage provision, a covered and unenclosed porch/balcony having no habitable space above it shall be permitted subject to the following: a) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 12.0 square metres shall be permitted provided it is located in the front yard of the lot; b) In the case of an exterior lot, an unenclosed porch/balcony up to a maximum of 20.0 square metres shall be permitted provided it is located in the front and/or exterior side yard of the lot. Garage Requirements Page 89 i) All garage doors shall not be located any closer to the street line than the dwellings first floor front wall or exterior side wall or covered porch projection ii) Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metres c. Regulations for street townhouse dwellings: i. Lot Area (Minimum) 210 square metres ii. Lot Frontage (Minimum) 7 metres iii. Yard Requirements (Minimum) a. Interior Side Yard 1.2 metres b. Exterior Side Yard 2.5 metres c. Rear Yard 6.0 metres iv. Lot Coverage (maximum) 55% for dwelling, 60% for all buildings and structures v. Building Height (Maximum) 11 metres vi. Height of floor deck of unenclosed porch above finished grade (maximum) 1 metre vii. A covered and unenclosed porch/balcony having no habitable floor space above it, shall be permitted the following; i) In the case of an interior lot, an unenclosed porch/balcony up to a maximum area of 10.0 square metres shall be permitted, provided it is located in the front yard of the lot and shall not be calculated as lot coverage. viii. In the case of an exterior lot, an unenclosed porch/balcony up to a maximum area of 15.0 square metres shall be permitted, provided it is located in the front and/or exterior side yard of the lot and shall not be calculated as lot coverage ix. All garage doors shall not be located any closer to the street line than the dwellings first floor front wall or exterior side wall or covered porch projection Page 90 2. Schedule ‘5’ to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: “Agricultural Exception (A-1) Zone" to "Agricultural Exception (A-1) Zone/Environmental Protection (EP) Zone” “Agricultural Exception (A-60) Zone" to "Environmental Protection (EP) Zone” “Agricultural Exception (A-1) Zone" to “Holding – Urban Residential Exception ((H)(R3-72) “Agricultural Exception (A-60) Zone" to “Holding – Urban Residential Exception ((H)(R3-72) as illustrated on the attached Schedule ‘A’ hereto. 3. Schedule ‘A’ attached hereto shall form part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and Section 36 of the Planning Act. Passed in Open Council this day of June 2023 Adrian Foster, Mayor June Gallagher, Municipal Clerk Page 91 BELLWOOD DRIVE This is Schedule "A" to By-law 2023- , passed this day of , 2023 A.D. WHITEHAND DRIVE Zoning Change From '(H)A-60' To 'EP' Zoning Change From '(H)A-60' To'(H)R3-72' Zoning Change From 'A-1' To '(H)R3-72' Zoning Change From 'A-1' To 'A-1/EP' Zoning Change From 'A-1' To 'EP' Zoning To Remain 'EP' Newcastle ZBA 2021-0014 Schedule 5 RUDELL ROAD REGIONAL ROAD 17 Page 92 Attachment 4 to Report PDS-036-23 Department/Agency Comments Received Summary of Comments Durham Region Planning Department and Public Works Yes No objection to the Draft Plan approval subject to conditions Durham Region Transit Yes No objection Ganaraska Region Conservation Authority (GRCA) Yes No objection to the Draft Plan approval subject to conditions Kawartha Pineridge District School Board Yes No objection to the Draft Plan approval subject to conditions Ministry of Transportation Yes No objection to the Draft Plan approval subject to conditions PVNC District Catholic School Board No French Public Board: Conseil Scolaire Viamonde Yes No objection French Catholic Board: Conseil Scolaire Catholique Mon Avenir (formerly Conseil Scolaire Catholique Centre- Sud) No Page 93 Bell Canada Yes No objection to Draft Plan approval subject to conditions Enbridge Gas Yes No objection to Draft Plan approval subject to conditions Rogers No Hydro One Yes No objection Canada Post Yes No objection to Draft Plan approval subject to conditions Canadian Pacific Railway Yes Do not support residential development in proximity to rail corridor. However, should the Municipality approve the development CP respectfully requests that the recommended guidelines be followed Engineering Division Yes No objection to Draft Plan approval subject to conditions Clarington Emergency Services Yes No objection Building Division Yes No objection Accessibility Committee Yes No objection Community Planning Yes No objection Page 94 Durham Regional Police Service Communications Yes No objection Page 95 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2023 Report Number: PDS-038-23 Submitted By: Carlos Salazar, Director of Planning and Development Services Reviewed By: Mary-Anne Dempster, CAO By-law Number: File Number: PLN 41.3 Resolution#: Report Subject: Project Update – Bowmanville East Urban Centre Secondary Plan Update, Bowmanville Recommendation: 1. That Report PDS-038-23, and any related delegations or communication items, be received for information. Page 96 Municipality of Clarington Page 2 Report PDS-038-23 Report Overview The purpose of this report is to provide a project update to Council on the Bowmanville East Urban Centre Secondary Plan (BEUC) Update, which includes the former Goodyear Lands. Phase 1 of the project is complete, and Phase 2 is nearing completion. The Draft Phase 2 Technical Summary Report is attached to this report and provides an overview of work completed in Phase 2, including the vision for BEUC, public engagement that has occurred, summary of technical reports completed, policy direction for the Secondary Plan, and next steps in the project. The former Goodyear lands provide a unique redevelopment opportunity within the downtown area. Key components of the site’s redevelopment include heritage and the former industrial use. The final phase of the project will include the preparation of a draft Secondary Plan and Urban Design Guidelines for the area and presentation it for public feedback at a future Statutory Public Meeting. 1. Background 1.1 The Bowmanville East Urban Centre (BEUC) Secondary Plan was first approved in 1996 and last updated in 2003. It’s centred on the intersection of King and Liberty Street s in Bowmanville and encompasses a 160-hectare area with a mix of land uses and diverse building forms. The area includes the traditional Downtown, the East Business District, the former Goodyear manufacturing lands, the Bowmanville Mall, and the Lakeridge Health Bowmanville Hospital. The western and eastern boundaries of the project area are Bowmanville and Soper Creek respectively. Figure 1: Map of Bowmanville East Urban Centre Secondary Plan Area Page 97 Municipality of Clarington Page 3 Report PDS-038-23 1.2 In 2017, Council authorized an update of the BEUC Secondary Plan to bring it into conformity with the Clarington Official Plan, Regional and Provincial policies, to address market trends, and to reflect the unique redevelopment potential of the former Goodyear lands. 1.3 As part of the Secondary Plan, a Steering Committee was formed to provide technical expertise and input at key stages of the Secondary Plan project. The Committee consists of representatives from the Municipality, the Region of Durham, Central Lake Ontario Conservation Authority (CLOCA), landowner of 45 Raynes Avenue (former Goodyear lands), Bowmanville Business Improvement Association (BIA), Lakeridge Health Bowmanville and local landowner. 1.4 The current update to the BEUC Secondary Plan will reshape and revitalize the area in a way that balances new development opportunities and preserves the historic character of downtown Bowmanville. There is also an opportunity to create a medical campus to support the Bowmanville hospital and the potential to create a mixed-use community on the former Goodyear Lands. 2. Project Update 2.1 The Secondary Plan project follows three phases: Phase 1; Background Analysis, Phase 2; Development Opportunities/Emerging Plan, and Phase 3; Draft Secondary Plan/Final Recommendations. Phase 1 is complete, and Phase 2 is nearing completion. Phase 1 2.2 Phase 1 took place over the fall and winter of 2018 and involved a comprehensive review of existing conditions. This included an analysis of the existing land use and built form pattern, public realm and active transportation network, and municipal servicing, utilities, and parking. 2.3 Through this review, opportunities and constraints within the project area were identified including sites with redevelopment potential. Three key Precinct areas were also identified: Goodyear Lands, Lakeridge Health Bowmanville Hospital, and Downtown Civic Precinct area surrounding the Municipal Administrative Centre. 2.4 Engagement in this phase included a Public Information Centre (PIC), a series of stakeholder interviews, meetings with the project Steering Committee composed of Municipal Staff and key stakeholders and a project webpage that provides project updates and opportunities for engagement (Clarington.net/BowmanvilleEast). 2.5 PIC #1 was held on November 22, 2018, to introduce the project purpose, scope and process and gather public input. Approximately 70 people attended. Key themes were active transportation, park improvements, greater mix of activities, and more housing options. An Engagement Feedback Report was created that summarized this meeting. Page 98 Municipality of Clarington Page 4 Report PDS-038-23 2.6 Between November 16, 2018, and March 28, 2019, interviews with key stakeholders were held including the owner of the Goodyear lands, the Bowmanville Health Centre, the Bowmanville BIA, and Lakeridge Health. 2.7 These engagement activities and background analysis provided direction for Phase 2 of the project, including for the creation of a new vision and guiding principles. The Phase One Technical report provided a summary of existing conditions, stakeholder and public engagement, project-wide issues and opportunities, and next steps. Figure 2: Photos from PIC #2 of the presentation and engagement activities Phase 2 2.8 PIC #2 was held on May 2, 2019, to present and seek feedback on the draft results of the Phase 1 Background Analysis. Approximately 40 people attended. Key themes included walkability, small-scale retail, aging-in-place, vibrant commercial spaces, and effective traffic flow. A summary of public feedback was outlined in an Engagement Feedback Report. 2.9 Phase 2 was restarted in spring/summer of 2022 following a pause in the project during the COVID-19 pandemic. Phase 2 involved the development of emerging character areas, a demonstration plan for various time horizons, and preparation of a redevelopment concept for key area of the BEUC. 2.10 The guiding principles for the project included housing choice and affordability, connectivity, diverse open space, maintaining historical character, active streets, and a sense of place. These principles were used to develop the demonstration plan and redevelopment concepts for the area. 2.11 Stakeholder committee meetings took place on January 21, 2020, and April 13, 2022. Staff presented project updates and facilitated discussion with committee members to gather feedback and comments on the vision, guiding principles, demonstration plan and concepts for key areas within the BEUC Secondary Plan. Page 99 Municipality of Clarington Page 5 Report PDS-038-23 2.12 PIC #3 was held on June 1, 2022, to present the work completed as part of Phase 2 to the public. Key themes from this session include enhancing links to natural features, minimizing traffic implications, pedestrian scaled development, redevelopment of East Business District and Goodyear Lands, and maintaining historic character. A demonstration plan, which describes how the land within the BEUC Secondary Plan area could be developed over time, was presented to the public for feedback. Th e demonstration plan is a representation of one potential development scenario and is modelled based a number of assumptions. The PIC #3 presentation made June 1, 2022 can be found in Attachment 1. 2.13 An online survey was open between June 1, 2022, and June 30, 2022, to solicit public feedback on the demonstration plan and redevelopment concepts for key areas within BEUC. The input received is summarized in the Draft Phase 2 Technical Report (Attachment 2) and will be incorporated into the draft Secondary Plan and Design Guidelines as part of Phase 3. Figure 3: Slide from PIC#3 presentation sharing vision for BEUC. Page 100 Municipality of Clarington Page 6 Report PDS-038-23 2.14 As part of Phase 2, technical reports were produced including a BEUC Parking Study, and in-depth reports on the Goodyear Lands including existing conditions, a Traffic Impact Study, and a Functional Servicing Report to examine redevelopment on this site. A summary of these technical reports are also found in the Draft Phase 2 Technical Report Summary (Attachment 2). 2.15 The technical reports and the Draft Phase 2 Technical Summary Report have been circulated to the Steering Committee for review. Any necessary updates will be made to the reports as a result of comments received. The finalized reports will be posted to the project webpage. Goodyear Lands 2.16 The Goodyear lands represent approximately 23 hectares of land south of downtown Bowmanville. The property is the site of the former Goodyear Tire and Rubber Company plant that has operated since 1906 under different ownership. The plant closure in 2016 provides the opportunity for redevelopment of the site. 2.17 Currently the Goodyear lands are designated as ‘Special Study Area 3’ in Clarington’s Official Plan. This designation recognizes the former industrial use as well as the redevelopment opportunities. Policies provide that the lands will require clean -up or mitigation of any contamination prior to redevelopment. 2.18 The BEUC Secondary Plan update, in accordance with Special Study Area #3 policy, will add the Goodyear lands to the Bowmanville East Urban Centre Secondary Plan. 2.19 In 2018, Council placed the Goodyear lands (45 Raynes Avenue) on the Municipal Heritage Register (PSD-30-18). The property is not designated under the Ontario Heritage Act. 2.20 Since the start of the Secondary Plan update in 2018, staff have engaged with the owner of the Goodyear lands as a key stakeholder recognizing that the property presents a unique opportunity for redevelopment. 2.21 The Goodyear lands are identified as a key character area within the BEUC Secondary Plan. The objectives for this area include repurposing the former industrial land, providing a complementary new neighbourhood at higher density, and an open space spine that connects to the Bowmanville Creek. 2.22 Through the Secondary Plan process, a Heritage Impact Assessment (HIA) was prepared for the Goodyear lands and peer reviewed by the Municipality. The HIA identifies a number of buildings as having cultural heritage value or interest sufficient for designation under the Ontario Heritage Act. 2.23 The property owner conducted additional studies that look at risk management/contamination of buildings and structural assessment for re-use. Staff are in receipt of these studies, but they have not been peer reviewed by the Municipality. Page 101 Municipality of Clarington Page 7 Report PDS-038-23 2.24 Due to past industrial use of the property, a Record of Site Condition (RSC), obtained through the Ministry of Environment, Conservation and Forestry (MECP) is required for the property to be developed to a more sensitive use, such as residential. The RSC process is applicant driven and typically requires multiple reviews and revisions. 2.25 Staff have met with the MECP and the Region of Durham to better understand the RSC process. The Region of Durham typically assists the Municipality with review of Environmental Site Assessments (ESA) for sites with contamination. 2.26 Staff understanding is that a Risk Assessment for the eastern portion of the property was submitted to the MECP in January 2023, and that a Risk Assessment for the balance of the lands (portion of property with the former Goodyear buildings) has not yet been submitted. 2.27 Staff have been working with the landowner throughout the Secondary Plan process, however, the property owner has recently submitted demolition permits for the ‘main building’ and separate former reclaim building located on the south side of the property. The permit excludes the former powerhouse building with adjacent chimney stack, the pumphouse, and the standalone cement house building located on the north side of the property. 2.28 Owners of properties listed on the Municipal Heritage Register under s. 27 of the Ontario Heritage Act may initiate a property's demolition by providing 60 days written notice of their intention to demolish the property to the Municipal Clerk. The above noted demolition permit applications for the buildings were premature, pending the submi ssion of the required notice from the property owner. 2.29 On May 19, 2023, the Municipal Clerk received a “notice of intention to demolish” letter on behalf of the property owner. The 60-day notice period gives a municipality time to determine whether to begin the designation process. A separate staff report to Council regarding the heritage component of the property will follow, in accordance with the Ontario Heritage Act. Phase 3 2.30 The final phase of the BEUC Secondary Plan update project includes preparation of a draft Secondary Plan and Urban Design Guidelines. Once the draft documents are prepared and reviewed by the Steering Committee, a Statutory Public Meeting to present the Secondary Plan and Urban Design Guidelines to the public and Council for feedback will take place in late 2023. 2.31 Following the Statutory Public Meeting, revisions to the Secondary Plan and Urban Design Guidelines will be made as necessary and staff will bring forward the recommended documents to Council for adoption. Once adopted, the Secondary Plan will be reviewed by the Region of Durham for approval. Page 102 Municipality of Clarington Page 8 Report PDS-038-23 3. Financial Considerations 3.1 The Bowmanvillle East Urban Centre Secondary Plan update is funded by the Municipality, with a cost recovery agreement in place between the Goodyear landowner, Continental ContiTech for some studies related to the Goodyear portion of the Secondary Plan. 4. Concurrence Not Applicable. 5. Conclusion It is respectfully recommended that Council receive this report for information. Staff Contact: Lisa Backus, Manager of Community Planning, 905-623-3379 ext. 2413 or lbackus@clarington.net, Amy Burke, Principal Planner, 905-623-3379 ext. 2423 or aburke@clarington.net, Emily Corsi, Senior Planner, 905-623-3379 ext. 2428 or ecorsi@clarington.net. Attachments: Attachment 1 – PIC #3 Presentation, June 1, 2022 Attachment 2 – Draft Phase 2 Technical Report Interested Parties: List of Interested Parties available from Department. Page 103 Bowmanville East Urban Centre Secondary Plan Update Public Information Center #3 - June 1, 2022 CLARIN G T ONBowm a n villeEa s t secondary plan Attachment 1 to PDS-038-23 Page 104 Bowmanville East Urban Centre Secondary Plan Update 2 Land Acknowledgement The Municipality of Clarington is situated within the traditional and treaty territory of the Mississaugas and Chippewas of the Anishinabeg known today as the Williams Treaties First Nations. Our work on these lands acknowledges their resilience and their longstanding contributions to the area now known as the Municipality of Clarington. Page 105 Bowmanville East Urban Centre Secondary Plan Update 3 Our Team Municipal Staff Karen Richardson Manager, Development Engineering Emily Schaefer Planner II, Community Planning & Economic Development Lisa Backus Manager, Community Planning & Economic Development Lead Consultant Shonda Wang Partner Lina Al-Dajani Senior Associate Blair Scorgie Associate Mike Hudson Senior Designer Lucy Cui Planner Sub-Consultant Team Page 106 Bowmanville East Urban Centre Secondary Plan Update 4 Purpose of Today’s Meeting • Re-introduce the Bowmanville East Secondary Plan Study • Present work undertaken to date • Seek feedback from members of the public as the project moves forward Page 107 Bowmanville East Urban Centre Secondary Plan Update 5 Presentation Outline 1. Introduction 2. Vision for the Bowmanville East Urban Centre 3. Emerging Character Areas 4. Draft Demonstration Plan 5. Vision for the Precincts 6. Public Realm, Open Space and Active Transportation Network 7. Next Steps Page 108 Bowmanville East Urban Centre Secondary Plan Update 6 Welcome to Zoom! Bowmanville East Urban Centre Secondary Plan Update Public Information Center #3 - June 1, 2022 CLARIN G T ONBowm a n ville Ea s t secondary plan Change to Side by Side Switch View Submit your questions and comments here any time during the meeting Leave Meeting How-to-use the interface Leave Page 109 Bowmanville East Urban Centre Secondary Plan Update 7 What Is a Secondary Plan? Planning Hierarchy Provincial Level Growth Plan for the Greater Golden Horseshoe Upper Tier Municipality Durham Region Official Plan Lower Tier Municipality Clarington Official Plan Neighbourhood Level Bowmanville East Secondary Plan Site Level Zoning by-Law Development Process Development Applications Building Permits What is a Secondary Plan? A Secondary Plan is an in-depth policy document for managing new growth within a defined area. It implements the broader goals and objectives of the Municipality’s Official Plan to fit with local contexts and is regulated through the provincial Planning Act. Any new development must conform to the applicable policies and guidelines within this Secondary Plan, as well as any applicable planning documents higher-up in the planning hierarchy. This Project The framework for a Secondary Plan may consist of the following elements: • Permitted land use • Road infrastructure • Development density • Parks & open space • Community facilities • Transportation networks • Servicing Page 110 Bowmanville East Urban Centre Secondary Plan Update 8 Secondary Plan Context in Clarington 4km Bowmanville East Urban Centre Secondary Plan Study Area Page 111 Bowmanville East Urban Centre Secondary Plan Update 9 Project Area 200m SOPE R C R E E K BOWMANVILLE CREEKLIBERTY STREET N KING STRE E T ETEMPERANCE STREETKING STR E E T W KING STR E E T E CHURCH S T R E E T QUEEN ST R E E T SECONDARY PLAN AREA MAJOR STREETS Page 112 Bowmanville East Urban Centre Secondary Plan Update 10 Poll Questions Page 113 Bowmanville East Urban Centre Secondary Plan Update 11 Project Process and Timeline 202 3 201 9 2 022 2 Development Opportunities 3 Final Recommendations 1 Background Analysis Background Review: Existing Conditions and Policies Analysis: Public Realm and Active Transportation, Infrastructure, Parking, Redevelopment Opportunities Consultation: Stakeholder Interviews, Public Information Centres, Online Engagement Secondary Plan: Policies and mapping to implement redevelopment concept Supporting Documents: Zoning By-Law Amendment and Urban Design Guidelines to implement redevelopment concept Consultation: Public Meeting Best Practices Review: Downtown Revitalization Redevelopment Concept: Vision and Goals, Conceptual Streets, Blocks, Public Realm, Active Transportation Network, Land Use, Built Form, Density Consultation: Public Information Centres, Online Engagement We are here Page 114 Bowmanville East Urban Centre Secondary Plan Update 12 Picking Up Where We Left Off Project Pause and Re-Start New Inputs and Information Emerging Issues and Priorities Page 115 Bowmanville East Urban Centre Secondary Plan Update 13 What We Heard & Emerging Directions 1. Design a network of mixed-use, walkable nodes accessible by bike and foot 2. Consider and identify existing and future transit connections 3. Protect, enhance, and connect to the natural heritage system 4. Consider access to parks and open spaces, including opportunities to create new green space 5. Consider heritage properties and adjacencies to designated properties 6. Create policies relating to phasing and the interim use of lands 7. Consider sustainability policies to promote environmental and climate resiliency Page 116 Bowmanville East Urban Centre Secondary Plan Update 14 Vision for the Bowmanville East Urban Centre Bowmanville East will treasure the old and reshape it in ways for new generations to enjoy. It will: • Revive new civic, medical and mixed-use precincts; • Facilitate new built form and densities to provide a variety of housing, businesses, and essential services; • provide a vibrant, cohesively walkable public realm; and • be an entertainment, institutional, service, tourism and family destination – welcoming people of all generations, incomes and abilities to live, work and play. Page 117 Bowmanville East Urban Centre Secondary Plan Update 15 Vision for the Bowmanville East Urban Centre Guiding Principles 1. Provide Housing Choice and Affordability 2. Improve Connections 3. Diversify Open Spaces 4. Maintain the Historical Character 5. Establish an Active Street Wall 6. Promote a Sense of Place Page 118 Bowmanville East Urban Centre Secondary Plan Update 16 Emerging Character Areas NATURAL HERITAGE SYSTEMEXISTING OPEN SPACEWATER BODIESEXISTING BUILDINGSGOODYEAR LANDSEAST BUSINESS DISTRICTDOWNTOWN CORRIDORRESIDENTIAL COMMUNITIESHISTORIC DOWNTOWN SOPER CREE K KING ST. E KING ST. E KING ST. W QUEEN ST. CHURCH S T . TEMPERANCE ST. BOWM A N V I L L E C R E E K L I B E R T Y S T . N G A L B R A I T H C O U R T Page 119 Bowmanville East Urban Centre Secondary Plan Update 17 Emerging Character Areas Historic Downtown Approach: Strategic redevelopment along King Street while maintaining main street character Objectives: • Preserve heritage character • Maintain and/or replace affordable residential units • Maintain small-scale, local businesses • Public realm improvements, and connections to Goodyear and Bowmanville Creek and Soper Creeks 6st max 1 m min King St E/W ROW 4 8 12 3.0 m Design Parameters 3 - to 6- storey height 1 m minimum front yard set back Stepback above Established Streetwall 3 3st min MULTIUSE PATH Page 120 Bowmanville East Urban Centre Secondary Plan Update 18 Emerging Character Areas East Business District Approach: Redevelopment potential with medium- to high- density mixed-use buildings and public realm improvements Objectives: • Opportunity to meet density targets • Introduce pocket parks to balance development • Public realm improvements on King Street East and connection to Soper Creek and Hospital Design Parameters 3- to 12- storey height for King St. E 1-3m front yard set back Stepback above Established Streetwall 4 8 12 12st max 3st minmin 7.5m podium 1-3m 1.5m King St E ROW 3.0 m MULTIUSE PATH 3 Page 121 Bowmanville East Urban Centre Secondary Plan Update 19 Emerging Character Areas Downtown Corridor Approach: Maintain key buildings and provide a transition between East Business District and Historic Downtown Objectives: • Mid-rise built form as transition • Public realm improvements on King Street East, and connections to Bowmanville and Soper Creeks • Strengthen street wall Design Parameters 3-10 storey heightBased on context 1-3m front yard set back Stepback above Established Streetwall 4 12 10st max 1-3m 1.5m King St E ROW 3.0 m 3st min MULTIUSE PATH 10 Page 122 Bowmanville East Urban Centre Secondary Plan Update 20 Emerging Character Areas Residential Communities Approach: Sensitive infill development, plus additions and renovations, to accommodate greater density while maintaining residential character Objectives: • Preserve residential character • Protect mature trees, where possible • Improve housing choice and supply Design Parameters 4-storey max height 3 m min front yard set back 4 8 12 4st max 3 m min 1.5m Page 123 Bowmanville East Urban Centre Secondary Plan Update 21 Emerging Character Areas Goodyear Lands Approach: Complete community with low- to high- density mixed-use/residential developments, and public realm benefits Objectives: • Repurpose former industrial land • Complementary new neighborhood at higher density • Open space spine connects to Bowmanville Creek Design Parameters 3-12 storey heightTransiton to existing dwellingsLandmark building height peak 1-3m front yard set back Stepback above Established Streetwall 4 8 12 3st min 1-3 m 11 m (typical) Hunt St Extension 12st max ROW 2.0-3.0 m BIKE LANE BIKE LANE 3 Page 124 Bowmanville East Urban Centre Secondary Plan Update 22 Poll Questions Page 125 Bowmanville East Urban Centre Secondary Plan Update 23 Draft Demonstration Plan Soft Sites NATURAL HERITAGE SYSTEMEXISTING OPEN SPACEWATER BODIESEXISTING BUILDINGSPROPOSED BUILDINGS (DEVELOPMENT PROPOSALS)SHORT TERM (TO 2031)MEDIUM TERM (TO 2041)LONG TERM (TO 2051)KEY PROJECT AREAS SOPER CREE K KING ST. E KING ST. E KING ST. W QUEEN ST. CHURCH S T . TEMPERANCE ST. B OWM A N V I L L E C R E E K L I B E R T Y S T . N G A L B R A I T H C O U R T Page 126 Bowmanville East Urban Centre Secondary Plan Update 24 Draft Demonstration Plan Existing Condition Short Term (to 2031)Existing & Proposed Condition Medium Term (to 2041) Long Term (to 2051) AREA STATISTICS - EXISTING CONDITION Residential Units 719 People 1256 Jobs 3200 NATURAL HERITAGE SYSTEM EXISTING OPEN SPACE WATER BODIES EXISTING BUILDINGS SOPER CREE K KING ST. E KING ST. E KING ST. W QUEEN ST. CHURCH S T . TEMPERANCE ST. B OWM A N V I L L E C R E E K L I B E R T Y S T . N G A L B R A I T H C O U R T Page 127 Bowmanville East Urban Centre Secondary Plan Update 25 Draft Demonstration Plan Existing + Proposed Condition Short Term (to 2031)Existing & Proposed Condition Medium Term (to 2041) Long Term (to 2051) NATURAL HERITAGE SYSTEMEXISTING OPEN SPACEWATER BODIESEXISTING BUILDINGSPROPOSED BUILDINGS (DEVELOPMENT PROPOSALS) SOPER CREE K KING ST. E KING ST. E KING ST. W QUEEN ST. CHURCH S T . TEMPERANCE ST. B OWM A N V I L L E C R E E K L I B E R T Y S T . N G A L B R A I T H C O U R T Page 128 Bowmanville East Urban Centre Secondary Plan Update 26 Draft Demonstration Plan Short Term (to 2031)Short Term (to 2031) Medium Term (to 2041) Long Term (to 2051)Existing & Proposed Condition AREA STATISTICS - DEVELOPMENT TO 2031 Existing New Total to 2031 Residential Units 719 2792 3511 People 1256 4893 6149 Jobs 3200 256 3456 NATURAL HERITAGE SYSTEMEXISTING OPEN SPACEWATER BODIESEXISTING BUILDINGSPROPOSED BUILDINGS (DEVELOPMENT PROPOSALS)SHORT TERM (TO 2031)MEDIUM TERM (TO 2041)LONG TERM (TO 2051) SOPER CREE K KING ST. E KING ST. E KING ST. W QUEEN ST. CHURCH S T . TEMPERANCE ST. B OWM A N V I L L E C R E E K L I B E R T Y S T . N G A L B R A I T H C O U R T Page 129 Bowmanville East Urban Centre Secondary Plan Update 27 Draft Demonstration Plan Medium Term (to 2041)Short Term (to 2031) Medium Term (to 2041) Long Term (to 2051)Existing & Proposed Condition AREA STATISTICS - DEVELOPMENT TO 2041 Projected Existing New Total to 2041 Residential Units 3511 1638 5149 People 6149 2872 9021 Jobs 3456 243 3699 NATURAL HERITAGE SYSTEMEXISTING OPEN SPACEWATER BODIESEXISTING BUILDINGSPROPOSED BUILDINGS (DEVELOPMENT PROPOSALS)SHORT TERM (TO 2031)MEDIUM TERM (TO 2041)LONG TERM (TO 2051) SOPER CREE K KING ST. E KING ST. E KING ST. W QUEEN ST. CHURCH S T . TEMPERANCE ST. B OWM A N V I L L E C R E E K L I B E R T Y S T . N G A L B R A I T H C O U R T Page 130 Bowmanville East Urban Centre Secondary Plan Update 28 Draft Demonstration Plan Long Term (to 2051)Short Term (to 2031) Medium Term (to 2041) Long Term (to 2051)Existing & Proposed Condition AREA STATISTICS - DEVELOPMENT TO 2051 Projected Existing New Total to 2051 Residential Units 5149 853 6002 People 9021 1494 10515 Jobs 3699 426 4125 NATURAL HERITAGE SYSTEMEXISTING OPEN SPACEWATER BODIESEXISTING BUILDINGSPROPOSED BUILDINGS (DEVELOPMENT PROPOSALS)SHORT TERM (TO 2031)MEDIUM TERM (TO 2041)LONG TERM (TO 2051) SOPER CREE K KING ST. E KING ST. E KING ST. W QUEEN ST. CHURCH S T . TEMPERANCE ST. B OWM A N V I L L E C R E E K L I B E R T Y S T . N G A L B R A I T H C O U R T Page 131 Bowmanville East Urban Centre Secondary Plan Update 29 Poll Questions Page 132 Bowmanville East Urban Centre Secondary Plan Update 30 Vision for the Precincts Bowmanville Hospital Precinct Design Vision To connect the hospital and nearby medical and supportive uses to create a new medical campus. Objectives • Public realm improvements and connections to King St • Opportunities for mixed-use development fronting King St • Strong street wall on King St • Views to Soper Creek • Expanded job opportunities and potential medical campus NATURAL HERITAGE SYSTEM EXISTING OPEN SPACE WATER BODIES EXISTING TRAILS PLANNED TRAILS EXISTING BUILDINGS EXISTING PLACES OF WORSHIP PROPOSED REDEVELOPMENT SITES PROPOSED BUILDINGS REDEVELOPMENT CONCEPT PROPOSED BUILDINGS (SP) PROPOSED SHARED AMENITY/SURFACE PARKING/OPEN SPACE PEDESTRIAN CONNECTION MULTI USE PATH CONNECTION VEHICULAR CONNECTION PRECINCT BOUNDARY Page 133 Bowmanville East Urban Centre Secondary Plan Update 31 Vision for the Precincts Goodyear Lands Precinct Design Vision To create a new mixed-use district with residential, commercial, and community uses and open spaces. Objectives • Diverse commercial to complement King St • Increased residential base to support local businesses • Diversify housing • Placemaking / heritage integration • Connections to surrounding natural heritage network NATURAL HERITAGE SYSTEM EXISTING OPEN SPACE WATER BODIES EXISTING TRAILS PLANNED TRAILS EXISTING BUILDINGS EXISTING PLACES OF WORSHIP PROPOSED REDEVELOPMENT SITES PROPOSED BUILDINGS REDEVELOPMENT CONCEPT PROPOSED BUILDINGS (SP) PROPOSED SHARED AMENITY/SURFACE PARKING/OPEN SPACE PEDESTRIAN CONNECTION MULTI USE PATH CONNECTION VEHICULAR CONNECTION PRECINCT BOUNDARY Page 134 Bowmanville East Urban Centre Secondary Plan Update 32 Vision for the Precincts Downtown Civic Precinct Temperance Street as a flex street Design Vision To expand, entrench and improve the presence of important civic institutions, creating a symbolic, and functional Downtown Civic Precinct. Objectives • Vibrant public realm • Honour heritage buildings • Balanced with sensitive infill • Placemaking in traditional downtown • Expanded public realm and open space connectivity between key civic features NATURAL HERITAGE SYSTEM EXISTING OPEN SPACE WATER BODIES EXISTING TRAILS PLANNED TRAILS EXISTING BUILDINGS EXISTING PLACES OF WORSHIP PROPOSED REDEVELOPMENT SITES PROPOSED BUILDINGS REDEVELOPMENT CONCEPT PROPOSED BUILDINGS (SP) PROPOSED SHARED AMENITY/SURFACE PARKING/OPEN SPACE PEDESTRIAN CONNECTION MULTI USE PATH CONNECTION VEHICULAR CONNECTION PRECINCT BOUNDARY Page 135 Bowmanville East Urban Centre Secondary Plan Update 33 Poll Questions Page 136 Bowmanville East Urban Centre Secondary Plan Update 34 Topics for Discussion Future Public Realm and Open Space Network NATURAL HERITAGE SYSTEMEXISTING OPEN SPACEWATER BODIESEXISTING BUILDINGSCHARACTER AREA POTENTIAL PUBLIC SPACEPOTENTIAL PUBLIC SPACE FOCAL POINTKEY PROJECT AREASSECONDARY STREETSCAPE CONNECTIONSPRIMARY ACTIVE TRANSPORTATION & STREETSCAPE CORRIDOR KING STR E ET KING S T R E ETSCUGOGSTREET QUEEN S T R E ET D U K E ST O N TA R I O ST R E ET BR O W N S T R E ET L I B E R T Y S T R E E T NBROWN STREETONTARIO STREETGEORGE STREETCHURCH ST R E E TDIVISION STREETTEMPERANCE STREETSILVERSTREETSIM P S O N A V . CLIMIE COURT G A L B R A I T H C O U R T SOPER CREE K BOWMANV I L L E C R E E K E KING STR E ET W E RE ET Page 137 Bowmanville East Urban Centre Secondary Plan Update 35 Topics for Discussion Future Active Transportation Network SOPER CREE K BOWMANV I L L E C R E E K Page 138 Bowmanville East Urban Centre Secondary Plan Update 36 Next Steps • Feedback from this meeting will inform revisions to the Demonstration Plans and Precinct Plans • Opportunity for members of the public to review materials and provide further input on the project website • Online survey to provide more detailed feedback Page 139 Thank you For More Information Visit the Project Website: https://www.clarington.net/ en/do-business/bowmanville- east-urban-centre- secondary-plan.asp Lisa Backus lbackus@clarington.net Contact us Emily Schaefer eschaefer@clarington.net Page 140 Bowmanville East Urban Centre Secondary Plan Update Phase Two Technical Report April 21, 2023 SvN Attachment 2 to PDS-038-23 Page 141 Bowmanville East Urban Centre Secondary Plan Updateii This page is intentionally left blank Page 142 Phase 2 Technical Report 1 Contents 1. Introduction...................................................................................................................................................................................2 1.1 Project Purpose 1.2 Project Area 1.3 Project Timeline 1.4 Intent of the Document 2. Redevelopment Concept for the BEUC...................................................................................................................................6 2.1 Vision and Guiding Principles 2.2 Emerging Character Areas 2.3 Demonstration Plan 2.4 Vision for the Precincts 2.5 Public Realm, Open Space and Active Transportation Network 3. Results of Engagement Activities..........................................................................................................................................10 3.1 Purpose and Format 3.2 Summary of Key Messages from PIC #3 and Online Survey 4. Summary of Technical Reports...............................................................................................................................................12 4.1 Bowmanville East URban Centre Parking Study 4.2 BEUC Existing Conditions Report 4.3 Goodyear Lands Phase 2 Technical Studies (TIS and Functional Servicing) 5. Preliminary Policy Directions...................................................................................................................................................13 6. Next Steps.....................................................................................................................................................................................15 Page 143 Bowmanville East Urban Centre Secondary Plan Update2Page 144 Phase 2 Technical Report 3 1.1 Project Purpose This Project aims to update the Bowmanville East Urban Centre (“BEUC”) Secondary Plan, which was first approved in 1996 and last updated in 2003. Since its last update, the have been changes to provincial land use and planning policies as articulated through the Provincial Policy Statement, 2020, and Growth Plan for the Greater Golden Horseshoe, 2020. Additionally, updates to the Municipality of Clarington’s Official Plan were approved in 2017 which provided an increased emphasis on urban design, affordable housing, sustainability, climate change, and community engagement. In recognition of the renewed municipal vision for the BEUC, this update to the Secondary Plan aims to preserve the role of the historic downtown, improve connections to the surrounding natural heritage system, support existing employment and civic hubs, and facilitate the establishment of a new mixed-use community on the former Goodyear Lands. This Project will result in an updated Secondary Plan and set of Urban Design Guidelines that will establish a planning framework for the re-imagining of the Bowmanville East as an integral part of Bowmanville and Clarington as a whole. 1.2 Project Area Centered on the intersection of King Street and Liberty Street, the 160-hectare Bowmanville East Urban Centre (BEUC) Project Area (“Project Area”) encompasses a mix of land uses and a diverse built form. The Project Area includes a number of notable districts and destinations, such as the traditional Downtown, the East Business District, the former Goodyear manufacturing lands, the Bowmanville Mall, and the Lakeridge Health Bowmanville Hospital. The broader Project Area also includes portions of the two significant natural heritage assets – the Bowmanville Creek and Soper Creek and their associated valley lands – that define its western and eastern boundaries. Figure 1 illustrates the extent of the Project Area lands. 1.0 Introduction Page 145 Bowmanville East Urban Centre Secondary Plan Update4 Bowmanville East Urban Centre Secondary Plan Update 9 Project Area 200m SOPE R C R E E K BOWMANVILLE CREEKLIBERTY STREET N KING STRE E T ETEMPERANCE STREETKING STR E E T W KING STR E E T E CHURCH S T R E E T QUEEN ST R E E T SECONDARY PLAN AREA MAJOR STREETS Figure 1: Project Area Page 146 Phase 2 Technical Report 5 1.3 Project Process and Timeline The Project is structured to take place in three phases, with technical analysis and community engagement being undertaken in an iterative fashion. Figure 2 depicts the project process and the primary components of each phase of work. Figure 2: Project Process Page 147 Bowmanville East Urban Centre Secondary Plan Update6 The three phases are as follows: Phase 1 – Background Analysis Phase 1 involved a comprehensive existing conditions review. An analysis of the existing land use and built form pattern, public realm and active transportation network, and municipal servicing, utilities and parking conditions was undertaken. The review and analysis informed the identification of sites with redevelopment potential, three key Precinct areas (Civic Precinct, Goodyear Lands, Lakeridge Health Bowmanville Hospital), and opportunities and constraints throughout the Project Area. Community engagement in this phase included two Public Information Centres, a series of stakeholder interviews, and meetings with the Project Steering Committee composed of Municipal Staff and key stakeholders. Phase 1 of the Project took place over the fall and winter of 2018 and has been completed. Phase 2 – Development Opportunities Phase 2 involved the preparation of a redevelopment concept for the Project Area. This redevelopment concept was informed by the findings of Phase 1, the identification of best practices for downtown revitalization, and the preparation of a new vision and guiding principles for Bowmanville East. The Phase 2 work involved the development of emerging Character Areas, a Demonstration Plan to the 2031, 2041 and 2051 time horizons, and Precinct Demonstration Plans articulating the redevelopment visions for three key sub-areas. Work for the Goodyear Lands was conducted in parallel to investigate these lands, including a Precinct Demonstration Plan showing how the area could develop, and traffic and servicing analysis to investigate the infrastructure capacity required to adequately accommodate that development. Community engagement in this phase included two Public Information Centres and two additional meetings with the Project Steering Committee. Phase 2 was initiated in early 2019 and was re-started in spring/ summer 2022 following a pause in the project, which was triggered in part by to the COVID-19 pandemic. Phase 2 is anticipated to be completed by Q1/Q2 of 2023. Phase 3 – Final Recommendations Phase 3 will be dedicated to preparing new Secondary Plan policies to support the redevelopment vision developed in Phase 2. These new policies (and accompanying schedules) will be further supplemented by the creation of area-specific urban design guidelines. Community engagement will include continued consultation with the Project Steering Committee and a Statutory Public Meeting to present the draft Secondary Plan and Urban Design Guidelines. Subsequently, they will also be presented to the City of Markham’s Planning and Development Committee. Phase 3 is expected to be carried out throughout the summer and fall of 2023, with project close anticipated by the end of the year. 1.4 Intent of the Document This intent of this report is to summarize the work undertaken in Phase 2 of the Project, specifically from spring/summer 2022 onwards following the post- pandemic project pause. It will outline the planning and design work undertaken towards the redevelopment concept for the BEUC, synthesize the public engagement findings from the most recent Public Information Centre and online survey, summarize the findings of supporting technical studies, and introduce preliminary policy directions that will provide the basis of the forthcoming Secondary Plan document. Page 148 Phase 2 Technical Report 7 Phase 2 of this Project involved the creation of a redevelopment concept for the BEUC, which encompassed the Vision and Guiding Principles, Emerging Character Areas, Demonstration Plan, Vision for the Precincts and preliminary Public Realm, Open Space and Active Transportation Network. This work was presented at the most recent Public Information Centre (PIC) on June 1, 2022. For additional information, please refer to the detailed presentation package from the PIC, which is included as Appendix 1 to this report. The below section provides a summary of the key findings and outputs from Phase 2 as presented at the most recent PIC. 2.1 Vision and Guiding Principles As part of Phase 2 activities for the Secondary Plan Update, a vision was developed for the Bowmanville East Project Area. The vision for the Project Area is as follows: Bowmanville East will treasure the old and reshape it in ways for new generations to enjoy. It will: • Revive new civic, medical and mixed-use precincts; • Facilitate new built form and densities to provide a variety of housing, businesses, and essential services; • Provide a vibrant, cohesively walkable public realm with varied types of ecologically rich open spaces, public art, active transportation, and multimodal streetscapes; and • Be an entertainment, institutional, service, tourism and family destination—welcoming people of all generations, incomes and abilities to live, work and play. This vision will be realized through the implementation of policy directions which are based upon the following six key guiding principles: 1. Providing Housing Choice and Affordability 2. Improving Connections 3. Diversifying Open Space 4. Maintaining Historical Character 5. Establishing an Active Street 6. Promoting a Sense of Place 2.2 Emerging Character Areas Five Emerging Character Areas were identified across the Project Area. These include: • The Historic Downtown, which is situated on either side of King Street in the historic core of Bowmanville and incorporates the traditional main street; • The East Business District, which includes the lands fronting onto both sides of King Street East as well as the north side of Prince Street, generally bounded by Liberty Street to the west and silver Creek to the east, encompassing the Lakeridge Health Bowmanville Hospital and Bowmanville Mall; • The Downtown Corridor, which covers lands between the East Business District and Historic Downtown, as well as directly north and south of the Historic Downtown; • Residential Communities, which are generally located in the northernmost portions of the Project Area and contain existing low-rise housing stock; and • The Goodyear Lands, which is a large piece of industrial land located in the southwest portion of the Project Area. For each Character Area, a high-level approach, design objectives and built form parameters were devised. 2.0 Redevelopment Concept for the BEUC Page 149 Bowmanville East Urban Centre Secondary Plan Update8 2.3 Demonstration Plan The Demonstration Plan is a representation of one possible scenario of building massing that could arise over the lifetime of the Project Area. It is based on a number of assumptions such as: • Which sites may redevelop—these are focused on soft sites, e.g. low-density residential or commercial sites or former industrial sites that are currently underutilized and more likely to attract development interest; and • The scale and form of development – typical low- and mid-rise building footprints are modelled, consistent with industry norms, with overall building height distributions as per preliminary planning directions identified through Phase 2. A 3D model of the Demonstration Plan was prepared. Data from each building was tabulated, noting its use, floorplate size, height in storeys, and gross constructible area (GCA). To generate an estimate of population and jobs, the following assumptions were made: • For mixed use buildings, half of the ground floor is allocated to commercial uses. The other half of the ground floor is assumed to function as residential uses, back-of-house areas and common spaces. All upper floor area is allocated to residential uses; • Residential uses are separated into categories based on unit type. Total residential GCA is divided by an average gross unit size to generate the number of units. The gross unit size includes both the unit area as well as an assumption (approximately an additional 15%) of the unit’s share of common spaces such as corridors, lobbies and loading spaces. -Apartments are assumed to be 100 square metres gross; -Back to back stacked townhouses are assumed to be 108 square metres gross; and -Townhouses are assumed to be 216 square metres gross. • Commercial uses are assumed to generate 1 job per 45 square metres of space; and • All residential units are assumed to generate 1.75 persons per unit. Using these assumptions, several iterations of the Demonstration Plan were created to illustrate development scenarios to the short-term horizon (to 2031), medium-term horizon (2041) and long-term horizon (2051). This mathematical exercise, at full build out in 2051, could result in over 6,000 residential units accommodating over 10,500 people, and, over 4,100 jobs in the Bowmanville East Urban Centre. Of the 6,000 units, 5,300 would be new, a result of intensification. These figures were compared against the Regional intensification goals set out in the Housing Intensification Study Technical Report, 2021 (Region of Durham Growth Management Study: Land Needs Analysis), which identifies an overall intensification target for the Region of Durham as a whole, as well as the potential contributions of individual municipalities towards the overall target. The report identifies a total of 3,200 units for the Bowmanville East Urban Centre to the 2051 time horizon, of which 2,500 would be new. By this comparison, it is evident that the draft planning framework under consideration has the potential to achieve and exceed the Region’s density requirements. Page 150 Phase 2 Technical Report 9 2.4 Vision for the Precincts Three Precincts were identified within the Project Area as areas of significance for the BEUC. These Precincts have the potential to contribute significantly to the Project Area through the diversification of land uses, introduction of public realm improvements, and connections to surrounding neighbourhoods. As an extension of the overall Demonstration Plan, Precinct Demonstration Plans were created to explore how each could develop over time. These are: • The Downtown Civic Precinct, which is envisioned to expand, entrench and improve the presence of important civic institutions in the historic core; • The Bowmanville Hospital Precinct, which is envisioned to connect the hospital and nearby medical and supportive uses to create a new medical campus; and • The Goodyear Lands Precinct, which is envisioned to create a new mixed-use district with residential, commercial, and community uses and open spaces. 2.5 Public Realm, Open Space and Active Transportation Network Utilizing the analysis and findings of Phase 1 background review, conceptual diagrams were developed to illustrate preliminary directions for the Public Realm and Open Space Network and the Active Transportation Network. These included the high-level identification of Potential Public Space Focal Points within each of the four Character Areas, as well as a series of preliminary additions and connections to the active transportation network, including extensions to existing trails, connections to existing cycling routes, and new sidewalks across the Project Area. Page 151 Bowmanville East Urban Centre Secondary Plan Update10 3.1 Purpose and Format The purpose of the Public Engagement process in Phase 2 of the Project was to report back on the proposed vision and guiding principles and share the draft Redevelopment Concepts Plans and Precinct Plans, as well as share early directions on the proposed public realm and active transportation network. Some engagement events also served to re-introduce the project to participants, on account of the lengthy pause in the project due to the COVID-19 pandemic. Multiple engagement activities were held, including: • Two Stakeholder Committee meetings, which featured presentations by the project team and Q&A discussions, took place on January 21, 2020 and April 13, 2022. • Two Public Information Centres, with the first held in- person on May 2, 2019 (PIC #2 of the Project) with an open house format, and the second held virtually on June 1, 2022 (PIC #3 of the Project) which featured a presentation by the consultant team and interactive web-based polling questions. • An online survey (see Appendix 2) through the Town of Clarington’s web engagement portal Engage Clarington which was released following PIC #3 and remained available between June 1, 2022 and June 30, 2022. 3.2 Summary of Key Messages from PIC #3 and Online Survey The key messages in this section provide a summary of the comments received through the latter half of the Phase 2 work, including PIC #3 and the online survey. They are not meant to be a verbatim or exhaustive version of feedback received, but rather a synthesis of key messages. Where possible, these will be considered and implemented through the drafting of the Secondary Plan policies in the forthcoming Phase 3 work. Maintaining the existing character of the Historic Downtown and Residential Communities Participants wish to retain the strong heritage character of the King Street corridor, in recognition of its value as a local main street and destination. Suggestions include a greater unity of look and feel across the entirety of King Street, with lower-scaled ground-related retail fronting King Street. There was mixed feedback about the proposed height maximum (6 storeys) within this area, with some arguing for higher permitted heights and others wishing for future development to not exceed the height of current buildings. A strong desire to implement policies that would support the maintenance of small- scale, local and independent businesses was also heard. Similarly, participants wish to preserve the character of the Residential Communities within the Project Area, which is supported by a consistent built form and a mature tree canopy. There was general support for the proposed maximum height and proposed front yard setback; however, some commenters expressed concern around privacy and overlook impacts. Participants had questions about the idea of ‘expanding housing choice’, seeking greater detail into what those options might be and how they would support greater affordability. Enabling redevelopment within the East Business District and Goodyear Lands with context- appropriate policies Participants support accommodating for healthcare and lifestyle services in lands surrounding the Lakeridge Health / Bowmanville Hospital. Previously suggested uses include walk-in clinics, pharmacies, long-term care facilities, gyms and spas, among others. There was general agreement on need to improve public areas along King Street East, including through the addition of new pedestrian pathways, as well as to compliment existing institutional facilities with residential and commercial uses. Regarding the Goodyear Lands, participants broadly support repurposing the former industrial lands to create a complete community with higher densities and 3.0 Results of Engagement Activities Page 152 Phase 2 Technical Report 11 greater mix of uses. Previously suggested uses for more diversified employment uses on the site include live-work uses, educational institutions, incubator spaces, micro- scale manufacturing, among others. There was a mixed response between participants in regards to maximum height permissions, with suggestions as low as 4 storeys and as tall as 18 storeys. There was consensus among participants in regards to the opportunity to leverage the Goodyear Lands’ proximity to the nearby natural heritage network, with a desire for on-site green spaces and recreational facilities. Enhancing links to the natural heritage network and green space Participants would like to see stronger connections between the Project Area and the existing natural heritage network, including to Bowmanville Creek and Soper Creek. Participants felt that it was important to strengthen access to the municipal trail network to ensure opportunities for active and passive recreation. There was strong approval from participants for the establishment of multiple connections to the Bowmanville Creek should be provided from the Goodyear Lands. There was also broad support for public realm improvements which would facilitate direct ad efficient connections from the Historic Downtown, East Business District and Downtown Corridor to both Bowmanville Creek and Soper Creek. There was strong support for the establishment of new parks and/or green spaces within the Project Area as it grows and develops. Some participants suggested alternative locations for the preliminary ‘public space focal points’ identified through the PIC materials; one suggestion included re-locating the focal point to the vicinity of King Street and Ontario Street, rather than Brown Street. Creating walkable and pedestrian-scaled places Participants rated public realm improvements as high on their list of priorities for the Project Area. Participants are in favour of design moves which enable easy and comfortable travel within and between the Project Area by foot. There was support for making Temperance Street a pedestrian-priority or pedestrian-only street, introducing the capability for the street to host community events on an as-needed basis. Participants also voiced a desire to see more street trees across the Project Area, particularly along Scugog Street, Church Street, Silver Street, Temperance Street and Division Street. Public realm improvements along the length of King Street was identified as another priority. There was also support for more pedestrian and cycling infrastructure to facilitate safe connections and accommodate growth in and around the Project Area. Participants had a number of suggestions regarding a need for new bike lanes, pedestrian crossings, streetlights and sidewalks. It was noted that existing active transportation facilities are often disconnected and inaccessible. Specific comments included the need for a sidewalk along the west side of Temperance Street and Queen Street and a crosswalk connecting to Rotary Park. Participants also commented in support of more street furniture, including bike racks and bench seating. Minimizing negative traffic impacts that may be caused by future growth and redevelopment Participants are concerned with the potential for negative traffic impacts, with many feeling that the supply of parking is already limited within the Project Area. Participants indicated a preference to explore solutions around improved public and on-street parking, as well as potential opportunities to consolidate access across adjoining properties. Adequate access to parking is seen by participants as vital to continued commercial development of the Downtown. Page 153 Bowmanville East Urban Centre Secondary Plan Update12 4.1 Bowmanville East Urban Center Parking Study AECOM Canada Ltd. was retained by SvN Architects + Planners on behalf of the Municipality of Clarington to summarize the parking inventory in the downtown Bowmanville study area and conduct a study on the payment-in-lieu (also known as cash-in-lieu) of parking programs in place various municipalities throughout the GTA. The report is dated April 27, 2020. The recommendations developed on the basis of the study are as follows: • Ensure the Municipality has a strong and clear Transportation Demand Management policy to reduce overall dependency on parking and private vehicles for transportation; • A payment-in-lieu of parking policy should only apply to non-accessible commercial spaces; • The payment-in-lieu fee is usually tied to the cost of land, construction, and/or maintenance of an equivalent replacement parking spot, usually 50% thereof. The Municipality should consider the type of parking it expects to supply, surface or structured, and ensure the fee is reflective of that need; • Flat rates are common throughout the GTA, but provide little flexibility for the various kinds of developments which may apply; • Consider a sliding fee structure depending on size of development and percentage of parking supply provided /not provided; • Formula based fees may cause issues due to complexity in determining factors (i.e. land value appraisal, construction cost, etc.). If this is considered, ensure variables and factors can be easily determined and establish a clear verification methodology. A formula may be used for determining an initial fixed fee and adjusted over time as required; • Give strong consideration to the variables and factors which are used to calculate the fee, how they may differ for each application, and how they may change over time; • While a payment-in-lieu of parking policy gives business owners and developers an alternative solution for addressing parking requirements, consider potentially exempting parking requirements for specific land use types or areas in which the Clarington wants to further encourage growth; • Consider a reduction or removal of parking requirements for rezoning / change in use of existing structures, particularly historically designated structures; and, • Include clauses for annual or regular adjustment of fees, tied to inflation, parking demand, or another factor. 4.2 Bowmanville East Urban Centre Existing Conditions Reports AECOM Canada Ltd. was retained by SvN Architects + Planners on behalf of the Municipality of Clarington to summarize the existing conditions in regards to servicing infrastructure. Separate studies were produced for the Bowmanville East Urban Center and the Goodyear Lands, with the reports dated February 25, 2019 and September 16, 2020, respectively. The findings are summarized below. Bowmanville East Urban Centre • Sanitary: The study area is currently serviced by a mature sanitary sewage collection system consisting of local sewers being less than 375mm in diameter and trunk sanitary sewers being equal to or greater than 375mm in diameter. Investigations of the capacity of the existing sanitary sewer within identified Drainage Areas found that sanitary pipes at the downstream end of the service area have existing excess capacity. 4.0 Summary of Technical Reports Page 154 Phase 2 Technical Report 13 • Watermain: The study area is currently serviced by a network of local watermains, generally 300mm in diameter and less, and 400mm diameter feedermains located along King Street, Scugog St north of King St, Division Street from the water tower south to Queen St and extending further south through the Goodyear Lands. Goodyear Lands • Sanitary: The project team has no formal records of how the Goodyear Lands are currently serviced. Based on a review of the Regional Sanitary Sewage Collection System plans, it is assumed that site is currently serviced by the existing 300mm sanitary sewer located on Queen Street. The Queen Street sanitary outlets to the Region’s trunk sanitary sewer system located on Ontario Street. The Goodyear Lands are located in close proximity to the Region’s trunk sanitary sewage collection system located on Ontario Street and along the west side of the Bowmanville Creek. The servicing options for the development of the Goodyear Lands are either to provide a sanitary sewage pumping station and connect to the existing sanitary sewer on Ontario Street, or to connect to the existing trunk sanitary sewer along the west side of the Bowmanville Creek by means of a trenchless water crossing of the creek. • Watermain: The former Goodyear lands has an existing 400mm feedermain located along the north and east boundary of the site. Linear infrastructure upgrade needs to facilitate the delivery of an adequate water supply to future development on the site will be minimal. Consultation with the Region will be completed to understand any constraints related to storage and treatment needs and the timing of any such improvements to the Region’s water supply system. • Storm Drainage: The project team has no formal records of the existing private storm sewers that may service the existing lands. Regardless, the existing system, if one exists, would likely be deemed insufficient to service the re-development of the lands. The re-development of the former Goodyear lands will provide an opportunity to provide a new storm sewer system and any necessary quantity / quality control measures as prescribed by the Central Lake Ontario Conservation Authority (CLOCA). 4.3 Goodyear Lands Transportation Impact Study A Transportation Impact Study (TIS) was undertaken by AECOM Canada Ltd. for the Goodyear Lands in order to assess the existing traffic conditions in the vicinity of the subject lands, forecast future traffic volumes associated with the new land use, assess the future operations at intersections in the vicinity of the subject lands, and identify operational concerns, safety concerns and any required mitigation measures where appropriate. The report is dated April 4, 2023. The TIS conducted traffic operations analysis for both existing and future conditions. Due to the existing built form and its limited space for significant intersection improvements, no network modifications beyond those already planned and discussed were implemented into the modeling. The analysis showed generally worsened operations throughout the network as a result of the significant increase in population and employment in the Secondary Plan Area. Due to the significant growth anticipated, several of the key signalized intersections along the King Street and Liberty Street corridors will begin to see at-capacity conditions, characteristic and consistent with a dense and mature urban environment. This is generally anticipated to lead to increased use of the area local road network, as vehicles are encouraged to shift to more direct minor streets to avoid the capacity issues. The TIS concludes that despite some of the operational and capacity concerns identified in the assessment, the development of the Bowmanville East Secondary Plan area reflects a more sustainable development program and provides an opportunity to encourage a new lifestyle for residents and workers with the implementation of Page 155 Bowmanville East Urban Centre Secondary Plan Update14 major transit improvements (i.e., DRT PULSE service, Bowmanville GO Station, etc.) and an expansion of the active transportation network. In general, the build-out of the Goodyear Lands does not significantly affect the road network operations compared to those in the Future Background Conditions resulting from the anticipated build out of the Secondary Plan study area. The TIS recommends additional transportation review and study as development comes to fruition, including additional transportation and traffic impact studies as part of the development approvals for process for submitted Draft Plans for Subdivision and Site Plans. In addition, future coordination with Durham Region Transit is encouraged in order to monitor future service demand needs, plan for transit routes along arterial and collector roads, and ensure that sufficient space is protected for transit stops as part of the road right-of-way. 4.4 Goodyear Lands Functional Servicing Report A Functional Servicing Report (FSR) was undertaken by AECOM Canada Ltd. for the Goodyear Lands in order to provide guidance on the provision of water, wastewater and stormwater infrastructure required to service the Goodyear Lands. The functional servicing analysis was undertaken on the basis of the Demonstration Concept Plan developed by SvN. The report is dated April 18, 2023. Regarding water servicing, the analysis found that there were no general concerns with providing a sufficient supply of water to the Goodyear Lands, given the site has a 400mm feedermain located on it. Pending the ultimate location of the proposed building footprints, there may be a need to assess during the development approvals stage whether relocation and/or other protective measures would be required. Regarding wastewater servicing, the analysis found that the Region do not have any sanitary capacity design sheets that they have confidence in for assessing capacity of the existing collection system. The Region’s expectation is that a new sanitary sewer along Hunt Street, south of the Goodyear Lands, is required to service the Goodyear Lands and other development that may contribute to the sanitary sewer along Hunt Street. The report recommends that there be a detailed assessment of capacity of the Hunt Street sanitary sewer undertaken during the development approvals process to determine if external improvements are required to service the Goodyear Lands. The Region pf Durham has advised they are preparing a sanitary model for this area and as such the tools will be available in the future to complete an assessment with confidence. Regarding stormwater servicing, the analysis identifies the need for a new stormwater management facility to manage the runoff from the Goodyear Lands. This is recommended to be located at the south west portion of the site and the area is anticipated to be between 0.6 to 1.2 hectares. Modifications to the existing Municipal storm sewer would be required to implement this concept plan, including a potential new facility to treat existing runoff. It is recommended that the Municipality of Clarington and the landowner prepare a Master Drainage Report to determine the preferred solution for the management of runoff from the Goodyear Lands and the broader area currently serviced by the existing stormwater sewer system. Page 156 Phase 2 Technical Report 15 Drawing on analysis and outputs from the Phase 1 and 2 work, a number of policy directions have emerged which will guide the development of the Secondary Plan document and Urban Design Guidelines for the Project Area. These policy directions will be updated and refined in the final phase of the project, and include: • The establishment of five Character Areas, which will provide the opportunity to create several distinctive areas within the Secondary Plan boundaries. Policies will support and implement the below visions for each of the Character Areas. -The Historic Downtown will build upon its status as the civic heart of Bowmanville and continue to support the historic main street as a destination for residents and visitors; -The East Business District will continue to develop as a commercial and mixed-use area while leveraging opportunities from existing anchor retail and institutional uses. -The Downtown Corridor will act as a mixed-use transition zone which cohesively links the East Business District and Historic Downtown. -The Residential Communities will maintain their existing low-rise character while introducing context-sensitive opportunities for infill housing. -The Goodyear lands will be developed into a new mixed-use community which accommodates new housing and jobs, while creating accessible connections to the surrounding natural heritage system. • An emerging land use strategy which streamlines and updates the land use schedule of the existing Bowmanville East Town Centre Secondary Plan. The emerging land use strategy concentrates Mixed Use Areas along the length of King Street from Scugog Street to Simpson Avenue, which will permit a wide range of uses including retail, commercial, office and institutional. Both the Goodyear Lands and Bowmanville Mall are proposed to be designated as Mixed Use Areas. The emerging land use strategy proposes three residential designations: Residential High Density, Residential Medium Density, and Residential Low Density. Preferred locations for the Residential High Density designation include lands to the north and west of the Scugog Street and Church Street intersection, and lands on the north side of King Street east of Galbraith Court. Preferred locations for the Residential Medium Density designation include parcels along Queen Street between Scugog Street and Queen Street in addition to lands on the south side of Church Street between Ontario Street and St George Street. Lands within the Residential Communities Character area will be designated Residential Low Density. • An emerging height and built form strategy which will permit the tallest heights within the East Business District, centered along King Street East, and the Goodyear Lands, as part of a new master-planned community. The emerging height and built form strategy features a maximum height of 12 storeys for the East Business District and Goodyear Lands. The Downtown Corridor is proposed to be limited to a 10-storey maximum to implement a mid-rise character, while a 6-storey maximum is proposed for the Historic Downtown to complement the traditional main street. Within the Residential Communities, a 4-storey maximum is proposed in order to preserve the low-rise pattern of the area while also offering opportunities for ‘missing middle’ development. 5.0 Preliminary Policy Directions Page 157 Bowmanville East Urban Centre Secondary Plan Update16 With the exception of the Residential Communities, a minimum building height of 3 storeys is proposed throughout the Secondary Plan area. • An emerging public realm and active transportation strategy which identifies opportunities to establish new publicly-accessible spaces, create a sense of place and improve the pedestrian experience. Through the Phase 2 work, four Public Space Focal Points were identified, one for each Character Area, with each generally situated at major intersections or along major corridors. These are intended to be further explored in Phase 3 as locations for potential future public parks, open spaces, plazas or POPS. Policies in the Secondary Plan will reinforce King Street as a primary pedestrian-oriented thoroughfare, with direction to create a consistent streetwall, locate active uses at-grade, and improve streetscape conditions. Emerging policy directions also include improvements to the active transportation network, including suggested connections to cycling and trail networks. Page 158 Phase 2 Technical Report 17 From spring through fall of 2022, the focus of this Project will shift to the preparation of the Draft Secondary Plan, which will implement the vision for the Bowmanville East Urban Center and support growth and development in line with the Vision and Demonstration Plans developed in Phase 2. The Secondary Plan will also consider and integrate findings from the studies completed as part of the Goodyear Lands scope of work. Furthermore, Phase 3 of this Project will also involve preparing the draft Urban Design Guidelines, which will outline the built form, public realm and sustainability elements which should be considered and applied in future developments. Following review and comment by the Municipality, the Draft Secondary Plan and Urban Design Guidelines will be circulated to the Steering Committee for their input. They will be presented at a Statutory Public Meeting; input from these activities be used to inform the final version of the Secondary Plan and Urban Design Guidelines. 6.0 Next Steps Page 159 Bowmanville East Urban Centre Secondary Plan Update18Page 160 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2023 Report Number: PDS-039-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary-Anne Dempster, CAO By-law Number: File Number: PLN 41.2 Resolution#: Report Subject: Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan – Project Update Recommendation: 1. That Report PDS-039-23, and any related delegations or communication items, be received for information. Page 161 Municipality of Clarington Page 2 Report PDS-039-23 Report Overview The purpose of this information report is to provide an update to Council on the Bowmanville West Urban Centre and Major Transit Station Area (MTSA) Secondary Plan Update. Planning for growth within Clarington’s two Major Transit Station Areas in Courtice and Bowmanville is essential to Metrolinx’s Lakeshore East Line GO Expansion project. The Bowmanville West Urban Centre and MTSA Secondary Plan Update will bring the policies of the Secondary Plan into conformity with the Clarington Official Plan and provides an opportunity to proactively plan for growth and attract investment. The third and final Phase of the project is now underway, and a fifth Public Information Centre has recently taken place. A draft Secondary Plan and Zoning By-law will be released for public comment in the coming months. 1. Background 1.1 The Bowmanville West Urban Centre and Major Transit Station Area (MTSA) Secondary Plan area is located in central Bowmanville, bounded generally by A spen Springs Drive to the south, Bowmanville Creek (Brookhill Tributary) to the north, and Green Road and Boswell Drive to the west (Figure 1). The eastern border is irregular. The Secondary Plan area covers approximately 127 hectares. It includes lands around the future Bowmanville GO Station, which is planned to be located along the CP Rail tracks west of Bowmanville Avenue. 1.2 This Secondary Plan is an update to the Bowmanville West Town Centre Secondary Plan, originally adopted in 1993 and updated in 2006. The existing Secondary Plan provides initial directions to promote opportunities for transit-supportive densities and a broad range of uses and led this area to develop into Clarington’s largest retail shopping area, with predominantly big-box stores. 1.3 The current update to the Secondary Plan will proactively plan for intensification and redevelopment around the future GO Station. The updated Secondary Plan will guide the transformation of this area into a high density, mixed -use centre and realize its status as a mobility hub and the retail heart of Clarington. 1.4 The Province defines a MTSA as the areas generally within a 500 to 800 metre radius of a transit station, representing about a 10-minute walk. As a MTSA, provincial policy directs a significant amount of growth to the area. The Growth Plan for the Greater Golden Horseshoe (2020) sets out a minimum density target of 150 residents and jobs combined per hectare for MTSAs associated with GO train stations. This minimum density target is maintained in the Proposed Provincial Planning Statement released by Province on April 6, 2023, for consultation. Page 162 Municipality of Clarington Page 3 Report PDS-039-23 1.5 The Region of Durham estimated that there is potential for approximately 7,000 new units (estimated 13,370 people) and 6,220 jobs in the Bowmanville MTSA. This intensification is necessary to support the development of the Bowmanville GO station. Figure 1: Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update area 1.6 On December 22, 2021, Region of Durham Council adopted Regional Official Plan Amendment (ROPA) 186. ROPA 186 seeks to establish seven Protected MTSAs in Durham Region, including two in Clarington that surround the future Bowmanville and Courtice GO Stations. ROPA 186 sets out a policy framework, density target and delineations for each MTSA. The delineated boundary for the MTSA in Bowmanville Page 163 Municipality of Clarington Page 4 Report PDS-039-23 mirror the Secondary Plan area boundary. ROPA 186 is currently awaiting a decision by the Minister of Municipal Affairs and Housing. Once approved, the Municipality has one year to update zoning within the MTSA to permit transit-supportive densities as-of-right. 2. Project Update 2.1 This project is being carried out in three phases. Currently, the project is in the third and final phase. A chronology of key events to date for the Secondary Plan Update is provided in Attachment 1. 2.2 Public engagement has been prioritized throughout the project to inform the public and gain their input. Table 1 provides a list of public engagement events held to date and the goal of each event. Details on how the input received at the events informs the Secondary Plan process are in the sections that follow. Table 1: Public Engagement Events Event Attendees / Participants Goal Public Information Centre #1 June 19, 2018 60 Introduce the project and its goal of creating a high- density mixed-use centre and mobility hub Public Information Centre #2 June 26, 2019 42 Confirm opportunities and constraints identified through the background study and obtain input for the growth scenarios that would be developed in Phase 2 Public Information Centre #3 October 1, 2020 96 Present concept plans for Bowmanville West and obtain input on proposed land uses, building heights and public realm improvements Public Information Centre #4 September 23, 2021 83 Present the key directions and updated concept plans and gain insights from the public to refine concepts and key design elements Public Information Centre #5 March 8, 2023 166 Refresh the community on the purpose and background of the Secondary Plan and the key directions and concept plans Phase 1 2.3 The first phase of the project involved the project launch, an assessment of existing conditions, and an opportunities and constraints analysis. Public Information Centre (PIC) #1 and #2 were held as part of this phase to introduce the project to the public and Page 164 Municipality of Clarington Page 5 Report PDS-039-23 obtain their initial ideas. A subsequent interactive survey and mapping exercise conducted in September 2018 gathered ideas from the public on what they like and would like to see in the Secondary Plan area. These consultation events saw active engagement from attendees in the facilitated discussions and interactive activities , and provided valuable input to inform the vision for the future of the Secondary Plan. Figure 2: Photos from PIC #2 showing presentation and consultation activities. 2.4 A Background Report (available by request) was produced to conclude Phase 1. The report provides an overview of the policy context, issues and opportunities, urban design and public realm considerations, transportation and mobility analysis, municipal infrastructure, and public feedback to date. This analysis and the engagement activities created a platform to develop a vision for the updated Secondary Plan. Phase 2 2.5 In Phase 2, a concept plan for the Secondary Plan area was created, taking into consideration the issues, opportunities and input heard from the public. Engagement in this phase included PIC #3 and an interactive online mapping activity (Figure 3). Particular focus was given to appropriate heights, urban design, and public realm improvements. The comments received supported the overall vision for the Secondary Plan, while highlighting important considerations associated with higher density development, including transition between adjacent neighbourhoods and ensuring an appropriate amount of open space and pedestrian safety. 2.6 As a result of this work, a revised concept plan was developed and a 3D model showing the potential future built form was created (Figure 4). Page 165 Municipality of Clarington Page 6 Report PDS-039-23 Figure 3: Online interactive mapping activity as part of Phase 2. Page 166 Municipality of Clarington Page 7 Report PDS-039-23 Figure 4: An example image of the 3D model created to demonstrate potential future built form in the Secondary Plan area. Page 167 Municipality of Clarington Page 8 Report PDS-039-23 Phase 3 2.7 The final phase in the Secondary Plan process, Phase 3, is currently underway. It includes preparing a draft Secondary Plan and a draft Zoning By-law and presenting them to Council and the Public for comment and ultimately adoption. 2.8 PIC #4 was held virtually on September 23, 2021, to present the key directions and updated concept plans for the proposed land uses, building heights, and public realm improvements. Insights from the public at this event was used to refine concepts and key design elements. 2.9 PIC #5 was held virtually on March 8, 2023. It provided a refresher to the community on the purpose and background of the Bowmanville West Urban Centre Secondary Plan and presented the key directions and updated concept plans for the proposed land uses, building heights, and public realm improvements for the area. 2.10 PIC #5 responded to Council’s request made at the Statutory Public Meeting for the proposed development at Aspen Springs Drive and Bowmanville Avenue, within the Secondary Plan area. Additional public engagement was requested in response to concerns raised about the potential impacts of higher density growth in the area and in recognition of the planning underway to support the GO train extension and related Provincial and Regional policy direction. 2.11 Notice of the PIC was mailed to approximately 2,800 property owners within the Secondary Plan area and within 300 metres of the Secondary Plan area boundary, as requested by Council. This expanded circulation area sought to raise greater awareness of the Secondary Plan update within the surrounding neighbourhoods. 2.12 A total of 166 participants attended the meeting, with approximately two-thirds of participants attending a session on the Secondary Plan for the first time. The event included a presentation delivered by the consulting team, followed by a question -and- response (Q&R) session. A copy of the presentation slides and video recording of the presentation and Q&R session is available on the project webpage. 2.13 The Q&R session included questions brought forward through the meeting registration process and those submitted by participants during the meeting. They generally related to the following themes: Building heights; Density; Efficient mobility; Accessibility; and Infrastructure and servicing. Page 168 Municipality of Clarington Page 9 Report PDS-039-23 2.14 Multiple questions were received about the GO train extension to Bowmanville and were forwarded to Metrolinx. Participants were informed of where to find information and direct questions on the Lakeshore East Line GO Expansion. A PIC #5 Event Summary report is included as Attachment 2 and also available on the project webpage. 3. Next Steps 3.1 The next step in the Secondary Plan process is to release the draft Secondary Plan and Zoning By-law, followed by a Statutory Public Meeting. The public meeting will be an opportunity for the public to provide feedback on the draft documents, in addition to submitting comments directly to Planning and Infrastructure Services. Feedback from Council and the public will inform revisions to the draft Secondary Plan and Zoning By- law for recommendation to Council to adopt. 4. Financial Considerations 4.1 There are no financial considerations directly resulting from this update. The Bowmanville West Urban Centre and MTSA Secondary Plan Update is wholly funded by the Municipality. Funds were originally approved as part of the 2017 budget process. 5. Concurrence 5.1 Not Applicable. 6. Conclusion 6.1 The Bowmanville West Urban Centre and MTSA Secondary Plan presents an exciting opportunity to develop a complete community that supports active lifestyles, a vibrant mix of uses, and aging in place. Developing this plan will proactively direct growth in a manner that respects current residents while providing transit-supportive densities around the Bowmanville GO Station. 6.2 It is respectfully recommended that Council receive this report for information. Staff Contact: Lisa Backus, Manager of Community Planning, 905-623-3379 ext. 2413 or labackus@clarington.net; Amy Burke, Principal Planner, 905-623-3379 ext. 2423 or aburke@clarington.net Attachments: Attachment 1 – Secondary Plan Sequence of Events Attachment 2 – PIC #5 Event Summary Report Interested Parties: List of Interested Parties available from Department. Page 169 Attachment 1 to Report PDS-039-23 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update - Sequence of Events Summary (as of May 15, 2023) 2017 Event October 2017 Council authorization to initiate Secondary Plan (PDS-072-17) Special Planning and Development Committee Public Meeting October 2017 Project web page created 2018 Event March 2018 Contract awarded to Dillon Consulting April 2018 Project Kick-off Meeting June 2018 Meeting with Region of Durham concerning servicing June 2018 Notice of Public Information Center #1 June 19, 2018 Public Information Centre #1 August 2018 Feedback Summary Report #1 September 2018 Interactive online survey and mapping activity November 2018 High school student engagement activity 2019 Event June 2019 Notice of Public Information Centre #2 June 26, 2019 Public Information Centre #2 July 2019 Feedback Summary Report #2 2020 Event March 2020 COVID-19 Pandemic September 2020 Background Report with preliminary concept plans finalized September 2020 Notice of Public Information Centre #3 October 1, 2020 Public Information Centre #3 October 2020 Interactive online mapping activity December 2020 Feedback Summary Report #3 2021 Event February 2021 Update Report to Council (PDS-008-21) September 2021 Region releases draft PMTSA policies and delineation of Bowmanville PMTSA boundary September 2021 Notice of Public Information Centre #4 September 23, 2021 Public Information Centre #4 October 2021 Online survey Page 170 Attachment 1 to Report PDS-039-23 November 2021 Feedback Summary Report #4 2022 Event June 2022 Metrolinx announces service plan for future Bowmanville GO Station 2023 Event February 2023 Notice of Public Information Centre #5 March 8, 2023 Public Information Centre #5 May 2023 Feedback Summary Report #5 May 2023 Update Report to Council (PDS-039-23) Page 171 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update i | Page Dillon Consulting Limited | April 2023 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update Public Information Centre #5: March 8th, 2023 Virtual Engagement Event: Zoom Meeting Event Summary Page 172 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update ii | Page Dillon Consulting Limited | April 2023 Acknowledgements Municipality of Clarington Project Team • Lisa Backus – Manager of Community Planning • Amy Burke – Principal Planner, Community Planning • Karen Richardson, Manager of Development Engineering • Emily Corsi, Senior Planner, Community Planning Consulting Team • Paddy Kennedy, Planning and Design Lead, Dillon Consulting Limited • Zahra Jaffer, Planner, Dillon Consulting Limited Page 173 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update iii | Page Dillon Consulting Limited | April 2023 Contents 1.0 Introduction..................................................................................1 2.0 Engagement Process ................................................................3 3.0 Meeting Overview......................................................................4 4.0 Question & Response Session Summary ..........................5 5.0 Comment Summary ............................................................... 15 APPENDIX A: Public Information Centre #5 Public Meeting Notice APPENDIX B: Public Information Centre #5 Presentation Page 174 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 1 | Page Dillon Consulting Limited | April 2023 1.0 Introduction Project Purpose The Municipality of Clarington (the Municipality) is undertaking an update to the Bowmanville West Urban Centre Secondary Plan (the Plan), first adopted in 1993. The Plan is being updated to proactively plan for the intensification and redevelopment around the future GO Transit Station, as shown in the Project Area figure on Figure 1-1. The project goal is to update the Plan in order to guide the transformation of the project area into a high density, mixed-use centre and realize its status as a Major Transit Station Area and the retail heart of Clarington. Page 175 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 2 | Page Dillon Consulting Limited | April 2023 Figure 1-1 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update Project Area Page 176 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 3 | Page Dillon Consulting Limited | April 2023 2.0 Engagement Process The engagement process has been designed to support the Bowmanville West Urban Centre and Major Transit Station Secondary Plan Update by informing, engaging, obtaining meaningful feedback, and encouraging maximum participation from a diverse range of stakeholders across the community. The Plan Update is being rolled out over three phases, and includes online and in-person consultation and engagement opportunities throughout. The project commenced in April 2018, and is currently in the latter part of Phase 3, as shown in Figure 1-2. Four previous engagement sessions were held: • Public Information Centre 1: June 2018; • Public Information Centre 2 and Online Survey 1: June to October 2019; • Public Information Centre 3 and Online Survey 2: October 2020; and • Public Information Centre 4 and Online Survey 3: September 23, 2021. Public Information Centre #5, held on March 8, 2023 was an additional engagement event requested by Clarington Council in recognition of the amount of growth and change that has occurred in and around the Secondary Plan area and in the community since initiation of the Plan Update. Page 177 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 3 | Page Dillon Consulting Limited | April 2023 Figure 1-1 Project Timeline With the completion of the fifth Public Information Centre, as summarized in the following sections, the final steps in the engagement process will be a Statutory Public Meeting to present the draft Plan Update and Zoning By-law to the community at Clarington Council, where the community and members of Council can provide input. The feedback received will be reviewed and considered in preparing the final draft Plan Update and Zoning By-law for future recommendation of adoption by Clarington Council. After Council adoption, the Secondary Plan will be sent to the Region of Durham for review and approval. Page 178 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 4 | Page Dillon Consulting Limited | April 2023 3.0 Meeting Overview The fifth and final Public Information Centre (PIC #5) was held on March 8th, 2023 as a virtual event hosted on Zoom from 7:00pm-8:30pm. A copy of the PIC Notice is provided in Appendix A. The event included a presentation delivered by the Municipality and consulting team retained for the Plan Update, Dillon Consulting Limited. A copy of the presentation is provided in Appendix B. The presentation was followed by a question-and-response (Q&R) panel session, with questions brought forward through the meeting registration process as well as those submitted by participants during the meeting. A video recording of the session is on the project webpage at www.clarington.net/BowmanvilleWest. The purpose of PIC #5 was to provide a refresher to the community on the purpose and background of the Plan Update, and present the key directions and concept plans for the proposed land uses, building heights, and public realm improvements for the Plan Update Area. This event was also an opportunity to answer questions from the community and receive any overall feedback to help refine the proposed concept plans. A total of 166 participants attended the virtual meeting. Approximately half the participants were residents in the Secondary Plan area, with the rest joining from elsewhere in Clarington or Durham Region, and a few from outside the region. About two-thirds of participants were attending a session relating to the Secondary Plan for the first time. A summary of the Q&R portion of the meeting is presented in the following section. Notes: •Questions related to specific development applications were not answered in the session as they are beyond the subject of the Secondary Plan. Any questions about specific sites or development applications can be directed to Lisa Backus or Amy Burke, sent to the project email at BowmanvilleWest@Clarington.net, or sent to the Planner in charge of the file. •Development proposals can be found on the Municipality’s website, at www.clarington.net/en/business-and- development/Current-Development- Proposals.aspx. •Questions relating to the Metrolinx plans for the Bowmanville GO Station site can be submitted to Metrolinx at DurhamRegion@metrolinx.com. Page 179 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 5 | Page Dillon Consulting Limited | April 2023 4.0 Question & Response Session Summary The Panel assembled to respond to questions consisted of the following key project team members: Municipality of Clarington Project Team •Lisa Backus, Manager of Community Planning •Karen Richardson, Manager of Development Engineering Consulting Team •Paddy Kennedy, Planning and Design Lead, Dillon Consulting Limited The session was facilitated by Zahra Jaffer, a Planner at Dillon Consulting Limited. This section provides a summary of the Q&R session held following the presentation during the PIC, supplemented with additional context and information where appropriate to provide a more complete response to the questions received. The questions were consolidated by theme during the session and below, in order to address as many of the key topics and concerns raised as possible. Question: What does a density of 150 people and jobs per hectare indicated as the target for the Secondary Plan area refer to? How many people are being planned to be accommodated within the area? •Response: The density target refers to the average number of people and jobs per hectare that are planned to be accommodated within the Secondary Plan Area. The area is approximately 126 hectares, and so in order to meet the density target identified by the Province, we need to plan for about 18,900 people and jobs spread across the 126 hectares (i.e. 126 hectares * 150 people and jobs/hectare). Question: How do we figure out what height or density should be planned for within any single land use designation, for example within the areas planned for Mixed Use? •Response: We look at the whole area and keep in mind the target of 150 people and jobs per hectare in planning for the density in areas closest to the GO Station compared to those that are next to existing lower density residential areas. We also look at the market conditions and recent trends on what the typical height of buildings are within and surrounding the Secondary Plan area. Through the community engagement exercises, we had several workshop exercises to consider what sorts of building heights would be appropriate and where they should go. •In addition, we look at what the constraints might be adjacent to any given site within the area, to consider for Page 180 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 6 | Page Dillon Consulting Limited | April 2023 example the rail corridor, existing neighbourhoods and parks, etc., in thinking about what the appropriate types of built form in these sections of the Secondary Plan Area. • Overall, we consider how the full picture of the different types of built form and land uses comes together, towards planning for complete communities and the needs of residents into the future. Question: How were the proposed heights closest to the GO Station arrived at? Are we confident that these heights will allow for the target density to be achieved? How do the impacts to existing residents get considered and accounted for in the planning for future growth? • Response: A 3D model was prepared for the project. The model helps to visualize how buildings of different heights that would align with the proposed land use and height policies could be built in the Secondary Plan Area, and how parks and community spaces could come together as well. • The model is data-driven, which means it also helps calculate the number of people that would be accommodated through the proposed Plan Update, and confirm that the overall number of people and jobs would support the density target. • With respect to impacts to existing residents, as the Plan Update is currently in Draft form, the Municipality is continuing to receive feedback and hold discussions with community members and Municipality Staff to confirm whether the proposed heights are suitable. We also consider the urban design objectives of the Plan Update in proposing where taller buildings are appropriate, for example closer to the GO Station compared to other areas along the edges of the Secondary Plan Area where we want to provide a transition to existing lower density residential neighbourhoods. • In addition, this is a long-term plan out to 2051, as there would be full re-development of a number of sites, particularly existing parking lots. Question: Recognizing that housing is a priority for the community, does the Secondary Plan provide specific policies on public, rental, and other forms of housing that are needed? • Response: The Municipality’s role is to provide an appropriate ‘menu’ of housing opportunities across the broader suite of permitted uses. All types of affordable housing of all tenure types will be encouraged and incentivized through the Secondary Plan. As this is a Protected Major Transit Station Area, there is an option to also implement Inclusionary Zoning, which is a planning tool municipalities can use to require the construction of affordable units in new development. Inclusionary Zoning can be pursued by the Municipality once the Secondary Plan is approved, in accordance with Provincial requirements for implementation. Page 181 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 7 | Page Dillon Consulting Limited | April 2023 Question: When we think about planning considerations, how do you consider the needs of existing residents, for instance seniors? •Response: Existing senior residences are planned to be maintained as a valuable part of the community. The opportunity for additional enhancement through the Secondary Plan is to improve accessibility for people who want to walk, roll, or cycle and to make the streets and community areas more comfortable for people to move through the area. The design of public spaces is another key opportunity, to design for new spaces and for improvements to existing spaces to make them more accessible to people of all ages and abilities. •The Secondary Plan will also take into consideration the needs of current and future residents, and how transit fits in the picture, particularly with respect to residents’ daily needs in the context of planning for complete communities, where people can easily access facilities and amenities. Question: What types of roadway improvements are planned for the Bowmanville West area to support accessibility and ease of mobility as the community grows? •Response: the existing road network in the Secondary Plan area is quite robust. Green Road, Highway 2, and Regional Road 57 (Bowmanville Avenue)are higher order arterial roads that can each handle up to 40,000 vehicles per day. The surrounding collector roads, including Aspen Springs Drive, West Side Drive, Clarington Boulevard, and Prince William Boulevard, can each handle up to about 5,000 vehicles per day. •The current traffic levels have not reached the capacity of the existing road network. The Municipality monitors traffic levels and as capacity is approached, improvements to the road network will be implemented. Potential improvements include, for example, widening of Regional Road 57 (Bowmanville Avenue) to four lanes (already underway), and/or the addition of left turn lanes to select roadways to allow these roads to take on more traffic. Question: How can community members find more information about planned improvements to the road network in Bowmanville West, and provide input on these plans? •Highway 2 and Regional Road 57 (Bowmanville Avenue) are Regional Roads so plans for those can be found through the Region of Durham website (www.durham.ca). •An initial phase of improvements to Regional Road 57 (Bowmanville Avenue) began this year and are anticipated to continue for approximately 18 months. This includes a multi-use pathway on the west side of the road. A second phase of work on this corridor will be undertaken after the initial phase is complete. Page 182 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 8 | Page Dillon Consulting Limited | April 2023 Question: How will the Municipality manage traffic on residential streets, and protect from speeding and parking overflow? • Response: The Municipality can implement traffic calming measures and entryway gateways to discourage traffic overflow onto residential neighbourhood streets close to the GO Station that are not intended to be main thoroughfares through the community. • The collector and arterial roads are planned to be the fastest and most convenient option for motorists, thereby reducing the likelihood of any overflow traffic onto slower residential roads. Question: How will better mobility be supported for people who want to walk, roll, or cycle through the area? What types of cycling improvements are being planned? • Response: The Secondary Plan will include additional details on the road network and planned active transportation network, which includes identifying the locations for cycling facilities and pedestrian safety improvements, in order to plan for a complete network of cycling, walking, and rolling routes throughout the Secondary Plan Area. • The Plan Update will also provide policies and design guidance based on community feedback and technical recommendations for the planned cycling and pedestrian facilities. The specific details of the facilit ies on each road will come through future infrastructure plans that will be undertaken by the Municipality or the Region (depending on who owns each roadway corridor). Question: How will the Municipality be coordinating bus transit improvements with the Region to support local commuters connecting to the GO Station and travelling around the community? • Response: The Municipality always encourages Durham Region Transit to provide services to, from and amongst key areas in the community. For example, when providing comments to developers for a development application that is near a bus stop, the Municipality would provide requests for elements such as benches and shelters to improve comfort and access for transit users . • Durham Region Transit is regularly provided with updates on Secondary Plans and development, so they can plan for appropriate service levels, bus lay-bys, shelters, and access points that are close to entrances of buildings and facilities. Question: In what ways does the Secondary Plan provide guidance for specific development applications? Are the heights indicated in the Plan absolutes that must be complied with? • Response: Currently the Municipality has a Secondary Plan in place for Bowmanville West, and that is the Plan that developers would need to comply with until the updated one is approved by Council. It is therefore a Page 183 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 9 | Page Dillon Consulting Limited | April 2023 transitional period in which development applications may not align exactly with the Draft Plan but rather with the existing Secondary Plan. However, both developers and Council would be asked to keep the Draft Plan in mind when making decisions. Question: What are the specific roles of Dillon Consulting, the Municipality, and the Region in the development of the Secondary Plan? •Response: Dillon Consulting responded to a Request for Proposal (RFP) in 2018 to provide some additional planning support to the Municipal Staff team in the development of the Plan Update and Zoning By-law, and was hired based on experience and expertise with delivering similar types of plans for other communities across Ontario. •The Municipality’s Planning team provides direction to Dillon and works collaboratively with the Consulting Team. The Region of Durham as well as other key agencies such as local School Boards, Metrolinx, and rail corridor owners provide comments to the Municipality on the draft materials along the process. •The final Secondary Plan Update and Zoning By-law then goes to Clarington Council for adoption, and after that to the Region which is currently the approval authority and responsible for approving the updated Secondary Plan for it to come into force and effect. Question: How will the policies in the Secondary Plan get applied, and what are the ways that the Municipality can ensure that future development aligns with the Plan? What does it mean when language is used to suggest that some measures will be ‘encouraged’ or ‘supported’ rather than required? •Response: The Secondary Plan provides higher level guidance and direction on the design and planning of this area of the community The corresponding Zoning By-law provides the requirements on aspects that are more measurable and enforceable, such as building height, stepbacks, set-backs, parking standards, etc. Developers would be asked to develop urban design briefs and other documentation to illustrate how a proposed development aligns with both the Zoning By- law as well as the Secondary Plan. •In the case of affordable housing, the Municipality cannot mandate affordable or rental units, or the specific size of units, but can provide policies to encourage a range of housing types, development of family-sized units and affordable and rental options, and work with developers on that front. Question: Given that school access in Clarington generally and in Bowmanville West in particular is already constrained, what is the plan to provide for school access as the community continues to grow? •Response: We recognize that access to schools along with a lot of other key facilities and services is highly Page 184 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 10 | Page Dillon Consulting Limited | April 2023 constrained across Ontario. School planning is the mandate of School Boards under the Education Act. • The way that the Secondary Plan works is to help inform the School Boards of plans for future growth in Bowmanville West and provide them with data that supports their space planning for new school sites or expansion of existing ones. • The local public and Catholic school boards, French and English, are being consulted with on all Secondary Plans in Clarington, so they are aware and involved at each step of the planning process. Question: How will additional park and recreational space get developed to support all the new residents that are planned for, given the already limited amount of park space that exists south of Highway 2? How will new park space be designed to be accessible and support the needs of people with disabilities? • Response: The park space planning standards have recently changed under Bill 23 which made some modifications to the Planning Act, so there will be some work undertaken to align the Secondary Plan with the new requirements. • All new park spaces will have urban design standards to support accessibility. The Municipality will be undertaking a parks planning exercise as part of the upcoming Official Plan Review. In addition to municipally managed spaces there will also be Privately Owned Public Spaces that will be developed and improved in conjunction with residential and commercial development, so those would not be shown on the Public Realm Improvements Plan within the Secondary Plan, but would be accessible to the public once built. Question: Where does the funding come from to build the Municipal facilities and amenities that will be indicated in the Secondary Plan, such as community recreational facilities, libraries, park spaces, etc.? How will the Municipality ensure there is enough infrastructure capacity in the system to support the planned growth? • Response: Funding for the construction of infrastructure is partly secured through contributions from developers under the Provincial Planning Act and the Development Charges Act, in order to ensure that roads, water, and wastewater infrastructure can support the planned growth as needed. In addition, property taxes help fund some of the needed amenities. Each development site is also responsible for their own stormwater management. Currently there is sufficient capacity within the water and wastewater systems to support the growth identified in the Secondary Plan area. Page 185 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 11 | Page Dillon Consulting Limited | April 2023 Additional Questions The following questions were not answered in-session due to time limitations, and as such responses are provided below. Question: What is Municipality doing to respect the properties and property values of existing residents who border the development area? • Response: The Municipality is taking into consideration impacts to existing residential communities through an overall review of the 3D model prepared for the project, and will also be reviewing any impacts at the development application stage of any proposed new development. Please note that property values are not considered in this review. Question: -Will there be zoning for new shops near the site? It would be very nice to be able to shop while waiting for my train or bus connection? • Response: Yes, several of the sites closest to the Bowmanville GO Station are proposed to be designated as mixed use, which would permit a range of commercial and retail spaces. Question: Are there any notable changes in the proposed land use permissions, specifically relating to height, since the last draft land use plan? • Response: The proposed plans presented at PIC #5 on March 8th, 2023 reflects feedback from the community and Municipality Staff following the last Public Information Centre in 2021. The changes mainly relate to the addition of public space and Future Linear Parks/Boulevards within the proposed Mixed Use High Density designated areas. There were no changes to the proposed heights for the Secondary Plan Area. Question: Will there be any consideration for buildings taller than 18 storeys in strategic locations, such as immediately adjacent to the GO station lands where suitable transition to adjacent areas can be provided? • Response: The intent of the draft concept plans released to date for comment is to limit heights to 18 storeys to maintain consideration for the capacity of infrastructure to support development. The team will consider whether taller buildings in select locations may be feasible as the plan continues to be developed. Question: Does the current population density in the Secondary Plan Area meet the target for 2051? Are the 7,000 units also being approved in the fall as part of the Regional planning for growth included within the Secondary Plan Update? • Response: The current population density in the Secondary Plan Area is approximately 24 people and jobs per hectare (2022 estimate), which is below the target density of 150 people and jobs per hectare that the Secondary Plan is designed to meet. • This target density aligns with Regional planning Page 186 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 12 | Page Dillon Consulting Limited | April 2023 considerations for the Secondary Plan Area as a Major Transit Station Area, including growth projections that would need to be accommodated up to 2051. • Once the Secondary Plan Update and Zoning By-law are approved, future development applications within the Secondary Plan Area will be reviewed by the Municipality to provide conformity with the Plan policies before new development can proceed. Question: -Which GO station on the network will this station most closely resemble? • Response: Metrolinx is responsible for the design of the Bowmanville GO Station. However, the broader area around the GO Station is being planned as complete community. In this respect, some examples of areas being planned as complete communities with a GO Station would include the Burlington GO, Mimico GO and Markham Centre (Unionville) GO. Please note that these examples are illustrative of a complete community design approach, and not necessarily indicative of a specific station layout. Question: - Our property backs on to the sloped wooded forest by Rhonda Park and the properties on the east side of Bowmanville Ave and south of the railway lines. Is this wooded area going to be protected? • Response: The area being referred to is situated on private property and is outside of Clarington’s protected natural heritage system. As part of the review of any development application, the Municipality considers the natural features and functions present on the site that could be affected by the proposed development and whether additional study to determine the need for protection or mitigation the impacts is required. Question: - Will there be public transit north of Longworth so that residents from other neighbourhoods including North Bowmanville, Hampton, Tyrone, etc. can also access use transit? • Response: Public transit services in Clarington are the responsibility of Durham Region Transit. The Municipality always encourages Durham Region Transit to provide service to, from and amongst key areas in the community. Durham Region Transit is regularly provided with updates on Secondary Plans and development patterns so they can determine what type of transit service to provide, where to provide it, and when. Question: - Will there also be contributions from future development to expand police, fire, and ambulance service? • Response: Development in Clarington will increase the need for services. Fire protection services are the responsibility of the Municipality, while police and ambulance services are the responsibility of the Region of Durham. Both the Municipality and the Region of Durham collect Development Charges to pay for some of the increased costs for these services. Other funding sources are through property taxes from future residents, Page 187 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 13 | Page Dillon Consulting Limited | April 2023 as well as through funding from the Province of Ontario for healthcare related services. Question: - Is there going to be a pedestrian tunnel across Regional Road 57 (Bowmanville Avenue) near the walkway between Bowmanville Avenue and MacCrimmon Crescent? • Response: Regional Road 57 (Bowmanville Avenue) is a Regional Road. As such, the widening and associated modifications and enhancements to this roadway are a project of the Region of Durham. Major modifications for the segment from Baseline Road to south of King Street West / Highway 2 include widening of Regional Road 57 (Bowmanville Avenue) from two to four lanes with multi- use path and sidewalk, and replacement of the existing pedestrian tunnel north of the Waverly Road intersection. No new pedestrian tunnels are planned. Information on the project is available on the Region of Durham’s Works Projects website, www.durham.ca/WorksProjects. Question: - When will bridge be built to allow train to cross over 401 to access Courtice and Bowmanville GO Stations for the buildings that are proposed for the East side of Regional Road 57 (Bowmanville Avenue)? • Response: The expansion of GO Train services to Courtice and Bowmanville is a Metrolinx project. This includes all related infrastructure improvements and new construction. For more information visit Metrolinx’s proje ct website at https://www.metrolinx.com/en/projects-and- programs/lakeshore-east-line-go-expansion. How is the privacy issue going to be addressed for those of us on McCrimmon Crescent as these buildings will look right into our backyards? Also we have enough water issues now at the bottom of the hill so how will this be addressed • Response: In determining the permitted heights proposed for the various land uses in the Secondary Plan Area, the impact to low rise residential areas within and directly adjacent to the Secondary Plan Area is an important consideration. Proposed transitional zones adjacent to existing residential neighbourhoods were identified for mid-rise buildings (4-6 storeys). Building design requirements to mitigate the impact of taller buildings, such as step-backs, along with any other appropriate measures are also being considered as part of the Plan Update and Zoning By-law. • Development sites are responsible for their own stormwater management. The Municipality may require a stormwater management plan as a component of a development application to address the impact of development on flooding, erosion, stormwater quality and quantity and system capacity. Page 188 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 14 | Page Dillon Consulting Limited | April 2023 Question: Is there a target date for when some of these initiatives will start being developed? Some of these initiatives sound like they can start being developed within the next few years while we are waiting on Metrolinx. • Response: Once the Secondary Plan is approved by the Region, the planned improvements can be implemented as developments come online and the planned amenities and facilities are needed. Property developers will determine their own timing for the submission of development applications. Page 189 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 15 | Page Dillon Consulting Limited | April 2023 5.0 Comment Summary The following comments were received during and following PIC #5. All comments received during the event as well as via communications with Municipality Staff will be considered as the Plan Update progresses. A summary of engagement participation and feedback themes is provided in Figure 5-1. Transportation and Mobility • Speeding along residential streets generally as well as being the result of slower traffic at roundabouts are both areas of concern, as some drivers are not familiar with how to use roundabouts and more education is needed. • Boulevards are needed to provide snow storage in the winter as part of regular maintenance, as housing developments are made so close together now, and snow removal is becoming an issue in this area already. • More investments in transit and cycling infrastructure are needed. • Road improvements should include narrowing roads rather than widening them, providing more space for pedestrians and cyclists rather than cars. Density and Height • Some participants shared concerns that the heights closest to the GO Station may be low compared to other GO Stations, while others were comfortable with the 18-storey maximum heights indicated in the Draft Secondary Plan. Housing and Affordability • Affordability particularly for seniors was raised as a key concern given the lack of existing affordable options. Parking • Concerns about parking in residential areas and providing sufficient parking at the GO Station site to prevent overflow into the community. Park and Public Realm Design • Park design should improve frontage and visibility and safety for park users, considering elements of Crime Prevention through Environmental Design (CPTED). • There is an opportunity to design the community as an attractive destination with accessible retail and commercial areas and strong urban design principles. Page 190 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 16 | Page Dillon Consulting Limited | April 2023 Figure 5-1 Summary of engagement themes and participation Page 191 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update 17 | Page Dillon Consulting Limited | April 2023 6.0 Next Steps and Staying Involved The planned next steps towards completion of the Plan Update and Zoning By-law are as follows, with approximate timeframes for each step: •Early Fall 2023: Statutory Public Meeting •Fall 2023: Recommendation of Draft Secondary Plan and Draft Zoning By-law to Clarington Council for adoption. •Fall 2023: Submission of Council adopted Secondary Plan to the Region of Durham for review and approval. Further information as well as project updates will be available on the project website (www.clarington.net/BowmanvilleWest) closer to the meeting dates. To sign-up to receive updates by email, please visit the website and click on the ‘Subscribe to this Page’ link on the right side of the page. Project Contacts If you have a question or comment about the Plan Update, please email us at bowmanvillewest@clarington.net or reach out to one of the following Project Team members: •Amy Burke, Principal Planner, Community Planning o Telephone: 905-623-3379 ext. 2423 •Lisa Backus, Manager Community Planning o Telephone: 905-623-3379 ext. 2413 Page 192 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update Dillon Consulting Limited | April 2023 APPENDIX A: Public Information Centre #5 Public Meeting Notice Page 193 Join us online or by phone for Public Information Centre #5 to learn more about the Secondary Plan project: Bowmanville West Urban Centre and GO Station Area Public Information Centre Wednesday, March 8, 2023 at 7p.m. Join us online or by phone. CLARI N G TONBowm a n v ille W e s t secondary plan • Project overview and where we are today • What we have heard so far • Updates on the Secondary Plan • Updates on the GO Station Area Plan • Next steps and how to stay involved Under the Municipal Freedom of Information and Protection of Privacy Act, any personal information, such as name, address, telephone number, and property location included in a submission, may become part of the public record for this matter. Therefore, if requested, it will be released to any person unless otherwise stated in the submission. Learn more about this project and register in advance of the meeting at www.clarington.net/BowmanvilleWest This area is being planned to include a mix of uses with higher population densities and increased building heights to support the GO Train. Provincial and Regional policy supports this plan. The Bowmanville West Urban Centre will continue to be the largest commercial hub in Clarington. If you have any questions or would like more information about the project, please contact Amy Burke or Lisa Backus, Planning and Infrastructure Services, at 905-623-3379 or BowmanvilleWest@clarington.net. Page 194 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Update Dillon Consulting Limited | April 2023 APPENDIX B: Public Information Centre #5 Presentation Page 195 Bowmanville West Urban Centre and Major Transit Station Area Secondary Plan Public Information Centre #5 Dillon Consulting Limited 1 Page 196 Land Acknowledgement The Municipality of Clarington is situated within the traditional and treaty territory of the Mississaugas and Chippewas of the Anishinabeg (uh-NISH-in-NAH -bek) known today as the Williams Treaties First Nations. Our work on these lands acknowledges their resilience and their longstanding contributions to the area now known as the Municipality of Clarington. 2 Page 197 Meet the Team 3 Municipality of Clarington Lisa Backus Manager, Community Planning Amy Burke Principal Planner, Community Planning Karen Richardson Manager, Development Engineering Dillon Consulting Limited Zahra Jaffer Associate, Dillon Consulting Limited Paddy Kennedy Partner, Dillon Consulting Limited Page 198 Meeting Guide Presentation Update on the project Background and project context Proposed Plan for Bowmanville West 4 In-session polling Use the Q&A bar to ask questions Page 199 Quick Polls Please answer the questions that will pop up on your screen 5 Page 200 PROJECT STATUS AND CONTEXT Paddy Kennedy -Dillon Consulting Limited Part 1 6 Page 201 Where we are in the Process The Secondary Plan Update Process 7 Page 202 Background What has happened since we last met? •Bill 23, More Homes Built Faster Act, 2022 •Adoption of Regional Official Plan Amendment 186 and further advancement of Envision Durham •Metrolinx progress on planning for the Lakeshore East GO extension to Bowmanville 8 Page 203 Context Secondary Plan Area (126 hectares) 9 •MTSAs are lands within approximately 800 metres o f a higher order transit statio n •The entire Secondary Pla n area for Bowmanville West is proposed to be a Maj or Transit Station Area (MTSA) •Planned to achieve a minimum density of 150 people and jobs per hectare Page 204 Context Why is Planning Around Major Transit Station Areas Important? 10 Page 205 Context How much growth is planned for Bowmanville West? The Region has estimated that there is potential for approximately 7,000 new units (est. 13,370 people) in Bowmanville West MTSA 11 Page 206 12 Context Go Expansion: Lakeshore East Corridor www.metrolinx.com/en/projects-and-programs/lakeshore-east-line-go-expansion/what-were-building/bowmanville-extensionPage 207 Context Metrolinx has a new approach for developing new stations 13 Mimico Station Design Concept Page 208 Context What Does This Mean for Bowmanville West? •Under the market-driven approach to station funding, land use, density and height permissions are a major element for investment attraction •This new approach to GO station development places a greater emphasis on: Urban design Access for all modes of transportation: walk, roll, cycle, drive, transit Integration of the GO Station with new development 14 Page 209 Major Transit Station Area in Bowmanville West How does a GO station fit in the broader area? •Mid and high-rise development around the GO station; •Diverse mix of land uses (including residential, major office and services) •Access for travellers using all modes of movement in and around the station; •Enhanced connections to local transit; •Active transportation infrastructure (sidewalks, bike lanes, bicycle parking facilities). 15 Page 210 16 Part 2 WHAT WE HAVE HEARD Zahra Jaffer - Dillon Consulting Limited Page 211 What We Heard Engagement Feedback to Date 17 Page 212 What We Heard Engagement Feedback to Date Land Use and Intensification •Support for mixed-use development over time •Taller buildings: along major corridors and closer to the GO Station •Adequate parking needed to limit overflow into adjacent neighbourhoods •Management of noise and traffic impacts •Housing diversity and affordable housing (including rental) •Recreational facilities (e.g. parks) and personal services (e.g. medical) •Transitions between taller buildings and existing homes 18 Page 213 What We Heard Engagement Feedback to Date Placemaking and Urban Design •Range of different types of gathering spaces •Preserve existing green spaces •Barrier-free access and design for people with disabilities is key 19 Mobility and Access •Convenient access to the GO Station for all users •Connected network of walking and cycling facilities •Traffic calming along residential streets •Pedestrian crossing improvements (e.g. intersection of Clarington Boulevard and Prince William Boulevard, along Green Road, and along Bowmanville Avenue.)Page 214 A PLAN FOR BOWMANVILLE WEST Paddy Kennedy -Dillon Consulting Limited Part 3 20 Page 215 Secondary Plan What is a Secondary Plan? 21 •Detailed plans and policies for a specific area to guide future land use change, private land development and public infrastructure investment •Includes plans/policies for adoption into the Clarington Official Plan Page 216 Secondary Plan Historical Context & Current Plan 22 Current Secondary Plan (1993, updated in 2002)Demonstration Plan Page 217 Vision for Bowmanville West 23 Page 218 Affordable Housing Provide options for affordable housing in Bowmanville West •Provision of a mix of housing types geared towards a diverse range of households 24 Page 219 Draft Land Use Plan 25 Page 220 Land Use Plan –Recently Built Out 26 Page 221 Mixed Use High Density, Transit Station •Transit Station, Major Offices, Retail, Service Commercial, Mid Rise and High Rise Residential, Institutional, Entertainment •12-18 storey buildings 27 Page 222 Mixed Use High Density •Major Offices, Retail, Service Commercial, Mid Rise and High Rise Residential, Institutional, Entertainment • 6-12 storey buildings 28 Page 223 Residential High Density •High Rise Residential, Mid Rise Residential • 8-12 storey buildings 29 Page 224 Residential Medium Density •Mid Rise Residential, Townhomes • 4-6 storey buildings 30 Page 225 Parks/Community Facility 31 Page 226 Urban Design Tools Urban design policies and guidelines will help be used to address compatibility 32 1)Podium / tower step backs 2)Tower Separation Distances 3)Tower floor plate sizes 4)Guidelines for sun / shadow impacts Page 227 Urban Design and the Public Realm As the population grows, more gathering and recreation spaces will be needed 33 1) Streetscape Improvement 3) Gateway Areas 2) New Public Space 4) Pedestrian Safety Improvements Page 228 Public Realm Design Draft Concept Plan 34 Page 229 Urban Design Directions Safe, integrated mobility / complete streets design Applies to street design, all new development 35 Page 230 Applies to new development and street design Urban Design Directions Healthy urban forest canopy / linear parks / pedestrian boulevards 36 Page 231 Urban Design Directions Buildings should frame the street and public spaces, with parking options located at the rear or underground 37 Applies to all new development Page 232 Urban Design Directions Sustainable green building design 38 1) Rain gardens 2) Green roofs 3) Energy Efficient Buildings Encourage for all new development Page 233 NEXT STEPS Lisa Backus –Municipality of Clarington Part 4 39 Page 234 Next Steps on the Project Bowmanville West Urban Centre •Late Spring/Early Summer: Updated Secondary Plan and Zoning By-law; Updated 3D Model •Early Summer: Statutory Public Meeting •Fall: Clarington Council Adoption Meetings for Secondary Plan and Zoning By-law •Fall: Region of Durham Approval Meeting 40 Page 235 STAY INVOLVED Zahra Jaffer –Dillon Consulting Limited Part 4 41 Page 236 Project Updates for the Secondary Plan Clarington Project Contacts 42 •Email Address: BowmanvilleWest@Clarington.net •Website and Subscribe by Email: https://www.clarington.net/en/business- and-development/bowmanville-west-urban-centre.aspx Lisa Backus Manager, Community Planning lbackus@Clarington.net Amy Burke Principal Planner, Community Planning aburke@Clarington.net Page 237 Project Updates for the GO Station and Service Expansion Metrolinx Contacts and Upcoming Events 43 •Twitter: @GOExpansion; Email: DurhamRegion@metrolinx.com •Subscribe to Newsletter: http://www.metrolinx.com/subscribe •Website: https://www.metrolinx.com/en/projects-and-programs/lakeshore-east-line- go-expansion/what-were-building/bowmanville-extension March 14th, 2023 and March 16th 2023 - Clarington Public Library -Bowmanville Branc o Time: 10:00am -12:30pm o Address: 163 Church St, Bowmanville, ON L1C 1T7 h March 14th, 2023 -Clarington Public Library - urtice Branch o Time: 2:00pm -4:00pm o Address: 2950 Courtice Rd, Courtice, ON L1E 2H8 Co March 16th, 2023 -Clarington Public Library - Newcastle Branch o Time: 1:00pm -2:30pm o Address: 150 King Ave E, Newcastle, ON L1B 1H5 March 21st, 2023 –Oshawa Public Library – McLaughlin Branch o Time: 10:45am –12:45pm o 65 Bagot Street, Oshawa, ON L1H 1N2 March 23 rd, 2023 -Whitby Public Library - Central Library o Time: 11:00am -1:00pm o Address: 405 Dundas St W, Whitby, ON L1N 6A1 March 28th, 2023 –Pickering Public Library – George Ashe Branch o Time: 11:00am –1:00pm o Address: 470 Kingston Rd, Pickering, ON L1V 1A5Page 238 Q&A Lisa Backus–Municipality of Clarington Karen Richardson –Municipality of Clarington Paddy Kennedy –Dillon Consulting Limited Part 5 44 Page 239 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: June 5, 2023 Report Number: PDS-040-23 Submitted By: Carlos Salazar, Director of Planning and Infrastructure Services Reviewed By: Mary-Anne Dempster, CAO By-law Number: File Number: PLN 17.27.2 Resolution#: Report Subject: Soper Creek Subwatershed Study – Phase 1 Update Recommendation: 1. That Report PDS-040-23, and any related delegations or communication items, be received for information. Page 240 Municipality of Clarington Page 2 Report PDS-040-23 Report Overview The purpose of this information report is to provide a project update to Council on the Soper Creek Subwatershed Study and inform Council of the completion of Phase 1 of this three- phase project. The Subwatershed Study is an important component of planning for the protection, enhancement, and restoration of natural features in areas of the watershed being planned for future development, and mitigating development impacts. The Phase 1 work has developed an understanding of the features, functions, and linkages of the environmental resources in the Soper Creek Subwatershed Study area. The Soper Creek Subwatershed Study area includes two new residential areas being planned for Bowmanville through the Soper Hills and Soper Springs Secondary Plans. Constraints mapping completed in Phase 1 of the Subwatershed Study is a key input to the development of emerging land use plans for the Soper Hills and Soper Springs Secondary Plans. An assessment of the potential impact of proposed land use changes on the natural features and the development of a strategy to mitigate the impacts, and an implementation and monitoring plan will occur in the remaining phases of the Subwatershed Study. 1. Introduction 1.1 The Soper Creek watershed is one of the larger watersheds within the Municipality of Clarington with a drainage area of 7,729 hectares (ha). It originates in the Oak Ridges Moraine, flowing southerly along the eastern limits of the Bowmanville Urban Area, and outlets into Lake Ontario through the Bowmanville Coastal Wetland complex. 1.2 Southern portions of the watershed are situated within the Bowmanville urban area and include the new residential areas being planned through the Soper Hills and Soper Springs Secondary Plans. 1.3 As provided for in the Clarington Official Plan, a subwatershed study must be prepared to inform the preparation of the Secondary Plan. The subwatershed study establishes the base environmental parameters for neighbourhood planning, including not only the natural heritage and hydrological systems but also Master Drainage Plans (stormwater management) for the neighbourhoods. 1.4 In March 2018, Council approved the award of contract to Aquafor Beech Limited to undertake the Soper Creek Subwatershed Study (Study) for these future development areas (COD-007-18). Cost recovery agreements with the respective landowner groups for the Soper Hills and Soper Springs Secondary Plan s include payment of 100% of the costs of preparing the Study. Page 241 Municipality of Clarington Page 3 Report PDS-040-23 1.5 The purpose of this report is to inform Council of the completion of Phase 1 of the Study and next steps, including integration with the Soper Hills and Soper Springs Secondary Plans. The Study area boundaries and the relative location of the Soper Hills and Soper Springs Secondary Plan areas are shown in Figure 1. Figure 1: Soper Creek Subwatershed Study Area Page 242 Municipality of Clarington Page 4 Report PDS-040-23 2. Project Update 2.1 The Study is being conducted in the spirit of a Municipal Class Environmental Assessment. It is comprised of three phases, as follows: Phase 1 - Subwatershed Existing Conditions Phase 2 - Subwatershed Management Strategies Phase 3 - Implementation and Monitoring Plans 2.2 Public engagement and consultation are integrated through the Study. All Study information, including meeting notices, presentation materials and staff and consultant reports are housed on the project webpage (www.clarington.net/SoperCreek). 2.3 Attachment 1 to this staff report presents the Sequence of Events to date for the Study. Phase 1, described below, is now complete and will inform the remaining phases of the Study as well as the Soper Hills and Soper Springs Secondary Plans. Phase 1 – Summary of Process and Key Findings 2.4 Phase 1 of the Study investigated and inventoried the natural resources which could potentially be impacted by future urban development within the Study area. This creates a base of information that will be used to develop stormwater management and natural heritage strategies to protect, rehabilitate, and enhance the environment within the Study area limits. 2.5 Work in Phase 1 included identification of existing natural features, sensitive areas, and natural hazard lands. There was also an investigation of potential interrelationships with other natural features and recommended buffers. 2.6 The investigation identified 26 erosion sites and corresponding opportunities for in- stream restoration. Natural heritage features meeting the Municipality’s criteria were identified including wetlands, significant woodlands, fish habitat and riparian corridors, and valleylands. A Species at Risk screening and significant wildlife habitat assessment were also completed. The results of these assessments will form the foundation for future site-specific studies as part of development applications. 2.7 Important interactions between groundwater and surface water were found, pointing to the importance of maintaining infiltration in the Study area, especially in the Soper Springs Secondary Plan area. Important headwater drainage features were also identified. 2.8 Constraints to development were identified and classified, including areas where development is generally not allowable (high constraints), areas where development Page 243 Municipality of Clarington Page 5 Report PDS-040-23 would require further study and additional requirements (moderate constraints), and areas where development is not proposed to be restricted but natural features could be incorporated into site-level plans (low constraint) (Figure 2). Figure 2: Example of the constraint mapping (right) and Alternative Land Use Option #1 for the Soper Hills Secondary Plan (right) near Lambs Road and Regional Road (Highway) 2. 2.9 The incorporation of early information gathered from Phase 1 into the Soper Hills and Soper Springs Secondary Planning processes has begun. The draft constraint mapping, in particular the high constraints areas, was used to identify Environmental Protection Areas for the Secondary Plans and informed the development of the Alternative Land Use Concepts, presented to the public at PICs held in June 2022. 2.10 A copy of the final Phase 1 Report (Aquafor Beech Limited, May 2023) is available on the project webpage (www.clarington.net/SoperCreek). Page 244 Municipality of Clarington Page 6 Report PDS-040-23 Public Consultation 2.11 A Steering Committee comprised of Planning and Infrastructure Services, Region of Durham Planning and Works, Central Lake Ontario Conservation Authority staff, a Landowner Group Representative (Weston Consulting) and two Study area landowners was formed at the outset of the Study. Three Steering Committee meetings were held to review and coordinate the Phase 1 approach and progress, and to present and discuss the Phase 1 activities and findings. Several additional meetings were held with representatives of the Landowner Groups to further discuss comments on the draft Phase 1 Report. 2.12 On December 6, 2022, a virtual Public Information Centre (PIC) was held to present the draft Phase 1 Report. Notice of the PIC was mailed to 311 property owners within the Study area. Steering Committee members and Interested Parties for the Study and for the Soper Hills and Soper Springs Secondary Plans, as well as First Nations, were also notified. At the PIC the project team provided an overview of the study purpose, area, and process. The work completed to date and key findings were reviewed, and attendees were informed on how to stay involved, ask questions and submit comments on the Study. There were 16 attendees, excluding the Project Team, at the PIC. Comments Received 2.13 Staff received comments from agencies, Study area landowners, and the public throughout Phase 1 of the Study. A summary of comments received on the final draft Phase 1 Report (Aquafor Beech Limited, November 2022) is provided in Attachment 2. Responses to the various comments are also provided. 2.14 Aquafor Beech Limited and staff have reviewed the various submissions received and determined that a number of the requested modifications were appropriate as they provided clarity. In these cases, the response outlines how/where the modification was made in the Phase 1 Report. Several other comments received will be investigated further in the next Phase of the project. Staff note that not all requests for modifications were deemed necessary. In these cases, explanations were provided as to why. Next Steps 2.15 Constraints mapping developed in Phase 1 of the Study informs the preparation of the emerging land use plan for the Soper Hills and Soper Springs Secondary Plans. An update on the Soper Hills and Soper Springs Secondary Plans were provided in PDS- 028-23. Development of the emerging land use plans, for presentation to their respective Steering Committees, is underway. 2.16 In Phase 2 of the Subwatershed Study, a new future conditions hydrologic model will be developed. This model will consider land use changes that have occurred in the Page 245 Municipality of Clarington Page 7 Report PDS-040-23 watershed since the current hydrologic model was developed in 2011. It will also take into consideration the land uses developed for the Secondary Plans, which will be used to define the hydrologic and hydraulic impact of development on Soper Creek. These land use plans, and the results of modelling will inform the approach to stormwater management that mitigates the impact of development. Updating of the model will be done in collaboration with Central Lake Ontario Conservation Authority, with initial planning commencing this summer. 2.17 A road map for implementing the preferred strategy and monitoring plans will be developed in Phase 3 and will include planning for green infrastructure to facilitate responsible and sustainable groundwater, surface water, and natural heritage management. The approach, findings, and recommendations from Phase 2 and 3 will be compiled into a combined technical report. 2.18 Engagement will continue throughout Phase 2 and 3 and will include meetings with the Study Steering Committee to present, discuss and refine the Phase 2 and 3 report, and a second PIC to inform the public, address questions, and receive feedback prior to finalizing the Phase 2 and 3 report and reporting back to Council. 3. Financial Considerations 3.1 Cost recovery agreements with the Bowmanville North (Soper Springs) Landowners Group and Bowmanville East (Soper Hills) Landowner Group are in place to fully fund the preparation of the Subwatershed Study. 4. Concurrence 4.1 Not Applicable. 5. Conclusion 5.1 Subwatershed studies are important supporting technical documents to the Secondary Plan process as they establish the base environmental parameters for neighbourhood planning, and strategies to the natural and human environments in areas that are anticipated to experience urban development. 5.2 Phase 1 of the Study is now complete and provides important input relating to environmental constraints and opportunities to be considered in defining the land use plan for the Soper Hills and Soper Springs Secondary Plans. Phase 2/3 of the Study will commence this summer, beginning with technical planning to update the hydrologic model, in consultation with Central Lake Ontario Conservation Authority. Page 246 Municipality of Clarington Page 8 Report PDS-040-23 5.3 Insights from the ongoing Study will ensure that Secondary Plan policies support sustainable development that balances the natural and human environments. Ultimately, the Soper Hills and Soper Springs Secondary Plans will provide sustainable residential neighbourhoods that are complete, walkable, and integrated into the natural environment. 5.4 It is respectfully recommended that Council receive this report for information. Staff Contact: Lisa Backus, Manager of Community Planning, 905-623-3379 ext. 2413 or lbackus@clarington.net; Amy Burke, Principal Planner, 905-623-3379 ext. 2423 or aburke@clarington.net, Emily Corsi, Senior Planner, 905-623-3379 ext. 2428 or ecorsi@clarington.net. Attachments: Attachment 1 – Soper Creek Subwatershed Study Sequence of Events Attachment 2 – Phase 1 Report Summary of Comments and Responses Interested Parties: List of Interested Parties available from Department. Page 247 Attachment 1 to Report PDS-040-23 Soper Creek Subwatershed Study - Sequence of Events Summary (as of May 31, 2023) Date Event October 2017 Council authorization to initiate (PDS-071-17) March 2018 Execution of Funding Agreement March 2018 Award Contract to Aquafor Beech Ltd. April 2018 Start-Up Meeting with Landowners Group Representatives April 2018 Public Meeting to initiate Soper Hills and Soper Springs Secondary Plans May/June 2018 Circulation of requests to access private property September 2018 Steering Committee Meeting #1 April 2019 Project web page created April 2020 Phase I Report (draft v.1) released to Steering Committee May 2020 Steering Committee Meeting #2 November 2020 Phase 1 Report (draft v.2) released to Steering Committee February 2021 Redlined version of Phase 1 Report comparing v.1 and v.2 released to Steering Committee August 2021 Phase 1 Report (draft v.2) discussion meeting with Landowners Group Representatives January 2022 Revised Phase 1 Report (draft v.3) constraint mapping released to Steering Committee March 2022 Revised Phase 1 Report (draft v.3) released to Landowners Group Representative May 2022 Revised Phase 1 Report (draft v.3) discussion meeting with Landowners Group Representatives November 2022 Phase 1 Report (draft v.4) released to Steering Committee November 2022 Steering Committee Meeting #3 November 2022 Phase 1 Report (draft v.4) public release December 2022 Public Information Centre #1 May 2023 Phase 1 Report (Final) May 2023 Update Report to Council (PDS-040-23) Page 248 Attachment 2 to Report PDS-040-23 Soper Creek Subwatershed Study Phase 1 Report (Aquafor Beech Limited, November 2022 Draft) Summary of Comments and Responses Agency Comments Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Central Lake Ontario Conservation Authority, Dec. 21, 2022 Re: Aquafor responses to CLOCA Planning and Regulation Memo (Jul. 7, 2022): Requests for confirmation that a new future conditions hydrologic model will be developed in Phase 2 of the Study based on updated natural heritage and natural hazard investigations and proposed land use scenarios and including necessary structure updates. Section 4.1.1, Exception 5 – requests revision to account for the restrictions on development within natural hazard lands set out in Clarington Official Plan policy 3.7.5. Requesting discussion on the topic of daylighting of agricultural tiles to re-establish buried headwater drainage features and enhance the natural heritage system. This is correct. Phase 2 will develop a new future conditions hydrologic model which will assess runoff generated from new development areas. These flows will be carried forward to update the floodplain model. Floodplain limits will be assessed to a minimum catchment size of 125ha for Phase 2. All structures from the 2009 model will be carried forward to the updated model in Phase 2. No report revisions required. Revised Section 4.1.1 to refer to Official Plan policy 3.7.5. Revised reference to “low intensity recreation areas” instead of “public parks.” Discussion on daylighting referred to Phase 2/3 of the Study and will be discussed during the Phase 2/3 kick-off meeting with CLOCA and the Municipality. No report revisions required. Central Lake Ontario Conservation Authority, Dec. 21, 2022 Re: Aquafor responses to CLOCA Environmental Engineering Memo (Jul. 18, 2022): Request for notation in report to clearly state that constraints mapping is based on CLOCA’s current flood plain mapping. Requests for confirmation the data presented in the Phase 1 report is from the existing hydrology and hydraulic models for Soper Creek, and that a new future conditions hydrologic model will be developed in Phase 2. Notes added to the report with reference to current flood plain mapping (Figure 4-1 and Figure 4-5). Runoff generated from new development areas will be assessed via hydrologic model updates in Phase 2. These flows will be carried forward to update the floodplain model. Extent of upstream limits to be decided in discussions with CLOCA. No report revisions required. Page 249 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Central Lake Ontario Conservation Authority, Dec. 21, 2022 Re: Other Engineering Comments: Provide requests and recommended considerations for the planned model updates, including: • Use of the latest version of CLOCA’s hydrology model; • Assessing whether a datum shift to CGVD28 is required; • Separate modelling scenarios for determining flood impacts versus stormwater management criteria with differing approaches to catchment discretization; and • Impervious values for the proposed land uses. Discussion of data sources for hydrologic model update referred to Phase 2/3 of the Study and will be discussed during the Phase 2/3 kick-off meeting with CLOCA and the Municipality. No report revisions required. Central Lake Ontario Conservation Authority, Dec. 21, 2022 Re: Aquafor responses to CLOCA Environmental Engineering Memo (July 22, 2022): On page 27, section 3.1.1 – Request notation of the Geoprocess (2022) report (known as the Durham 2021 Model) be added to the list of references (Section 6). Request for discussion on the Durham 2021 Model and the expected changes in regulatory mapping. Geoprocess (2022) report added to References. Discussion of the Durham 2021 Model referred to Phase 2/3 of the Study and will be included in the Phase 2/3 kick off meeting with CLOCA. Central Lake Ontario Conservation Authority, Dec. 21, 2022 Re: Aquafor response to CLOCA Natural Heritage Memo (Aug. 5, 2022): Request clarification on how the agreed to compensation for the unauthorized natural feature destruction in proximity to SOP3-17 that occurred in the Soper Springs Secondary Plan area will be addressed through the Study process. Referred to Phase 2/3 of the Study and will be discussed during the Phase 2/3 kick-off meeting with CLOCA and the Municipality. Text has been added to Section 5.3: “Further, known locations where features have been removed without authorization are to be discussed specifically during Phase 2/3 of this study and may result in the establishment of a special study area to facilitate further discussion on restoration/compensation requirements.” Central Lake Ontario Conservation Re: Aquafor response to CLOCA Natural Heritage Memo (Jul. 21, 2022): Referred to Phase 2/3 of the Study, and will be discussed during the Phase 2/3 kick-off meeting with CLOCA and the Municipality. Page 250 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Authority, Dec. 21, 2022 Noting an unauthorized vegetation removal around SOP3-25 and requesting further investigations on the extent of the removal and possible restoration/compensation. Reference added to report in Section 5.3.1 Region of Durham, Dec. 30, 2022 Advised that comments provided in letter dated May 29, 2020 in response to the Draft Phase 1 report (April 2020) relating to climate change, Regional infrastructure, and the Region-owned reservoir site within the Soper Springs Secondary Plan area are still relevant. Climate change - Requests integration of climate considerations into the Study, including: • Addressing current climate change conditions, such as the effect of extreme weather currently on the watershed, in the Phase 1 report; • Detailed analysis of the potential / anticipated climate change impacts on the watershed through subsequent phases of the Study; and • Inclusion of mitigation measures and best practices for development adjacent to the stream banks. Regional infrastructure – Advising that the Region will not have any comments on the Study from a servicing point of view. There is no impact to Regional Roads or Regional infrastructure related to the maintenance issues and culvert replacement locations noted in the report. Region of Durham Reservoir site – Acknowledging how the Study will assist to address compatibility matter with surrounding future proposed development(s). A climate change assessment will be completed as part of Phase 2. Mitigation measures to be addressed in Phase 2/3, if needed. No report revisions required. Page 251 Attachment 2 to Report PDS-040-23 Landowner Comments Submission Details of Submission Aquafor Beech Limited (Aquafor) Response GHD (on behalf of Far Sight Investments), Jan. 3, 2023 No comments on the Phase 1 Report. Requests for: • A copy of Appendix P: Hydraulic Modelling Report (CLOCA); and • Information on where, when and how the based flow rate range referenced for the Soper Main Subwatershed (Page 110) were determined. Appendix P provided by the Municipality on behalf of Aquafor on Jan. 20, 2023. The rates that are presented in the report were entirely based on previous studies. GHD was referred to the 2011 Bowmanville/Soper Creek Watershed Existing Conditions Report (Appendix P) for information on the base flows. GHD (on behalf of Far Sight Investments), Jan. 23, 2023 Requests for: • Hydraulic modelling reporting and regulatory flood model used as reference material for the Phase 1 report. GHD acknowledged on Jan. 25, 2023 that they had reached out to CLOCA for the modelling information. Estates of Soper Creek Corp., Dec. 21, 2022 Identified a labelling discrepancy in mapping between section 3.2.2.6 and Appendix Q for the areas labelled M07, M08 and M09. M07 (T10-1) – Reach (T10-1) has one erosion site (ES23) and one maintenance site (M07). ES23 in report corresponds with App Q. M07 in report corresponds with App Q. Map (Fig 3-37) corresponds with figure in App Q. M08&M09 (T11-2) – M08 and M09 corresponds with Reach T11-2 in App Q. M09 description of issue in report corresponds with App Q. Figure in App Q corresponds to map (Fig 3-37). M08 description in the report corresponds with App Q. Figure in App Q corresponds to map (Fig 3-37). No revisions made. Schaeffer & Associates Ltd. (on behalf of 933 Mearns Avenue property Provided comments on a culvert capacity issue at the location of the railway crossing, south of Concession Road 3. Indicates the culvert capacity issue will create a significant backwater effect and overtopping of Concession Road 3 for some precipitation events. Culvert capacity issues will be addressed in Phase 2. Page 252 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response owner), Dec. 21, 2022 Comments on the potential associated hazards and recommends solutions to alleviate potential safety issues. Weston Consulting (on behalf of Bowmanville East (Soper Hills) Landowners Group Inc., Dec. 12, 2022 On behalf of 1062609 Ontario Inc.: Indicate an error in the Headwater Drainage Feature identified on their property. Request mapping updates to reflect recent MECP requirements for Butternut Trees. Requests that confirmation and refinement of natural features based on site specific studies be permitted. HDFs were identified accurately and appropriately using industry and agency accepted methodology. As noted in Section 3.2.1, “Any appropriate confirmation or refinement of the HDFs identified herein or identification of previously unidentified HDFs shall be completed through site-specific studies such as an EIS, and appropriate Management Recommendations applied accordingly”. As investigations were completed in 2019 and seasonal variations occur between years, this statement applies to this comment, with any discrepancies requiring site-specific clarification. Butternut mapping is to remain as is. Text updated to provide clarity. Weston Consulting (on behalf of Bowmanville East (Soper Hills) Landowners Group Inc., Dec. 12, 2022 On behalf of Soper Hills Holding Inc.: Section 3.3.4.5.2 – request consistent terminology, suggesting “habitat areas” rather than “habitat features” be maintained. Section 3.3.5.15, last sentence in the conclusions – requests the sentence be revised to read “Those studies shall confirm the presence/absence of the species listed above and/or potential habitat opportunities, plus…” in order to provide flexibility to allow for a habitat based assessment rather than site surveys. Report text has been amended as suggested. Weston Consulting (on behalf of Bowmanville North (Soper Springs) Landowners Group Inc., Dec. 12, 2022 On behalf of 3253 Liberty St. N Limited Partnership: Figure 4.3 – Valleylands are more prevalent / pronounced in the Phase 1 Report (Nov. 2022) map. Request clarification on the reason for the change. Figure 4.5 – Non-constraint areas in previous versions of mapping are mapped as low constraint areas in the Phase 1 Figure 4.3 – The valleyland layer was an incorrect dataset that included the Hazard Component Stable Slope with Regulation Allowance. This has since been corrected. Figure 4.5 – Please refer to final version, as provided in May 2023, instead of earlier versions which may have contained mapping Page 253 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Report (Nov. 2022). Request clarification on the reason for the change. Restated previous request that it should be noted on the mapping that the constraint designations are subject to site specific confirmation and/or refinement. Definition for “high constraint” – request that even if a feature is high constraint, landowners have the opportunity to confirm or deny the feature through further study, in addition to refining the boundaries. Table 4.2 – Objects to the deletion of “although this has not been delineated” from the Discussion cell in the table corresponding with All significant valleylands, on the basis that this text deletion reduces flexibility for landowners to confirm or deny the feature through further study. Requests the text be reinstated. Section 4.2.3, last sentence – Objects to the addition of “…and future site-specific studies should further explore these opportunities.” As it puts the onus on the landowners. Requests removal. Table 4.5 – Request that Aquafor confirm allowing for further study to confirm or deny a high constraint feature. errors. Low constraints are to be investigated in EIS where they can be refined at a site-specific level. Re: addition of note - Text appropriately addresses this comment without additional edits. Re: definition of high constraint – High constraint features are present on the landscape and cannot be removed. Landowners are able to refine boundary through and EIS or appropriate study. As stated previously, the text as is currently stands addresses this comment effectively. No further edits required. Table 4.2 – Valleylands were defined using the Municipality’s mapping. They are present and the boundaries can be refined through appropriate studies by the Landowners. Report Section 4.1.2 states “detailed geotechnical studies for each development application are necessary to delineate the final erosion hazard limit around confined valley systems where the LTSSC component is required.” Section 4.2.3 – No report revisions required. Section 3.5 of the Official Plan states that linkages are to be identified in watershed plans, subwatershed plans, Environmental Impact Studies, secondary plans, and other studies where appropriate (Section 3.5.9 and 3.5.10) and further states that “Wherever feasible, linkages shall be incorporated into the design of a new development in order to retain and enhance the cultural, aesthetic and environmental qualities of the landscape, to the satisfaction of the Municipality” (Section 3.5.11). Therefore, the statement in the report is correct and the onus is on the landowners to review all identified and any potential linkages at the time of a development application. Page 254 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Table 4.5 – As stated above, high constraint features are present on the landscape and the boundaries can be refined through appropriate studies by the Landowners. Weston Consulting (on behalf of Bowmanville North (Soper Springs) Landowners Group Inc., Dec. 12, 2022 On behalf of Estates of Soper Creek: Request language be revised to clearly notify those undertaking future studies to determine the final buffer width, protection measures and impacts of the development. Stated previous understanding of revisions to be made to either the notes in Figure 4.5 or in the Phase 1 Report regarding an owner specific compensation agreement for natural features removals that occurred. Text updated to add clarity. As directed by the Municipality, areas that were removed illegally are to be mapped as they were before they were impacted. This results in them being classified as high constraint. Further discussion can occur in Phase 2/3. Weston Consulting (on behalf of Bowmanville East (Soper Hills) Landowners Group Inc. and Bowmanville North (Soper Springs) Landowners Group Inc., Dec. 12, 2022 Attachment: Memo re: Analysis of Mapping from Email Dated March 17, 2022, dated Apr 2022 (Revised Dec. 12, 2022) Provided a list of revisions requested in response to the Mar. 2022 mapping that were not addressed in the Nov. 2022 mapping. These were specific to figures 4.3, 4.4 and 4.5. Comments on the Phase 1 Report (Nov. 2022) mapping (Figures 3.5.2, 4.3 and 4.5) provided, primarily identifying and questioning variation in valleyland areas from previous mapping, as well as the identification of new constraint areas or the elevation of previously identified constraint areas (e.g. from moderate or no constraint to high constraint). Specifically relating to Figure 3.52, correction of a mapping polygon relating to Significant Woodland is requested. 1. Comment is based on old mapping. This has already been fixed. 2. Disagree, this still represents a potential restoration area that should be considered. No changes will be made. 3. Disagree, this still represents a potential additional linkage opportunity that should be considered. No updates will be made. 4. As previously discussed, these features were mapped as apart of the woodland as they were contiguous with the feature. As such, they meet the woodland criteria and are displayed as such. No site access was granted to these properties and therefore we must map conservatively. No updates will be made. 5. All potential additional linkage areas have been depicted as Status Pending Further Study. This is to remain as such and will be discussed further in Phase 2/3. No updates will be made. Page 255 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response 6. This feature was not mapped as a hedgerow as it is contiguous with the adjacent woodland. No updates will be made. 7. This is a mistake and will be corrected and adjusted in Figure 4.3, 4.4, and 4.5. 8. As directed by the Municipality, features that were removed from the landscape were to be mapped as they were before they were removed. For this reason, list location meets the classification of High Constraint. No updates will be made. 9. The bulk of this area is considered high constraint as it meets the significant woodland criteria (ELC polygon 90.01). The open community (ELC polygon 90.07) has been updated to Status Pending Further Study. Figure 4.3, 4.4, and 4.5 updated accordingly. 10. These two locations are part of the Valleylands which are considered high constraint. Valleylands were previously incorrect and have been updated following to Municipality’s guidance. 11. ELC polygon 22.011 was reclassified as Cultural Woodland (CUW1). It is still considered a low constraint is it is a “Woodland that do not meet the criteria for Significant Woodlands per the Municipal Official Plan and do not exhibit other indicators of significance.” The hatching indicates an areas of restoration opportunity. The label was not added to the legend and will be updated. 12. See response 7. 13. The valleyland layer was an incorrect dataset that included the Hazard Component Stable Slope with Regulation Allowance. This has since been corrected. 14. See comment response 13. 15. See comment response 13. 16. See comment response 13. Page 256 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response 17. The hatching indicates an areas of restoration opportunity. The label was not added to the legend and will be updated. 18. See comment response 13. 19. See comment response 13. Weston Consulting (on behalf of Bowmanville East (Soper Hills) Landowners Group Inc. and Bowmanville North (Soper Springs) Landowners Group Inc., Dec. 12, 2022 Attachment: Comparison of ABL Final Wording A continuation of detailed commenting on phrasing and terminology used throughout the Phase 1 report. The majority of the wording requests made are noted as being resolved. The remaining comments requested the wording revert back to previous iterations of the report or provided additional proposed refinement (providing redline revisions). Responses provided by Aquafor to all unresolved comments using the detailed matrix that has facilitated the on-going discussion of wording with the Landowners Group. Updated matrix circulated to Weston Consulting. Weston Consulting (on behalf of Bowmanville East (Soper Hills) Landowners Group Inc. and Bowmanville North (Soper Springs) Landowners Group Inc., Dec. 12, 2022 Figure 4.5 – Stated previous request that areas mapped as significant woodland which are represented by hedgerows or narrow linear extensions to areas of high constraint be reviewed. Definition of Significant Woodland – to provide clarity, request definition be revised to reference Oak Ridges Moraine Technical Paper #7. Extensions of significant woodlands - These areas have been mapped as Significant Woodlands as they are contiguous with the larger woodland block and were, therefore, not mapped as hedgerows. Where site access was not granted, a conservative approach was taken and all efforts were made to review the feature from the property boundary. Future studies can refine boundaries of Significant Woodlands. Definition of significant woodland - Significant Woodlands have been identified in the Study in keeping with the Municipality’s Official Plan policies and definitions. Page 257 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Attachment: Memo re: Soper Creek SWS – Natural Heritage Review Comments – November 2022 (Beacon Environmental, Dec. 12, 2022) Reference mapping discrepancies set out in the previous submission (memo from Weston Consulting, revised Dec. 12, 2022) and request that if figure revisions are not addressed, that the text of the report allow for confirmation and refinement based on site specific study. Requested the following figure revisions: • All figures include a note to indicate that feature limits are subject to confirmation and refinement through site specific study as part of the development process; • Labels be adjusted to ensure hedgerow features are all visible. First bullet point: The text appropriately covers this requirement. No edits required. Second bullet point: Hedgerow labels will be adjusted for clarity. Suggest the following table revisions: • Table 4.2, Discussion cell for Habitat of endangered and threatened species, last sentence – request replacement of “…in order to ensure the habitat protection of newly listed SAR that are not considered in this report” be replaced with “…in order to ensure protection of listed species is addressed in accordance with MECP requirements at the time of application.” Report text has been amended as requested. • Table 4.2, Discussion cell for Linkage – suggest the addition of “Suitability of identified linkages and further opportunities to enhance or create connectivity within the NHS should be considered, if warranted.” Requested revision has been included in report text. • Table 4.3 – Request that an asterisk be added to the table to indicate “Unless otherwise permitted in accordance with the Requested addition has been added to text. Page 258 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Official Plan policies” for the purposes of consistency with Official Plan policy relating to the reduction in buffers. • Table 4.5, Further Discussion cell for high, moderate and low constraint categories – revise text to “feature limits are to be confirmed and refined, in accordance with the findings of site-specific surveys through the preparation of an EIS”. Request confirmation that confirmation will allow the determination of presence or absence of a feature and refinement to confirm boundaries. Further, if the feature is deemed to be absent, refinement of the mapping through removal will be permitted. High constraint features are present on the landscape and cannot be removed. Landowners are able to refine boundary through and EIS or appropriate study. As stated previously, the text as is currently stands addresses this comment effectively. No further edits required. Section 3.3.3.12 - Request section updates to reflect revised MECP requirements for Butternut Trees. Section 3.3.5.3 – Requests section updates to reflect revised MECP requirements for Barn Swallow status, once amended (anticipated early 2023). Butternut and Barn Swallow mapping is to remain as is. The text includes clauses to specify that the SAR list at the time of an EIS or similar study is what should be used to assess SAR habitat at that time. If Barn Swallow is no longer a protected SAR at the time of that assessment, it logically follows that it would not need to be considered at that time. Section 5.3.1 – text revision and deletion requested on the basis that the presence of SAR/SWH habitat does not automatically trigger a constraint to development. Revise to: If the above studies conclude that SWH or SAR habitat is present, then these habitats would appropriately be identified and addressed in accordance with the applicable policies and regulations of the agencies, including the municipality and MECP. An Environmental Impact Study for any development proposed adjacent to natural heritage features would need to demonstrate Modified amendment to text has been made in keeping with the spirit of the request. Page 259 Attachment 2 to Report PDS-040-23 Submission Details of Submission Aquafor Beech Limited (Aquafor) Response that the proposed development would not cause a loss or impairment of habitat features or functions. Remove: …included in the NHS and identified as a constraint to development per the criteria identified previously in the study. Page 260 Attachment 2 to Report PDS-040-23 Public Comments Submission Details of Submission Aquafor Beech Limited (Aquafor) Response Dave Winkle, December 31, 2022 Stated understanding that the Soper Creek Watershed was protected by the province (Greenbelt Urban River Valley) and thus would see no or minimal development. Commented that animal species present in along the creek in the Study Area have been missed by the Phase 1 Report (e.g. snakes including garter, little brown and milk snake). Concerned that development will cause the local extinction of many species, specifically citing the risks to creek ecology associated with chloride accumulation due to the application of road salt in urban areas. Requested that the area be preserved and potentially added to the Stephen’s Gulch Conservation Area. The main valley of the Soper Creek is a designated Urban River Valley in the Province’s Greenbelt Plan (2017) and transects the Study Area. The Greenbelt Plan policies applicable to designated Urban River Valleys will be reflected in the Clarington Official Plan as part of the next Official Plan Review. The remainder of the Study Area is outside of the Greenbelt Plan Area and within the designated urban area for Bowmanville. In planning for growth in Clarington, new development is directed to be within Clarington’s designated urban areas. The Study will provide recommendations for the protection and enhancement of ecological processes, functions and significant natural features of the Subwatershed. These recommendations will be implemented through the Secondary Plans being developed within the Study Area to address these issues at the time of development. Re: animal species - the Study was only able to comment on the species and habitats that were observed by our staff during the course of the study or which were reported to us via background resources or personal communications. For a study of this scope, it is accepted that we were not able to observe and document every species using the study area. Site-specific studies associated with development proposals (e.g., Environmental Impact Study) will be required in future to assess individual locations in more detail. Page 261 Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: May 29, 2023 Report Number: FSD-027-23 Submitted By: Trevor Pinn, Deputy CAO/Treasurer Reviewed By: Mary-Anne Dempster, CAO Resolution#: File Number: CL2023-4 By-law Number: Report Subject: Hill Street Rehabilitation - Revised Recommendations: 1. That Report FSD-026-23 be received; 2. That Green Infrastructure Partners Inc. with a total bid amount of $912,372.68 (Net HST Rebate) being the lowest compliant bidder meeting all terms, conditions and specifications of tender CL2023-4 be awarded the contract for the Hill Street Rehabilitation as required by the Planning and Infrastructure Services Department; 3. That CIMA+ with a bid amount of $62,664.83 (Net HST Rebate) being the lowest compliant bidder and in accordance with the Engineering Consulting Services Roster be awarded the contract to provide Contract Administration and Inspection services as required for this project; 4. That the total funds required for this project in the amount of $1,111,800.00 (Net HST Rebate) which includes construction costs of $912,372.68 (Net HST Rebate) and other related costs such as topographic survey, tree removals, utility relocations (Bell and Hydro One), third-party consultant services to complete material testing, inspection, and contract administration, and contingencies of $195,978.11 (Net HST Rebate) is included in the approved 2022/2023 Capital Budget ; and 5. That all interested parties listed in Report FSD-026-23, and any delegations be advised of Council’s decision. Page 262 Municipality of Clarington Page 2 Report FSD-027-23 Report Overview To request authorization from Council to award CL2023-4 for the rehabilitation of Hill Street from Reid Road to Newtonville Road (Regional Road 18). 1. Background 1.1 Tender specifications and drawings were prepared by the Planning and Infrastructure Services Department’s Infrastructure Division. The scope of work includes the rehabilitation of Hill Street from Reid Road to Newtownville Road (Regional Road 18). The scope of works includes: Site grading and earthworks. Storm sewer replacement / installation. Road rehabilitation and widening. Installation of driveway and road culverts. Local sidewalk replacement. Permanent erosion control. Area restoration works. 1.2 Tender CL2023-4 was issued by the Purchasing Services Division and advertised electronically on the Municipality’s website. Notification of the availability of the document was also posted on the Ontario Public Buyers Association’s website. 1.3 Thirty-four (34) companies downloaded the tender document. 2. Analysis 2.1 The tender closed May 5, 2023. 2.2 Seven submissions were received. One submission received did not contain the required bid bond and was deemed non-compliant. Six submissions were deemed compliant and forwarded to the Planning and Infrastructure Services Department for review and consideration. 2.3 References were not checked for the low-compliant bidder Green Infrastructure Partners Inc. as the Municipality has worked with this company in the past and their work was satisfactory. Page 263 Municipality of Clarington Page 3 Report FSD-027-23 2.4 Based on the review by the Planning and Infrastructure Services Department and the Purchasing Services Division, it was mutually agreed that Green Infrastructure Partners Inc. be recommended for the award of tender CL2023-4. Contract Administration and Inspection 2.5 The Planning and Infrastructure Services Department issued a request for quotation to three pre-qualified consulting firms from the Engineering Consulting Services Roster. Companies were asked to provide pricing for the provision of professional services as required for the contract administration and inspections services required for this project. 2.6 Two companies responded by the stipulated closing date and time. (See Attachment #2 – Bid Summary Consulting Services.) 2.7 In keeping with the terms and conditions of the Engineering Consulting Services Roster the recommendation is to award to the lowest compliant bidder, CIMA+. 3. Financial Considerations 3.1 The total funds required for this project in the amount in the amount of $1,111,800.00 (Net HST Rebate) which includes construction costs of $912,372.68 (Net HST Rebate) and other related costs such as topographic survey, tree removals, utility relocations (Bell and Hydro One), third-party consultant services to complete material testing, inspection, and contract administration, and contingencies of $195,978.11 (Net HST Rebate) is included in the approved Capital Budget and will be funded from the following accounts: Description Account Number Amount Pavement Rehabilitation 110-50-330-83212-7401 $1,058,200 Structures Rehabilitation 110-50-330-83275-7401 53,600 3.2 Queries with respect to the department’s needs, specifications, etc., should be referred to the Director of Planning and Infrastructure Services. 4. Concurrence This report has been reviewed by the Director of Planning and Infrastructure Services who concurs with the recommendations. Page 264 Municipality of Clarington Page 4 Report FSD-027-23 5. Conclusion It is respectfully recommended: a) That Green Infrastructure Partners Inc. with a total bid amount of $912,372.68 (Net HST Rebate), being the low compliant bidder, be awarded the contract for Hill Street Rehabilitation in accordance with the terms, conditions, and specifications of Tender CL2023-4. b) That CIMA+ with a total bid amount of $62,664.83 (Net HST Rebate), being the low compliant bidder under the Engineering Consulting Services Roster, be awarded the contract for the provision of Consulting Services for the Contract Administration and Inspection services required to complete the Hill Street Rehabilitation project. Staff Contact: David Ferguson, Purchasing Manager, 905-623-3379 Ext. 2209 or dferguson@clarington.net. Attachments: Attachment 1 – Bid Summary Attachment 2 – Bid Summary Consulting Services Interested Parties: List of Interested Parties available from Department. Page 265 Municipality of Clarington Page 5 Report FSD-027-23 Attachment 1 to Report FSD-027-23 – Bid Summary Municipality of Clarington CL2023-4 Hill Street Rehabilitation Bidder Total Bid (Including HST) Total Bid (Net HST Rebate) Green Infrastructure Partners Inc. $1,013,149.69 $912,372.68 Broz Excavating Inc. 1,088,426.30 980,161.60 Montgomery MacEwen Contracting 1,220,842.54 1,099,406.52 Dig-Con International Ltd. 1,430,015.00 1,287,772.80 Dufferin Construction Company 1,522,704.38 1,371,242.46 Fidelity Engineering & Construction 1,533,870.57 1,381,297.96 Elirpa Construction & Materials Ltd. 1,562,058.66 1,406,682.20 Dig-Con International Ltd.* Note: The asterisk “*” denotes a non-compliant bidder. Page 266 Municipality of Clarington Page 6 Report FSD-027-23 Attachment 2 to Report FSD-027-23 – Bid Summary Consulting Services Engineering Consulting Services Roster Hill Street Rehabilitation- Contract Administration and Inspection Services Bidder Total Bid (Including HST) Total Bid (Net HST Rebate) CIMA+ $69,586.53 $62,664.83 AECOM 69,637.38 62,710.62 GHD.* Note: “*” Did not submit a bid. Page 267