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Report To: Planning and Development Committee
Date of Meeting: December 9, 2024 Report Number: PDS-053-24
Authored By:Tyler Robichaud, Senior Planner
Submitted By:Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By:Mary-Anne Dempster, CAO
File Number:ZBA-2024-0017 and S-C-2024-0008 Resolution#:
Report Subject: Applications for a Zoning By-Law Amendment and Draft Plan of
Subdivision to permit the creation of 12 residential lots at 3187 Middle
Road, Bowmanville
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-053-24 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public, review agencies, and
Council with respect to the Zoning By-Law Amendment and Draft Plan of
Subdivision applications submitted by D.G Biddle and Associates Ltd on behalf of
Akero Developments, and continue processing the applications including the
preparation of a subsequent recommendation report; and
3. That all interested parties listed in Report PDS-053-24 and any delegations be
advised of Council’s decision.
Municipality of Clarington Page 2
Report PDS-053-24
Report Overview
The Municipality is seeking the public’s input on applications for a Zoning By-law
Amendment and Draft Plan of Subdivision to permit the creation of twelve single detached
dwelling lots and to extend the existing Douglas Kemp Crescent in Bowmanville.
1. Background
1.1 In April 2024, Clarington Staff held a stage 1 pre-consultation meeting with D.G Biddle &
Associates, to discuss their development proposal details in relation to the land use. A
comprehensive list of plans and studies for the proposed development was provided to
the applicants as part of the meeting minutes.
1.2 In May 2024, Clarington Staff conducted a stage 2 pre-consultation with D.G Biddle &
Associates. A comment letter was issued providing the applicants with a comprehensive
list of department and agency comments following a review of the required reports and
drawings requested at the stage 1 pre-consultation meeting.
1.3 On August 26th, 2024, D.G Biddle & Associates on behalf of Akero Developments,
submitted applications for a Zoning By-Law Amendment and Draft Plan of Subdivision
to permit a low-density development, within the Northglen neighborhood. The subject
lands are located on the east side of Middle Road, south of Northglen Boulevard and
north of Concession Road 3. The applications were simultaneously deemed complete
on September 26th, 2024.
1.4 The proposal includes the development of 12 single detached dwellings and
connecting/extending the Douglas Kemp Crescent right of way between two existing
temporary turning circles.
1.5 The proposal is illustrated in the proposed conceptual plan (See Figure 1) as well as in
the draft plan of subdivision in Attachment 2.
Municipality of Clarington Page 3
Report PDS-053-24
Figure 1: Proposed Draft Plan of Subdivision
2. Land Characteristics and Surrounding Uses
2.1 The 0.782-hectare parcel of land is located in the Northglen Neighbourhood along the
east side of Middle Road and south of Northglen Boulevard in Bowmanville. The subject
lands are adjacent to an existing registered plan of subdivision to the north, east and
south.
Municipality of Clarington Page 4
Report PDS-053-24
2.2 The property was the former location of a single detached dwelling which was classified
a ‘primary’ heritage resource on Clarington’s inventory of heritage properties. The
existing dwelling was never designated or added to the Municipal Heritage Register by
Council under Section 27 of the Ontario Heritage Act. The building was demolished the
week of September 3, 2023. As part of the applications, the applicants submitted a
Cultural Heritage Evaluation Report Addendum that included a Commemoration Plan
given the historical ownership of the subject lands. The report recommends recognizing
the historical significance of the property by incorporating a standing commemorative
plaque with a statement and a photograph of the building into the plans.
2.3 The surrounding land uses are as follows:
North – Existing single detached residential
South – Existing single detached residential
East – Existing single detached residential
West – Middle Road and future low density residential
3. Provincial Policy
Provincial Planning Statement (PPS) 2024
3.1 The PPS encourages planning authorities to create healthy, livable, and safe
communities by accommodating an appropriate range and mix of housing types,
including affordable housing, and shall promote development patterns that efficiently
use land and infrastructure.
3.2 The PPS policies direct growth to settlement areas and promote compact development
forms. The subject lands are proposed within the Bowmanville Urban 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.
4. Official Plans
Durham Region Official Plan (Envision Durham)
4.1 The subject property is designated as ‘Community Area’ in Envision Durham which
permits the proposed residential use.
4.2 Chapter 5 of Envision Durham sets out policies for Vibrant Urban System which
includes Community Area and Corridors. The intent of these land use designations is for
a full range of housing to be developed in Community Areas based upon a number of
principles, including intensification and good urban design practices.
Clarington Official Plan (COP)
Municipality of Clarington Page 5
Report PDS-053-24
4.3 The subject lands are designated ‘Urban Residential’ within the Municipality of
Clarington Official Plan (COP).
4.4 Section 4.3 of the COP contains policies related to the intended Urban Structure within
the Municipality. The COP states that priority intensification areas are intended as the
primary locations to accommodate growth, these areas include ‘Greenfield Areas’;
Municipal decisions are to support the development of the priority intensification areas.
4.5 The subject property is a ‘Greenfield Area’ meaning this area is within the Bowmanville
Urban Area boundary and outside the Built-up Area that have not been developed, as
identified on Map B within the COP. Section 4.5 states that the Municipality will support
a target of 50 residents and jobs combined per gross hectare and the development of
residential lands in Greenfield Areas is to proceed in accordance with a Secondary
Plan.
5. Zoning By-law
5.1 The subject property is currently zoned “Agricultural (A) Zone” within zoning by-law 84-
63. The proposed zoning by-law amendment (ZBA) seeks to rezone the lands to “Urban
Residential Exception (R2-54) Zone” and “Urban Residential Exception (R2-55) Zone” to
facilitate the development of single detached dwelling. A draft zoning by-law and
schedule was prepared by the applicant and is included in Attachment 1.
5.2 Finalization of appropriate zone uses and provisions will be determined after all public
and agency comments have been received and will be brought forward at a future date
with the recommendation report. A Holding (H) symbol will be implemented as part of
the rezoning to ensure the conditions of the draft plan of subdivision have been fulfilled.
6. Summary of Background Studies
6.1 The applicant has submitted supporting documents which have been circulated to
departments and agencies for review and comment. The list of studies and drawings
are available on the development application webpage
https://www.claringtonconnected.ca/3187-Middle-Road and are also available upon
request. A summary of the studies and reports will be provided in a future
recommendation report.
Municipality of Clarington Page 6
Report PDS-053-24
7. Public Notice and Submissions
7.1 Given the postal strike, Public Notice was hand delivered to approximately 98 residents
within 120 metres of the subject lands on Novembe r 18, 2024, and 11 notices were sent
out by courier to the landowners who resided outside of subject area. A public meeting
sign was installed on the subject lands fronting Middle Road and at the Douglas Kemp
Crescent temporary turning circle. Details of the proposed application were also posted
on the Municipality’s website and in the Clarington Connected e -newsletter. It was also
posted on social media on November 19, 2024. A dedicated webpage was also created
for the proposed development.
7.2 As of writing this report, staff have not received any public submissions.
7.3 Staff will continue to process any public inquiries received. Comments received at the
Statutory Public Meeting will also be considered and included in the recommendation
report.
8. Departmental and Agency Comments
8.1 The applications were circulated to internal departments and external agencies for
review and comments. A list and summary of the agency and internal department
comments received, as well as all public comments received, will be included in a
subsequent recommendation report.
9. Discussion
General
9.1 The subject lands are located within the Bowmanville Urban Area and is considered a
Greenfield development. The development is adjacent to Middle Road; however, there
will be no access from Middle Road as all proposed lots will be fronting the extension of
Douglas Kemp Crescent which is a local road.
9.2 The applicant will be responsible for completing the Douglas Kemp Crescent connection
between the two existing temporary turning circles. This includes the construction of all
boulevard works to Municipal standards. Further review and comments on the right of
way and pedestrian connectivity will be dealt with through the planning application
review process.
9.3 Further discussion on the appropriateness of the land uses proposed and the built form,
such as heights, densities and general site layout will be addressed through a
subsequent recommendation report.
9.4 The proposed dwellings will be subject to the Architectural Guidelines (2011) prepared
by Cassidy & Co to be consistent with design, finishes and massing with the existing
adjacent homes in the Northglen Neighbourhood.
Municipality of Clarington Page 7
Report PDS-053-24
9.5 No parks are proposed within this development given the scale of the development and
close proximity to Douglas Kemp Parkette and the Northglen Neighbourhood Park.
Payment in lieu of parkland may be required as an alternative. This topic is to be further
discussed in consideration of the former development of the adjacent subdivision.
Proposed Zoning By-law Amendment
9.6 The draft plan provided by the applicant indicates that the interior single detached units
will have 12.2 – 13.5 metre frontages and the external lot will have a 15.94 metre
frontage. Council resolution from 1999 states that singles are to be a minimum of 10
metres to allow for on-street parking spaces and greater landscaped open space in the
front yards.
9.7 The applicant must demonstrate that the lots can accommodate two outdoor parking
spaces (as per zoning by-law) plus have enough room to meet the minimum soft
landscape open space area of 40% in the front yard, which was recently amended in in
the general zone provisions of By-law 84-63. The applicant must also demonstrate that
the on-street parking provided meets Clarington design standards.
9.8 A rezoning is required to rezone to an appropriate zone that would permit the proposed
Plan of Subdivision. Based on the current provisions for detached dwelling units in the
R2 zone, the implementing zoning by-law for this site would require additional site-
specific exception zones. A hold symbol would be required to ensure draft plan of
subdivision conditions have been met.
Servicing
9.9 Aspects of the applicant’s proposal and subdivision design will be reviewed in more
detail, as additional agency and department comments become available. The servicing
connections to the site will be dependant on the extension of existing infrastructure
currently servicing the adjacent lands. The timing of the infrastructure requirements will
be further discussed with the applicant and addressed in the recommendation report.
Further Considerations
9.10 In recent years, the Province of Ontario has updated the applicable Planning Legislation
to include policies related to the establishment of additional dwelling units, accessory
dwelling units, etc. in order to alleviate the current housing demand. For this reason, the
inclusion of accessory/additional dwelling units within the proposed single detached
dwellings, where possible is encouraged.
9.11 Staff will continue to review the submitted Plan of Subdivision and rezoning applications
and work with the applicant to address all technical matters. Agency and public
comments will be addressed in a subsequent recommendation report to Committee and
Council.
Municipality of Clarington Page 8
Report PDS-053-24
9.12 The purpose of the Public Meeting is to provide an opportunity for further public input.
These public comments will be compiled, discussed with the applicant and addressed in
a subsequent staff report.
10. Financial Considerations
10.1 Not Applicable, as this is a public meeting report to gather public input and the analysis
of the proposal and the reports are being reviewed by the different agencies, additional
financial considerations that may arise will be discussed in a subsequent
recommendation report.
11. Climate Change
11.1 As this is a public meeting report to gather public input and the analysis of the proposal
and the reports are being reviewed by the different agencies, a fulsome analysis of the
proposal, including the impacts on climate change will be discussed in a subsequent
recommendation report.
12. Strategic Plan
12.1 The proposed development will be reviewed against the three pillars of the Clarington
Strategic Plan 2024-27. Staff will give special attention to the priorities of growing
resilient, sustainable and complete communities and connecting residents through the
design of safe, diverse, inclusive and vibrant communities. An analysis of the proposed
developments interaction with the specific priorities of the Strategic Plan will be
included in the future recommendation report.
13. Concurrence
13.1 Not Applicable.
14. Conclusion
14.1 The purpose of this report is to provide background information and obtain comments
on the Zoning By-law Amendment and Draft Plan of Subdivision for 12 residential lots at
the Statutory Public Meeting under the Planning Act. Staff will continue to review and
process the applications, including consideration of department, agency and public
feedback and will prepare a subsequent recommendation report for Council’s
consideration. Comments received at this public meeting will be considered and
included in the final recommendation report.
Staff Contact: Tyler Robichaud, Senior Planner, (905) 623-3379 ext. 2420,
TRobichaud@clarington.net or Amanda Tapp, Manager of Development Review, (905) 623-
3379 ext. 2427, ATapp@clarington.net.
Municipality of Clarington Page 9
Report PDS-053-24
Attachments:
Attachment 1 – Draft Zoning By-law Amendment
Attachment 2 – Draft Plan of Subdivision
Interested Parties:
There are no interested parties to be notified of Council's decision.
Appendix “C” – Draft Zoning By-law Amendment
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Corporation of the Municipality of Clarington
By-law Number 2024-
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 ZBA2024-XXXX;
Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of
Clarington enacts as follows:
1. Schedule ‘3H’ to By-law 84-63, as amended, is hereby further amended by changing
the zone designation from:
"Agricultural Exception (A-1) Zone" to " Urban Residential Type 2 Exception (R2-54)
Zone"
"Agricultural Exception (A-1) Zone" to " Urban Residential Type 2 Exception (R2-55)
Zone"
as illustrated on the attached Schedule ‘A’ hereto.
2. Schedule ‘A’ attached hereto shall form part of this By-law.
3. This By-law shall come into effect on the date of the passing hereof, subject to the
provisions of Section 34 of the Planning Act.
By-Law passed in open session this day of , 2023
Adrian Foster, Mayor
June Gallagher, Municipal Clerk
This is Schedule “A” to By-law 2024-XX, passed this day of , 2024A.D.
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Zoning Change From “A” to “R2-54”
Zoning Change From “A” to “R2-55”
Bowmanville – ZBA 2024-XXXX – Schedule 3
Adrian Foster, Mayor June Gallagher, Municipal Clerk
DRAFT PLAN
MUNICIPALITY OF CLARINGTON
PROPOSED
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