HomeMy WebLinkAbout2025-01-20Clarbgton
Planning and Development Committee
Post-MeetingAgenda
Date: January 20, 2025
Time: 6:30 p.m.
Location: Council Chambers or Electronic Participation
Municipal Administrative Centre
40 Temperance Street, 2nd Floor
Bowmanville, Ontario
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Planning and Development Committee Agenda
January 20, 2025
Pages
1. Call to Order
2. Land Acknowledgment Statement
3. Declaration of Interest
4. Announcements
5. Presentations/Delegations
6. Consent Agenda
7. Items for Separate Discussion
8. Unfinished Business
9. New Business
10. Public Meetings
10.1 Public Meeting for a Proposed Zoning By-law Amendment and Draft 4
Plan of Subdivision
Applicant: Tribute Tercot Brookhill 2 Inc.
Location: 2499 Nash Road, 2538 and 2494 Bowmanville Avenue,
Bowmanville
Planner: Nicole Zambri, Senior Planner
10.1.1 PDS-003-25 - Applications for Zoning By-law Amendment and 24
Draft Plan of Subdivision to Permit 285 Residential Units at
2499 Nash Road, 2538 and 2494 Bowmanville Avenue in
Bowmanville
10.2 Public Meeting for a Proposed Zoning By-law Amendment and Draft 46
Plan of Subdivision
Applicant: Tribute Tercot Brookhill 1 Inc.
Location: 2547 Bowmanville Avenue, Bowmanville
Planner: Nicole Zambri, Senior Planner
Page 2
Planning and Development Committee Agenda
January 20, 2025
10.2.1 PDS-004-25 - Applications for Zoning By-law Amendment and 63
Draft Plan of Subdivision to Permit 187 Residential Units at
2547 Bowmanville Avenue in Bowmanville
11. Confidential Items
12. Adjournment
Page 3
Statutory Public Meeting
ZBA2022-0026, S-C-2022-0015
Location: 2499 Nash Rd.,
2538 and 2494 Bowmanville Ave.
Meeting Date: January 20, 2025
Owner: Tribute Tercot Brookhill 2 Inc.
Applicant: Same as above
Application Details:
To permit 285 residential units, consisting of 37 single detached
dwelling units, 60 semi-detached dwelling units, 88 street related
townhouse units and two medium density blocks showing 100
townhouse units. The proposal also shows a park block and partial
school block.
The proposed rezoning would change the zoning on the subject
lands from an Agricultural (A) Zone to an appropriate Urban
Residential Zone category to facilitate the development. The total
site area is approximately 11.15 hectares (27.5 acres).
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Both developments have Parks, Bowmanville Ave that leads to the north to Hwy 407, south to shopping
plazas east and west and to Hwy 401, to the existing schools, government offices, etc.
Why would the residents need to use Nash Road, where there are no parks, but 1 for the whole Ward 2 and
Courtice north, no shopping plazas or available schools?
Lands north of Nash contain PSW Harmony, Black- Farewell Wetland Complex, Lands south of Nash contain
Maple Grove PSW Complex. Most of these wetlands were already removed by development.
Just before Christmas you were dealing with two subdivisions along Nash Road without parks, schools.
Traffic there is horrific already, as per
local residents. Connectivity of roads
Na.M R�� .
extensions are the ideas of the past,
when wetlands were plentiful.
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These kinds of road extensions don't
S conform with municipal, regional,
provincial nor federal climate change
Tt, policies, nor Strategic Plans.
This way, you will never achieve PPS
policy to build al ble, safe and
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Page
healthy communities.
More experienced Towns or Cities are building self-contained subdivisions with higher
densities.
Some subdivisions are fenced in, with only one exit/entrance to protect safety of residents.
If you would be listening to the news, more and more people are suffering from mental
illnesses for various reasons, and shootings, break-ins, car thefts, etc., are increasing.
With less roads, the opportunity to commit these inhumane actions by certain
individuals/groups decreases.
It can be doable. You would just have request it. Will you??? That is what we have you here to
do on our behalf.
https://www.ca nada.ca/en/public-health/services/chronic-diseases/mental-i I I ness.html
Page 7
rookhill West -
Subdivision
2494 and 2538 Bowmanville Avenue and 2499 Nash Road
Bowmanville
Statutory Public Meeting
January 20, 2025
Municipality File #s ZBA 2022-0026 and S-C-2022-0015
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➢ Area: 11.15 hectares (27.6 acres) ;
➢ Frontage: 336.3 meters on Nash
Road and 201.3 meters on
Bowmanville Avenue ;
➢ Vacant Agricultural Property;
➢ Bowmanville Creek to the north;
➢ Agricultural lands, single -
detached dwellings, and future
westward extension of
Longworth Avenue to the south;
BIGLIERI G R O UP
■ SUBJECT SITE
W";, 1 1,
t
M GROUP.
➢ Durham Regional Official Plan (2024)
➢ Community Areas
➢ Municipality of Clarington Official Plan (2018)
Urban Residential
Bowmanville Avenue is a Local Corridor
➢ Brookhill Neighbourhood Secondary Plan
Adopted by Clarington Council in May 2021
Final Approval by Durham Region in July 2024
Municipality of Clarington Official Plan Map A3 - Land Use Pagg 12
Municipality of Clarington Zoning By -Law 84-63
A - Agricultural Zone
BIGLIERI G ROU P F:
7�-
ISUBJECT SITE
MEDIUM DENSITY LOCAL CORRIDOR
MEDIUM DENSITY RESIDENTIAL
LOW DENSITY RESIDENTIAL
VILLAGE CORRIDOR
ENVIRONMENTAL PROTECTION AREA
NP
NEIGHBOURHOOD PARK
PARKETTE
sWM
STORMWATER MANAGEMENT FACILITY
ENVIRONMENTAL CONSTRAINT
r ELEMENTARY SCHOOL
Brookhill Neighbourhood Secondary Plan Schedule A — Land Use
Page 1 r — —' TRAIL
BIGLIERI G R O UP
Land Use
Designations
➢ Medium Density Local Corridor
➢ Permitted Uses
➢
Housing in mid -rise building forms combined with
cultural, entertainment, recreational, offices,
restaurants, retail, and/or service commercial uses
within mixed -use buildings.
➢ Permitted Building Types:
➢
Street Townhouses;
➢
Block townhouses;
➢
Stacked townhouses;
➢
Back-to-back townhouses;
➢
Apartment buildings;
➢
Mixed -use buildings; and
➢
Accessory dwelling units
➢ Height and Density
➢
Minimum of 3 storeys and a maximum of 6
storeys.
➢
Minimum net density of 40 units per net hectare.
➢ Medium
Density Residential
➢ Permitted
Uses
➢
mix of housing types and tenures in
mid- and low-rise building forms.
➢ Permitted
Building Types:
➢
Street townhouses;
➢
Block townhouses;
➢
Stacked townhouses;
➢
Back-to-back townhouses;
➢
Apartment buildings; and
➢
Accessory dwelling units
➢ Height and Density
➢
Minimum of 2 storeys and a maximum
of 4 storeys.
➢
Minimum net density of 40 units per net
hectare.
Pagp 14
BIGLIERI G ROU P F:
Land Use Designations
➢ Low Density Residential ➢ Parkette
➢ Permitted Uses ➢ 0.5 to 1.0 hectare
➢ Mix of housing types and tenures in low-rise ➢ Elementary Schoolbuilding forms y
➢ Small scale service and neighbourhood ➢ The configuration and size of school sites will be defined in
retail commercial uses, which are consultation with the School Boards through an application
supportive of and compatible with for approval of a proposed plan of subdivision
residential uses
➢ Permitted Building Types: ➢ Approx. 2.5 hectares in Official Plan
➢ Detached dwellings; ➢ Environmental Constraint
➢ Semi-detached dwellings; ➢ Potential for environmental significance
➢ Street townhouses; and ➢ EIS to confirm Presence and precise limits of NHS and
➢ Accessory dwelling units features and the acceptable level of development as part of
➢ Height and Density a review of a development application to the satisfaction of
➢ Shall not exceed 3 storeys in height. the Municipality and CLOCA, as jurisdictionally appropriate
➢ Minimum net density of 13 units per net ➢ If the EIS establishes that development can proceed, then
hectare the underlying designation shall apply
Paw 15
BIGLIERI G ROU P F:
Schedule of Land Use
Description
Lot / Block No.
Residential Units
Area (he)
Single Detached Minimum Lot
Width 9.15m (3U)
1-37
37
1.05
Semi -Detached Minimum Lot
38-67
60
1.51
Width 15.3m (5(Y)
Total Low Density
97
2.56
Townhouse Minimum Lot Width
68-84
88
1.93
6.1 m (201 (Medium Density)
Medium Density Local Corridor
85,86
100
1.47
Net Developable Total
285
5.96
School
87
1.01
Park
88
0.79
Walkway
89,90
0.06
Road Widening
91
0.08
Future Clarington Boulevard
92
0.26
Future Road Extension
93
0.03
Public Roads
Street A-E
2.96
Total Site Area
11.15
z
2
a
U
U
W 1'
KI
LEGEND
---- BOUNDARY
TRAIL SYSTEM (as per BNSP Schedule A)
LOW DENSITY
- 6.1 m (20) TOWNHOUSES
-
MEDIUM DENSITY LOCAL CORRIDOR
BLOCK .]
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- PARKLAND
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BLOCK .3
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5
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67
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STREET E
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- STREET A
BL«e6f BLOCK r e10CK79 B1not Il = BLOCK 7) s1XKX e(oflt j{
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38 39 Q 11 12 43 a1 45 9 10 1 11 /6 47 CB 4B 50 51
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STREET 8
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4➢ Zoning By-law Amendment and
Draft Plan of Subdivision
applications to permit a 285-lot
residential development
Thirty-seven (37) single -detached lots
with minimum lot width of 9.15 metres
BLOCK"
■ Sixty (60) semi-detached units with
,°rE•�.b.,
minimum unit width of 7.65 metres
Eighty-eight (88) street townhouse units
with minimum unit width of 6.1 metres
One -hundred (100) stacked townhouse
°
units (Medium Density Local Corridor)
«•"
School block (1.01 hectares)
Park block (0.79 hectares)
Street `A' (23m) and Future Clarington
I
Boulevard (26m) Collector Roads
1, o
Local roads at 18m and 20m right-of-
I z
ways
!:
Private roads to provide access to
Waium Dmury
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ern. C
Medium Density Local Corridor Blocks
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BIGLIERI G ROU P F:
CONCEPTUAL STREETSCAPES -SEMI-DETACHED
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CONCEPTUAL STREETSCAPES -SINGLE-DETACHED
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CONCEPTUAL RENDERINGS
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Block 85 Conceptual Site Plan
STATISTICS
g
`I Total Area'
10.77 ha
� I
20.00
Amenity
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20.00
0
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o
s STREET Ao
■
Forty-eight (48) stacked
townhouse units
Net density of 61.5 units
per hectare.
Two vehicular access
points from Street 'D'
6.5m private road
12 Visitor Parking Spaces
Block 86 Conceptual Site Plan
STATISTICS
' I Total Area' 0.69 ha
20.00 ---j---t---- -
o STREET Ag
i
Iz iW
I
20.00 B o k I 10
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Block a ■ Cd b O
■ 20.
391 .50
Fifty-two (52) stacked
townhouse units
Net density of 75.4 units
per hectare
Two vehicular access
points from Street 'D'
• 6.5m private road
13 Visitor Parking Spaces
Paq� 20
BIGLIERI G ROU P F:
Lot Area (Min)
Lot Frontage (Min)
Front Yard (Min)
Exterior Side Yard (Min)
Interior Side Yard (Min)
Rear Yard (Min)
Lot Coverage (Max)
Landscaped Open Space (Min)
Building Height (Max)
245 sq m
9.0 m
6.0 m to private garage or carport;
4.0 m to dwelling;
2.0 m to porch
3.0 m
a) With private garage or carport -
1.2 m on one side, 0.6 m on the
other side;
b) without private garage or carport -
3.0 m on one side, 0.6 m on the
other side
7.5 m
50% (dwelling)
55% All buildings and structures
30%
12.0 m
450 sq m 150 sq m
15.0 m 6.0 m
6.0 m to private garage or carport; 6.0 m to private garage or carport;
4.0 m to dwelling; 3.0 m to dwelling
2.0 m to porch
3.0 m 3.0 m
1.2 metres, nil where building has
a common wall with any building
on the same lot located in an R2-
xx zone
7.5 m
50% (dwelling)
55% All buildings and structures
30%
12.0 m
Page 21
1.2 metres, nil where building has
a common wall with any building
on an adjacent lot located in an R-
3 zone
6.0 m
55% (dwelling)
60% All buildings and structures
25% (Lot)
50% (Front Yard Soft Landscaping)
12.0 m
2,500 sq m
50.0 m
3.0 m
3.0 m
3.0 m
3.0 m
40 percent
35 percent
3 to 6 storeys
➢
Draft Plan of Subdivision (Biglieri)
➢
Soil Investigation Report (Soil Engineers)
PlanningRationale Report (Biglieri)
p ( g )
➢
Environmental Noise Assessment (YCA
Engineering)
➢
Urban Design Brief (Biglieri)
➢
Transportation Impact Study (TYLin)
➢
Stage 1 and 2 Archaeological Assessment
➢
Environmental Impact Study (Palmer)
(Parslow Heritage Consultancy)
➢
Hydrogeological Investigation Report (Palmer)
Phase 1 and 2 Environmental Site
Landscape Analysis (Biglieri)
Assessments (Soil Engineers)
➢
Environmental Sustainability Plan (GHD)
Functional Servicingand Stormwater
➢
Master Block Plan (Biglieri)
Management Report (DSEL)
➢
On -Street Parkin DSEL
g Plan (DSEL)
➢ Site Servicing, Grading, Drainage and Park Facility Fit /Concept Plan (MBTW)
➢
➢ Erosion and Sediment Control Plans (DSEL) Trail and Active Transportation Plan (MBTW)
Paq� 22
BIGLIERI G R O UP
QUESTIONS?
Paq� 23
BIGLIERI G R O UP
Clarington
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 20, 2025 Report Number: PDS-003-25
Authored By: Nicole Zambri, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary -Anne Dempster, CAO
File Number: ZBA2022-0026 and SC-2022-0015 Resolution#:
Report Subject: Applications for Zoning By-law Amendment and Draft Plan of Subdivision
to permit 285 residential units at 2499 Nash Road, 2538 and 2494
Bowmanville Avenue in Bowmanville.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-003-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to the Draft Plan of Subdivision and Zoning By-law Amendment applications
submitted by Tribute Tercot Brookhill 2 Inc. and continue processing the applications
including the preparation of a subsequent recommendation report; and
3. That all interested parties listed in Report PDS-003-25 and any delegations be
advised of Council's decision.
Page 24
Municipality of Clarington Page 2
Report PDS-003-25
Report Overview
The Municipality is seeking the public's input on applications for a Zoning By-law Amendment
and Draft Plan of Subdivision to create a total of 285 residential units consisting of 37 single
detached dwelling units, 60 semi detached dwelling units, 88 street related townhouse units
and two medium density blocks showing a total of 100 stacked townhouse condominium units
in Bowmanville. A park and partial school site are also proposed.
The subject lands are located on the west side of Bowmanville Avenue and south of Nash
Road in Bowmanville. The draft plan of subdivision shows a public road connection off of
Bowmanville Avenue. The proposal is also within the Brookhill Secondary Plan Area.
1. Background
1.1 On December 12, 2022, Tribute Tercot Brookhill 2 Inc. submitted applications for a draft
plan of subdivision and rezoning to permit the development of 285 residential units
consisting of singles, semis, street townhouse and stacked townhouses (refer to
Attachment 1).
1.2 The proposal shows a block proposed for the extension of Clarington Boulevard on the
west side and an intersection at Bowmanville Avenue and Street A. Each lot will have
frontage on a public road, with the exception of the two condominium blocks (Blocks 85
and 86) which will have vehicle access from the internal private road. The proposal also
shows a park block at the northeast portion of the site and a block for a catholic
elementary school which is intended to be melded with the adjacent lands to the north to
complete the school block (see Figure 1).
1.3 The applications were submitted prior to the Brookhill Secondary Plan being approved
by the Region of Durham, which was counter to Staff's recommendation at the pre -
consultation meeting. The applications were determined to be premature and were
deemed incomplete until the Brookhill Secondary Plan Amendment received final
approval by the Region of Durham.
1.4 The Region approved the Brookhill Secondary Plan on July 25, 2024, with minor
modifications. Four appeals were received upon giving notice of approval. All four
appeals are related to the site -specific designation on the appellant's lands. Therefore,
the entire Brookhill Secondary Plan is currently under appeal until the appeals are
scoped or resolved by the Tribunal. Staff will closely monitor the appeals to determine if
any modifications would be required to the subject applications. No decision on the
applications should be made until the appeals have been resolved.
Page 25
Municipality of Clarington
Report PDS-003-25
Figure 1 — Proposed Draft Plan of Subdivision
Page 3
Page 26
Municipality of Clarington Page 4
Report PDS-003-25
2. Land Characteristics and Surrounding Uses
2.1 The subject lands are located on the west side of Bowmanville Avenue and south of Nash
Road in the Bowmanville Urban Area. The lands are currently vacant and being used for
agricultural purposes. The subject application comprises three parcels of land which have
frontage on Nash Road and Bowmanville Avenue, however this segment of Nash Road
is proposed to be removed after Clarington Boulevard is extended north to Nash Road
(Concession 3).
2.2 The surrounding uses are as follows:
North: Nash Road, a single detached dwelling and the Bowmanville Creek
East: Bowmanville Avenue and vacant agricultural lands. Applications have
been submitted by Tribute Tercot Brookhill 1 Inc. for a draft plan of
subdivision and rezoning.
South: Single detached dwellings on large lots and agricultural lands. Longworth
Avenue is proposed to be extended from Bowmanville Avenue to Green
Road.
West: Predominantly vacant agricultural lands proposed for redevelopment to
residential uses.
3. Provincial Policy Statement
Provincial Policy Statement (PPS) 2024
3.1 The Provincial Planning Statement (PPS 2024) encourages planning authorities to
create healthy, livable, and safe communities by accommodating an appropriate range
and mix of housing types and development patterns, while making efficient use of land
and infrastructure. Opportunities for redevelopment and intensification are to be
promoted where it can be accommodated. These objectives are to be achieved through
efficient land use planning. Municipal official plans and secondary plans support the
PPS through land use designations and policies.
3.2 The new PPS 2024 has been combined with the Growth Plan and now encourages a
minimum density target of 50 residents and jobs per gross developable hectare in
designated growth areas. The proposal would be achieving a gross density of
approximately 60 people per hectare.
Page 27
Municipality of Clarington Page 5
Report PDS-003-25
3.3 Healthy and active communities should be promoted by planning public streets to be
safe, and meet the needs of pedestrians, foster social interaction, and facilitate active
transportation and community connectivity. Compact and diverse developments
promote active modes of transportation such as walking and cycling.
3.4 The diversity and connectivity of natural features in an area, and the long-term
ecological function and biodiversity of natural heritage systems, should be maintained,
restored or, where possible, improved, recognizing linkages between and among natural
heritage features and areas, surface water features and ground water features.
Development and site alteration shall not be permitted within natural heritage features or
adjacent to the features unless the ecological function has been evaluated and it has
been demonstrated that there will be no negative impacts on the natural features or on
their ecological functions.
3.5 The PPS also states that planning for stormwater management shall promote
stormwater management best practices, including stormwater attenuation and re -use,
water conservation and efficiency, and low impact development.
4. Official Plans
Durham Region Official Plan (Envision Durham)
4.1 On September 3, 2024, the Minister of Municipal Affairs and Housing approved Envision
Durham, which is the new Regional Official Plan, with modifications. The Durham
Region Official Plan designates the subject lands as "Community Areas".
4.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including singles and townhouse dwellings. These areas can also include population -
serving uses and shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas.
4.3 Envision Durham policies also require natural heritage features and the associated
minimum vegetation protection zones to be protected from development impacts. The
Region of Durham relies upon the local municipality's policies to determine the minimum
distance to the features for the sufficient protection of the feature and its functions.
Clarington Official Plan (COP)
4.4 The Clarington Official Plan designates the site Urban Residential and is within the
Bowmanville Urban Area. A variety of densities, tenure and housing types are
encouraged, generally up to 6 storeys in height along Local Corridors and up to 3 storeys
internal to neighbourhoods. Detached dwellings, semi-detached dwellings, and
townhouses are permitted, as proposed.
4.5 There are two medium density blocks proposed within the draft plan of subdivision. The
COP policies state that multi -unit residential development will be developed on the basis
of the following site development criteria:
Page 28
Municipality of Clarington Page 6
Report PDS-003-25
a) Suitability of the size and shape of the site;
b) Compatibility with the surrounding neighbourhood in terms of scale, massing, height
and siting;
c) Minimize impact of traffic on local streets;
d) Multiple and direct vehicular accesses from public streets, without reliance on
easements;
e) Townhouses shall not be sited on opposite sides of the street in order to allow for
sufficient on -street parking;
f) Achieve a mixture of housing types and shall not replicate the same built form;
g) Street townhouses shall generally not comprise more than 6 attached units; and
h) Townhouses sited on blocks shall generally not exceed 50 units.
4.6 An Environmental Impact Study was prepared by SLR Consulting Ltd. (formerly
Palmer), given that wetlands and woodlands are present on the subject site. The EIS
was prepared to evaluate the significance of the features identified and demonstrate
conformity with Clarington's Official Plan policies. The features were not shown on Map
D `Natural Heritage System' of the Clarington Official Plan but still need to be evaluated
for protection on a site -by -site basis through the findings of the EIS.
4.7 The Municipality has retained Aquafor Beech Ltd. to conduct a peer review of the
findings given that the identified environmental features on the property are proposed to
be removed in its entirety. All findings will be reviewed and assessed in a subsequent
recommendation report.
4.8 Section 23 of the Clarington Official Plan also provides criterial to evaluate the approval
of residential developments in an urban area, including draft plans of subdivisions:
a) Ensure sequential development of neighbourhoods
b) Proposed development is adjacent to Centres or Built-up Aras
c) The economical use and extension of all infrastructure and services
d) Ensure it offers intensification; and
e) Increase density for new neighbourhoods having regard for proposed measures to
integrate into existing stable residential areas.
4.9 The policies in the Official Plan indicate that the Municipality may declare a residential
draft plan of subdivision premature if the capital works and services required to service
the lands are not within the Municipality's current capital budget or 10-year capital
forecast. Further discussions in this regard are to be provided in the recommendation
report.
Page 29
Municipality of Clarington Page 7
Report PDS-003-25
Brookhill Neighbourhood Secondary Plan Area
4.10 Clarington Staff completed the update to the existing Brookhill Secondary Plan;
however, the updated Plan was appealed to the Ontario Land Tribunal. The lands in the
existing Secondary Plan designate this area as a Future Development Area. As per the
policy 11.4 of the in force and effect Brookhill Secondary Plan, areas designated Future
Development Area cannot proceed until the Secondary Plan has been amended to
include this area and the designations.
4.11 Specifically, the Secondary Plan states that Future Development Areas include
proposed land uses that will come into effect after a further amendment to this Plan and
subsequent to a comprehensive review of the Clarington Official Plan. Until such time,
only the Environmental Protection Area and the Separate Elementary School
designations are in force and effect. All other land uses are subject to the Future Urban
Residential designation and policies of the Clarington Official Plan.
4.12 Policy 9.4.4 of the Clarington Official Plan states that land uses are restricted to
agricultural purposes or other land uses that do not jeopardize the orderly future
development of the lands for urban uses until the completion of a Neighbourhood
Secondary Plan.
Brookhill Secondary Plan (approved by Region on July 25, 2024, under appeal)
4.13 Within the updated Brookhill Secondary Plan, the subject lands are designated `Low
Density Residential', `Medium Density Residential', and `Medium Density Local
Corridor'. A Parkette and elementary school symbol are also shown on Land Use
Schedule A, as well as an Environmental Constraint overlay. A trail is also proposed to
the north of the subject lands, on the south side of the Bowmanville Creek valley. The
Secondary Plan was approved by the Region on July 25, 2024, however, it is currently
under appeal.
Low Density Policies
4.14 The predominant use of lands within the Low -Density Residential designation shall be a
mix of housing types and tenures in low-rise building forms. The following building types
are permitted:
a. Detached dwellings;
b. Semi-detached dwellings;
c. Street townhouses; and
d. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan.
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Municipality of Clarington Page 8
Report PDS-003-25
4.15 Detached and semi-detached dwelling units shall account for a minimum 80 percent of
the total number of units in the Low -Density Residential designation, with units in other
building types accounting for the remaining 20 percent. Generally, this ratio should be
applied for each plan of subdivision to encourage an even distribution of townhouse
units.
4.16 Townhouses should generally be located in proximity to open spaces and
neighbourhood commercial uses to allow for easy access to amenity spaces and
services. Private streets and private lanes are not permitted within the Low -Density
Residential Designation. Block 85 is a proposed townhouse condominium block within
the Low -Density Residential designation. An Official Plan Amendment would be
required in order to allow for the private street within the Low -Density designation if
development proceeds as proposed.
4.17 Residential development shall contribute to the overall appearance of the streetscape.
Garage doors shall not dominate the view of the streetscape. Front and exterior side
yard porches shall be encouraged.
Medium Density Residential
4.18 The Medium Density Residential designation is shown in portions of the draft plan that
are internal to the subject lands. The following building types are permitted within the
Medium Density Residential designation:
a. Street townhouses;
b. Block townhouses;
c. Stacked townhouses;
d. Back-to-back townhouses;
e. Apartment buildings; and
f. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan
4.19 Building heights shall be 2-4 storeys. The minimum net density is 40 units per net
hectare. Currently the plan shows semi-detached dwellings within a portion of the
Medium Density Residential designation, which is not a permitted building type. An
Official Plan Amendment would also be required to permit semi-detached dwellings in
addition to the permitted building types within the Medium Residential designation.
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Municipality of Clarington Page 9
Report PDS-003-25
Medium Density Local Corridor Policies
4.20 The Medium Density Local Corridor designation allows for a concentration of density
and mix of uses. The predominant use of lands within the Medium Density Local
Corridor designation is housing in mid -rise building forms combined with cultural,
entertainment, recreational, offices, restaurants, retail, and/or service commercial uses
within mixed -use buildings. The following building types are permitted:
a) Street townhouses;
b) Block townhouses;
c) Stacked townhouses;
d) Back-to-back townhouses;
e) Apartment buildings;
f) Mixed -use buildings; and
g) Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan
4.21 The height of any building shall be a minimum of 3 storeys and a maximum of 6 storeys.
Development on lands designated Medium Density Local Corridor shall have a
minimum net density of 40 units per net hectare.
Environmental Constraint
4.22 Schedule A also includes an Environmental Constraint overlay that establishes an area
where further study is required before development can proceed with the underline
designation. These areas have been identified as having potential significance and a
study is required to evaluate such significance.
4.23 The presence and precise delineation of these features and areas and the level of
development acceptable shall be determined through an EIS prepared as part of the
review of development applications in accordance with the policies of the Clarington
Official Plan. If the study establishes that development can proceed, then the underlying
designation shall apply over those lands. Further, it may also be determined that only a
portion of the lands within the Environmental overlay may be available for development,
if any.
4.24 An EIS was prepared for the subject lands to evaluate the features identified. The EIS
recommended that the features be removed, and that compensation would be provided.
Further ongoing discussions are required with Staff and CLOCA to ensure the
Clarington Official Plan policies are satisfied by demonstrating that the proposed
development conforms to the Official Plan and Secondary Plan policies. Staff have also
retained Aquafor Beech Ltd. to complete a peer review of the EIS.
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Municipality of Clarington Page 10
Report PDS-003-25
Elementary School Symbol
4.25 The elementary school site is planned for the Peterborough, Victoria, Northumberland
and Clarington Catholic District School Board. Elementary school sites have been
located central to the Brookhill Neighbourhood to support walkability. Elementary
schools also act as a neighbourhood focal point and when located adjacent to a
neighbourhood park further creates opportunities for the sharing of facilities.
4.26 The configuration and size of school sites will be defined in consultation with the School
Boards through an application for approval of a proposed plan of subdivision.
4.27 The proposed school site is shown as 2.14 ha and is split between a proposed future
school block on adjacent lands under separate ownership. The area of the school block
on the adjacent lands is shown to be approximately 1.13 ha which totals 3.27 ha for the
entire school block. The school block is also proposed to have frontage along Clarington
Boulevard, Street A and Street D.
4.28 The area shown for the school block within the draft plan of subdivision is almost
entirely within the natural heritage features identified on the lands. If it is determined that
the features are to be protected, then adjustments to the land use designations and
road network within the Brookhill Secondary Plan may be necessary.
Parkette
4.29 Parkettes and urban squares are smaller components of the parks system and offer
passive recreation opportunities. The precise number, size and location of Parkettes
shall be determined at the time of development review and approval.
4.30 Parkettes are smaller scale parks, between 0.5 to 1.0 hectare in size, and are intended
to provide passive open space areas, serve as focal points within sub areas of each
neighbourhood, and shall:
a) Be easily accessible for residents within a 400-metre radius (5-minute walking
distance);
b) Be designed to have significant public exposure and access. Urban design options
include surrounding the park with streets or fronting dwellings directly on to the
parkette/village square;
c) Reflect the needs of surrounding residents including places to sit and socialize,
junior play area for children, and a significant tree canopy for shade; and
d) Be designed with 50 percent public frontage but may be less where other design
alternatives achieve public view and access. Public frontage can be a public road, a
school, or natural heritage features.
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Municipality of Clarington Page 11
Report PDS-003-25
Minor Deviations to Official Plan Designations
4.31 Policy 11.2.6 states that land use designations are identified in Schedule A of the
Secondary Plan. Minor alterations which maintain the general intent of the policies of
this Secondary Plan may occur without amendment through the development approval
process in accordance with policies 24.1.2 and 24.1.3 of the Official Plan.
4.32 Policy 24.1.2 and 24.1.3 of the Clarington Official Plan states that where examples of
permitted uses are listed under any specific land use designation, they are intended to
provide examples of possible uses. Other similar uses may be permitted provided they
conform to the intent and all applicable provisions of this Plan. Where the boundaries of
various land use designations as shown on Map A coincide with physical features such
as creeks, rail lines, roads and utility lines, or instruments such as lot and concession
lines or property limits, these boundaries are meant to be exact. In the absence of any
of the above, minor deviations to the boundary may be permitted without amendment
provided such deviations do not alter the intent of this Plan.
5. Zoning By-law 84-63
5.1 Zoning By-law 84-63 zones the subject lands as "Agriculture (A)". A Zoning By-law
Amendment is required to permit the proposed development which consists of single
detached, semis and townhouses, including two townhouse condominium blocks. The
proposed rezoning would change the zoning on the subject lands from an Agricultural
(A) Zone to an Urban Residential Type Two (R2) Zone for the single detached and
semi-detached dwellings and an Urban Residential Type Three (R3) Zone for the
stacked townhouse and street townhouse units. Each zone is proposed to have site -
specific performance standards. A draft zoning by-law is included in Attachment 1.
5.2 Finalization of appropriate zone categories 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 Hold 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 several supporting documents which have been circulated
to departments and agencies for review and comment. The list of studies and drawings
are on the development application webpage www.clarington.net/NashBowmanviIleAve
and are also available upon request. A summary of the submitted reports and studies
will be provided in a future recommendation report.
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Municipality of Clarington Page 12
Report PDS-003-25
7. Public Notice and Submissions
7.1 Public Notice was delivered via express courier to approximately all residents within 120
metres of the subject lands on December 20, 2024. A public meeting sign was installed
on the subject lands fronting Bowmanville Avenue and Nash Road. 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 December
23, 2024. A dedicated webpage was also created for the proposed development.
7.2 As of writing this report, staff have received three comments from the public regarding
general interest from nearby residents. Comments received from the public, including
those received during the Statutory Public Meeting, will be considered and included in a
forthcoming 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
9.1 The site is located within the Bowmanville Urban Area and is considered Greenfield
development. It is located along the Bowmanville Avenue. Local Corridor.
Environmental features are present on the property which are considered isolated
features. The applicant has proposed a total of 285 units consisting of 37 singles, 60
semis, 88 street related townhouses, and two medium density blocks. It also shows a
parkette and a partial school site.
9.2 The subject lands are also within the Brookhill Secondary Plan Area. The proposal
provides for a denser urban form along the Local Corridor (Bowmanville Avenue) and
transitions to lower, ground related units internal to the neighbourhood. 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.
Pedestrian Connections and Park
9.3 The proposal shows a mid block pedestrian connection (Blocks 89 and 90) which will
connect the south end of the site to the park and school to the north. The proposal also
shows pedestrian trail off site, along Nash Road, which is consistent with the Secondary
Plan. Further information will need to be provided on how the trail will connect further
east, across Bowmanville Avenue to the adjacent site. Further review and comments on
the pedestrian connectivity will be dealt with through the planning application review
process.
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Municipality of Clarington Page 13
Report PDS-003-25
9.4 A park is proposed within the subject site to the north. The size and configuration of the
park will need to be reviewed and assessed further through the review of the
application.
Proposed Zoning By-law Amendment
9.5 The plan indicates the proposed townhouses will have 6 metre frontages. Council
resolution from 1999 states that townhouses frontages on a public road shall be a
minimum of 7 metres, as opposed to 6 metres. The 7 metre frontages are to provide for
more on -street parking spaces and greater landscaped open space in the front yards.
9.6 Singles are to be a minimum of 10 metres, whereas the draft plan has indicated 9 metre
singles. 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
landscape areas. Applicant must also demonstrate that on -street parking is feasible.
9.7 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 and
townhouses in the "R2" and "RY zones, the implementing zoning by-law for this site
would require additional site -specific exception zones to reduce the lot frontages. A hold
symbol would be required to ensure draft plan of subdivision conditions have been met.
Further Considerations
9.8 In recent years, the Province of Ontario has updated the applicable Planning Legislation
to support the establishment of Additional Dwelling Units (ADUs) or Additional
Residential Units (ARUs) to increase housing supply. For this reason, the inclusion of
accessory/additional dwelling units within the proposed single, semi or townhouses,
where possible is encouraged.
9.9 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.
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. Financial
considerations that may arise will be discussed in a subsequent recommendation report.
11. Strategic Plan
11.1 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.
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Municipality of Clarington Page 14
Report PDS-003-25
12. Climate Change
12.1 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.
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 rezoning proposal for 285 residential units in a draft plan of subdivision at the
Statutory Public Meeting under the Planning Act. Staff will continue to review and
process the application, including consideration of department, agency and public
feedback and will prepare a subsequent recommendation report for Council's
consideration. Comments received at this public meeting will be considered and
included in the final recommendation report.
Staff Contact: Nicole Zambri, Senior Planner, (905) 623-3379 x 2422 or
nzambri(a-)_clarington.net or Amanda Tapp, Manager, Development Review, (905) 623-3379 x
2427 or atapp(a)clarington.net.
Attachments:
Attachment 1 — Draft Zoning By-law Amendment
Attachment 2 — Draft Plan of Subdivision
Interested Parties:
List of Interested Parties available from Department.
Page 37
Attachment 1 to
PDS-003-25
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 202X-XXXX
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 84-63 ;
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.XX as follows:
"Section 14.6.XX "Special Exceptions — Urban Residential Type Three (R3-
XX) Zone"
Notwithstanding Section 3.16 e (vi) and (vii), Sections 12.1 a., b., 12.2 a., b., c., d.
i), ii), iii), f., h. and Sections 14.1 a., b., 14.3 a., b., c. ii), iii), iv) e., f., g., those lands
zoned R3-XX on the Schedules to this By-law shall be subject to the following
regulations:
a. Permitted Uses
i) Single Detached Dwelling
ii) Semi -Detached Dwelling
iii) Street Townhouse Dwelling
b. Regulations for single detached and semi-detached dwellings
i) Lot Area (Minimum)
a) Single detached Dwelling
b) Semi-detached Dwelling
ii) Lot Frontage (Minimum)
a) Single Detached Dwelling
i) Interior Lot
ii) Exterior Lot
b) Semi-detached Dwelling
i) Interior Lot
ii) Exterior Lot
iii) Yard Requirements (Minimum)
a) Front Yard
245 square metres
450 square metres
9.0 metres
12.0 metres
15.0 metres
18.0 metres
Page 38
i) Single detached Dwelling 6.0 metres to private
garage or carport
4.0 metres to dwelling
2.0 metres to porch
ii) Semi-detached Dwelling 6.0 metres to private
garage or carport
4.0 metres to dwelling
3.0 metres to porch
b) Exterior Side Yard
i) Single detached Dwelling 3.0 metres
ii) Semi-detached Dwelling 3.0 metres
c) Interior Side Yard
i) Single detached Dwelling 1.2 metres on one side, and
0.6 metres on the other side
ii) Semi-detached Dwelling 1.2 metres, nil where
building has a common wall
iv) Lot Coverage (Maximum)
a) Single detached Dwelling
i) Dwelling 50 percent
ii) Total all buildings and structures 55 percent
b) Semi-detached Dwelling
i) Dwelling 50 percent
ii) Total all buildings and structures 55 percent
v) Building Height (Maximum) 12.0 metres
vi) Parking Space Requirements (Minimum)
a) Single detached Dwelling 2 parking spaces
per dwelling
b) Semi-detached Dwelling 2 parking spaces
per dwelling
vii) Height of floor deck of unenclosed porch
above finished grade (maximum) 1.5 metres
viii) 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 and shall not be calculated
as lot coverage;
Page 39
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 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.
x) The minimum setback to a sight triangle shall be 1.0 metre. In addition,
unenclosed porches, steps, patios, ramps, landscape entrance features,
attached or directly abutting the principal or main building, either above
or below grade, may project into any required yard to a distance no
closer than 0.5 metres to a sight triangle.
A) Steps may project into the required front or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be
below 1.0 metre.
C. Regulations for street townhouse dwellings:
i) Lot Area (Minimum)
ii) Lot Frontage (Minimum)
a) Interior Lot
b) Exterior Lot
iii) Yard Requirements (Minimum)
a) Interior Side Yard
b) Exterior Side Yard
c) Rear Yard
150 square metres
6.0 metres
9.0 metres
1.2 metres, nil where
building has a common wall
3.0 metres
6.0 metres
iv) Lot Coverage (Maximum) 55 percent for the dwelling
60 percent for all buildings and structures
v) Landscape Open Space (Minimum)
a) Lot 25 percent
b) Front Yard 50 percent must be
soft landscaping
vi) Building Height (Maximum) 12.0 metres
vii) A maximum driveway width of 3 metres shall be permitted.
viii) Height of floor deck of unenclosed porch
above finished grade (maximum) 1.5 metres
ix) A covered and unenclosed porch/balcony having no habitable floor
space above it shall be permitted subject to the following;
Page 40
2
a) 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.
b) 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.
x) 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.
A) The minimum setback to a sight triangle shall be 1.Om metre. In
addition, unenclosed porches, steps, patios, ramps, landscape entrance
features, attached or directly abutting the principal or main building;
either above or below grade; may project into any required yard to a
distance no closer than 0.5 meters to a sight triangle.
xii) Steps may project into the required front or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be
below 1.0 metre.
Section 16A.7 "Site Specific Exceptions" is amended by adding the following new
Special Exception Zone and renumbering the remaining sections:
16A.7.XX Residential Mixed Use Exception (MU2-XX) Zone
Exception 16A.7.6: For the purposes of the Zoning By-law, the entire lands zoned
MU2-XX shall be considered as one lot for zoning purposes.
Notwithstanding Section 2, Sections 16A.1, 16A.2, 16A.3, 16A.4, 16A.5, and
16A.7, the lands zoned MU2-XX on the Schedules to this By-law shall be subject
to the following:
a. For the purpose of Exception Section 16A.7.XX, the term "Storey"
means the portion of a building, other than an attic, basement or cellar,
included between any floor level and the floor, ceiling or roof next above
it but excludes portions that provide access to roof terraces.
b. Permitted Uses
i) Apartment Buildings
ii) Mixed -Use Buildings
iii) Street Townhouse Dwellings
iv) Linked Townhouse Dwelling
v) Stacked Townhouse Dwelling
vi) Back-to-back Townhouse Dwelling
Townhouse Dwellings)
vii) Accessory Building
(as defined by Linked
Page 41
3
viii) Cultural, entertainment, recreational, offices, restaurants, retail,
and service commercial uses shall only be permitted on the
ground floor of a mixed use building.
C. Regulations for MU2-XX:
i) Number of Storeys
ii) Building Height
iii) Setbacks (to public street)
iv) Setbacks (to any other lot line)
v) Underground Parking Structure
Setbacks (Minimum)
3 Storeys (minimum)
6 Storeys (maximum)
3 Storeys (minimum)
6 Storeys (maximum)
3.0 metres (minimum)
6.0 metres (maximum)
3.0 metres (minimum)
0.0 metres to any lot line
vi) Underground Parking Structure projecting
above grade but below finished ground
floor elevation Setbacks (Minimum) 0.5 metres to any lot line
vii) Unit width for Linked Townhouse
Dwellings (Minimum)
5.0 metres
viii) Special Yard Regulations - Notwithstanding any other provision of
By-law 84-63 to the contrary, on lands zoned MU24 Zone the
following shall apply:
a) A maximum driveway width of 3 metres shall be permitted.
b) The minimum setback to a sight triangle shall be 1.0 metre.
In addition, unenclosed porches, steps, patios, ramps,
landscape entrance features, attached or directly abutting the
principal or main building; either above or below grade; may
project into any required yard to a distance no closer than 0.5
metres to a sight triangle.
c) Steps, landing and porches may project into the required
front or exterior side yards, but in no instance shall the
distance to the front lot line or exterior side lot line be below
1.0 metre.
Schedule `3' to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
Page 42
"Agricultural (A) Zone" to "Holding — Urban Residential Exception
((H)(R3-XX)"
"Agricultural (A) Zone" to "Holding — Residential Mixed Use Exception
((H) MU2-XX) Zone"
as illustrated on the attached Schedule `A' hereto.
4. Schedule `A' attached hereto shall form part of this By-law.
5. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 and Section 36 of the Planning Act.
Passed in Open Council this day of , 20
Adrian Foster, Mayor
June Gallagher, Municipal Clerk
Page 43
This is Schedule "A" to By-law 202X-XXX, passed this day of
, 202X A.D.
L
NASH ROAD
Zoning Change from'A' To 'R3-XX'
Zoning Change from'A' To'MU2-XX'
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Page 44
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Description Lot / Block No.
Single Detached Minimum Lot
1-37
Width 9.15m (30')
Semi -Detached Minimum Lot 38-67
Width 15.3m (50')
Total Low Density
Townhouse Minimum Lot Width
68-84
6.1 m (20') (Medium Density)
Medium-nsity Local Corridor
SchoolNet Developable Total
Park ..
Walkway 89,90
RoadWidening 91
Future Clarington Boulevard 92
Future .. •Extension
•
Public • . !---StreetA-
Total Site Area
TITLE:
Residential Units Area (ha)
37 1.05
LEGAL DESCRIPTION:
60 1.51 DRAFT PLAN OF SUBDIVISION
PART OF LOT 15
97 2.56 GOEOGRAPHIIC TOWNSHIP OF DARLINGTON
REGIONAL MUNICIPALITY OF DURHAM
88 1.93 KEY PLAN:
100
285
J'
1.47 1 ' I CONCESSIQN A N
T: J
.� . �.
REQUIRED INFORMATION:
AS REQUIRED UNDER SECTION 51(17) OF THE PLANNING
ACT R.S.Q. 1990.
(a) SEE PLAN
(g) SEE PLAN
(b) SEE PLAN
(h) MUNICIPAL SERVICES AVAILABLE
(c) SEE KEY MAP
(1) SANDY SILT TILL, SILTY SAND TILL,
(d) SEE SCHEDULE OF LAND USE
SANDY SILT, SAND AND SILTY CLAY
(e) SEE PLAN
() SEE PLAN
(0 SEE PLAN
(k) MUNICIPAL SERVICES AVAILABLE
(I) SEE PLAN
SURVEYOR'S CERTIFICATE:
I HEREBY CERTIFY THAT THE BOUNDARIES OF THE LANDS TO BE
SUBDIVIDED AS SHOWN ON THIS PLAN AND THEIR RELATIONSHIP TO THE
ADJACENT LANDS ARE ACCURATE AND CORRECTLY SHOWN
DAN DZALDOV, O.L.S.
SCHAEFFER DZALDOV PURCELL LTD.
(416) 987-0101
NOVEMBER 28, 2022
DATE
OWNER'S CERTIFICATE:
I HEREBY AUTHORIZE THE BIGLIERI GROUP LTD. AND SUBMIT
THIS DRAFT PLAN OF SUBDIVISION TO THE V0qff1_i9LITY OF CLARINGTON
TRIBUTE TERCOT BRO&MLL�2 INC.
DATE
Tribute Tercot
Brookhill 2 Inc.
APPROVAL STAMP:
REVISIONS
1
No. Description Date Int.
PROJECT No.: 18548
DATE: November 28, 2022
SCALE: 1:1000
DRAFTED BY: EC CHECKED BY: MP
DRAWING No.:
DP-01
H91til-I 1W
CM11:
Page 45
Statutory Public Meeting
ZBA2022-0014 and SC-2022-0023
Location: 2547 Bowmanville Ave,
Bowmanville
Meeting Date: January 20t", 2025
Owner/Applicant: Tribute Tercot Brookhill 1 Inc.
Application Details:
Proposal for a Zoning By-law Amendment application and
Subdivision application to permit 187 residential units,
consistingg of 18 single detached dwelling units 18 semi
detached -dwelling units, 11 street related townhouse units and
two medium density blocks showing 140 townhouse units. A
park and stormwater pond are also proposed.
The proposed rezoningg would chap e the zoning on the
subject lands from an A ricultural ( Zone to an Urban
Residential Type Two (R2) Zone for he single detached and
semi-detached dwellings and an Urban Residential Type Three
(R3) Zone for the stacked townhouse and street townhouse
units. Each zone is proposed to have site -specific performance
standards. The rezoning also proposes to define the limits of
the environmental features and the associated minimum
vegetation protection zone.
The site area is approximately 6.93 hectares (17.1 acres).
rookhill East -
Subdivision
2547 Bowmanville Avenue
Statutory Public Meeting
January 20, 2025
unicipality File #s ZBA 2022-0023 and SC-2022-0014
BI LIERI
GROUP.::
CONTEXT
�� • -� �. � � yam: . �:
,if- I
"A ROA
. ^ �i r~ S J,V1 '�:,•, Valle eivation area'., + p i (\ �, •, • -
�� �►� � �• SITE Pv�Nv •-its �-,
Am
'0013
' •,' f -:'� n n p o;, so.i Hn,aiaiPna a-nea � _ , .� �
P.M.s
➢ Area: 6.93 hectares (17.1 acres) ;
Frontage: 390 metres on
Bowmanville Avenue and
approximately 247 metres on
Longworth Avenue ;
➢ Vacant Agricultural Property;
S Bowmanvi I le Creek and a
woodlot to the north and east;
Longworth Avenue is directly
south of the Subject Site,
followed by agricultural lands
and estate residential;
BIGLIERI G R O UP
.Mdb&.4k . i _ -
O
®-
Woodlot North of the
Subject Site
U Woodlot East of the
Subject Site
03 Agricultural Lands
Across Longworth
Avenue
Agricultural Lands
® across Bowmanville
Ave
BIGLIERI G R O UP
➢ Durham Regional Official Plan (2024)
➢ Community Areas
➢ Municipality of Clarington Official Plan (2018)
Urban Residential
Bowmanville Avenue is a Local Corridor
➢ Brookhill Neighbourhood Secondary Plan
Adopted by Clarington Council in May 2021
Final Approval by Durham Region in July 2024
Municipality of Clarington Zoning By -Law 84-63
A - Agricultural Zone
Municipality of Clarington Official Plan Map A3 - Land Use Pagg 51
BIGLIERI G ROU P.
on 1■1 ■INIAM3669�
till
Brookhill Neighbourhood Secondary Plan Schedule A - Land Use
Page 52
SUBJECT SITE
MEDIUM DENSITY LOCAL CORRIDOR
MEDIUM DENSITY RESIDENTIAL
LOW DENSITY RESIDENTIAL
VILLAGE CORRIDOR
ENVIRONMENTAL PROTECTION AREA
NEIGHBOURHOOD PARK
PARKETTE
STORMWATER MANAGEMENT FACILITY
-• TRAIL
BIGLIERI G R O UP
Land
Use
Designations
➢ Medium
Density Local Corridor
➢
Permitted Uses
➢
Housing in mid -rise building forms combined with
cultural, entertainment, recreational, offices,
restaurants, retail, and/or service commercial uses
within mixed -use buildings.
➢
Permitted Building Types:
➢
Street Townhouses;
➢
Block townhouses;
➢
Stacked townhouses;
➢
Back-to-back townhouses;
➢
Apartment buildings;
➢
Mixed -use buildings; and
➢
Accessory dwelling units
➢
Height and Density
➢
Minimum of 3 storeys and a maximum of 6
storeys.
➢
Minimum net density of 40 units per net hectare.
➢ Medium
Density Residential
➢ Permitted Uses
➢
mix of housing types and tenures in
mid- and low-rise building forms.
➢ Permitted Building Types:
➢
Street townhouses;
➢
Block townhouses;
➢
Stacked townhouses;
➢
Back-to-back townhouses;
➢
Apartment buildings; and
➢
Accessory dwelling units
➢ Height
and Density
➢
Minimum of 2 storeys and a maximum
of 4 storeys.
➢
Minimum net density of 40 units per net
hectare.
Pagp 53
BIGLIERI G ROU P F:
Land Use Designations ➢ Stormwater Management Facility
➢ Low Density Residential
➢ Permitted Uses
➢ Mix of housing types and tenures in low-rise
building forms
➢ Small scale service and neighbourhood retail
commercial uses, which are supportive of and
compatible with residential uses
➢ Permitted Building Types:
➢ Detached dwellings;
➢ Semi-detached dwellings;
➢ Street townhouses; and
➢ Accessory dwelling units
➢ Height and Density
➢ Shall not exceed 3 storeys in height.
➢ Minimum net density of 13 units per net
hectare
➢ Parkette
➢ 0.5 to 1.0 hectare
➢ To be designed and located as key features within the community
contributing to the appearance and ambience of the neighbourhood
➢ The exact location, number, and size of the facilities will be
determined through a Functional Servicing Report and in
accordance with Section 20 of the Official Plan.
➢ Environmental Protection Area
Page 54
8
BIGLIERI G ROU P �rlmm
Schedule of Land Use
Description
Lot / Block No.
Residential Units Area (ha)
UPH
Single Detached Minimum Lot
Width 9.15m (30')
1-18
18
0.55
32.73
Semi -Detached Minimum Lot Width
15.30m (5(')
19-27
18
0.49
36.73
Total Low Dens'
36
1.04
34.62
Townhouse Minimum Lot Width
6.0m (20') (Medium Density)
28-29
11
0.24
45.83
Medium Density Local Corridor
30,31
140
2.07
67.63
Net Developable Total
187
3.35
55.82
Part -lot
32,33
6
0.10
Stormwater Management Block
34
0.72
Park
35
0.50
Open Space
36,37
0.62
Road Widening
38
0.15
Longworth Realignment
Right of Way
39
0.04
Ri ht of WayStreets
A-C
1.45
Total Site Area
193
6.93
LEGEND
Subject Site
Drip Line
//////M Vegetation Protection Zone
Stacked Townhouses
r...e renu
a «K s
ow Sp.
O Townhouses
a
�U..4M 1
Semi Detached Dwellings
'
0 Single -Detached Dwellings
= r
0 Amenity Space
Park Block
OrIMIAo
Pq 5
Stormwater Management Block
➢ Zoning By-law Amendment and Draft Plan of
Subdivision applications to permit a 193-unit
residential development
■ Eighteen (18) single -detached lots with minimum lot
width of 9.15 metres
■ Eighteen (18) semi-detached units with minimum lot
width of 15.3 metres
Eleven (11) townhouse units with minimum lot width
of 6.0 metres
One Hundred and Forty (140) stacked townhouse
units (Medium Density Local Corridor)
Stormwater Management Block (0.72 hectares)
■ Park block (0.5 hectares)
■ Open Space (0.62 hectares)
■ Street `A' (20-23m) Local Roads
Streets `B' and `C' (18m) Local Roads
• Private roads to provide access to Medium Density
Local Corridor Blocks
BIGLIERI G R O UP 0
CONCEPTUAL STREETSCAPES -SEMI-DETACHED
_.: .............
IA
1 7r, - 01, A�1506
rill 7-1-1111- I1111 111- -
=1®"ri cl-
Imill-A
SIULIMP
CONCEPTUAL STREETSCAPES -SINGLE-DETACHED
slim
111
1111111111
�,.,..,,....,.,..,.. BOO_ ,� -
n I�1jr!Iell-- ----------- -
r r r_ _
CONCEPTUAL RENDERINGS
M
''
Block 30 Conceptual Site Plan
5
STREET A1800
I
i
_-
e
i
e
S N
--^-
10
— --
Residentlal
,eu0
Ir
_
jr
1 m
III
II
STREET C
Z
�I
'm
e --- 1900 _—
e —
I
'?"25
-----
STATISTICS
� --�--�--
�
Otal Area* t 40 ha
XISTING LONG OR NUE
One -hundred four (104)
units
➢ Net density of 77 units
per hectare.
➢ Two vehicular access
points from Street `B'
➢ 24 visitor parking
spaces
➢ 8.5 metre private road
Block 31 Conceptual Site Plan
i; STATISTICS
e 1 Total Area 0.74 ha
22,2021
�. \\ It /S184ed with CLOCA)
Amenity •,1 \ `
e \ \ PnKSSS°^iom
`\ e
Trail SYSnm
e
I - Block 2
e 8.50
•\
A»^ftV
e ,\
�e \
l e '• \
le ..
._
'i
I
I w o STREET A 0 15m
g0
➢ Thirty-six (36) units
➢ Net density of 50 units
per hectare
➢ One vehicular access
from Street IA'
➢ 9 Visitor Parking Spaces
➢ 8.5 metre private road
Paq� 59
BIGLIERI G ROU P F:
Lot Area (Min)
Lot Frontage (Min)
Front Yard (Min)
Exterior Side Yard (Min)
Interior Side Yard (Min)
Rear Yard (Min)
Lot Coverage (Max)
Landscaped Open Space (Min)
Building Height (Max)
245 sq m
9.0 m
6.0 m to private garage or carport;
4.0 m to dwelling;
2.0 m to porch
3.0 m
a) With private garage or carport -
1.2 m on one side, 0.6 m on the
other side;
b) without private garage or carport -
3.0 m on one side, 0.6 m on the
other side
7.5 m
50% (dwelling)
55% All buildings and structures
30%
12.0 m
450 sq m 150 sq m
15.0 m 6.0 m
6.0 m to private garage or carport; 6.0 m to private garage or carport;
4.0 m to dwelling; 3.0 m to dwelling
2.0 m to porch
3.0 m 3.0 m
1.2 metres, nil where building has
a common wall with any building
on the same lot located in an R2-
xx zone
7.5 m
50% (dwelling)
55% All buildings and structures
30%
12.0 m
Page 60
1.2 metres, nil where building has
a common wall with any building
on an adjacent lot located in an R-
3 zone
6.0 m
55% (dwelling)
60% All buildings and structures
25% (Lot)
50% (Front Yard Soft Landscaping)
12.0 m
2,500 sq m
50.0 m
3.0 m
3.0 m
3.0 m
3.0 m
40 percent
35 percent
3 to 6 storeys
➢
Draft Plan of Subdivision (Biglieri)
➢
Soil Investigation Report (Soil Engineers)
➢
Planning Rationale Report (Biglieri)
➢
Environmental Noise Assessment (YCA
Engineering)
➢
Urban Design Brief (Biglieri)
➢
Transportation Impact Study (TYLin)
➢
Stage 1, 2 and 3 Archaeological
➢
Environmental Impact Study (GeoProcess)
Assessments (Parslow Heritage
➢
Hydrogeological Investigation Report (Palmer)
Consultancy)
Landscape Analysis (Biglieri)
➢
Phase 1 and 2 Environmental Site
y
Environmental Sustainability Plan (GHD)
Assessments (Soil Engineers)
➢
Master Block Plan (Biglieri)
➢
Functional Servicing and Stormwater
➢
On -Street Parking Plan (DSEL)
Management Report (DSEL)
➢
Park Facility Fit /Concept Plan (MBTW)
➢
Site Servicing, Grading, Drainage and
➢Trail
and Active Transportation Plan (MBTW)
Erosion and Sediment Control Plans (DSEL)
Paq� 61
BIGLIERI G R O UP
QUESTIONS?
Paq� 62
BIGLIERI G R O UP
Clarington
Public Meeting Report
If this information is required in an alternate accessible format, please contact the Accessibility
Coordinator at 905-623-3379 ext. 2131.
Report To: Planning and Development Committee
Date of Meeting: January 20, 2025 Report Number: PDS-004-25
Authored By: Nicole Zambri, Senior Planner
Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Services
Reviewed By: Mary -Anne Dempster, CAO
File Number: ZBA2022-0023 and SC-2022-0014 Resolution#:
Report Subject: Applications for Zoning By-law Amendment and Draft Plan of Subdivision
to permit 187 residential units at 2547 Bowmanville Avenue in
Bowmanville.
Purpose of Report:
The purpose of this report is to provide information to the public and Council. It does not
constitute, imply or request any degree of approval.
Recommendations:
1. That Report PDS-004-25 and any related communication items, be received for
information only;
2. That Staff receive and consider comments from the public and Council with respect
to the Draft Plan of Subdivision and Zoning By-law Amendment applications
submitted by Tribute Tercot Brookhill 1 Inc. and continue processing the applications
including the preparation of a subsequent recommendation report; and
3. That all interested parties listed in Report PDS-004-25 and any delegations be
advised of Council's decision.
Page 63
Municipality of Clarington Page 2
Report PDS-004-25
Report Overview
The Municipality is seeking the public's input on applications for a proposed Draft Plan of
Subdivision and Zoning By-law Amendment to create a total of 187 residential units consisting
of 18 single detached dwelling units, 18 semi detached dwelling units, 11 street related
townhouse units and two medium density blocks showing 140 townhouse units. A park and
stormwater management facility are also proposed, as well as six -part lots. The six part lots
are proposed along the southern boundary to be developed following the realignment of
Longworth Avenue. The part lots are proposed to be developed into one single detached
dwelling and one townhouse block consisting of 5 units.
The subject lands are located at the northeast corner of Bowmanville Avenue. and
Longworth Avenue. The draft plan of subdivision shows a public road connection off of
Longworth Avenue, as well as Bowmanville Avenue. The proposal is also within the Brookhill
Secondary Plan Area and shows a pedestrian trail connection along the open space lands.
1. Background
1.1 On October 28, 2022, Tribute Tercot Brookhill 1 Inc. submitted applications for a draft
plan of subdivision and rezoning to permit the development of 187 residential units
consisting of singles, semis, street townhouse and stacked townhouses (refer to
Attachment 1).
1.2 The proposal shows a realignment of Longworth Avenue. Each lot will have frontage on
"Street A" or "Street B". The two medium density blocks will have vehicle access from
the internal private road. The proposal also shows a park block and stormwater
management facility on the southeast side of the subject lands, adjacent to the natural
heritage areas (see Figure 1).
1.3 The applications were submitted prior to the Brookhill Secondary Plan being approved
by the Region of Durham, which was counter to Staff's recommendation at the pre -
consultation meeting. The applications were determined to be premature and were
deemed incomplete until the Brookhill Secondary Plan Amendment received final
approval by the Region of Durham.
1.4 The Region approved the Brookhill Secondary Plan on July 25, 2024, with minor
modifications. Four appeals were received upon giving notice of approval. All four
appeals are related to the site specific designation on the appellant's lands. Therefore
the entire Brookhill Secondary Plan is currently under appeal until the appeals are
scoped or resolved by the Tribunal. Staff will closely monitor the appeals to determine if
any modifications would be required to the subject applications. No decision on the
applications should be made until the appeals have been resolved.
Page 64
Municipality of Clarington Page 3
Report PDS-004-25
Figure 1 — Proposed Draft Plan of Subdivision
2. Land Characteristics and Surrounding Uses
2.1 The subject lands are located on the east side of Bowmanville Avenue and north of
Longworth Avenue in the Bowmanville Urban Area. The lands are currently vacant and
being used for agricultural purposes. The topography of the site has a high point to the
Page 65
Municipality of Clarington Page 4
Report PDS-004-25
north and slopes down to the southeast towards the Bowmanville Creek. The site
currently has frontage on Bowmanville Avenue. and Longworth Avenue, however after
the realignment of Longworth Ave., which is proposed to connect to Bowmanville
Avenue. further south, the site will no longer have frontage for that portion of Longworth
Avenue.
2.2 The surrounding uses are as follows:
North: Woodlands and the Bowmanville Creek; beyond that, predominately
existing ground related residential lots and North Scugog Court.
East: Woodlands and the Bowmanville Creek; beyond that, predominately
existing ground related residential lots and Scugog Street. It should also
be noted that the lands immediately to the east of the subject lands, along
Longworth Avenue, was a former waste disposal site which was capped
with clean fill in 1999.
South: Longworth Avenue is directly south of the subject lands, followed by
agricultural lands and estate residential homes.
West: Predominantly vacant agricultural lands proposed for redevelopment to
residential uses.
3. Provincial Policy
Provincial Policy Statement (PPS) 2024
3.1 The Provincial Planning Statement (PPS 2024) encourages planning authorities to
create healthy, livable, and safe communities by accommodating an appropriate range
and mix of housing types and development patterns, while making efficient use of land
and infrastructure. Opportunities for redevelopment and intensification are to be
promoted where it can be accommodated. These objectives are to be achieved through
efficient land use planning. Municipal official plans and secondary plans support the
PPS through land use designations and policies.
3.2 The new PPS 2024 has been combined with the Growth Plan and now encourages a
minimum density target of 50 residents and jobs per gross developable hectare in
designated growth areas. The proposal would be achieving a gross density of
approximately 68 people per hectare.
3.3 Healthy and active communities should be promoted by planning public streets to be
safe, and meet the needs of pedestrians, foster social interaction, and facilitate active
transportation and community connectivity. Compact and diverse developments
promote active modes of transportation such as walking and cycling.
Page 66
Municipality of Clarington Page 5
Report PDS-004-25
3.4 The diversity and connectivity of natural features in an area, and the long-term
ecological function and biodiversity of natural heritage systems, should be maintained,
restored or, where possible, improved, recognizing linkages between and among natural
heritage features and areas, surface water features and ground water features.
Development and site alteration shall not be permitted on adjacent lands to the natural
heritage features and areas unless the ecological function of the adjacent lands has
been evaluated and it has been demonstrated that there will be no negative impacts on
the natural features or on their ecological functions.
3.5 The PPS also states that planning for stormwater management shall promote
stormwater management best practices, including stormwater attenuation and re -use,
water conservation and efficiency, and low impact development.
4. Official Plans
Durham Region Official Plan (Envision Durham)
4.1 On September 3, 2024, the Minister of Municipal Affairs and Housing approved Envision
Durham, which is the new Regional Official Plan, with modifications. The Durham
Region Official Plan designates the subject lands as "Community Areas" and the
eastern portion of the site is designated "Major Open Space Areas."
4.2 Community Areas are to be planned for a variety of housing types, sizes, and tenures,
including singles and townhouse dwellings. These areas can also include population -
serving uses and shall be developed in a compact form through higher densities and by
intensifying and redeveloping existing areas.
4.3 Major Open Space Areas are a component of the Region's Greenlands System that
generally follow major permanent and/or intermittent stream and valleys and contain
high concentrations of key natural heritage features and key hydrologic features. These
lands are to be protected, enhanced, and conserved to ensure their ecological value is
maintained. 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.
4.4 An Environmental Impact Study was prepared by GeoProcess Research Associates
Inc., dated October 19, 2022, in support of the applications and will be reviewed and
assessed in the recommendation report.
Clarington Official Plan (COP)
4.5 The Clarington Official Plan designates the site Urban Residential and Environmental
Protection and is within the Bowmanville Urban Area. A variety of densities, tenure and
housing types are encouraged, generally up to 6 storeys in height along Local Corridors
and up to 3 storeys internal to neighbourhoods. Detached dwellings and townhouses
are permitted, as proposed.
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4.6 There are two medium density blocks proposed within the draft plan of subdivision. The
COP policies state that multi -unit residential development will be developed on the basis
of the following site development criteria:
a) Suitability of the size and shape of the site;
b) Compatibility with the surrounding neighbourhood in terms of scale, massing, height
and siting;
c) Minimize impact of traffic on local streets;
d) Multiple and direct vehicular accesses from public streets, without reliance on
easements;
e) Townhouses shall not be sited on opposite sides of the street in order to allow for
sufficient on -street parking;
f) Achieve a mixture of housing types and shall not replicate the same built form;
g) Street townhouses shall generally not comprise more than 6 attached units; and
h) Townhouses sited on blocks shall generally not exceed 50 units.
4.7 An Environmental Impact Study (EIS) was prepared by the applicant to define the
development limits and meet the requirements of the Clarington Official Plan policies.
No development is permitted within the natural heritage features or their minimum
vegetation protection zone. A further analysis of the EIS and the recommendations of
the study will be analyzed in a subsequent report.
4.8 Section 23 of the Clarington Official Plan also provides criterial to evaluate the approval
of residential developments in an urban area, including draft plans of subdivisions:
a) Ensure sequential development of neighbourhoods
b) Proposed development is adjacent to Centres or Built-up Aras
c) The economical use and extension of all infrastructure and services
d) Ensure it offers intensification; and
e) Increase density for new neighbourhoods having regard for proposed measures
to integrate into existing stable residential areas.
4.9 The policies in the Official Plan indicate that the Municipality may declare a residential
draft plan of subdivision premature if the capital works and services required to service
the lands are not within the Municipality's current capital budget or 10-year capital
forecast. Further discussions in this regard are to be provided in the recommendation
report.
Municipality of Clarington Page 7
Report PDS-004-25
Brookhill Neighbourhood Secondary Plan Area
4.10 Clarington Staff completed the update to the existing Brookhill Secondary Plan, however
the updated Plan was appealed to the Ontario Land Tribunal. The lands in the existing
Secondary Plan designate this area as a Future Development Area. As per the policy
11.4 of the in force and effect Brookhill Secondary Plan, areas designated Future
Development Area cannot proceed until the Secondary Plan has been amended to
include this area and the designations.
4.11 Specifically, the Secondary Plan states that Future Development Areas include
proposed land uses that will come into effect after a further amendment to this Plan and
subsequent to a comprehensive review of the Clarington Official Plan. Until such time,
only the Environmental Protection Area and the Separate Elementary School
designations are in force and effect. All other land uses are subject to the Future Urban
Residential designation and policies of the Clarington Official Plan.
4.12 Policy 9.4.4 of the Clarington Official Plan states that land uses are restricted to
agricultural purposes or other land uses that do not jeopardize the orderly future
development of the lands for urban uses until the completion of a Neighbourhood
Secondary Plan.
Brookhill Secondary Plan (approved by Region on July 25, 2024, under appeal)
4.13 Within the updated Brookhill Secondary Plan, the subject lands are designated `Low
Density Residential', `Medium Density Local Corridor', `Medium Density Residential',
and `Environmental Protection Area' in the approved Secondary Plan. The Secondary
Plan was approved by the Region on July 25, 2024, however, it is currently under
appeal.
4.14 A Parkette and Stormwater Management Facility are also shown on Land Use Schedule
A, as well as a trail along the east side of the subject lands, adjacent to the Bowmanville
Creek valley.
Low Density Policies
4.15 The predominant use of lands within the Low -Density Residential designation shall be a
mix of housing types and tenures in low-rise building forms. The following building types
are permitted:
a. Detached dwellings;
b. Semi-detached dwellings;
c. Street townhouses; and
d. Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan.
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Report PDS-004-25
4.16 Detached and semi-detached dwelling units shall account for a minimum 80 percent of
the total number of units in the Low -Density Residential designation, with units in other
building types accounting for the remaining 20 percent. Generally, this ratio should be
applied for each plan of subdivision to encourage an even distribution of townhouse
units. Proposal currently has approximately 60% of the units as detached or semi-
detached in the low -density designation.
4.17 Townhouses should generally be located in proximity to open spaces and
neighbourhood commercial uses to allow for easy access to amenity spaces and
services. Proposal is generally consistent with this policy.
4.18 Private streets and private lanes are not permitted within the Low -Density Residential
Designation.
4.19 Residential development shall contribute to the overall appearance of the streetscape.
Garage doors shall not dominate the view of the streetscape. Front and exterior side
yard porches shall be encouraged.
Medium Density Local Corridor Policies
4.20 The Medium Density Local Corridor designation allows for a concentration of density
and mix of uses. The predominant use of lands within the Medium Density Local
Corridor designation is housing in mid -rise building forms combined with cultural,
entertainment, recreational, offices, restaurants, retail, and/or service commercial uses
within mixed -use buildings. The following building types are permitted:
a) Street townhouses;
b) Block townhouses;
c) Stacked townhouses;
d) Back-to-back townhouses;
e) Apartment buildings;
f) Mixed -use buildings; and
g) Accessory apartments, as per Policies 7.2.21 and 7.2.22 of this Plan
4.21 The height of any building shall be a minimum of 3 storeys and a maximum of 6 storeys.
Development on lands designated Medium Density Local Corridor shall have a
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Report PDS-004-25
minimum net density of 40 units per net hectare. The proposal shows about 50-77 units
per net hectare.
Medium Density Residential
4.22 The Medium Density Residential designation is shown along the southerly portion of the
site and once the alignment of Longworth Avenue has been finalized, will include the
lands to the south of the subject site.
4.23 The Secondary Plan also requires every development application to include a policy
implementation monitoring report as part of a complete application. The monitoring
report assesses the individual application in conjunction with the entire Secondary Plan
in terms of density, estimated population, number of units, and amount of non-
residential space and number of jobs.
5. Zoning By-law 84-63
5.1 Zoning By-law 84-63 zones the subject lands as "Agriculture (A)". A Zoning By-law
Amendment is required to permit the proposed development which consists of single
detached, Semis and townhouses.
5.2 The proposed rezoning would change the zoning on the subject lands from an
Agricultural (A) Zone to an Urban Residential Type Two (R2) Zone for the single
detached and semi-detached dwellings and an Urban Residential Type Three (R3) Zone
for the stacked townhouse and street townhouse units. Each zone is proposed to have
site -specific performance standards. The rezoning also proposes to refine the
Environmental Protection Zone on the east side of the lot to define the limits of the
environmental features and the associated minimum vegetation protection zone. A draft
zoning by-law is included in Attachment 1.
5.3 Finalization of appropriate zone categories 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 Hold 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 several supporting documents which have been circulated
to departments and agencies for review and comment. The list of studies and drawings
are on the development application webpage www.clarington.net/2547BowmanvilleAve
and are also available upon request. A summary of the submitted reports and studies
will be provided in a future recommendation report.
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7. Public Notice and Submissions
Public Notice was delivered via express courier to all residents within 120 metres of the
subject lands on December 20, 2024. A public meeting sign was installed on the subject
lands fronting Bowmanville Avenue and Longworth Avenue. 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 December 23, 2024. A
dedicated webpage was also created for the proposed development.
7.1 As of writing this report, staff have received three comments from the public regarding
general interest from nearby residents. Comments received from the public, including
those received during the Statutory Public Meeting, will be considered and included in a
forthcoming 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
9.1 The site is located within the Bowmanville Urban Area and is considered Greenfield
development. It is located along the Bowmanville Avenue. Local Corridor.
Environmental features are present on the east and north side of the property which are
associated with the Bowmanville Creek and valleylands. The applicant has proposed a
total of 187 units consisting of 18 singles, 18 semis, 11 street related townhouses, and
two medium density blocks. It also shows part lots, a park and a stormwater
management facility.
9.2 The subject lands are also within the Brookhill Secondary Plan Area. The proposal
provides for a denser urban form along the Local Corridor and transitions to lower,
ground related units towards the valley. 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.
Pedestrian Connections and Park
9.3 The proposal shows a mid block connection (Street `C') which will provide sight lines
and pedestrian connections to the park from Bowmanville Avenue. The proposal also
shows a north -south pedestrian trail adjacent to the open space lands, which is
consistent with the Secondary Plan. Further information will need to be provided on how
the trail will connect with the existing trail head to the south of Longworth Avenue.
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Report PDS-004-25
Further review and comments on the pedestrian connectivity will be dealt with through
the planning application review process.
9.4 A park is proposed within the subject site to the north of the stormwater management
facility and adjacent to the open space lands. The pedestrian trail is located on the east
side of the park. The size and configuration of the park will need to be reviewed and
assessed further through the review of the application.
Proposed Zoning By-law Amendment
9.5 The plan indicates the proposed townhouses will have 6 metre frontages. Council has
indicated in the past, that townhouses must be a minimum of 7 metres. There have
been some exceptions for dual frontage townhouses but the 7 metre frontages are to
provide for more on -street parking spaces and greater landscaped open space in the
front yards.
9.6 For the single detached dwellings, 9 metre frontages are proposed. 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 landscape areas. Applicant must
also demonstrate that on -street parking is feasible.
9.7 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 and
townhouses in the "R2" and "RY zones, the implementing zoning by-law for this site
would require additional site -specific exception zones to reduce the lot frontages. The
lands to the east will also need to be rezoned to an Environmental Protection Zone
which reflects and ensures the protection of the natural heritage features and the
minimum vegetation protection area.
Further Considerations
9.8 In recent years, the Province of Ontario has updated the applicable Planning Legislation
to support the establishment of Additional Dwelling Units (ADUs) or Additional
Residential Units (ARUs) to increase housing supply. For this reason, the inclusion of
accessory/additional dwelling units within the proposed single detached units or
townhouses, where possible is encouraged.
9.9 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.
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Report PDS-004-25
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. Financial
considerations that may arise will be discussed in a subsequent recommendation report.
11. Strategic Plan
11.1 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.
12. Climate Change
12.1 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.
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 rezoning proposal for 187 residential units in a draft plan of subdivision at the
Statutory Public Meeting under the Planning Act. Staff will continue to review and
process the application, including consideration of department, agency and public
feedback and will prepare a subsequent recommendation report for Council's
consideration. Comments received at this public meeting will be considered and
included in the final recommendation report.
Staff Contact: Nicole Zambri, Senior Planner, (905) 623-3379 x 2422 or
nzambri(c_clarington.net or Amanda Tapp, Manager, Development Review, (905) 623-3379 x
2427 or atapp .clarington.net.
Attachments:
Attachment 1 — Draft Zoning By-law Amendment
Attachment 2 — Draft Plan of Subdivision
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Municipality of Clarington
Report PDS-004-25
Interested Parties:
Page 13
List of Interested Parties available from Department.
Page 75
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 202X-XXXX
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 84-63 ;
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.XX as follows:
"Section 14.6.XX "Special Exceptions — Urban Residential Type Three (R3-
XX) Zone"
Notwithstanding Section 3.16 e (vi) and (vii), Sections 12.1 a., b., 12.2 a., b., c., d.
i), ii), iii), f., h. and Sections 14.1 a., b., 14.3 a., b., c. ii), iii), iv) e., f., g., those lands
zoned R3-XX on the Schedules to this By-law shall be subject to the following
regulations:
a. Permitted Uses
i) Single Detached Dwelling
ii) Semi -Detached Dwelling
iii) Street Townhouse Dwelling
b. Regulations for single detached and semi-detached dwellings
i) Lot Area (Minimum)
a) Single detached Dwelling
b) Semi-detached Dwelling
ii) Lot Frontage (Minimum)
a) Single Detached Dwelling
i) Interior Lot
ii) Exterior Lot
b) Semi-detached Dwelling
i) Interior Lot
ii) Exterior Lot
iii) Yard Requirements (Minimum)
a) Front Yard
245 square metres
450 square metres
9.0 metres
12.0 metres
15.0 metres
18.0 metres
Page 76
i) Single detached Dwelling 6.0 metres to private
garage or carport
4.0 metres to dwelling
2.0 metres to porch
ii) Semi-detached Dwelling 6.0 metres to private
garage or carport
4.0 metres to dwelling
3.0 metres to porch
b) Exterior Side Yard
i) Single detached Dwelling 3.0 metres
ii) Semi-detached Dwelling 3.0 metres
c) Interior Side Yard
i) Single detached Dwelling 1.2 metres on one side, and
0.6 metres on the other side
ii) Semi-detached Dwelling 1.2 metres, nil where
building has a common wall
iv) Lot Coverage (Maximum)
a) Single detached Dwelling
i) Dwelling 50 percent
ii) Total all buildings and structures 55 percent
b) Semi-detached Dwelling
i) Dwelling 50 percent
ii) Total all buildings and structures 55 percent
v) Building Height (Maximum) 12.0 metres
vi) Parking Space Requirements (Minimum)
a) Single detached Dwelling 2 parking spaces
per dwelling
b) Semi-detached Dwelling 2 parking spaces
per dwelling
vii) Height of floor deck of unenclosed porch
above finished grade (maximum) 1.5 metres
viii) 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 and shall not be calculated
as lot coverage;
Page 77
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 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.
x) The minimum setback to a sight triangle shall be 1.0 metre. In addition,
unenclosed porches, steps, patios, ramps, landscape entrance features,
attached or directly abutting the principal or main building, either above
or below grade, may project into any required yard to a distance no
closer than 0.5 metres to a sight triangle.
A) Steps may project into the required front or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be
below 1.0 metre.
C. Regulations for street townhouse dwellings:
i) Lot Area (Minimum)
ii) Lot Frontage (Minimum)
a) Interior Lot
b) Exterior Lot
iii) Yard Requirements (Minimum)
a) Interior Side Yard
b) Exterior Side Yard
c) Rear Yard
150 square metres
6.0 metres
9.0 metres
1.2 metres, nil where
building has a common wall
3.0 metres
6.0 metres
iv) Lot Coverage (Maximum) 55 percent for the dwelling
60 percent for all buildings and structures
v) Landscape Open Space (Minimum)
a) Lot 25 percent
b) Front Yard 50 percent must be
soft landscaping
vi) Building Height (Maximum) 12.0 metres
vii) A maximum driveway width of 3 metres shall be permitted.
viii) Height of floor deck of unenclosed porch
above finished grade (maximum) 1.5 metres
ix) A covered and unenclosed porch/balcony having no habitable floor
space above it shall be permitted subject to the following;
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2
a) 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.
b) 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.
x) 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.
A) The minimum setback to a sight triangle shall be 1.Om metre. In
addition, unenclosed porches, steps, patios, ramps, landscape entrance
features, attached or directly abutting the principal or main building;
either above or below grade; may project into any required yard to a
distance no closer than 0.5 meters to a sight triangle.
xii) Steps may project into the required front or exterior side yards, but in no
instance shall the distance to the front lot line or exterior side lot line be
below 1.0 metre.
Section 16A.7 "Site Specific Exceptions" is amended by adding the following new
Special Exception Zone and renumbering the remaining sections:
16A.7.XX Residential Mixed Use Exception (MU2-XX) Zone
Exception 16A.7.6: For the purposes of the Zoning By-law, the entire lands zoned
MU2-XX shall be considered as one lot for zoning purposes.
Notwithstanding Section 2, Sections 16A.1, 16A.2, 16A.3, 16AA 16A.5, and
16A.7, the lands zoned MU2-XX on the Schedules to this By-law shall be subject
to the following:
a. For the purpose of Exception Section 16A.7.XX, the term "Storey"
means the portion of a building, other than an attic, basement or cellar,
included between any floor level and the floor, ceiling or roof next above
it but excludes portions that provide access to roof terraces.
b. Permitted Uses
i) Apartment Buildings
ii) Mixed -Use Buildings
iii) Street Townhouse Dwellings
iv) Linked Townhouse Dwelling
v) Stacked Townhouse Dwelling
vi) Back-to-back Townhouse Dwelling
Townhouse Dwellings)
vii) Accessory Building
(as defined by Linked
Page 79
3
viii) Cultural, entertainment, recreational, offices, restaurants, retail,
and service commercial uses shall only be permitted on the
ground floor of a mixed use building.
C. Regulations for MU2-XX:
i) Number of Storeys
ii) Building Height
iii) Setbacks (to public street)
iv) Setbacks (to any other lot line)
v) Underground Parking Structure
Setbacks (Minimum)
3 Storeys (minimum)
6 Storeys (maximum)
3 Storeys (minimum)
6 Storeys (maximum)
3.0 metres (minimum)
6.0 metres (maximum)
3.0 metres (minimum)
0.0 metres to any lot line
vi) Underground Parking Structure projecting
above grade but below finished ground
floor elevation Setbacks (Minimum) 0.5 metres to any lot line
vii) Unit width for Linked Townhouse
Dwellings (Minimum)
5.0 metres
viii) Special Yard Regulations - Notwithstanding any other provision of
By-law 84-63 to the contrary, on lands zoned MU24 Zone the
following shall apply:
a) A maximum driveway width of 3 metres shall be permitted.
b) The minimum setback to a sight triangle shall be 1.0 metre.
In addition, unenclosed porches, steps, patios, ramps,
landscape entrance features, attached or directly abutting the
principal or main building; either above or below grade; may
project into any required yard to a distance no closer than 0.5
metres to a sight triangle.
c) Steps, landing and porches may project into the required
front or exterior side yards, but in no instance shall the
distance to the front lot line or exterior side lot line be below
1.0 metre.
Schedule `3' to By-law 84-63, as amended, is hereby further amended by
changing the zone designation from:
"Agricultural (A) Zone" to "Holding — Urban Residential Exception
((H)(R3-XX)"
"Agricultural (A) Zone" to "Holding — Residential Mixed Use Exception
((H) MU2-XX) Zone"
"Agricultural (A) Zone" to "Environmental Protection (EP) Zone"
as illustrated on the attached Schedule 'A' hereto.
4. Schedule `A' attached hereto shall form part of this By-law.
5. This By-law shall come into effect on the date of the passing hereof, subject to
the provisions of Section 34 and Section 36 of the Planning Act.
Passed in Open Council this day of
.20
Adrian Foster, Mayor
June Gallagher, Municipal Clerk
Page 81
This is Schedule "A" to By-law 202X-XXX, passed this day of , 202X A.D.
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Zoning Change from 'A'To'R3-XX'
Zoning Change from'A' To'MU2-XX'
Zoning Change from 'A' To 'EP'
Bowmanville • ZBA 2022-0023 and S-C-2022-0014 • Schedule 3
Page 82
Attachment 2
to PDS-004-25