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HomeMy WebLinkAboutPDS-054-26Public Meeting and Recommendation 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: June 15, 2026 Report Number: PDS-054-26 Authored By: Submitted By: Reviewed By: File Number: Report Subject: Sarah Gattie, Principal Planner, Development Review Division Darryl Lyons, Deputy CAO, Planning and Infrastructure Mary-Anne Dempster, CAO ZBA-2026-0017 Resolution#: PD-091-26 Application for a Zoning By-law Amendment to facilitate the development of a new affordable three-storey seniors residential building containing 58 new units. Purpose of Report: The purpose of this report is to provide information to the public and Council and recommend Council approve this application if there are no major concerns raised from the public. Recommendations: 1.That Report PDS-054-26 and any related communication items, be received for information only; 2.That Staff receive and consider comments from the public and Council with respect to the Zoning By-law Amendment application; 3.That the Zoning By-Law Amendment application submitted by the applicant be supported and the By-law in Attachment 1 to this report be approved; 4.That the Region of Durham Community Growth and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PDS-054-26 and Council’s decision; and 5.That all interested parties listed in Report PDS-054-26 and any delegations be advised of Council’s decision. Bylaw #: 2026-070 Municipality of Clarington Page 2 Report PDS-054-26 Report Overview be ‘affordable’ in accordance with the Province of Development Charges Act r to permit a building typology and standards appropriate to facilitate a new seniors’ 1. Application Details 1.1 Owner/Applicant: Durham County Senior Citizens Lodge, c/o. Lisa Roy 1.2 Proposal: Zoning By-law Amendment To amend the zoning on the subject lands from Urban Residential Exception (R4-3) Zone to Holding Urban Residential Exception ((H)R4-3) Zone in order to implement zoning provisions appropriate to facilitate a new seniors’ building. The zone will be subject to applicable (H) Holding provisions. 1.3 Area: 2.67 hectares (6.62 acres) 1.4 Location: 200 Station Street, Orono (see Figure 1) 1.5 Roll Number: 1817-030-090-21710 Municipality of Clarington Page 3 Report PDS-054-26 Figure 1: Proposed Site Concept Municipality of Clarington Page 4 Report PDS-054-26 2. Background 2.1 A pre-consultation meeting with Municipality of Clarington Staff and agencies was held on September 25, 2024, with the Durham County Senior Citizens Lodge (‘The Lodge’) to discuss the proposed development. 2.2 In June 2025 the Lodge hosted and facilitated an in-person resident consultation event to inform existing residents of the proposed development and to collect feedback on the overall project concept. Several concerns were raised regarding construction disruptions, shadowing impacts from the 3-storey building and how parking would be managed during construction. All concerns were addressed at the meeting by Nick Swerdferger, from Barry Bryan Associates. Overall, the residents were supportive of the proposal. 2.3 In October 2025, after advancing their required plans and studies, and consulting with the current Lodge residents Lodge representatives contacted Staff to discuss next steps and their potential funding request. 2.4 In November 2025 Staff attended The Lodge’s site at 200 Station Street in Orono for a site visit and to meet The Lodge’s Board Members and their consultants. 2.5 On March 9, 2026, representatives of The Lodge, and their consultants at Tim Welch Consulting delegated to the Clarington Planning and Development Committee to provide an overview of the Lodge’s operational history, the proposed development, the project timeline, and a request for municipal financial support. The delegation was received with thanks, the proposal supported in principle, and referred back to Staff to work through the logistics of the municipal financial support request. 2.6 On April 24, 2026, Staff received a Zoning By-law Amendment application and the required associated plans and studies for The Lodge’s site at 200 Station Street in Orono. 2.7 After working with Staff and submitting their Zoning By-law Amendment application, on May 11, 2026, representatives from the Lodge returned to the Planning and Development Committee meeting to delegate and provide an overview of the outcome from the March 9, 2026, meeting. They advised that a Zoning By-law Amendment application has been submitted and discussions with Staff have advanced to clarify the scope, timing, and structure of the request. They outlined how the project aligns with the objectives of the Building Faster Fund by supporting timely development and addressing community needs and noted that access to this funding would facilitate more efficient project delivery in support of Council’s affordable housing and infrastructure priorities. Council approved the delegation request through resolution #PD-044-26. Municipality of Clarington Page 5 Report PDS-054-26 3. Land Use Characteristics and Surrounding Uses 3.1 The subject lands are located on the south side of Station Street, west of Main Street in Orono. The area abutting The Lodge is characterized by low-density residential uses, agricultural lands, the Orono Park, and natural heritage features. 3.2 The subject property has an approximate area of 2.67 hectares (6.62 acres) and is surrounding by mature trees, giving the property a secluded, semi-rural character that is supportive of its senior’s residential mandate. 3.3 The surrounding uses are as follows: North: The Agricultural fields to the north extend beyond the Orono urban boundary. The rear lot line of the property abuts the agricultural fields which maintains a clear separation from any neighbouring uses. East: The east of the site is bordered by Environmental Protection (EP) area associated Sydney B. Rutherford Wood Walks Park. The EP area serves as a natural buffer between The Lodge and the single-detached resident neighbourhood on the east side of Boulton Street. South: To the south of the subject property lies a municipal collector road (Station Street) that provides vehicular access to The Lodge. Beyond Station Street is Orono Park, which is a municipal park with open space, recreational facilities, and mature tree cover. West: To the west lie additional agricultural lands beyond the Orono urban boundary. The western flank of the campus is heavily landscaped and screened by mature trees. 4. Provincial Policy 4.1 The Provincial Planning Statement (PPS), 2024 supports healthy, livable, and safe communities by accommodating an appropriate range and mix of housing types, including affordable housing and shall promote development patterns that efficiently use land and infrastructure. 4.2 The PPS places housing, and in particular affordable and non -market housing at the forefront of planning decision making. It directs municipalities to facilitate residential intensification to support a full range of housing types and tenures and to remove barriers to the development of affordable and non-profit housing. It also directs municipalities to support complete communities that offer a range of housing, services, and transportation options with particular attention to the needs of vulnerable populations including seniors. Municipality of Clarington Page 6 Report PDS-054-26 4.3 The proposed development is consistent with the PPS as it introduces new affordable housing units within a development pattern that represents an efficient use of land and infrastructure. 5. Official Plans Durham Regional Official Plan (Envision Durham) 5.1 The ‘Envision Durham’ Regional Official Plan was adopted by Durham Regional Council on May 17, 2023, and was approved in part with modifications by the province on September 3, 2024. The remaining parts of Envision Durham were approved on December 13, 2024. 5.2 The Envision Durham sets out long-term growth and development policies for the Region to the year 2051, providing policies to ensure a high quality of life for both current and future residents of the region. 5.3 As of January 1, 2025, Envision Durham became part of the Clarington Official Plan, due to Provincial legislative changes associated with Bill 185. 5.4 The subject site is designated ‘Community Areas’ in Envision Durham. Envision Durham sets out the long-range land use and growth management policies for the Region, including policies on housing, intensification, servicing, and natural herit age. 5.5 Chapter 3 Healthy Communities of Envision Durham sets out policies for a diverse housing supply with a broad mix of housing types, including affordable housing. The proposed development conforms by proposing an expansion of an additional 58 units that would be ‘affordable’ in accordance with the Province of Ontario Affordable Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin. 5.6 Chapter 5 Vibrant Urban System of Envision Durham provides general policies that can be considered, such as ensuring development within Urban Areas makes efficient use of land, as well as existing and planned infrastructure. It also provides policies for the achievement of compact, urban and pedestrian-oriented built form. The proposed development intensifies an existing senior’s community within the established Village of Orono, adding 58 units on an underutilized surface parking area without expanding the settlement area boundary. 5.7 The Durham Region Official Plan (Map 2b) identifies Significant Groundwater Recharge Areas throughout the Region. The policies require development in Significant Groundwater Recharge Areas to demonstrate no adverse impacts on rec harge. The proposed development will have no adverse impact on groundwater recharge from the proposed development or the expanded sewage treatment system. This was confirmed by the CVD Hydrogeological Assessment conducted by Chung & Vander Doelen Engineering Ltd. In February 2026. 5.8 The proposal conforms with Envision Durham. Municipality of Clarington Page 7 Report PDS-054-26 Clarington Official Plan 5.9 The Clarington Official Plan seeks to create place where each community can build on its individual character, share a common economic base and a distinct collective image. It also aims to create place for people to live, work and play in a safe, vibrant, healthy, and prosperous environment. Three key guiding principles of Clarington’s Official Plan include: sustainable development, healthy communities, and growth management. 5.10 The subject site is designated ‘Urban Residential’ and ‘Environmental Protection.’ Environmental Protection Areas are recognized as the most significant components of the Municipality’s natural environment, and their ecological functions are to be conserved and protected. No development or infrastructure is proposed in the Environmental Protection Area. 5.11 The Urban Residential designation is intended to accommodate a range of re uses and densities, including medium-density forms such as apartment buildings, and specifically contemplates intensification on appropriate sites within established neighbourhoods. The designation supports housing for all income levels, ages, and lifestyles and explicitly anticipates the affordable seniors housing that The Lodge provides. 5.12 The proposed three-storey affordable apartment building is consistent with the policies of the Urban Residential designation, including the maximum building height or three - storeys applicable to the Village of Orono. No Official Plan Amendment is required as the proposed use, density, and built form are all consistent with the current land -use designations. 5.13 The proposal conforms to the Clarington Official Plan. 6. Zoning By-laws Clarington Zoning By-law 84-63 6.1 The proposed Zoning By-law Amendment will amend and replace the current Urban Residential Exception (R4-3) Zone within Zoning By-law 84-63. The proposed zoning does not seek to change the existing residential use of the land, but rather to permit a building typology and standards appropriate to facilitate a new seniors’ building that complements the existing residential cluster onsite. 6.2 The amended R4-3 zone will be subject to various (H) Holding provisions, such as providing a final Sewage System Layout Plan to the satisfaction of the Municipality, as well as fulfilling detailed design through a Site Plan Approval application. 6.3 The proposed draft Zoning By-law Amendment is included as Attachment 1.The proposed zoning will increase the dwelling unit maximum, lot coverage, front yard setback, and increase the building heigh to 12.5 metres. It will also amend the current parking ratio. Municipality of Clarington Page 8 Report PDS-054-26 6.4 Should Council approve this amendment, it contains a Holding (H) provision generally related to the provision of servicing. This would only be removed once the applicant enters into a Site Plan Agreement and all the conditions are satisfied. 7. Summary of Background Studies 7.1 The applicant submitted the following studies as part of their complete application:  MECP Sewage System Assessment Letter  Site Plan  Floor Plans  Elevations  Hydrogeological Assessment  Phase 1 Environmental Site Assessment  Planning Justification Report (including draft Zoning By-law Amendment)  Geotechnical Investigation  Preliminary Sewage System Layout Plan 7.2 Below provides a summary of findings from the background reports. Planning Justification Report (Carlos Salazar MCIP, RPP, April 2026) 7.3 The Planning Justification Report submitted in support of the proposal conclude that the Zoning By-law Amendment application represent good planning and are in the public interest and conform with the policies and land use designations of the Provincial Planning Statement, Envision Durham, the Clarington Official Plan. Geotechnical Investigation (Chung & Vander Doelen Engineering Ltd., February 2026) 7.4 The Geotechnical Investigation involved the drilling of boreholes and the collection and testing of soil samples across the proposed building footprint in the current existing parking area on the southern portion of the subject site. The purpose of the investigation was to characterize the subsurface conditions, determine bearing capacity, assess groundwater conditions relevant to foundation design and provide for recommendations for construction methodology. 7.5 The report found that all conditions for the proposed development were acceptable and that the subject property is viable for the addition of a for a three-storey, slab on grade building. The recommendation for construction methodology will be implemented during the site plan approval, building permit and construction process. Hydrogeological Assessment (Chung & Vander Doelen Engineering Ltd., February 2026) 7.6 The Hydrogeological Assessment found groundwater at depths ranging from 3.29 to 5.80 metres across the proposed building footprint, well below the slab on grade foundation level. No groundwater construction impacts are anticipated. Municipality of Clarington Page 9 Report PDS-054-26 The native sandy soils in the proposed sewage dispersal area on the west side of the property exhibit a measured percolation rate of 8 minutes per centimetre, confirming that the soils are suitable for the proposed private sewage treatment and dispersal system. 7.7 Therefore, it was concluded by Chung & Vander Doelen Engineering Ltd that the proposed development, including the expanded sewage treatment system will not have any adverse impact on the Significant Groundwater Recharge Area. Phase I Environmental Site Assessment (Pinchin Ltd., December 2025) 7.8 The Phase I Environmental Site Assessment was conducted in accordance with the Canada Standard Association number Z768-01 and the applicable requirements of Ontario Regulation 153/04, as amended. The Assessment found that there were no recognized environmental conditions on or in the immediate vicinity of the subject site which confirms the site is environmentally suitable for the proposed residential development. MECP Sewage System Assessment (Gunnell Engineering, January 2026) 7.9 The MECP Sewage System Assessment investigated whether the site can accommodate an expanded sewage treatment and dispersal system capable of the proposed 98-unit campus, in the absence of available municipal sanitary sewage systems. The assessment confirmed that the site can accommodate a private sewage treatment system with a total daily design flow of approximately 56,000 litres per day, sized for 99 units. 7.10 A new proprietary sewage treatment plant will be required. Gunnell Engineering has initiated the MECP pre-submission consultation process for the Environmental Compliance Approval (ECA) required for the new sewage works, and this process is being advanced in parallel with the Zoning By-law Amendment application. The ECA will be in place prior to Site Plan Approval. 8. Public Notice and Submissions 8.1 Public Notice was mailed to 80 property owners within 300 metres of the subject lands, and 1 public meeting sign was installed on the subject lands along Station Street in Orono. Details of the proposed application were also posted within the Clarington Connected e-newsletter. 8.2 At the time of writing this Staff report one written submission was received by a member of the public. The resident did not oppose the development but expressed concern with the building typology in comparison to the existing unit. Municipality of Clarington Page 10 Report PDS-054-26 9. Department and Agency Comments 9.1 Various agencies and internal departments were circulated for comments on the applications. Attachment 3 to this report is a chart which provides the list of circulated parties. 10. Discussion Building Siting and Relationship to Existing Campus 10.1 The proposed three-storey residential building is sited in the southern portion of the existing campus, occupying what is currently an underutilized asphalt surface parking lot. As illustrated in Figure 2 the building is oriented with its long axis running east-west, parallel to Station Street, with a building footprint of approximately 1624 square metres. 10.2 This placement considers and achieves multiple urban design objectives simultaneously: it avoids disturbing any existing residential buildings, mature trees, or the natural heritage system in the northeast corner; it positions the new building at the southern edge of the campus, closest to Station Street and the Orono village, improving the visual presence of the Lodge; and it locates the new building adjacent to the existing driveway loop, facilitating safe pedestrian and vehicular circulation throughout the property. 10.3 The existing five single-storey residential clusters are retained in their current locations to the north and west and will continue to be connected to the new building by the internal driveway loop. The community centre and administrative building that currently occupies the central portion of the campus will be demolished, with all administrative, office, and amenity functions relocated to the ground floor of the new building. Municipality of Clarington Page 11 Report PDS-054-26 Figure 2: Proposed 3D Rending Building Massing and Height 10.4 The proposed three-storey building has a height of approximately 12.17 metres. While this is taller than the existing single-storey residential buildings on the subject property, the building's design employs several strategies to ensure its mass is appropriate to the setting. The building's long, linear form, approximately 116 m etres east-west, keeps the building visually low relative to its length, and consistent with the horizontal character of the existing lodge buildings (see Figure 3). Generous setbacks, particularly the 99.38 metre setback from the north property boundary ensure that the building does not dominate the existing campus landscape. 10.5 The south setback of 12.34 metres from the Station Street property line provides an appropriate transitional landscape zone between the building and the street. Vertical articulation of the building facade, achieved through the rhythm of unit bays and balconies, reduces the perceived mass of the building when viewed from Station Street and from the surrounding landscape. The proposed building height of three storeys is consistent with the maximum permitted by the Urban Residential designation and is the minimum height necessary to accommodate 58 units within the building footprint available in the southern parking area. Municipality of Clarington Page 12 Report PDS-054-26 Figure 3: Proposed Site Plan Clarington Housing Needs Assessment 10.6 The Clarington Housing Needs Assessment (June 2025) documents the scale of housing need among seniors: 15,665 Clarington residents were aged 65 or older in 2021, with significant growth projected; 34.6% of senior renter households in Clarington are in core housing need; and 10.8% of all senior-led households in Clarington are in core housing need. 10.7 This need is especially acute in rural village communities such as Orono, where private - sector rental supply is minimal and the Durham County Senior Citizens Lodge is the primary provider of affordable seniors housing. The Lodge has served this community for nearly five decades and is the only organization positioned to meet this need in eastern Clarington. Municipality of Clarington Page 13 Report PDS-054-26 Affordable Units 10.8 The Lodge is proposing a significant expansion of its facility. The Lodge currently has 41 one-storey residential units, a community centre, a garage and approximate 55 parking spaces. The proposed expansion would provide for an additional 58 single - bedroom units and an updated septic system which would support the new and existing units. 10.9 According to the Lodge, these units will be ‘affordable’ and provided at or below CMHC’s Average Market Rent (AMR). In Clarington, the latest CMHC AMR (2024) is a maximum of $1,563/month. This rent CMHC (AMR) is also slightly less than the $1,567/month for Clarington as produced in the Province of Ontario Affordable Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin . 10.10 The proposed expansion would provide the Durham County Seniors Citizen Lodge with a total of 99 units, thus increasing the supply of affordable housing options in Clarington and supporting seniors aging within their community, close to established social networks, services, and supports. The project aligns with both municipal and regional priorities related to housing affordability and aging in place. Parking Ratio 10.11 The proposed Zoning By-law Amendment provides a parking ratio of 0.75 spaces per dwelling unit (including visitor parking). The 0.75 combined ratio provides flexibility for any design adjustments through Site Plan and gives The Lodge as the non-profit operator the ability to reallocate between resident and visitor use over time as the tenant profile evolves (e.g., as more residents age out of driving, or as caregiver/family visitor demand grows). 10.12 The combined ration also directly aligns with Clarington's Affordable Housing Toolkit, approved by Council on November 25, 2019, via Resolution #GG-549-19 (Report CAO- 013-19). Recommendation 8 of the report directs that reducing parking requirements may be considered by Council on a case-by-case basis for qualifying affordable housing projects. Section 2.5 then sets out the policy rationale: "Required parking can increase the cost of development" and reductions support pedestrian-friendly, transit-supportive communities. 10.13 The Lodge’s proposed development is offering affordable units to seniors, it also aligns with the affordable housing project the Affordable Housing Toolkit was designed to support, and a context-sensitive parking standard is one of the tools Council has explicitly authorized Staff to bring forward. Municipality of Clarington Page 14 Report PDS-054-26 Sustainability 10.14 The proposed development demonstrates a strong commitment to environmental sustainability, consistent with the and the Clarington Official Plan. The sustainability strategy for this project is grounded in the responsible use of the existing site: • No treed areas will be removed. The mature treed buffer along the Stat ion Street frontage will be maintained and supplemented with additional plantings where required. The northeast natural heritage system connecting with Sydney B. Rutherford Woods Walk Park will remain entirely undisturbed. • Additional landscaping will be added to screen and separate the new sewage dispersal field area on the west side of the property, maintaining the campus's park-like character. • The proposed development makes efficient use of existing impervious surface, the new building replaces an asphalt parking lot, reducing the net addition of hard surface to the site. • Low Impact Development (LID) measures, including infiltration of the first 27 mm of rainfall will be designed as part of the Functional Servicing Report at the Site Plan Approval stage. • LED exterior lighting will be specified throughout the site. 11. Financial Considerations 11.1 On May 25, 2026, Council approved report FSD-020-26 to provide The Lodge financial support in the amount of $255, 000 from Clarington’s 2024 Build Faster Fund grant subject to approval by the Province of Ontario and any remaining amount be funded from the Clarington Affordable Housing reserve fund. Council also approved waiving application fees for the required Zoning By-Law Amendment and Site Plan and provided a grant-in-lieu of the required Building Permit application fees. 11.2 Utilization of the BFF grant funds will support increasing the supply of housing that provides benefits, including financially, to the community. This is a non-tax source of funding for these projects which will unlock housing opportunities and meet Council’s strategic priorities for development. Municipality of Clarington Page 15 Report PDS-054-26 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 identifies “Connect” as a core strategic pillar, with specific direction to support diverse housing options that promote social inclusion and community belonging. The proposed Zoning By-law Amendment advances this objective Clarington’s Strategic Plan by providing a stable, affordable, and community-integrated home for seniors allowing them to remain connected to the existing community, the services and social networks that sustain them. 13. Climate Change 13.1 The proposal considers climate risks by implementing sustainable design techniques, features and attributes that will include active and passive strategies reducing energy and water consumption through building materials and fixtures, protecting water quality though enhanced storm water management strategies and low-impact development (LID) measures and reducing the urban heat island effect through landscaping measures. 14. Concurrence 14.1 Not applicable. 15. Conclusion 15.1 In consideration of the review of the detailed plans, all agency, staff and public comments, it is respectfully recommended that the Zoning By-law Amendment included in Attachment 1 be approved. Staff Contact: Sarah Gattie, Principal Planner, sgattie@clarington.net Attachments: Attachment 1 – Proposed Zoning By-law Amendment Attachment 2 – Draft Site Plan Attachment 3 – Department and Agency Comments Interested Parties: List of Interested Parties available from Department. Attachment 1 to Report PDS-054-26 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131 The Corporation of the Municipality of Clarington By-law 2026-XXX 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 ZBA2026-0017; 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 deleting Section 15.4.3 in its entirety and replacing it with the following: 15.4.3 Urban Residential Exception (R4-3) Zone Notwithstanding Sections 13.16 e.,15.2 and 15.3 those lands zoned R4-3 shall only be used for the permitted uses listed in the R4 zone and shall be subject to the following regulations and the applicable provisions not amended by the R4-3 zone: a. Lot Area (minimum) 24, 000 square meters b. Dwelling Unit (maximum) 98 Units c. Yard Requirements (minimum) i) Front Yard 12.4 metres ii) Interior Side Yard 7.5 metres iii) Rear Yard 7.5 metres d. Lot Coverage (maximum) 15 percent e. Building Height (maximum) 12.5 metres f. Landscaped Open Space (minimum) 35 percent Attachment 1 to Report PDS-054-26 g. Parking spaces (minimum) 0.75 spaces per dwelling unit (including visitor parking) h. No building or structure shall be erected, and no use may be established in the R4-3 Zone unless the lot upon which it is situated is serviced by a municipal water system and a private sanitary waste disposal system which complies with the applicable regulations of the Ministry of Environment, Conservation and Parks (MECP). 2. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 of the Planning Act. Passed in Open Council this XX day of June 2026. _____________________________________ Adrian Foster, Mayor _____________________________________ June Gallagher, Municipal Clerk B TR E E T PART 1, PLAN 12R-1333 (P 2 & S E T ) PIN 26686-0069 W 16.15 8.08 06) SIB(1106 ) IB(1106) DRAWING: PROJECT: DESIGN BY: CHECKED BY: DRAWING NO:PROJECT NO: FILE: DATE: SCALE: DRAWN BY: REVISIONSNO.DATE BY DOC CONTROL: % COMPLETE: INITIAL: DATE: DO NOT SCALE THE DRAWINGS CHECK AND VERIFY ALL DIMENSIONS AT THE SITE. ALL DRAWINGS, SPECIFICATIONS AND RELATED DOCUMENTS ARE THE COPYRIGHT PROPERTY OF THE CONSULTANT AND MUST BE RETURNED UPON REQUEST. REPRODUCTION OF DRAWINGS IN PART OR WHOLE WITHOUT THE PERMISSION OF THE CONSULTANT IS FORBIDDEN. DRAWINGS ARE NOT TO BE USED FOR CONSTRUCTION UNTIL SIGNED AND SEALED BY THE CONSULTANT. ASSOCIATES (905) 666-5256 (905) 666-5252Tel: Fax: 201-250 Water Street e-mail:bba@bba-archeng.com BARRY BRYAN Whitby Ontario L1N 0G5 Architects Engineers Project Managers Drawings - Current - CECC.RVT NO.DATE BYISSUES As indicated A101 w2 w2 -- April 7 2025 SITE PLAN Seniors Residence 200 Station Street,Orono -- 25034 1 FOR REVIEW June 9/25 w2 Site Plan ZONING: LOT AREA (EXCLUDING ROW)26774.58 m2 LOT AREA (INCLUDING ROW)30885.05 m2 BUIDING AREA (EXISTING)2315.12 m2 BUIDING AREA (PROPOSED)1344.01 m2 BUIDING AREA (EXISTING+PROPOSED)3659.13 m2 LOT COVERAGE 13.67% ASPHALT AREA 13.88% LANDSCAPE/SIDEWALKS 72.45% BUILDING HEIGHT 3 STORIES SETBACKS (NEW BUILDING) NORTH 99.38m EAST 24.8m SOUTH 12.34m WEST 34.91m UNIT COUNT - EXISTING Existing Units : 41 1 Unit Removed: 40 Units to Remain 40 UNIT MIX -PROPOSED 1 BED 2 BED TOTAL LEVEL 1 12 0 12 LEVEL 2 23 0 23 LEVEL 3 23 0 23 TOTAL (NEW)58 0 58 TOTAL (EX. + NEW)98 0 98 NEW BARRIER FREE UNITS ( TBC) REQUIRED 20 % of 58 12 PROVIDED 12 PROPOSED GFA sqft m2 GROUND FLOOR 14466.92 1344.01 LEVEL 2 14466.92 1344.01 LEVEL 3 14466.92 1344.01 TOTAL 43400.77 4032.03 PARKING STATS STALLS REQUIRED TBD EXISTING PARKING SPACES 57 TOTAL PARKING PROVIDED 98 (94 + 4 BF) Attachment 2 to Report PDS-054-26 Attachment 3 to Report PDS-054-26 Attachment 3 – Agency and Department Comments The following agencies and internal departments were circulated on April 24, 2026 for comments on the Zoning By-law Amendment Application. Comments were due May 8, 2026 for the first submission. Below is a chart showing the list of circulated parties and whether or not we have received comments to date. Division ☒ Engineering Division ☒ proposal, subject to Conditions of Site Plan Approval. Emergency Services ☒ proposal, subject to Conditions of Site Plan Approval. Community Growth and Economic Development date. Staff followed up on the following dates: 1.May 1, 2026 2.May 7, 2026 3.May 19, 2026 4.May 25, 2026 Department date. Staff followed up on the following dates: 1.May 1, 2026 2.May 7, 2026 3.May 19, 2026 4.May 25, 2026 Department date. Staff followed up on the following dates: 1.May 1, 2026 2.May 7, 2026 3.May 19, 2026 4.May 25, 2026 Canada Post ☒No objection to the proposal subject to Conditions of Draft Approval. ☒ ☒ proposal, subject to Conditions of Site Plan Approval. ☒ ☒ proposal subject to Conditions of Draft Approval.