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HomeMy WebLinkAboutPDS-048-25Staff 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: October 20, 2025 Report Number: PDS-048-25 Authored By: Submitted By: Reviewed By: File Number: Report Subject: Jacob Circo, Senior Planner Darryl Lyons, Deputy CAO, Planning and Infrastructure Services Mary-Anne Dempster, CAO ZBA2021-0009 (X-ref: S-C-2021-0002) Resolution#: Zoning By-law Amendment to permit 6 single detached dwellings fronting onto the extension of Tabb Avenue and a medium density block fronting onto Nash Road. Recommendations: 1.That Report PDS-048-25 and any related communication items, be received; 2.That the Zoning By-law Amendment Application submitted by Headgate Developments Inc. for 6 single detached dwellings and a future medium density block be approved and the By-law in Attachment 1 to Report PDS-048-25 be approved; 3.That once all conditions contained in the Zoning By-law with respect to the removal of the (H) Holding Symbol and the conditions as outlined in Section 10.6 of this report are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved by the Deputy CAO of Planning and Infrastructure Services; 4.That the Region of Durham Community Growth and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-048-025 and Council’s decision; and 5.That all interested parties listed in Report PDS-048-25 and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-048-25 Report Overview This report recommends approval of the proposed Zoning By-law Amendment submitted by Headgate Developments Incorporated to permit six single detached dwellings and a future medium density block. The subdivision would extend Tabb Avenue to the east. The Rezoning application would also rezone development blocks associated with a previous Draft Approved Plan of Subdivision (S-C-2009-0001). The subject land is located at 1824 Nash Road, which is situated in the Hancock Neighbourhood in Courtice. 1. Application Details 1.1 Owner/Applicant: Andy Anderson, Headgate Developments Incorporated 1.2 Agent: Scott Waterhouse, GHD Limited 1.3 Proposal: To rezone the subject lands from “Holding-Urban Residential Exception ((H(R2-60)” to “Holding-Urban Residential Exception ((H(R2-59)” that would permit single detached dwelling units and from “Holding-Urban Residential Exception ((H(R2-60)” to “Holding- Urban Residential Exception ((H(R3-82)” that would permit link townhouse dwelling units. 1.4 Area: Approximately 0.69 Hectares 1.5 Location: 1824 Nash Road, Courtice 1.6 Roll Number: 1817-010-090-10471 1.7 Within Built Boundary: Yes 2. Background 2.1 The subject lands are located within the Hancock Neighbourhood Plan of the Clarington Official Plan. The Hancock Neighbourhood Plan is intended to guide development for the area (see Figure 1). For the Neighbourhood Plan, the exact lot pattern and street layouts are to be determined at the application stage once the required studies have been submitted to support the application. Municipality of Clarington Page 3 Report PDS-048-25 Figure 1: Approved Hancock Neighbourhood Design Plan with subject lands identified. Municipality of Clarington Page 4 Report PDS-048-25 2.2 The lands subject to the draft plan of subdivision application were previously subject to draft plan of subdivision application S-C-2004-0002, which was approved in 2009. A portion of the draft-approved lands was registered and developed (consisting of 11 dwellings on the west side of Duval Street and 1 dwelling on the south side of Tabb Avenue). The remainder of the lands were not registered, and the original draft plan approval lapsed. These lands are now the subject of a new draft plan of subdivision application (File No. S-C-2021-0002). 2.3 In 2009, a separate application for a draft plan of subdivision was submitted for additional lands owned by the applicant. The applications were approved in 2014. The lands included the extension of Broome Avenue and a new street north of Broome Avenue, Walter Park Trail. The applicant is in the process of registering lots on Broome Avenue. The lots on Walter Park Trail require servicing through external lands to the east, as per the current application S-C-2018-0003, and cannot be developed until this servicing is in place. 2.4 In May 2021, Headgate Development Inc. submitted Draft Plan of Subdivision and Zoning By-law Amendment applications for the lands formally part of S -C-2004-0002. The rezoning application also included the development blocks associated with a Draft Approved Plan of Subdivision (S-C-2009-0001) (see Attachment 3). 2.5 The applicants have submitted the following studies in support of the subdivision and rezoning applications:  Functional Servicing and Stormwater Management Plans;  Planning Rationale and Urban Design Report;  Environmental Impact Study;  Environmental Noise Assessment;  Stage One and Two Archaeological Assessment Report;  Tree Preservation Plan and Report;  Phase One and Two Environmental Site Assessment; and  Sustainability Report 2.6 These above noted studies will be summarized in Section 9 of this report. 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are situated on the north side of Nash Road, bounded by Harry Gay Drive to the west and Hancock Road to the east (see Figure 2). The lands primarily contain mature trees. Municipality of Clarington Page 5 Report PDS-048-25 Figure 2: Subject Lands The surrounding uses are as follows: North - Existing Single detached dwellings and planned registered single detached lots as part of subdivision plan 40M-2726. South - Agricultural and single detached dwellings, subject to current draft plan of subdivision application (S-C-2018-0004) East - A draft plan of subdivision consisting of mainly single detached dwellings (S-C- 2018-0003) West - Existing Single detached dwellings. Municipality of Clarington Page 6 Report PDS-048-25 4. Provincial Policy Provincial Planning Statement (PPS 2024) 4.1 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. Municipal officials plan, secondary plans, and neighbourhood design plans support the PPS through land use designations and policies. 4.2 The PPS 2024 encourages a minimum density target of 50 residents and jobs per gross developable hectare in designated growth areas. The applicant has indicated a density of approximately 90 persons per hectare could be achieved from this development proposal. 4.3 Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction, and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. 4.4 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. A scoped Environmental Impact Study has been submitted as part of this development proposal and is summarized and discussed in this report. 4.5 The PPS (2024) 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. 4.6 The proposal is consistent with the Provincial Planning Statement. 5. Official Plans Durham Region Official Plan (Envision Durham) Municipality of Clarington Page 7 Report PDS-048-25 5.3 The application conforms with Envision Durham. Clarington Official Plan 5.4 The Clarington Official Plan designates the subject lands “Urban Residential”. The “Urban Residential” designation is predominately intended for housing purposes. In addition, Nash Road is designated as a Type ‘B’ Arterial Road within the Clarington Official Plan. 5.5 Consistent with higher levels of government planning documents, the Clarington Official Plan supports opportunities for intensification within the existing neighbourhoods, while having regard for established residential areas. 5.6 Table 4-3 of the Official Plan provides the Urban Structure Typologies for specific areas of the Municipality. These areas are where growth and higher intensity-built forms are to be directed. At the edge of neighbourhoods and adjacent to Arterial Roads, ground -related units are permitted with heights between 1 and 3 storeys. Permitted uses include limited apartments, townhouses, single and semi-detached units. Table 4-3 then provides that for locations along the edge of neighbourhoods and adjacent to arterial roads, the minimum residential density is 19 units per net hectare. The proposed density is approximately 30 units per hectare, and the proposed zoning by-law amendment contains a maximum height provision of three storeys. Further details of the medium-density block design will be determined at the site plan application stage. Table 4 -3 of the Clarington Official Plan also specifies that, within neighbourhoods, the minimum residential density is 13 units per net hectare, the permitted building height ranges from 1 to 3 storeys , and the permitted built form includes limited townhouses, semi-detached dwellings, and detached dwellings. 5.7 The proposed medium density block which will feature linked townhomes are well-suited for the Nash Road frontage, a Type ‘B’ Arterial Road. The planned design, featuring townhouse units oriented toward Nash Road with amenity space located at the rear, will help reduce the need for noise barriers. The link townhouse dwellings will contribute to the diversity of housing types within the Hancock Neighbourhood, with architectural details to ensure a high-quality design to be addressed during the site plan application stage. Municipality of Clarington Page 8 Report PDS-048-25 5.8 A scoped Environmental Impact Study (EIS) was previously prepared by GHD Limited (formerly Niblett Environmental Associates) in 2007 for the lands north of the subject parcel, following the re-designation of local wetlands as Provincially Significant Wetlands (PSWs). The EIS 2007 report served as an update to the original 2006 EIS prepared by Aquafor Beech. As part of the current development application, a pre-consultation meeting was held with the Municipality and the Central Lake Ontario Conservation Authority (CLOCA) on December 6, 2018. At that meeting, CLOCA requested an updated EIS. A Terms of Reference for the updated EIS was subsequently submitted and accepted by CLOCA and the Municipality of Clarington on May 27, 2019, with the condition that vegetation surveys be completed. The scope of the curre nt EIS is limited to the southern portion of the site, adjacent to Tabb Avenue and Nash Road. The Scoped EIS was prepared by the applicant to define the development limits, to study the vegetation and wetland communities within the subject lands, and to meet the requirements of the Regional and Clarington Official Plan policies. Further discussion of the Scoped EIS can be found in Section 9.8 of this report. 5.9 The application conforms with the Clarington Official Plan. Hancock Neighbourhood Design Plan 5.10 Within the Hancock Neighbourhood Design Plan the subject lands are identified with a mix of 10 metre and 12 metre (lot frontage) single detached dwellings and medium density along Nash Road. The plan also indicates the extension of Tabb Avenue east through the subject lands. 5.11 The Medium Density designation along Nash Road was to facilitate additional unit typologies in the neighbourhood, adjacent to the arterial road where access points are to be limited. 5.12 In accordance with Section 9.4 of the Clarington Official Plan, approved Neighbourhood Plans will continue to provide guidance for the development of neighbourhoods unless superseded by a Secondary Plan. 5.13 The application conforms with the Hancock Neighbourhood Design Plan of the Clarington Official Plan. Municipality of Clarington Page 9 Report PDS-048-25 6. Zoning By-law 6.1 The proposed zoning by-law amendment would permit the development of 6 single detached units and link townhouses dwelling units. Two zoning exception zones are proposed to facilitate the development. A Holding (H) Symbol would be placed on the zoning until the conditions of the Draft Plan of Subdivision are fulfilled and the Site Plan Agreement is finalized for the medium-density block. Zoning By-law 84-63 zones the subject lands “Holding – Urban Residential Exception ((H)R2-60)” and “Holding – Urban Residential Exception ((H)R2-49)”. The subject lands will be rezoned from “Holding – Urban Residential Exception ((H)R2-60)” to “Holding – Urban Residential Exception ((H)R2-59)” to permit single detached dwelling units and from “Holding – Urban Residential Exception ((H)R2-60)” to “Holding – Urban Residential Exception ((H)R3-82)” to permit link townhouse dwelling units (see Attachment 1). 7. Public Notice and Submission 7.1 A statutory Public Meeting was held on April 25, 2022. Public notice was mailed to each landowner within 120 metres of the subject lands on April 1, 2022, and Public Meeting signs were installed fronting onto Nash Road and Tabb Avenue on April 4, 2022. Since the initial statutory public meeting in 2022, the applicant and owner have worked collaboratively with the Region of Durham, the Central Lake Ontario Conservation Authority (CLOCA), and the Municipality of Clarington to address comments related to the subdivision application. Over the past 10 months, significant progress has been made toward finalizing draft conditions of approval for Subdivision Application S-C-2021-0002. Draft conditions have now been received from both CLOCA and the Region of Durham, enabling the applicant to move forward with the associated Zoning By-law Amendment. There are no outstanding objections from these external agencies or from the Municipality pertaining to the draft Zoning By-law Amendment. 7.2 Staff received comments from residents and landowners in the area with concerns related to:  Questions regarding the history of development approvals in the surrounding neighbourhood;  Concerns with the trees that will be removed to facilitate the development;  The lands to the east, currently agricultural lands, drain towards the neighbourhood and can cause a lot of standing water on properties, especially during the spring months. Some residents are concerned the development may increase the amount of water on their properties or the potential for flooding on their properties;  Questions about the form of development integrating with the surrounding neighbourhood; Municipality of Clarington Page 10 Report PDS-048-25  Residents emphasized the ecological importance of the area, including running water, wetlands, wildlife, and amphibians. Concerns were raised about the removal of tributaries, impacts on unconfined aquifers, and insufficient protection of environmentally sensitive features;  The existing Harry Gay Parkette was described as inadequate for the growing neighbourhood. Residents requested additional or expanded parkland within the proposed or adjacent developments to support outdoor recreation and reduce safety concerns from children playing in the streets;  There were concerns raised for increased flooding in the Hancock neighbourhood and along Black Creek following precipitation, with concerns that development and altered drainage patterns, including weir and tributary changes, are contributing factors;  Residents opposed the removal of 100-year-old trees and stressed the importance of preserving mature trees, marshes, and streams. There was concern over climate-related impacts, such as increased wind exposure due to tree loss . Concerns were also raised impact to the Provincially Significant Wetland; and  Opposition was expressed to the extension of Tabb Avenue, with concerns it would negatively affect safety and reduce opportunities for children’s outdoor activity 8. Departmental and Agency Comments 8.1 A list and summary of the agency and internal department comments received, at the time of writing this report, can be found in Attachment 2. 9. Summary of Background Studies Planning Rationale and Urban Design Report prepared by GHD Limited, May 2021; updated September 2021 9.1 The Planning Justification Report prepared and submitted in support of the proposal concludes that the applications represent good planning and are in the public interest. Phase One Environmental Site Assessment prepared by Golder Associates Limited, November 23, 2021: 9.2 As part of subdivision application S-C-2009-0001, which included the subject lands, both a Phase One and Phase Two Environmental Site Assessment (ESA) were completed by Golder Associates Ltd. These assessments culminated in the filing of a Record of Site Condition (RSC) with the Brownfields Environmental Site Registry for the former auto wrecking yard. The RSC confirmed, based on soil and groundwater testing, that the lands are suitable for residential use. Municipality of Clarington Page 11 Report PDS-048-25 9.3 To determine whether any recent contamination had occurred on or adjacent to th e site since the original ESA studies, a new Phase One Environmental Site Assessment (ESA) was submitted in accordance with the Region’s Soil and Groundwater Assessment Protocol (SGAP) and Ontario Regulation 153/04, as amended. The report, prepared by Golder Associates Ltd. and dated November 23, 2021, concluded that no further investigation was required. 9.4 The report identified one off -site potentially contaminating activity (PCA), being the aforementioned former auto wrecker yard adjacent to the subject site. The report stated that based on the results of recent groundwater monitoring at several wells on the site, this PCA is not considered to represent an Area of Potential Environmental Concern (APEC) and recommended that a Phase Two ESA report is not required to be completed. 9.5 The Municipality of Clarington concurs with the findings of the environmental work performed to date; however, the Municipality will require the completion of a Reliance Letter and Certificate of Insurance to its satisfaction. This requirement will form a condition of draft plan approval of the application, being currently worked on through subdivision application number S-C-2021-0002. Stage 1 and 2 Archaeological Assessment Report prepared by Archaeological Services Incorporated, June 2010 (completed for Subdivision Application S-C-2009-0001) 9.6 Both a Stage 1 and 2 Archaeological Assessment were completed and filed with the Ministry of Tourism, Culture and Gaming. Test pits were investigated during the Stage 2 survey 2010). Several outbuildings, including a dilapidated stone barn foundation were located, however no archaeological materials were encountered. The site may be considered free of any further archaeological concern. Environmental Noise Assessment prepared by YCA Engineering Limited, October 2019 9.7 The Environmental Noise Assessment was prepared to analyse future sound levels within the proposed development and describes the types and locations of noise mitigation measures which will be required. The report identifies mitigation measures such as ventilation requirements, warning clauses and upgraded building components. A revised Environmental Noise Assessment Study will be required once the design of the proposed density block and link townhouse dwellings is finalized through the future Site Plan application to ensure the required warning clauses and upgraded building components are identified for each unit. Municipality of Clarington Page 12 Report PDS-048-25 Environmental Sustainability Plan prepared by GHD Limited, May 2021 9.8 The Environmental Sustainability Plan submitted highlights many initiatives that would be required as part of the Planning Act and Building Permit process. The Environmental Sustainability Plan submitted in support of the proposal concludes that the proposal meets the principles of the OBC and identifies implementation practices imposed to improve air quality, energy efficiency, water quality and efficiency, minimize waste and protect the natural environment throughout the construction period. The Environmental Sustainability Plan demonstrates the developments commitment to the Clarington’s Official Plan policies for sustainable development and protection of the natural environment. Scoped Environmental Impact Study prepared by GHD Limited, September 2021 9.9 GHD Limited (formerly Niblett Environmental Associates) was retained to prepare a scoped Environmental Impact Study (EIS) for a proposed draft plan of subdivision located within the Municipality of Clarington. A previous EIS for the adjacent northern lands was completed in 2007. The current Scoped EIS was required by the Municipality of Clarington, the Region of Durham, and the Central Lake Ontario Conservation Authority (CLOCA), due to the site’s proximity to wetlands, woodlands, and potential species -at-risk habitat. A scoped Environmental Impact Study (EIS) was submitted in support of the proposal. Staff have reviewed the study and comments provided by the Central Lake Ontario Conservation Authority. Small wetland pockets were identified on the subject property, which were all less than 0.5 hectares in size. In addition, woodlands were found both on and adjacent to the subject property. The Scoped EIS concluded that the proposed subject lands contained isolated wetlands and woodlands that are not connected to a wider forest network or a part of a Provincially Significant Wetland and that measures described in Section 5 and 7 the Scoped EIS are recommended to be implemented during site preparation, construction and post-construction periods. As a condition of draft approval for the subdivision, a detailed compensation plan is required to be provided for the proposed removal of isolated wetlands on the subject property to satisfaction of CLOCA and the Municipality of Clarington. 10. Discussion 10.1 The subject lands are within the Hancock Neighbourhood in Courtice. The approved Hancock Neighbourhood Plan was designed through community consultation to balance the requirements of the Provincial Growth Plan, Durham Region Official Plan requirements and recognizing the existing natural heritage features in the area. The proposed draft plan of subdivision, proposing single detached dwellings on Tabb Avenue and a medium density block fronting onto Nash Road, is consistent with the Council approved Hancock Neighbourhood Design Plan. Municipality of Clarington Page 13 Report PDS-048-25 10.2 The stormwater for the lands to the east of the subject lands travels overland through a number of properties to a ditch inlet catch basin that is located at the existing eastern limit of Tabb Avenue. The ditch inlet catch basin was constructed as a condition of a previous draft plan of subdivision, S-C-2004-0002, as a temporary servicing solution for the overland flows from external lands to the east, including the lands on the east side of Hancock Road. The extension of Tabb Avenue will allow for the extension of existing services and facilitate the coordination of servicing with future developments to the eas t, eliminating the overland flows in the area when municipal services are extended to Hancock Road. 10.3 The development blocks that are within a draft approved plan of subdivision (S-C-2009- 0001) were not zoned nor were lots identified when the subdivision was approved. This was due to the lack of frontage onto a public road and the close proximity to an auto wrecker on adjacent lands at 3090 Hancock Road; the auto wrecker is no longer in operation and the lands to the east are subject to current development applications. If approved, the blocks would have the required frontage onto a public road; as such, the applicant has proposed the blocks be rezoned for future residential lots. A holding symbol is required to be placed on the proposed single detached dwelling lots and medium density blocks until future access is possible and the medium density blocks would be subject to a Planning Act application to create the future lots. Parkland 10.4 No parks are proposed within this development given the amount of land required for parkland conveyance does not result in a sufficient area for park development. Harry Gay Neighbourhood Park is a nearby park that was dedicated through previous plans of subdivision. A full analysis of parkland dedication credits as a result of the parkland previously dedicated within this neighbourhood will be conducted before issuing the conditions of subdivision for the subject lands. In the event that further parkland dedication is required for the proposal, payment in lieu of parkland dedication will be required as a condition of approval for the plan of subdivision. Cost Sharing 10.5 The applicant will be required to enter into a Cost Sharing arrangement for the installation of services, utilities and roads, with the adjacent landowner. A (H) Holding Symbol will be placed on the proposed 6 single detached dwelling lots and medium density b locks until access is available through the construction of the Street on draft approved plan of subdivision S-C-2018-0003. Holding Symbol 10.6 The Holding Symbol shall only be removed once the following conditions have been fulfilled: i. All obligations in the Conditions of Draft Approval are fulfilled, all conditions of the Subdivision Agreement are met, and when the subdivision plan is registered; Municipality of Clarington Page 14 Report PDS-048-25 ii. Headgate Developments Inc. provides Staff with an executed Cost Sharing Agreement with the landowner to the east (S-C 2018-0003) for the construction of services, utilities and roads; and iii. Special Condition for the medium density blocks only: Until Site Plan Approval is granted. 10.7 The (H) Holding provision will remain on the lands until the necessary Conditions of Draft Approval are fulfilled, the Subdivision Agreement is executed, the plan is registered, and all the necessary securities are in place before building permits can be issued. 10.8 Once the (H) Holding Symbol is removed, house construction can begin, and the applicant may apply for exemption to Part Lot Control. The passing and registration of the Part Lot Control By-law will create 6 lots for single detached dwellings. A future site plan application will develop the proposed medium density blocks. Affordable Units 10.9 The Clarington Official Plan encourages a minimum of 30% of the proposed units to be affordable. The Planning Act also requires the adequate provision of a full range of housing, including affordable housing as a matter of Provincial interest. 10.10 The current application does not indicate any intention to include affordable or rental housing. Further discussions with the Owner are anticipated, particularly in relation to the future site plan application for the development of the medium density blocks. Parkland and Community Amenities 10.11 Harry Gay Park is designed to serve the broader neighbourhood depicted in the Neighbourhood Design Plan (see Figure 2) and not just those within the immediate vicinity. There is another park in the neighbourhood on Moyse Drive. Harry Gay Park does have a water feature and soccer field which makes it a popular destination. 10.12 As a condition of draft approval of the subdivision, the applicant and owner will be required to provide a pedestrian walkway or dedicated pedestrian use only area through the subdivision to accommodate and promote safe walking routes to the nearby school property and elsewhere. Tree Removal and Landscaping 10.13 The proposed development would result in the loss of 25 trees and 8 groups of trees within the subject lands, 2 groups of trees within the Nash Road allowance and a group of trees on neighboring lands subject to draft approved plan of subdivision S -C-2009-0001. Two trees and 4 groups of trees have been identified for preservation. A tree compensation plan will be required as a condition of draft approval of the subdivision. Municipality of Clarington Page 15 Report PDS-048-25 10.14 The Municipality of Clarington has a soft landscaping definition and general zoning requirement for detached units and townhouse units that a minimum 40% soft landscaping in the front yard or exterior side yard not be reduced below 40 percent. This helps to promote low impact development, positive stormwater management and control the number of impervious surfaces. Natural Features and Wetlands 10.15 As a condition of draft approval for the subdivision, a detailed comp ensation plan is required to be provided for the proposed removal of isolated wetlands on the subject property to satisfaction of CLOCA and the Municipality of Clarington. 10.16 CLOCA has confirmed that all studies/inventories relating to the Scoped EIS followed the approved protocols. The Scoped EIS did not find any watercourses on the subject property, and there are no fish or amphibians residing on the subject property. Stormwater Management and Servicing 10.17 As a condition of draft approval for the subdivision, details on the design, installation, access, maintenance, and monitoring of Low Impact Development (LIDs) stormwater management measures are required to the satisfaction of CLOCA and the Municipality of Clarington. This will support the treatment train approach to stormwater management, and measures to maintain pre-and-post-development water balance. 10.18 Stormwater is designed to go to the stormwater management pond located at the southeast corner of Courtice Road and Nash Road. The pond provides quality and quantity treatments before it outlets into Black Creek. The pond has been reviewed by the Municipality and CLOCA. 10.19 As a condition of draft approval of the subdivision, the applicant and owner will be required to submit a comprehensive Stormwater Management and Functional Servicing Report, articulates the drainage assumptions and directs the site-specific stormwater management control requirements for the site. All residential development within the proposed subdivision will be required to be designed in accordance with the Municipality of Clarington’s Design Guidelines and Standard Drawings, which ensure positive stormwater management and mitigate against major storm flooding not encroaching onto private property. 11. Financial Considerations 11.1 The capital infrastructure required for this development will be built by the developer and assumed by the Municipality upon acceptance. The Municipality will include the new capital assets in its asset management plans and be responsible for the major repair, rehabilitation, and replacement in the future. 11.2 Maintenance and minor repairs of the road infrastructure will be included in future operating budgets. Municipality of Clarington Page 16 Report PDS-048-25 12. Strategic Plan 12.1 The proposed development has been reviewed against the pillars of the Clarington Strategic Plan 2024-27. Clarington’s Strategic Plan prioritizes applications resulting in the creation of growing resilient, sustainable, and complete communities and connecting residents through the design of safe, diverse, inclusive, and vibrant communities. The proposal aligns with Clarington’s Strategic Plan. 13. Climate Change 13.1 The applicant has submitted an Environmental Sustainability Plan in support of the applications. The report concludes that the proposal conforms with the Clarington Official Plan and will contribute to a sustainable community. The development addresses climate change by implementing dust mitigation measures during construction to improve air quality, incorporating energy-efficient designs and products to reduce energy consumption, and using water-efficient fixtures such as low-flow showerheads, faucets, and toilets to conserve water. Landscaping will help mitigate the urban heat island effect. Upon completion, the subdivision will receive curbside waste collection services from the Region of Durham, including garbage, recycling, and compost pickup. 14. Concurrence 14.1 Not applicable. 15. Conclusion 15.1 It is respectfully recommended that Zoning By-law Amendment application by Headgate Developments Incorporated consisting of 6 single detached dwellings and link townhouse dwellings, be approved, with a (H) Holding provision, contained in Attachment 1. The (H) Holding provision will be removed once the applicant enters into a Subdivision Agreement and all the conditions are satisfied. Staff Contact: Jacob Circo, Senior Planner, (905) 623-3379 ex. 2425 or jcirco@clarington.net. Attachments: Attachment 1 – Draft Zoning By-law Attachment 2 – Departmental and Agency Comments Attachment 3 – Draft Plan of Subdivision Interested Parties: List of Interested Parties available from Department. Attachment 1 to Municipality of Clarington Report PDS-048-25 Corporation of the Municipality of Clarington By-law Number 2025-______ 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 ZBA2021-0009; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 14.6 “Special Exceptions – Urban Residential Type Three (R3) Zone” is hereby amended by adding Special Exception Zone 14.6.82 as follows: “14.6.82 Urban Residential Exception (R3-82) Zone Notwithstanding Sections 14.1, and 14.4 those lands zoned R3-82 on the Schedules to this By-law shall only be used for link townhouse dwellings. The following regulations apply to each Link Townhouse Dwelling as if each unit is located on a lot: a. Lot Area (Minimum) 120 square metres b. Lot Frontage (Minimum) i) Interior Lot 5.5 metres ii) Corner Lot 8.5 metres c. Yard Requirements (minimum) i) Front Yard 3.0 metres to a dwelling, 2.5 metres to an unenclosed porch 6.0 metres to a garage door ii) Exterior Side Yard 3.0 metres to a dwelling iii) Interior Side Yard 1.5 metres, nil where building has a common wall with any adjacent building on an adjacent lot iv) Rear Yard 6.0 metres to a garage door, 7.5 metres to a dwelling v) Special Yard Regulations a. Steps may project into the required front or exterior side yard, but in no instance shall the front or exterior side yard be reduced below 1.0 metre d. Lot Coverage (maximum) 65 percent e. Landscaped Open Space (minimum) 20 percent f. Building Height (maximum) 12 metres g. Maximum number of storeys (maximum) 3 storeys h. Height of floor deck of unenclosed porch above finished grade (maximum) 1.0 metre i. Where a Link Townhouse Dwelling Lot is a through lot with frontage on both a public street and a private lane, the lot line along the public street shall be deemed to be the front lot line. 2. 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. 3. Schedule ‘4’ to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: “Holding – Urban Residential Exception ((H)R2-60) Zone” to “Holding – Urban Residential Exception ((H)R2-59) Zone”, “Holding – Urban Residential Exception ((H)R2-60) Zone” to “Holding – Urban Residential Exception ((H)R3-82) Zone”, as illustrated on the attached Schedule ‘A’ hereto. 4. Schedule ‘A’ attached hereto shall form a part of this By-law. By-Law passed in open session this _____ day of ____________, 2025. __________________________ Adrian Foster, Mayor __________________________ June Gallagher, Municipal Clerk Attachment 2 to Report PDS-048-25 Attachment 2 – Agency and Department Comments The following agencies and internal departments were circulated for comments on the applications. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Department/Agency Comments Received Summary of Comment Durham Region Community Growth and Ec. Dev. Department ☒ The Region has no objection to the rezoning. Conditions provided for draft approval of the subdivision (File Number: S-C-2021-0002). Durham Region Works Department ☒ Regional Works has no objection to the rezoning. Conditions provided for draft approval of the subdivision (File Number: S-C-2021- 0002). Durham Region Transit Department ☒ Durham Region Transit has no objection to the rezoning. Canada Post ☒ Canada Post has no objection to the rezoning. Elexicon ☒ Elexicon has no objection to the rezoning. Enbridge ☒ Enbridge has no objection to the rezoning. Hydro One Comments Outstanding. Any comments received will be addressed through the subdivision application, that being File Number: S-C-2021-0002. Central Lake Ontario Conservation Authority (CLOCA) ☒ CLOCA has no objection to the rezoning. Conditions provided for draft approval of the subdivision (File Number: S-C-2021- 0002). Kawartha Pine Ridge District School Board (KPRD) ☒ KPRD has no objection to the rezoning. Conditions provided for draft approval of the subdivision (File Number: S-C-2021- 0002). PNVC District Catholic School Board Comments Outstanding. Any comments received will be addressed through the subdivision application, that being File Number: S-C-2021-0002. Conseil Scolaire Catholique Mon Avenir Comments Outstanding. Any comments received will be addressed through the subdivision application, that being File Number: S-C-2021-0002. Conseil Scolaire Viamonde Comments Outstanding. Any comments received will be addressed through the subdivision application, that being File Number: S-C-2021-0002. Rogers Cable ☒ Rogers Cable has no objection to the rezoning. Bell Canada ☒ Bell Canada has no objection to the rezoning. Clarington Fire & ☒ Clarington Fire & Emergency Services Division Department/Agency Comments Received Summary of Comment Emergency Services Division has no objection to the rezoning. Comments to be addressed through the ongoing subdivision application and future site plan application for the proposed medium density blocks. Clarington Engineering Development Division ☒ Clarington Development Engineering Division has no objection to the proposal. Conditions provided for draft approval of the subdivision (File Number: S-C-2021-0002). Clarington Accessibility Committee ☒ Clarington Accessibility Committee has no objection to the rezoning. Clarington Building Division ☒ Clarington Building Division has no objection to the rezoning. "UUBDINFOUUPReQPSU1%4