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HomeMy WebLinkAboutPDS-049-25Staff 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-049-25 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 ZBA2024-0023 (X-ref: B2024-0037 and A2025-0027) Zoning By-law Amendment application to facilitate a 7-unit, 3-storey apartment building in Bowmanville. Recommendations: 1.That Report PDS-015-25 and any related communication items, be received; 2.That Zoning By-law Amendment Application submitted by North Lakes Developments for a 7-unit, 3-storey apartment building be approved and the By-law in Attachment 1 to Report PDS-049-25 be approved; 3.That once all conditions contained in the Clarington Official Plan and Zoning By-law 84-63 with respect to the removal of the (H) Holding Symbol and the conditions as outlined in Section 10.4 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-049-025 and Council’s decision; and 5.That all interested parties and any delegations be advised of Council’s decision. Municipality of Clarington Page 2 Report PDS-049-25 Report Overview This report recommends approval of a proposed Zoning By-law Amendment submitted by North Lakes Developments on behalf of 13296415 Canada Corporation to permit a 7-unit, 3- storey apartment building at 53 Liberty Street North in Bowmanville. The proposal is linked to Consent Application B2024-0037, which sought to create a new residential lot for the construction of the apartment building while retaining the existing semi-detached dwelling on the original parcel. Provisional approval for the consent application was granted by the Municipality of Clarington’s Committee of Adjustment on July 25, 2024. As a condition of approval, the applicant is required to obtain a Zoning By-law Amendment to facilitate the proposed apartment building. 1. Application Details 1.1 Owner: 13296415 Canada Corporation 1.2 Agent: North Lakes Developments and Construction 1.3 Proposal: To rezone the subject lands from “Urban Residential Type One (R1) Zone” to “Holding - Urban Residential Exception ((H)R4-50) Zone”. 1.4 Area: 765.09 square metres (0.08 hectares) 1.5 Location: 53 Liberty Street North, Bowmanville (see Figure 1) 1.6 Roll Number: 1817-020-060-01300 Municipality of Clarington Page 3 Report PDS-049-25 Figure 1: Location of Subject Lands and severed parcel represents the proposed development site (see Attachment 3). 2. Background 2.1 Staff conducted a Stage 1 pre-consultation meeting for the proposal on June 21, 2023, with staff and relevant agencies. The applicant submitted a Stage 2 pre-consultation (technical review) on March 11, 2024. 2.2 On October 17, 2024, Planning Staff received a Zoning By-law Amendment application, together with a consent application, which seeks to support the creation of a 7 -unit apartment building in Bowmanville. Municipality of Clarington Page 4 Report PDS-049-25 2.3 The consent application shows a new residential lot for the construction of an apartment building, while maintaining the existing semi-detached dwelling unit on the retained parcel. Provisional approval for consent application file number B2024 -0037 was granted by the Municipality of Clarington’s Committee of Adjustment on July 25, 2024. One of the consent approval conditions was the requirement for obtaining an approved Zoning By-law Amendment for the proposed apartment building (see Attachment 1). 2.4 A statutory public meeting for the rezoning application was held on April 14, 2025. 2.5 On May 26, 2025, Planning Staff received Minor Variance application A2025-0027 for 53 Liberty Street North. The application sought relief from several zoning by-law deficiencies affecting the existing semi-detached dwelling on the retained lot, resulting from the proposed consent application. The Committee of Adjustment approved the Minor Variance on July 24, 2025. 2.6 There is a proposed shared private right-of-way between the provisionally approved severed and retained lots (Parts 3 and 4 on the Draft Reference Plan) which will provide access for both lots to the proposed parking area (see Attachments 3 and 4). As a condition of approval for Consent Application B2024 -0037, the applicant/owner is required to establish a shared private right-of-way and provide the associated private access agreement to the Municipality of Clarington. 2.7 The applicant has submitted the following studies in support of the applications which were circulated to departments and agencies for review. They are avai lable upon request and are summarised in Section 8 of this report:  Planning Justification Report  Urban Design Brief  Functional Servicing and Stormwater Management Report  Environmental Noise Assessment  Stage One and Two Archaeological Assessment  Region of Durham Site Screening Questionnaire  Geotechnical Report  Priority Green Sustainability Brief 3. Land Characteristics and Surrounding Uses 3.1 The subject property is located at 53 Liberty Street North in Bowmanville, having frontage on Liberty Street (see Figure 1). 3.2 The subject property’s additional surrounding land uses are as follows: North: Existing residential development, which includes single detached and semi- detached dwellings. Municipality of Clarington Page 5 Report PDS-049-25 East: The Alan Strike Aquatic Centre, Duke of Cambridge Public School and Bowmanville Highschool. South: Existing residential development, which includes single detached and semi- detached dwellings. West: Existing residential development, which includes single detached and semi- detached dwellings. 4. Provincial Policy Provincial Planning Statement (PPS) 2024 4.1 The PPS encourages planning authorities to create healthy, livable, and safe communities by accommodating an appropriate range and mix of housing types, including affordable housing and shall promote development patterns that ef ficiently use land and infrastructure. Opportunities for redevelopment and intensification are to be promoted where it can be accommodated. 4.2 The PPS policies direct growth to settlement areas and promote compact development forms. The subject lands are located within the Bowmanville Urban Area. Planning authorities are to facilitate a variety of housing forms and promote residential intensification to achieve efficient use of land, especially along public transit and active transportation routes. The rezoning application will support gentle intensification of an existing parcel of land within a built-up area of the Municipality. 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 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. 4.5 The proposal is consistent with the Provincial Planning Statement. 5. Official Plan Durham Region Official Plan (Envision Durham) 5.1 The Durham Region Official Plan (Envision Durham) designates the subject lands as “Community Areas”. The subject lands are located within the Urban and Built Boundary (Schedule ‘A’ – Map ‘A5’). Municipality of Clarington Page 6 Report PDS-049-25 5.2 Envision Durham provides a long-term policy framework that is used to manage Durham Region’s growth and development. The intent of Envision Durham is to manage resources, direct growth and establish a basis for providing Regional services in an efficient and effective manner. 5.3 “Community Areas” are to be planned for a variety of housing types, sizes, and tenures, including townhouses and apartments within connected neighbourhoods. 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. 5.4 The proposal conforms to Envision Durham. Municipality of Clarington Official Plan 5.5 The subject property is entirely designated “Urban Residential” within the Clarington Official Plan. The “Urban Residential” designation is predominantly intended to provide for a variety of housing densities, tenures, and types in neighbourhoods for all incomes, ages, and lifestyles. 5.6 Clarington’s Urban Structure and local corridors are outlined on Map B, which includes Built-up Areas, Greenfield Areas, and Priority Intensification Areas. Development will be concentrated within the defined Built-up Areas and Priority Intensification Areas. These Priority Intensification Areas are designated as the key locations for accommodating growth, offering a mix of uses, heights, and densities. The subject lands are situated within the built-up area of Bowmanville, with Liberty Street North designated as a local corridor on Map B of the Clarington Official Plan. Local corridors are intended to support intensification, mixed-use development, and development that is pedestrian and transit - friendly. 5.7 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. Local corridors are a part of the Priority Intensification Areas and require buildings with a minimum of 2 stories and a maximum of 6 stories, with apartments being a permitted use. In accordance with Table 4-3, the minimum residential density is 40 units per net hectare. The proposed net density for the severed lot would be 92 units per hectare. The proposed apartment building will be 3 stories and be approximately 12 metres in building height. Therefore, the proposed apartment building meets the minimum density requirements and building height provisions of Table 4-3 of the Clarington Official Plan. Municipality of Clarington Page 7 Report PDS-049-25 5.8 The development proposal is subject to the urban design policies laid out in Chapter 5 for “corridors” “existing neighbourhoods”, and “sustainable design and climate change”. In addition to Chapter 5, more site development criteria for “multi-unit residential development” can be found in Policy 9.4.5 of the Clarington Official Plan. Clarington’s Amenity Guidelines for Medium and High Density Residence provides further guidance for multi-unit development. 5.9 The proposal conforms with the policies of the Clarington Official Plan. 6. Zoning By-law 84-63 6.1 The property is zoned “Urban Residential Type One (R1) Zone” within Zoning By-law 84-63. Apartments are not a permitted use within this zone, as such, a Zoning By-Law Amendment is required. The applicants have proposed a special exception zone within the “Urban Residential Type Four (R4) Zone” to permit an apartment building on the subject lands. The retained portion of the lot which contains the semi-detached dwelling is to remain Urban Residential Type One (R1) Zone. A draft zoning by-law is included as Attachment 1. 6.2 The proposed zoning by-law amendment includes a Holding (H) Symbol. The Holding would remain on the lands until the necessary conditions are satisfied. Given that the proposal contains less than 10 units, it is exempt from site plan control. 7. Public Notice and Submissions 7.1 The statutory public meeting was held on April 14, 2025. Public Notice was mailed to 58 households within 120 metres of the subject lands on March 25, 2025 (see Figure 2). Two public meeting signs was installed on the subject lands, including one sign along Liberty Street North and the other along Redfern Crescent. Details of the proposed application were also posted on the Municipality’s website (www.clarington.net/53LibertySt), and in the Clarington Connected e-newsletter. 7.2 Staff have received several comments from area residents and landowners regarding the rezoning application. The concerns identified include:  Existing traffic congestion along Liberty Street, particularly during school hours due to nearby schools and its role as a key north -south arterial road. Concerns were raised that the proposed development would exacerbate congestion, reduce road safety, and strain local infrastructure;  Incompatibility with the surrounding low-density, single-family residential neighbourhood. Area residents expressed concerns about the building's scale, massing, and potential to set a precedent for further intensification ; Municipality of Clarington Page 8 Report PDS-049-25  The existing home at 53 Liberty Street North was identified as having potential heritage value. Area residents urged that a Heritage Impact Assessment be completed prior to any decision, in accordance with Clarington's Official Plan policies on cultural heritage conservation;  Concerns were raised about the site’s limited size (766 square metres) and its ability to accommodate adequate on-site parking, servicing, and stormwater management. A Traffic Impact Study and further studies were requested by a member of the public to assess infrastructure sufficiency;  Area residents noted potential privacy impacts on adjacent properties, particularly rear yards, and raised concerns about reduced property values. Additional comments opposed the displacement of current residents due to the demolition of an existing duplex on the site;  Area residents expressed strong concerns about increased traffic congestion, insufficient parking, and the impact of added density on already strained infrastructure, including garbage collection, snow removal, and road maintenance. Questions were raised about whether infrastructure upgrades are planned to support the proposed intensification. The proposed 3-storey, 7-unit apartment building was seen as incompatible with the surrounding low-density, single-family residential neighbourhood. Area residents expressed concerns about the building's scale, massing, and potential to set a precedent for further intensification;  Several residents felt the proposed development is out of character with t he surrounding low-density residential neighbourhood. Concerns included the scale and density of the proposal, loss of community fabric, and displacement of existing residents;  Residents noted potential privacy intrusions, particularly for homes directly adjacent to the site, including backyards and pools. Impacts on property values and residential enjoyment were also raised ;  Concerns were raised about the historical nature and a rchitectural integrity of the existing home on the subject property, with calls to preserve its appearance and character. Some noted that previous applications were denied due to the small lot size and incompatibility with the area's established character; and  There was opposition expressed to tree removal, concerns about driveway access and safety, particularly during winter due to snowbanks, and questions about the cumulative effects of higher density on street safety and accessibility. Municipality of Clarington Page 9 Report PDS-049-25 8. Summary of Background Studies Planning Justification Report prepared by D.G. Biddle & Associates Limited, February 2024; updated June 2025 8.1 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. Urban Design Brief prepared by D.G. Biddle & Associates Limited, March 2024 8.2 The Urban Design Brief submitted in support concludes that the proposed development embodies an appropriate reinvestment and improvement of the existing site. Additionally, the proposal contributes to the goals and urban design objectives of the Clarington Official Plan. Functional Servicing and Stormwater Management Report prepared by D.G. Biddle & Associates Limited August 2024; updated June 2025 8.3 The Functional Servicing Report concludes that the proposed development can be graded and serviced in accordance with the Municipality of Clarington and Regional Municipality of Durham design criteria and policies. Environmental Noise Assessment prepared by YCA Engineering Limited, September 2023 8.4 The Environmental Noise Assessment was prepared to analyse future sound levels for 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. The Environmental Noise Assessment was reviewed as part of the consent application, and the proposed warning clauses are satisfactory for to the Region of Durham and the Municipality of Clarington and will be included in the Consent Agreement. Municipality of Clarington Page 10 Report PDS-049-25 Stage One and Two Archaeological Assessment prepared by Archaeological Consultants Canada, September, 2023 8.5 The Stage One and Two Archaeological Assessment indicated that no artifacts or other archaeological resources were identified during the assessment. It recommended that no further archaeological assessment of the subject site is required. A letter, prepared by the Ministry of Citizenship and Multiculturalism, dated July 5, 2024, was submitted in support of the application. The letter stated that the above mentioned assessment has been entered into the Ontario Public Register of Archaeological Reports without technical review. The Stage One and Two Archaeological Assessment was reviewed through the consent application, and the Region of Durham and Municipality of Clarington is satisfied that all matters related to archaeological potential have been addressed by the applicant. Region of Durham’s Site Screening Questionnaire Form completed by Cambium Incorporated, July 2023 8.6 The Region’s Site Screening Questionnaire Form was reviewed as part of the consent application by the Regional Community Growth and Economic Development Department. In accordance with the Region’s Soil and Groundwater Assessment Protocol, the proponent submitted the Region’s Site Screening Questionnaire (SSQ), signed by a Qualified Person under the meaning of the Environmental Protection Act. As such, the Region of Durham and Municipality of Clarington is satisfied that all matters related to potential site contamination have been addressed. Geotechnical Investigation Report prepared by Cambium Incorporated, August 2023 8.7 The Geotechnical Investigation Report submitted in support of the proposal concludes that materials testing and inspections should be carried out during construction operations. The Geotechnical consultant should be contacted to review and approve design drawings, prior to tendering or commencing construction. It is important that onsite geotechnical supervision be provided at this site for excavation and backfill procedures, deleterious soil removal, subgrade inspections an d compaction testing. Municipality of Clarington Page 11 Report PDS-049-25 Priority Green Sustainability Brief prepared by North Lakes Developments, June 2025 8.8 The comprehensive Energy Efficiency and Sustainability Plan was completed using the Municipality of Clarington’s Priority Green Framework and Checklis t. This infill project, consisting of a 7-unit, 3-storey apartment building, incorporates a variety of low-impact development (LID) features such as on-site stormwater infiltration, native species landscaping, and measures to mitigate heat island effects. The Energy Efficiency and Sustainability Plan emphasizes energy efficiency through the use of air source heat pumps, high-efficiency HVAC systems, LED lighting, and ENERGY STAR appliances. Water conservation is addressed through low-flow fixtures, while solid waste will be managed using the 3Rs (reduce, reuse, and recycle) during and after construction. The plan also includes tree replacement strategies, bike parking, and connectivity to transit, while ensuring minimal environmental disruption and improved air quality. A Tenant Manual will support long-term sustainability by educating residents on proper maintenance, environmental awareness, and resource conservation practices. Overall, the Energy Efficiency and Sustainability Plan conforms to the Clarington’s Official Plan policies for sustainable development and conforms to the objectives and policies outlined in Clarington’s Priority Green Framework. 9. Departmental and Agency Comments 9.1 Various agencies and internal departments were circulated for comments on the applications. Attachment 2 to this report is a chart which provides the list of circulated parties. 10. Discussion 10.1 The proposed residential development is located within the Bowmanvi lle Urban Area and the proposed residential uses represents a form of development encouraged by Provincial, Regional, and Municipal planning policies. 10.2 As a result of Bill 23, More Homes Built Faster Act (2022) municipalities can no longer require site plan control for developments under 10 units. As a result, the only required Planning Act applications to facilitate the proposal is the rezoning application. Municipality of Clarington Page 12 Report PDS-049-25 10.3 The subject property is listed as a “Secondary” resource on Clarington’s Cultural Heritage Resources List, and is not designated under the Ontario Heritage Act. It is located adjacent to the Bowmanville Neighbourhood Character Study area and is subject to the "Celebrating our Cultural Heritage" policies outlined in Section 8 of the Clarington Official Plan. A "Secondary" listing identifies buildings constructed in a vernacular interpretation of a specific architectural style. Any new development on or adjacent to such a property should conserve and enhance the cultural heritage value and be compatible with the existing building and surrounding area, particularly with respect to materials, colour, height, scale, and architectural elements such as windows, doors, and rooflines. In this case, the existing semi-detached dwelling unit on the subject property is to be retained and preserved on the proposed retained lot. As demolition is not proposed, a Heritage Impact Assessment (HIA) was not required. However, the applicant has considered the cultural heritage policies in Chapter 8 of the Official Plan in the architectural, urban, and landscape design of the proposed apartment building to complement the existing character. Holding Symbol 10.4 The Holding Symbol shall only be removed once the following conditions have been fulfilled: i. Works security, road damage deposit and landscaping security are collected; ii. All obligations of the Consent Agreement are fulfilled ; and iii. Water, sanitary and storm servicing are connected to the severed lot for the proposed apartment building. 10.5 Once the (H) Holding Symbol is removed, apartment construction can begin. Urban Design and Landscape Design 10.6 The Clarington Official Plan contains policies and guidelines for developments within the “Urban Residential” designation. 10.7 An Urban Design Brief was submitted for the proposed development, and Staff are satisfied that it conforms with the urban design policies of the Clarington Official Plan and aligns with Clarington’s Amenity Guidelines for Medium and High Density Residence. For example, the proposed apartment building will feature a architectural design that incorporates brick construction, a gable roof, and consistent window shapes and arrangements. The architectural style features varied brick detailing and banding, complemented by larger accent stones below (see Figure 2). Municipality of Clarington Page 13 Report PDS-049-25 Figure 2: Front Elevation, showing the proposed apartment building from Liberty Street North. Entrances to the building are located on the sides of the building. 10.8 Section 10.8 of Clarington’s Amenity Guidelines for Medium and High Density Residential Development requires the provision of outdoor amenity space for developments with 15 or fewer units, however, the guidelines do not specify a minimum required size for that space. Outdoor space is provided for the proposed apartment building. 10.9 The development proposal is subject to Clarington’s Landscape Design Guidelines. A landscape plan was provided for the development proposal. Recreation amenities such as an outdoor bike are provided (see Attachment 5). Furthermore, perimeter planting, front entrance walkway and pedestrian walkways internal to the site, and landscape screening of outdoor areas and privacy areas are all provided for the proposed development. In addition, one deciduous tree is to remain at the front of the property off Liberty Street North, and 4 new deciduous trees are being planted on the proposed severed parcel (see Attachment 5). Furthermore, a variety of shrubs are being planted around the proposed development. Staff are satisfied that the proposed landscaping plan conforms with Clarington’s Landscape Design Guidelines. The landscaping plan will be enforced through the required landscaping security that is included in the holding symbol with the proposed “Urban Residential Exception (R4 -50) Zone”. The terms of the release of the landscape securities will be determined through the consent agreement. Parkland 10.10 No parks are proposed within this development. Cash in lieu of parkland for the proposed severed lot, is being collected through the consent application, file number B2024-0037. Municipality of Clarington Page 14 Report PDS-049-25 Affordable Housing 10.11 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. 10.12 The current application does not indicate any intention to include affordable rental housing. Providing affordable housing is encouraged but not required from the Municipality. 10.13 According to the Ontario Government’s Bulletin on Affordable Residential Units under the Development Charges Act, 1997, a residential unit may qualify for exemptions from development charges and parkland dedication requirements if its rent is at or below the average market rent for Clarington. Additionally, the unit must be rented on an arm’s length basis and subject to an agreement ensuring it remains affordable for 25 years Compatibility with Neighbourhood Character and Urban Design 10.14 The proposed apartment building is consistent with the Clarington Official Plan’s Local Corridor policies outlined in Table 4-3, which support building heights between 2 and 6 storeys. The proposed building is 3 storeys (12 metres in height), representing a low- scale form of residential intensification. This scale aligns with the surrounding low- density residential context, which primarily consists of 1- to 2-storey single-detached and semi-detached dwellings. The building has been designed to complement the existing neighbourhood character through the use of compatible materials, rooflines, and window patterns. The retention of the existing semi-detached dwelling helps maintain continuity along the streetscape. The proposal meets Clarington Official Plan policies encouraging gentle intensification within established urban areas, particularly near transit routes and community facilities. 10.15 The proposed development has been designed with appropriate yard setbacks, building orientation, and landscaping to minimize overlook and maintain privacy for adjacent properties. Additionally, the building height and window placement have been carefully considered to reduce direct views into neighbouring rear yards. These design strategies are consistent with Clarington's Official Plan policies on compatible infill and ensure that the development integrates sensitively into the existing residential context. Parking, Traffic, and Infrastructure 10.16 A detailed review of parking and access has been undertaken, and the development will comply with the Zoning By-law’s minimum parking requirements. The scale of the development (under 10 units) is modest and will have minimal impact on traffic volumes, particularly compared to larger intensification projects. There is adequate servicing and infrastructure capacity for the proposed apartment building, as indicated by the Durham Region Works Department and Clarington Development Engineering Division . There are no concerns from Durham Region Works Department and Clarington Development Engineering Division that the proposed 7-unit apartment building with impact traffic volume on Liberty Street, hence why a traffic impact study was not required. Municipality of Clarington Page 15 Report PDS-049-25 Cultural Heritage Considerations 10.17 The existing semi-detached dwelling, listed as a “Secondary” on Clarington’s cultural heritage resources list, is being retained and preserved on the proposed retained lot. Although not designated under the Ontario Heritage Act, the applicant has incorporated Clarington’s cultural heritage policies (Section 8) into the architectural and landscape design of the new apartment building. The preservation of the semi-detached dwelling unit ensures continuity of cultural value on-site. Landscaping, Tree Preservation, and Servicing 10.18 Tree preservation and landscape enhancement will be addressed through the landscaping plan and the release of the landscaping security, which is a requirement of the holding symbol for the applicant to submit to the Municipality (see Attachment 5). Stormwater and snow management have been reviewed, and there are no concerns from Clarington’s Development Engineering Division and the Durham Works Department. As a condition of approval of the consent application, the applican t was required to submit a grading plan to Development Engineering Division’s satisfaction, which would look at elements such as site grating snow storage and driveway safety. 10.19 Details on the design, installation, access, maintenance, and monitoring of Low Impact Development (LIDs) stormwater management measures are required to the satisfaction the Municipality of Clarington, and will be enforced through the consent agreement. Public Park Access 10.20 The Vincent Massey Public School Park at the rear of the property is designed to serve the broader neighbourhood and not just those within the immediate vicinity. 11. Financial Considerations 11.1 Both regional and municipal official plan policies require that new development within the Urban Boundary connect to existing municipal services where available and where capacity exists. The proposed development will be serviced by municipal water, sanitary sewers, and stormwater infrastructure provided by the Region of Durham and the Municipality of Clarington. No new roads or sidewalks are required, as access will be provided directly from Liberty Street North. As a condition of the consent approval, the severed lot will be subject to a cash-in-lieu of parkland dedication, calculated at 5% of the value of the severed parcel. 12. Strategic Plan 12.1 The proposed development has been reviewed against the three pillars of the Clarington Strategic Plan 2024-27. Staff gave attention to the priorities 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. Municipality of Clarington Page 16 Report PDS-049-25 13. Climate Change 13.1 This infill development proposal promotes efficient land use and reduces urban sprawl. By utilizing underutilized or vacant land within established urban areas, this development minimizes the need to expand into greenfields, helping to protect natural habitats and reduce transportation-related emissions. Infill development encourages more compact built forms in communities, making it easier to implement energy-efficient infrastructure and improve to access public transportation, which can further lower greenhouse gas emissions. Overall, this type of development helps reduce the municipality's carbon footprint by adopting cost-effective development patterns that are located next to existing regional and municipal infrastructure, while also supporting the Municipality's climate action goals. 14. Concurrence 14.1 Not Applicable. 15. Conclusion 15.1 In consideration of the review of the detailed plans, all agency, staff, Council and public comments, it is respectfully recommended that the Zoning By-law Amendment included in Attachment 1, be approved. The (H) Holding provision will be removed once the applicant enters into a Consent Agreement with the Municipality of Clarington and all the conditions therein are satisfied. Staff Contact: Jacob Circo, Senior Planner, 905-623-3379 ext. 2425 or jcirco@clarington.net. Attachments: Attachment 1 – Draft Zoning By-law Amendment Attachment 2 – Departmental and Agency Comments Attachment 3 – Site Plan Drawing Attachment 4 – Draft Reference Plan Attachment 5 – Landscaping Plan and Landscaping Details Interested Parties: List of Interested Parties available from the Department. Attachment 1 to Municipality of Clarington Report PDS-049-25 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 ZBA2024-0023; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 15.4 “Special Exceptions – Urban Residential Type Four (R4) Zone” is hereby amended by adding thereto, the following new Special Exception Zone 15.4.50 as follows: 15.4.50 Urban Residential Exception (R4-50) Zone Notwithstanding Sections 3.12, 3.16 d.,15.2 a., b., c., f., h., and i. those lands zoned R4-50 shall be subject to the following zone regulations and the applicable provisions not amended by the R4-50 Zone: a. Density (maximum) 95 units/hectare b. Lot Frontage (minimum) 14.5 metres c. Yard Requirements (minimum) i. Front Yard 5 metres to apartment building 0 metres to utility structures ii. Interior Side Yard 3.5 metres on one side, 1.2 metres on other side iii. Rear Yard 7.5 metres iv. Lot Coverage (maximum) 40% v. Landscaped Open Space (minimum) 24% vi. Loading space requirements nil vii. Parking aisle requirements for both one way and two way traffic (minimum) 4.8 metres d. In addition to Section 3.10, the (H) Holding Symbol shall be removed from the “Holding-Urban Residential Zone ((H)R4-50)” Zone as follows: i. At such time that the works security, road damage deposit and landscaping security are collected; ii. All obligations of the Consent Agreement are fulfilled; and iii. Water, sanitary and storm servicing are connected to the severed lot for the proposed apartment building. 2. Schedule ‘3’ to By-law 84-63, as amended, is hereby further amended by changing the zone from: “Urban Residential Type One (R1) Zone" to "Holding - Urban Residential Exception ((H)R4-50) Zone” as illustrated on the attached Schedule ‘A’ hereto. 3. Schedule ‘A’ attached hereto shall form a part of this By-law. 4. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and Section 36 of the Planning Act. By-Law passed in open session this _____ day of ____________, 2025. __________________________ Adrian Foster, Mayor __________________________ June Gallagher, Municipal Clerk Attachment 2 to Report PDS-049-25 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 consent agreement (File Number: B2024-0037). The applicant will be required to enter into a servicing agreement with the Region to facilitate the servicing of the properties (Lot 1 and 2 indicated on the reference plan). Durham Region Works Department ☒ Regional Works has no objection to the rezoning. Conditions provided for consent agreement (File Number: B2024-0037). The applicant will be required to enter into a servicing agreement with the Region to facilitate the servicing of the properties (Lot 1 and 2 indicated on the reference plan). Durham Region Transit Department ☒ Durham Region Transit has no objection to the rezoning. Durham Region Police Department ☒ Durham Region Police Department have has no objection to the rezoning subject to the applicant/owner indicating the proposed development would pose no obstruction issue for the Region’s NextGen radio system and associated microwave links (image provided to the applicant/owner). Canada Post ☒ Canada Post has no objection to the rezoning. Elexicon Comments Outstanding. Any comments received will be addressed through the Consent Application (File Number: B2024- 0037). Enbridge Comments Outstanding. Any comments received will be addressed through the Consent Application (File Number: B2024- 0037). Hydro One Comments Outstanding. Any comments received will be addressed through the Consent Application (File Number: B2024- 0037). Central Lake Ontario Conservation Authority (CLOCA) Comments Outstanding. Any comments received will be addressed through the Consent Application (File Number: B2024- 0037). Department/Agency Comments Received Summary of Comment Kawartha Pine Ridge District School Board (KPRD) ☒ KPRD does not have objections to the proposed rezoning, however, KPRD wishes to ensure that the proposed stormwater management strategy will be the appropriate mechanism to mitigate potential stormwater (including snow storage/load) impacts on the neighbouring KPRD property. Comments will be addressed through the Consent Application (File Number: B2024-0037). PNVC District Catholic School Board Comments Outstanding. Conseil Scolaire Catholique Mon Avenir Comments Outstanding. Conseil Scolaire Viamonde ☒ Conseil Scolaire Viamonde has no objection to the rezoning. Rogers Cable ☒ Rogers Cable has no objection to the rezoning. Bell Canada ☒ Bell Canada has no objection to the rezoning. Clarington Fire & Emergency Services Division ☒ Clarington Fire & Emergency Services Division has no objection to the rezoning. Clarington Engineering Development Division ☒ Clarington Development Engineering Division has no objection to the proposal. Conditions provided for consent agreement (File Number: B2024-0037). The review of the cost estimate has also been completed, and we are satisfied with its contents. All works and services must be designed and constructed in accordance with the Municipality of Clarington Design Criteria and Standard Drawings, provisions of the Municipality Development By-Law, and all applicable legislation and to the satisfaction of the Deputy CAO of Planning and Infrastructure Services. Clarington Accessibility Committee Comments Outstanding. Clarington Building Division ☒ Clarington Building Division has no objection to the rezoning. MUNICIPALITY OF CLARINGTON SURVEYOR'S REAL PROPERTY REPORT PART 'A' PLAN OF SURVEY SNOW STORAGE AREA JUNE 26/2025 IBW S U R V E Y O R S GENERAL NOTES THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND THE LANDSCAPE ARCHITECT RETAINS OWNERSHIP OF THESE DRAWINGS. THEY ARE FOR SITE PLAN APPROVAL ONLY AND MAY REQUIRE FURTHER CONSTRUCTION DETAILING AND COORDINATION WITH OTHER ASSOCIATED PROFESSIONAL DESIGN SERVICES BEFORE ACTUAL TENDER AND CONSTRUCTION COMMENCES. DIMENSIONS ARE TO BE VERIFIED PRIOR TO CONSTRUCTION. DRAWINGS ARE NOT TO BE SCALED. IT IS ADVISED THAT CONTRACTORS CONTACT THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION TO ENSURE THE USE OF THE LATEST REVISED DRAWINGS. THE LANDSCAPE ARCHITECT IS NOT LIABLE FOR ERRORS OR OMISSIONS ARISING FROM UTILIZATION OF THESE PLANS BEFORE THE SAID DRAWINGS ARE SEALED, SIGNED AND DATED, AND THE LANDSCAPE ARCHITECT IS CONTRACTED TO PROVIDE CONSTRUCTION ADMINISTRATION AND CERTIFICATION SERVICES BY THE OWNER. ALL APPARENT DISCREPANCIES ARE TO BE REPORTED IN WRITING TO THE LANDSCAPE ARCHITECT BEFORE CONSTRUCTION COMMENCES. THE LOCATION OF PROPERTY LINES, ELEVATIONS AND FACILITIES ON THIS PLAN WERE DRAWN ON THE BASIS OF A DIGITAL SITE PLAN OR SURVEY DATA PROVIDED BY OTHER CONSULTANTS. IT IS THE RESPONSIBILITY OF THE CLIENT AND HIS CONTRACTORS TO CONFIRM THE ACCURACY OF THE SETBACKS, LOCATIONS AND GRADES ETC. ANY VARIATIONS BETWEEN EXISTING CONDITIONS AND THIS PLAN SHOULD BE ADJUSTED ON SITE AND REPORTED TO THE CONSULTING LANDSCAPE ARCHITECT TO DETERMINE THE IMPACT OF THE VARIATIONS ON THE SUITABILITY OF THE PROPOSED DEVELOPMENT. CONSTRUCTION MUST CONFORM TO ALL CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION. CONCEPTUAL PRELIMINARY SITE PLAN PERMIT TENDER CONTRACT CONSTRUCTION AS-BUILT LOCATION MAP THESE LANDSCAPE DRAWINGS SHALL ONLY BE USED FOR THE PURPOSES INDICATED BELOW AS NOTED AND WHEN SIGNED BY THE CONSULTING LANDSCAPE ARCHITECT. 53 Liberty Street PROJECT NAME PROJECT: DRAWING: DRAWN BY: CT SCALE: 2023-10-17 DATE:CHECKED BY: KF DRAWING of 22023-110JOB NO.: File #2023-110 SPA FILE # Landscape Architects & Consulting Arborists 230 Westney Road S Unit 308, Ajax, ON L1S 7J5 O: (905) 839-5599 \\ Email: info@hkla.ca \\ Web: www.hkla.ca LIBERTY ST N.KING ST E.CONCESSION ST E.SITE FOEKYLC H MEMBE R ONOITICOSS AOIRATNOSTCEIHCRAEPAC S DNALF TAREVISIONS NO. DATE NOTES BY 1 2023-10-25 LANDSCAPE PLAN CT 2 2024-09-05 REVISED PER NEW SITE PLAN JC 3 2025-06-17 REVISED PER ZBA COMMENTS RN L-L1 1 1:100 0 1 2 3 4 6 8 10 15m SCALE 1:100 SET SET RISE RISE N W ELIBERTY STREET NORTHLANDSCAPE PLAN SYMBOL DESCRIPTION QTY DETAIL Site Furnishings Maglin MBR400-7-S 1 7/L-D1 32 EXTERIOR IMPROVEMENTS Tactile Walking Surface Indicator 1 6/L-D1 Concrete Paving Concrete Paving with 200mm depth of 19mm Crusher Run Limestone 101.2 m²2/L-D1 Unit Paving Unilock Beacon Hill A Classic random appearance. Pattern requires (40%) Large Rectangle, (20%) Small Rectangle, and (40%) Square units. For pedestrian and light vehicular applications. 10.6 m²4/L-D1 Identification Devices ACCESSIBLE PARKING SIGN 1 8/L-D1 Planting SOD OVER 150MM TOPSOIL 208.2 m²1/L-D1 REFERENCE NOTES SCHEDULE 7 L-D1 MAGLIN BIKE RACK - MBR400-7-S 6 L-D1 ACCESSIBLE RAMP WITH TACTILE INDICATORS 3 L-D1 DECIDUOUS TREE PLANTING 1 L-D1 SOD OVER 150MM TOPSOIL 2 L-D1 NATURAL CONCRETE PAD W/ MESH 5 L-D1 ACCESSIBLE PARKING STALL LINES 8 L-D1 ACCESSIBLE PARKING SIGN EXTENT OF DROP CURBEXISTING CONCRETE SIDEWALKEXISTING CONCRETE SIDEWALKAT GRADE PLANTING BED SNOW STORAGE (AS PER SITE PLAN) CODE QTY BOTANICAL NAME COMMON NAME SIZE CONT REMARKS TREES CCE 3 Cercis canadensis Eastern Redbud 40mm Cal.W.B. GLE 1 Gleditsia triacanthos Honey Locust 60mm Cal.W.B. DT/N PGW 2 Picea glauca White Spruce 180cm Ht.W.B.DT/N SHRUBS CAL ACF 9 calamagrostis x acutiflora Feather Reed Grass 1gal Potted COR STO 2 Cornus stolonifera Red Osier Dogwood 50cm Ht.Potted DT/N ECH PUR 27 Echinacea purpurea Coneflower 1gal Potted DT HEM ORO 9 Hemerocallis x 'Stella de Oro' Stella de Oro Daylily 1gal Potted PLANT SCHEDULE SNOW STORAGE (AS PER SITE PLAN) ECH PUR 10 ECH PUR 17HEM ORO 9 CAL ACF 9 COR STO 2 EXISTING TREE TO BE RETAINED GENERAL NOTES THESE DRAWINGS ARE INSTRUMENTS OF SERVICE AND THE LANDSCAPE ARCHITECT RETAINS OWNERSHIP OF THESE DRAWINGS. THEY ARE FOR SITE PLAN APPROVAL ONLY AND MAY REQUIRE FURTHER CONSTRUCTION DETAILING AND COORDINATION WITH OTHER ASSOCIATED PROFESSIONAL DESIGN SERVICES BEFORE ACTUAL TENDER AND CONSTRUCTION COMMENCES. DIMENSIONS ARE TO BE VERIFIED PRIOR TO CONSTRUCTION. DRAWINGS ARE NOT TO BE SCALED. IT IS ADVISED THAT CONTRACTORS CONTACT THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION TO ENSURE THE USE OF THE LATEST REVISED DRAWINGS. THE LANDSCAPE ARCHITECT IS NOT LIABLE FOR ERRORS OR OMISSIONS ARISING FROM UTILIZATION OF THESE PLANS BEFORE THE SAID DRAWINGS ARE SEALED, SIGNED AND DATED, AND THE LANDSCAPE ARCHITECT IS CONTRACTED TO PROVIDE CONSTRUCTION ADMINISTRATION AND CERTIFICATION SERVICES BY THE OWNER. ALL APPARENT DISCREPANCIES ARE TO BE REPORTED IN WRITING TO THE LANDSCAPE ARCHITECT BEFORE CONSTRUCTION COMMENCES. THE LOCATION OF PROPERTY LINES, ELEVATIONS AND FACILITIES ON THIS PLAN WERE DRAWN ON THE BASIS OF A DIGITAL SITE PLAN OR SURVEY DATA PROVIDED BY OTHER CONSULTANTS. IT IS THE RESPONSIBILITY OF THE CLIENT AND HIS CONTRACTORS TO CONFIRM THE ACCURACY OF THE SETBACKS, LOCATIONS AND GRADES ETC. ANY VARIATIONS BETWEEN EXISTING CONDITIONS AND THIS PLAN SHOULD BE ADJUSTED ON SITE AND REPORTED TO THE CONSULTING LANDSCAPE ARCHITECT TO DETERMINE THE IMPACT OF THE VARIATIONS ON THE SUITABILITY OF THE PROPOSED DEVELOPMENT. CONSTRUCTION MUST CONFORM TO ALL CODES AND REQUIREMENTS OF AUTHORITIES HAVING JURISDICTION. CONCEPTUAL PRELIMINARY SITE PLAN PERMIT TENDER CONTRACT CONSTRUCTION AS-BUILT LOCATION MAP THESE LANDSCAPE DRAWINGS SHALL ONLY BE USED FOR THE PURPOSES INDICATED BELOW AS NOTED AND WHEN SIGNED BY THE CONSULTING LANDSCAPE ARCHITECT. 53 Liberty Street PROJECT NAME PROJECT: DRAWING: DRAWN BY: CT SCALE: 2023-10-17 DATE:CHECKED BY: KF DRAWING of 22023-110JOB NO.: File #2023-110 SPA FILE # Landscape Architects & Consulting Arborists 230 Westney Road S Unit 308, Ajax, ON L1S 7J5 O: (905) 839-5599 \\ Email: info@hkla.ca \\ Web: www.hkla.ca LIBERTY ST N.KING ST E.CONCESSION ST E.SITE FOEKYLC H MEMBE R ONOITICOSS AOIRATNOSTCEIHCRAEPAC S DNALF TAREVISIONS NO. DATE NOTES BY 1 2023-10-25 LANDSCAPE PLAN CT 2 2024-09-05 REVISED PER NEW SITE PLAN JC 3 2025-06-17 REVISED PER ZBA COMMENTS RN L-D1 2 NTS DETAILS SOD OVER 150MM TOPSOIL SECTION PLAN VIEW PLANT IN STRETCHER BOND PATTERN SOD: SOD SHALL BE CERTIFIED No.1 CULTIVATED SOD AS SCHEDULED, GROWN AND SOLD IN ACCORDANCE WITH CLASSIFICATION OF THE NURSERY SOD GROWERS' ASSOCIATION OF ONTARIO. IT MUST BE FIBROUS AND WELL ROOTED; FREE FROM STONES, MATTED OR DEAD GRASS AND PERENNIAL WEEDS AND SHALL HAVE BEEN SUBJECT TO REGULAR MOWING AND TREATMENT WITH SELECTIVE WEED KILLER AND INSECTICIDES DURING THE PREVIOUS GROWING SEASON. THE SOD MUST BE ROLLED IN SUCH A MANNER AS TO PREVENT TEARING DURING HANDLING. THE SOD MUST BE TRANSPORTED AND LAID WITHIN FOUR (4) DAYS OF LIFTING AND SHALL BE PROTECTED DURING TRANSPORTATION TO PREVENT DRYING OUT. DRIED OUT UNHEALTHY SOD WILL NOT BE ACCEPTED ON SITE. SHOULD THERE BE AN UNAVOIDABLE DELAY IN INSTALLATION THE SOD MUST BE KEPT COOL AND MOIST UNTIL IT IS LAID. FERTILIZER: SPREAD PRE-SODDING FERTILIZER (10:10:10) AT THE RATE OF 75 GRAMS PER SQ.M. AT LEAST ONE (1) WEEK BEFORE THE SOD IS LAID USING AN APPROVED BROAD CAST DISTRIBUTOR; WORKING IT INTO THE TOP 75mm OF SOIL BY CROSS-HARROWING OR RAKING. LAYING SOD: THE SURFACE OF THE SOIL MUST BE RAKED LEVEL OR TO FORM EVEN-FLOWING CONTOURS, AND WELL FIRMED BUT LEAVING A FINE LOOSE TEXTURE BEFORE THE SOD IS LAID. THE SOD SHALL BE LAID IN ROWS COMMENCING AT A POINT CLOSE SOIL ACCESS SO THAT WORK PROCEEDS OVER THE SOD ALREADY LAID USING ADEQUATE TIMBER PLANKS TO SUPPORT WORKMEN AND WHEELBARROWS. SOD SHALL BE LAID IN STRETCHER BOND PATTERN (AS IN BRICK WALLS) WITH BROKEN CROSS JOINTS. THEY SHALL BE CLOSELY BUTTED TOGETHER LEAVING NO GAP AFTER THE SOD IS PROPERLY PLACED THE SOD IS TO BE ROLLED TO INSURE GOOD CONTACT BETWEEN SOD AND UNDERLYING SOIL. ROLLING IS TO BE PERPENDICULAR TO THE DIRECTION IN WHICH THE SOD WAS LAID. ANY IRREGULARITIES SHALL BE ADJUSTED BY LIFTING AND RAKING OUT OR INFILLING WITH FINE SOIL. EDGES WILL ALWAYS BE LAID WITH WHOLE TURFS. THE FINISHED LEVEL OF THE TURF SHALL CONFORM TO THE LEVELS SHOWN ON THE DRAWINGS AND SHALL BE 25mm ABOVE PREVIOUS SOIL LEVEL ADJOINING EXISTING TREES OR SHRUBS. SOD MUST NOT BE LAID DURING SNOW OR FROSTY WEATHER OR ON EXCEPTIONALLY DRY OR WATERLOGGED GROUND. IMMEDIATELY AFTER INSTALLATION, THE CONTRACTOR MUST WATER THE SOD AND UPPER 150mm OF SOIL. MOWING AND TRIMMING: DURING THE GROWING SEASON THE GRASS WILL BE CUT WITH AN APPROVED MACHINE AT REGULAR INTERVALS TO ENSURE THAT THE GRASS DOES NOT EXCEED 50mm HIGH. THE EDGES OF THE SODDED AREAS SHALL BE NEATLY TRIMMED BY HAND CLIPPING AT THE TIME OF EACH MOWING. HEAVY GRASS MOWINGS MUST BE REMOVED OR SPREAD ABOUT EVENLY IMMEDIATELY AFTER TRIMMING AND MOWING. HANDOVER: AREAS WILL NOT BE ACCEPTED FOR HANDOVER ON THE SPECIFIED DATES IF FOR ANY OF THE FOLLOWING REASONS THE WORK IS NOT UP TO STANDARD: (A) IF THE SWARD HAS FAILED TO ESTABLISH ITSELF TO THE SATISFACTION OF THE OWNER; (B) IF THE GRASS IS DAMAGED BY FAILURE TO CARRY OUT MAINTENANCE OPTIONS; (C) IF PARTS OF GRASS ARE ONLY HALF-COMPLETED; (D) IF SINKAGE BELOW FINISHED LEVEL HAS OCCURRED; (E) THE GRASS AREAS AND SITE HAVE NOT BEEN CLEARED OF STONE, WEEDS AND OTHER RUBBISH; (F) IF RESODDED PATCHES HAVE NOT BECOME ESTABLISHED. THE CONTRACTOR IS TO CONTINUE TO MAINTENANCE OF THE GRASS UNTIL ACCEPTANCE AND IS RESPONSIBLE FOR A MINIMUM OF ONE CUT. #1 NURSERY SOD 150EXISTING SOIL 150mm MIN. TOPSOIL (AFTER COMPACTION) 1 NATURAL CONCRETE PAD W/ MESH WITH OPTIONAL DRAIN ~4750mm BETWEEN EXPANSION JOINTS 2 PLANTING SOIL MIX UNDISTURBED SUB-GRADE APPROVED PLANTING SOIL MIX DECIDUOUS TREE PLANTING REMOVE ONLY DEAD OR BROKEN BRANCHES. NEVER CUT LEADER. TWO 51x51x2400mm WOOD STAKES IF PLANTING IN FALL OR WINTER, WRAP TRUNK FROM TOP OF BALL TO 305mm BELOW FIRST BRANCH WITH BURLAP TREE WRAP TO PREVENT SUNSCALD. REMOVE WRAP IN SPRING. IF PLANTING IN SPRING OR SUMMER, REMOVE ANY TRUNK WRAP. FASTEN WITH 1/4" HEMP ROPE THROUGH 10mm DIA. RUBBER HOSE TO SUPPORT TREE. STAKES PARALLEL TO PREVAILING WIND. TWIST HEMP ROPE BETWEEN TREE TRUNK AND STAKE TO PREVENT SLIPPING DOWN TRUNK. TIE SECURELY TO STAKE WITH DOUBLE WRAP. DO NOT DOUBLE WRAP AROUND TRUNK. 200x250mm HT. MIN. BIG 'O' PIPE FOR RODENT/ WEED TRIMMER PROTECTION REMOVE TOP 1/3 OF BURLAP AND WIRE BASKET. FROM ROOT BALL. RANDOMLY CUT REST OF BASKET. (POLYETHYLENE WRAPPED ROOT BALL WILL NOT BE ACCEPTABLE) CONSTRUCT 150mm TOPSOIL SAUCER PROVIDE 150mm WOOD CHIP MULCH OR AS SPECIFIED OVER 1200x1200mm SQUARE OF BIODEGRADABLE NON-WOVEN LANDSCAPE FABRIC. PROVIDE ONE 16/10/9 FERTILIZER SPIKE PER TREE OR APPROVED ALTERNATE WASH TOPSOIL INTO SPACES AROUND ROOT BALL LEAVING NO AIR POCKETS BREAK UP EDGES OF TREE PIT WITH SHOVEL 150mm COMPACTED SUPPORTING MOUND OF APPROVED PLANTING SOIL MIX NOTES: 1. ALL DIMENSIONS IN MILLIMETERS 2. WATER WELL UPON COMPLETION 3. EXCAVATE TREE PIT TO 1800mm DIA. MIN. REMOVE ANY EXCESS SOIL OR RUBBISH OFF-SITE UNLESS OTHERWISE DIRECTED. 4. REMOVE ALL STAKES AND ROPE AFTER 1 YEAR. SET TREE 50mm HIGHER THAN ADJACENT FINISHED GRADE TO ALLOW FOR SETTLEMENT 5 PARTS DARK LOAM 2 PARTS COMPOSTED COW MANURE 1 PART PEAT MOSS 1 PART BEACH WASHED SAND .50 KILOS/CUBIC METER (1LB. BONE MEAL PER CUBIC YARD SOIL) BLOW-UP WOOD STAKE AND HEMP ROPE3 BEACON HILL SMOOTH AND SERIES N.T.S. MAIN PAVER: UNILOCK - BEACON HILL™ SMOOTH COLOUR: GRANITE FUSION LAYING PATTERN A SOLDIER COURSE: UNILOCK - SERIES COLOUR: BLACK GRANITE SIZE: 20cm x 10cm x 10cm NOTE: REFER TO DETAIL FOR INSTALLATION INSTRUCTION 4 321413.03-18 18001800 ACCESSIBLE PARKING STALL LINES 57003400 1500 5 ACCESSIBLE RAMP WITH TACTILE INDICATORS DROP CURB 6 MAGLIN BIKE RACK - MBR400-7-S N.T.S.7 129313.30-09 ACCESSIBLE PARKING SIGN BY PERMIT ONLY3015 351252530103075150WHITE REFLECTIVE BLUE REFLECTIVE WHITE REFLECTIVE BLACK LETTER "P" 2 cm RED REFLECTIVE 1.5 cm RED REFLECTIVE LEGEND AND BORDER ANNULAR BAND INTERDICTORY STROKE BACKGROUND BACKGROUND, OUTLINE SYMBOL & BORDER450300 NOTES: 1. ALL DIMENSIONS ARE IN MILLIMETRES UNLESS OTHERWISE NOTED. 2. SIGN TO BE MOUNTED TO EITHER A 3650x75mm OD GALVANIZED STEEL POST OR OTHER FACE AT 1800mm HT. MIN. 3. FONT HELVETICA BOLD CONDENSED. LETTERING & 8 PLANTING SOIL MIX CONIFEROUS TREE PLANTING N.T.S.WOOD STAKE AND HEMP ROPE NOTES: 1. STAKES & ROPE TO BE REMOVED AT END OF ONE YEAR 2. THE USE OF AUGERS OR TREE SPADES FOR EXCAVATING TREE PITS IS NOT PERMITTED 3. WATER WELL UPON COMPLETION 4. EXCAVATE TREE PIT TO 1800mm DIA. MIN. REMOVE ANY EXCESS SOIL OR RUBBISH OFF-SITE UNLESS OTHERWISE DIRECTED. 5. ALL DIMENSIONS IN MILLIMETERS REMOVE ONLY DEAD OR BROKEN BRANCHES. NEVER CUT LEADER. TWO 50x50mm WOOD STAKES, 2400mm LONG MIN. FASTEN WITH 1/4" HEMP ROPE TO SUPPORT TREE. TIE AS PER DIAGRAM PROVIDE 250mm OF 200mm Ø BIG 'O' AROUND BASE OF TRUNK FOR RODENT/ WEED TRIMMER PROTECTION PROVIDE 150mm OF WOOD CHIP MULCH IN 150mm DEEP SAUCER OVER 1.2m SQUARE BIO-DEGRADABLE NON-WOVEN LANDSCAPE FABRIC. PROVIDE 1 16/8/8 EVERGREEN FERTILIZER SPIKE PER TREE OR APPROVED ALTERNATE WASH TOPSOIL INTO SPACES AROUND ROOTBALL LEAVING NO AIR POCKETS APPROVED PLANTING SOIL MIX UNDISTURBED SUB GRADE 150mm COMPACTED MOUND OF APPROVED PLANTING SOIL MIX BREAK UP EDGES OF TREE PIT WITH SHOVEL 5 PARTS DARK LOAM 2 PARTS COMPOSTED COW MANURE 1 PART PEAT MOSS 1 PART BEACH WASHED SAND .50 KILOS/CUBIC METER (1LB. BONE MEAL PER CUBIC YARD SOIL) BLOW-UP REMOVE TOP 1/3 OF BURLAP AND WIRE BSKT. FROM ROOT BALL. RANDOMLY CUT REST OF BASKET. (POLYETHYLENE WRAPPED ROOT BALL WILL NOT BE ACCEPTABLE) 9 329344.01-019 REFER TO INSTALLATION DETAIL PROVIDED ON THE SITE SERVICING PLAN NOTE: