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Planning and Development Committee Minutes
Date: Time: Location:
June 17, 2024 5:00 p.m. Council Chambers or Electronic Participation Municipal Administrative Centre
40 Temperance Street, 2nd Floor Bowmanville, Ontario
Members Present: Mayor A. Foster, Councillor G. Anderson, Councillor S. Elhajjeh, Councillor L. Rang, Councillor C. Traill, Councillor W. Woo, Councillor M. Zwart
Staff Present: M. Dempster, J. Newman, R. Maciver, T. Pinn, C. Salazar, L. Backus, K. Richardson, A. Tapp, M. Chambers
Other Staff Present: J. Circo, K. Keefer, J. O'Meara, J. Circo, B. Grigg, M. Westover,
N. Zambri _____________________________________________________________________
1. Call to Order
Councillor Anderson called the meeting to order at 5:06 p.m.
2. Land Acknowledgment Statement
Councillor Rang led the meeting in the Land Acknowledgement Statement.
3. Declaration of Interest
There were no disclosures of interest stated at this meeting.
4. Announcements
Members of Committee announced upcoming community events and matters of
community interest.
5. Presentations/Delegations
5.1 Delegation by Marilyn Morawetz, Chair, Jury Lands Foundation, and Jeremy Freiburger, Lead Consultant, Cobalt Connects, Regarding Jury Lands Cafeteria Update
Marilyn Morawetz, Chair, Jury Lands Foundation, and Jeremy Freiburger, Lead Consultant, Cobalt Connects, were present regarding Jury Lands Cafeteria Update. Using an electronic presentation Jeremey provided an overview of the
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project area and community consultation. J. Freiburger outlined the strategic planning session results, the site animation plan, and the site plan development. Jeremy noted the next steps and answered questions from Members of
Committee.
Resolution # PD-046-24
Moved by Councillor Traill Seconded by Councillor Woo
That the Delegation Marilyn Morawetz, Chair, Jury Lands Foundation, and
Jeremy Freiburger, Lead Consultant, Cobalt Connects, regarding Jury Lands
Cafeteria Update, be received;
That the Jury Lands Foundation request for $500,000 in provisional funding be approved;
That Staff work with the Jury Lands Foundation to ratify a Capital Facilities
Partnership Agreement in advance of the Legacy Grant Funding Agreement deadline; and
That the Jury Lands Foundation, submit the application to Council, prior to submitting to the Federal Government for the Legacy Grant Funding.
Yes (6): Councillor Anderson, Councillor Elhajjeh, Councillor Rang, Councillor
Traill, Councillor Woo, and Councillor Zwart
Absent (1): Mayor Foster
Carried on a recorded vote, see following motion, later in the meeting (6 to 0)
Suspend the Rules
Resolution # PD-047-24
Moved by Councillor Rang Seconded by Councillor Elhajjeh
That the Rules of Procedure be suspended to allow Members of Committee to
speak to the foregoing Resolution #PD-046-24 for a second time.
Carried
The foregoing Resolution #PD-046-24 was that carried on a recorded vote.
5.2 Delegation by William Roka, Regarding Report PDS-027-24 Revised Applications by Tribute (Courtice) Limited for Zoning By-law Amendment
for 309 Residential Units in Courtice
William Roka was present regarding Report PDS-027-24, Revised Applications by Tribute (Courtice) Limited for Zoning By-law Amendment for 309 Residential Units in Courtice. William expressed concerns with this development as it will surround the older existing homes like a horseshoe. W. Roka asked if the green
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space north of the development will also be developed and what the proposed density would be. William is concerned with increased traffic, the strain on the existing roads, increased crime, and asked who will pay for the utility hookups for
the current residents should they become available. W. Roka answered
questions form the Members of Committee.
5.3 Delegation by Scott Waterhouse, GHD, Regarding Report PDS-027-24 Revised Applications by Tribute (Courtice) Limited for Zoning By-law Amendment for 309 Residential Units in Courtice
Scott Waterhouse, GHD was present regarding report PDS-027-24, Revised Applications by Tribute (Courtice) Limited for Zoning By-law Amendment for 309 Residential Units in Courtice and report PDS-028-24, Revised Application by Riley Park Developments Inc. (Tribute) for a Zoning By-law Amendment for 75 Residential Units in Courtice. Scott was present on behalf of the applicant,
supports the recommendations in both staff reports and is available to answer questions from the Members of Committee.5.4 Delegation by Scott Waterhouse, GHD, Regarding Report PDS-028-24 Revised Application by Riley Park Developments Inc. (Tribute) for a Zoning By-law Amendment for 75 Residential Units in Courtice
Scott Waterhouse chose to combine the delegations and spoke to this matter at
Item 5.3.
5.5 Delegation by Michael Fry, D.G. Biddle and Associates, Regarding Report PDS-028-24 Revised Application by Riley Park Developments Inc. (Tribute) for a Zoning By-law Amendment for 75 Residential Units in Courtice
Michael Fry, D.G. Biddle and Associates was present regarding report PDS-028-24 Revised Application by Riley Park Developments Inc. (Tribute) for a Zoning By-law Amendment for 75 Residential Units in Courtice. Michael is representing Baseline Properties Ltd (Halminen Homes) and had previous concerns with a remnant parcel that was not addressed in Section 8.2 of the
report. M. Fry added the location of the future Meadowglade Road extension is dependent on an Environmental Assessment being prepared by Clarington staff. Michael added they are not opposed to the Draft Subdivision Plan for the Zoning By-law Amendment but request that the Environmental Assessment be expedited to allow the owners to be aware of any constraints or restrictions or future
relocation of Meadowglade Road. M. Fry requested that the Draft Subdivision Plan for the Zoning By-law Amendment be deferred or that provisions be made to address the Environmental Assessment, to ensure the timing of the development is not impacted.
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5.6 Delegation by Karine Kirchner and Paul Dillon, Regarding Report PDS-030-24 Rezoning and Draft Plan of Subdivision for a Total of 59 Residential Units in Courtice
Karine Kirchner and Paul Dillon were present regarding Report PDS-030-24,
Rezoning and Draft Plan of Subdivision for a Total of 59 Residential Units in Courtice. Karine noted they attended the Public Meeting in March 2023 to voice their concerns. K. Kirchner stated they are not against development, however, are concerned that it is moving too quickly and will cause long term
repercussions. They are concerned with the traffic on Bloor Street, lack of
infrastructure, increased theft and crime and displaced wildlife. Karine requested the townhomes be reconsidered and requested single-family homes be included instead. K. Kirchner asked for clarification on the tree preservation plan, which trees will be protected and how this will be done. Karine also requested that
fencing be required. Paul stated there was no communication for 15 months and
they only had three days to respond to the staff report. Paul asked for confirmation on the tree preservation plan, the proposed density and what the maximum height and number of storeys for these townhouses will be.
Alter the Agenda
Resolution # PD-048-24
Moved by Councillor Elhajjeh Seconded by Councillor Traill
That, in accordance with the Agenda, Item 10 – Public Meetings be brought forward, and Items 5.7 to 9 be deferred to after Item 10.2.1.
10. Public Meetings (6:30 p.m.)
10.1 Public Meeting for a Municipal Initiated Official Plan Amendment and Zoning By-law Amendments
10.1 Michael Fry, D.G. Biddle and Associates was present to speak to the application. Michael is concerned with the added definition of Soft Landscaping and how this
could impact the timing or any Committee of Adjustment Applications. M. Fry answered questions from the Members of Committee.
10.1.1 PDS-031-24 - Public Meeting and Recommendation Report – Municipal – Initiated Official Plan Amendments and Zoning By-law Amendments
Resolution # PD-049-24
Moved by Councillor Rang Seconded by Councillor Elhajjeh
That Report PDS-031-24 and any related communication items, be received;
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That provided there are no significant concerns with respect to the municipally initiated Official Plan and Zoning By-law Amendments during the Public Meeting, the Official Plan and Zoning By-law Amendments be adopted and the By-laws in
Attachments 1-4 to Report PDS-031-24 be passed;
That the Deputy CAO, Planning, and Infrastructure Services be authorized to finalize the form and content of OPA 137 and 138 and the Zoning By-law Amendments resulting from Council's consideration, public participation, agency comments and technical considerations; and
That all interested parties listed in Report PDS-031-24 and any delegations be advised of Council’s decision.
Carried
The public meeting concluded at 6:45 p.m.
Recess
Resolution # PD-050-24
Moved by Councillor Rang Seconded by Councillor Elhajjeh
That the Committee recess for five minutes.
Carried
The meeting reconvened at 7:00 p.m. with Councillor Anderson in the Chair.
10.2 Public Meeting for an Official Plan Amendment, Zoning By-law Amendment, and Plan of Subdivision
Brian Connolly was present in opposition to the application. Brian is concerned that there is not sufficient infrastructure, doctors, public transit, or paramedic
services to be able to support this type of expansion. B. Connolly added that the
local schools are also currently at capacity. Brian noted that the current students from the Green Road developments are being sent to Lydia Trull Public School in Courtice. B. Connolly asked what the plans are for transit, emergency services, and additional schools. Brian asked where the parkland, recreation facilities, and
sport fields will be added to support the residents. B. Connolly requested that a
plan be put in place prior to the approval of this development. Brian answered questions from the Members of Committee.
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Valerie Brown was present in opposition to the application. Valerie agrees with the previous delegation and is concerned that this is already a dangerous intersection. V. Brown asked if there is the appropriate fire services and
equipment to support the size of these proposed apartment buildings. Valerie is
concerned with the added wait times at hospitals, lack of family doctors, traffic, speeding and the lack of cell phone service in Bowmanville. V. Brown thought that the maximum height for apartments was only 12 storeys. Valerie added concerns regarding the capacity of schools, lack of parks, trees and this building
blocking the sunlight. V. Brown asked who will be paying for the additional
services to be added to this area. Valerie concluded by stating this is not the appropriate location for this development and answered questions from the Members of Committee.
John Mullins was present in opposition to the application. John is concerned with
increased traffic, speeding, increased issues with commuting and access to
Highway 401.
Vince Kacaba was present in opposition to the application. Vince recognizes the need for growth but is opposed to Bowmanville turning into a large city.
V. Kacaba has no issue with midrise buildings, but 30 to 40 storeys is not
appropriate. Vince is concerned with increased traffic and noted the off ramps on
Highway 401 are already a disaster and this will make things worse.
Frances Vieira was present in opposition to the application. Frances is concerned that Bowmanville is turning into Mississauga and added that high rise is ok, however 40 storeys is too high. F. Vieira is concerned with increased traffic and losing the hometown feel of Bowmanville. Frances asked the Members of
Committee to make a good decision and consider the future of Bowmanville.
F. Vieira answered questions from the Members of Committee.
Mayor Foster left the meeting.
Mona Hood was present in opposition to the application. Mona is concerned with traffic congestion and safety in the area. M. Hood asked why the development
needs to be 40 storeys as the area surrounding this development is already so
congested. M. Hood is concerned with safety and increased on street parking issues. Mona feels this development is too large and Bowmanville should remain a small town and community. M. Hood answered questions from the Members of Committee.
Katherine Yè was present in opposition to the application. Katherine moved here
to raise children and is now concerned with the ability for them to navigate the town safely and that this type of expansion will increase those concerns. K. Yè agrees with the previous delegations and hopes that all the residents attending today will possibly lead to a change. Katherine answered questions from the
Members of Committee.
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Steve Kay was present in opposition to the application. Steve is concerned with the size of this development and adding this many residents and their vehicles should not be approved without the proper infrastructure and services in place.
S. Kay is asking the Members of Committee to be careful proceeding with this
large of a development and is concerned with the lack of parks and capacity of the schools in the area. Steve feels this is too many units for this size of a footprint and there will be issues with increased traffic and the pre-existing issues with the 401 interchanges in Bowmanville. S. Kay answered questions from the
Members of Committee.
Deb Patrick was present in opposition to the application. Deb feels this should be a hard stop until the issues with infrastructure and services are addressed. D. Patrick is concerned with the increased traffic and the history of this builder with previous developments. Deb noted this developer needs to be accountable
for past issues and that there needs to be standards in place if this moves
forward. D. Patrick answered questions from the Members of Committee.
Peggy Clark was present in opposition to the application. Peggy referred to an article in the Orono Times regarding government funding for development and asked who will be paying for this development. P. Clark asked how the seniors on
limited income will be protected with all the increased costs that come along with growth and development.
Christopher Ellies was present in opposition to the application. Christopher is concerned with increased traffic, speeding, and the existing issues with Highway 401. C. Ellies is concerned with neighbourhood safety and the possibility of
increased crime. Christopher requested that there be regulations put in place for
Clarington for Airbnb rentals. C. Ellies is concerned with increased traffic, speeding, and the lack of adequate infrastructure. Christopher answered questions from the Members of Committee.
Shawn Peters was present in opposition to the application. Shawn agrees with
the previous delegations and feels Bowmanville should remain a small town. S. Peters is concerned with over crowding, increased traffic, safety of the residents, and too many stop lights and stop signs being added to major roads. Shawn noted that Bowmanville is becoming unaffordable which will result in many residents moving out of Bowmanville in the future.
Pat Totten was present in opposition to the application. Pat has watched Bowmanville grow from a small town into a large city. P. Totten has concerns with sufficient infrastructure, increased traffic and public safety. Pat stated that 40 storeys is too large and Bowmanville is becoming unaffordable, and people will not be able to afford these units and will be renting. P. Totten asked if any other
developers have been approached to develop this property and was not aware until tonight that it was Kaitlin Homes. Pat explained we need to look to the future, and these are not suitable for Bowmanville.
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Ron Hooper was present in opposition to the application. Ron thanked the previous delegates and is proud of the small town feel of Bowmanville. R. Hooper added that this has been removed from the Strategic Plan, which is sad for the
community. Ron agrees with controlled growth and that 40 storeys is too high.
R. Hooper has concerns with the lack of infrastructure and the existing 401 interchanges. Ron has been involved with numerous meetings with the province on these issues. R. Hooper is concerned with the retail component of this development and that will have an impact on this area. Ron mentioned the Good
Year property may be a more suitable location for high density development.
R. Hooper requested the Members of Committee use caution and try to control the growth. Ron answered questions from the Members of Committee.
Betty-Ann Kowalik was present in opposition to the application. Betty-Ann recently moved from Richmond Hill and has witnessed the impacts of high-rise
developments. B. Kowalik likes the feeling of community in Bowmanville and
urges the Members of Committee to reconsider this development. Betty-Ann is concerned with increased traffic, parking issue, increased pollution, impact on the climate and increased taxes. B. Kowalik asked that single-family homes be considered.
Ryan Guetter, Weston Consulting, was present on behalf of the applicant. Ryan thanked the members of the public and has been taking notes of the concerns and questions and all comments will be considered. R. Guetter noted this application has been in the works for many years to put together a vision and master plan which will be introduced in increments over time to allow for the
develop of sufficient infrastructure. Ryan added they have completed reports and studies and will be responding to all comments and concerns including the safety concerns and request for the small town feel to remain in place. R. Guetter explained that high density is appropriate due to the location and proximity to transit. Ryan noted they will work together on a plan that makes sense. R.
Guetter answered questions from the Members of Committee.
10.2.1 PDS-032-24 - Applications to Permit a Mixed-use Intensification Proposal Consisting of Nine High-rise Buildings Between 30 and 40 Storeys
Resolution # PD-051-24
Moved by Councillor Elhajjeh
Seconded by Councillor Zwart
That Report PDS-032-24 and any related communication items, be received for information only;
That Staff receive and consider comments from the public and Council with respect to the Official Plan Amendment, Zoning By-law Amendment and Draft
Plan of Subdivision applications submitted by Weston Consulting on behalf of Kaitlin Corp. and continue processing the applications including the preparation of a subsequent recommendation report; and
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That all interested parties listed in Report PDS-032-24 and any delegations be advised of Council’s decision.
Yes (2): Councillor Rang, and Councillor Zwart
No (4): Councillor Anderson, Councillor Elhajjeh, Councillor Traill, and Councillor Woo
Absent (1): Mayor Foster
Motion Lost on a recorded vote (2 to 4)
Resolution # PD-052-24
Moved by Councillor Traill Seconded by Councillor Rang
That Report PDS-032-24 and any related communication items, be received;
That the report be referred back to Staff to work with the developer to develop a plan with a maximum of 12 storey buildings; and
That all interested parties listed in Report PDS-032-24 and any delegations be advised of Council’s decision.
Yes (3): Councillor Anderson, Councillor Rang, and Councillor Traill
No (3): Councillor Elhajjeh, Councillor Woo, and Councillor Zwart
Absent (1): Mayor Foster
Motion Lost on a recorded vote (3 to 3)
Resolution # PD-053-24
Moved by Councillor Rang Seconded by Councillor Traill
That Report PDS-032-24 and any related communication items, be received;
That the report be referred back to Staff to work with the developer to develop a plan with a maximum of 18 storey buildings in accordance with the proposed secondary plan; and
That all interested parties listed in Report PDS-032-24 and any delegations be advised of Council’s decision.
Yes (6): Councillor Anderson, Councillor Elhajjeh, Councillor Rang, Councillor Traill, Councillor Woo, and Councillor Zwart
Absent (1): Mayor Foster
Carried on a recorded vote (6 to 0)
The public meeting concluded at 9:16 p.m.
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Recess
Resolution # PD-054-24
Moved by Councillor Elhajjeh
Seconded by Councillor Traill
That the Committee recess for five minutes.
Carried
The meeting reconvened at 9:52 p.m. with Councillor Anderson in the Chair.
5.7 Delegation by Brendan Graham, Project Manager, LANDx Developments,
Regarding Report PDS-030-24 Rezoning and Draft Plan of Subdivision for a Total of 59 Residential Units in Courtice
Brendan Graham, Project Manager, LANDx Developments was present regarding Report PDS-030-24 Rezoning and Draft Plan of Subdivision for a Total of 59 Residential Units in Courtice. Brendan noted they have worked with staff
over the last year, they are very supportive of the report, and it details their
proposed changes. In response to the previous delegates B. Graham noted they will preserve the vegetation where possible and will incorporate privacy fencing. Brendan requested that this be approved and is available to answer questions from the Members of Committee.
6. Consent Agenda
Resolution # PD-055-24
Moved by Councillor Zwart Seconded by Councillor Rang
That all items listed in Section 6, be approved on consent in accordance with the
Agenda.
Carried
6.1 PDS-027-24 - Revised Applications by Tribute (Courtice) Limited for Zoning By-law Amendment for 309 Residential Units in Courtice
Resolution # PD-056-24
That Report PDS-027-24 and any related delegations or communication items,
be received;
That the Zoning By-law Amendment application submitted by Tribute (Courtice) Limited be approved as contained in Attachment 1 to Report PDS-027-24;
That once all conditions contained in the Zoning By-law with respect to the
removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved;
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That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS- 027-24 and Council’s decision; and;
That all interested parties listed in Report PDS-027-24 and any delegations be
advised of Council’s decision.
6.2 PDS-028-24 - Revised Application by Riley Park Developments Inc. (Tribute) for a Zoning By-law Amendment for 75 Residential Units in Courtice
Resolution # PD-057-24
That Report PDS-028-24 and any related delegations or communication items,
be received;
That the Zoning By-law Amendment application submitted by Riley Park Developments Inc. (Tribute) be approved as contained in Attachment 1 to Report PDS-028-24;
That once all conditions contained in the Zoning By-law with respect to the
removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved;
That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report
PDS- 028-24 and Council’s decision; and
That all interested parties listed in Report PDS-028-24 and any delegations be advised of Council’s decision.
6.3 PDS-030-24 - Rezoning and Draft Plan of Subdivision for a Total of 59 Residential Units in Courtice
Resolution # PD-058-24
That Report PDS-030-24 and any related delegations or communication items, be received;
That the Zoning By-law Amendment application submitted by Holland Homes be approved and the By-law contained in Attachment 1 to Report PDS-030-24 be
approved;
That the application for Draft Plan of Subdivision S-C-2022-0004 submitted by Holland Homes be supported, subject to the conditions approved by the Deputy CAO of Planning and Infrastructure Services;
That once all conditions contained in the Official Plan with respect to the removal
of the (H) Holding Symbol and conditions of draft approval of subdivision are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved;
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That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-030-24 and Council’s decision; and
That all interested parties listed in Report PDS-030-24 and any delegations be
advised of Council’s decision.
7. Items for Separate Discussion
8. Unfinished Business
9. New Business
11. Confidential Items
11.1 Verbal Update from Rob Maciver, Deputy CAO/Solicitor, Regarding Potential Property Acquisition
Closed Session
Resolution # PD-059-24
Moved by Councillor Rang
Seconded by Councillor Elhajjeh
That, in accordance with Section 239 (2) of the Municipal Act, 2001, as amended, the meeting be closed for the purpose of discussing a matter that deals with a proposed or pending acquisition or disposition of land by the municipality or local
board.
Carried
Rise and Report
The meeting resumed in open session at 10:19 p.m.
Councillor Anderson advised that one item was discussed in “closed” session in
accordance with Section 239(2) of the Municipal Act, 2001, as amended, and one resolution was passed to provide direction to staff.
12. Adjournment
Resolution # PD-060-24
Moved by Councillor Zwart
Seconded by Councillor Rang
That the meeting adjourn at 10:20 p.m.
Carried