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Planning Services
Report
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Clerk at 905-623-3379 ext. 2102.
Report To: Planning and Development Committee
Date of Meeting: February 1, 2016
Report Number: PSD-013-16 Resolution Number: P& a5-1t'
File Number: PLN 7.17 By-law Number: N/A
Report Subject: Year End Planning Applications
Recommendation:
1. That Report PSD-013-16 be received for information.
Municipality of Clarington
Report PSD-013-16 Page 2
Report Overview
In 2015, development application activity undertaken by the Planning Services Department,
assisted by other Departments included the following:
• 50 preconsultation meetings held with applicants on pending projects to develop
application submission requirements
• 3 new or revised draft plans of subdivision received proposing 301 housing units
• 6 Draft approvals issued for draft plans of subdivision or revisions to draft plans
comprising 1237 housing units
• 3 Extensions to draft plan approval issued
• 3 Plans of subdivision registered for an additional 269 new housing units
• 2 plans of condominium approved for 28 units
• 5 official plan amendment applications received; 2 official plan amendment applications
approved
• 18 zoning applications received; 26 zoning applications approved
• 22 site plan applications received; 20 site plans approved
• 65 minor variance applications received; 63 approved; 2 denied
• 47 reports to the Durham Land Division Committee
• 34 permanent signs approved
• 155 temporary signs approved
• 18 applications for in-house apartments received; 8 in-house apartments registered
• 22 Statutory Public Meetings held on development applications
• 4 Pubic Information Centres on development applications
Summary
0 901 new housing units and lots approved
0 100,000 sf of industrial/utility space approved
0 40,000 sf of commercial space approved
0 1,600 sf of institutional space approved
Municipality of Clarington
Report PSD-013-16 Page 3
1 . Purpose
This report summarizes planning application activity within the Municipality of Clarington for the
2015 year. In addition to informing Council on the 2015 year, this report provides information
from the previous two years which assists in identifying emerging issues and possible trends
over a three year period.
2. Plans of Subdivision and Part Lot Control
The Director of Planning Services is the delegated approval authority for Plans of Subdivision.
However, the Planning Services Department reports to Council on applications for proposed
draft plans of subdivision at the public meeting stage and when approval is recommended for
an application for proposed Draft Plan of Subdivision.
Some subdivision applications can take a number of years to become draft approved and may
include many revisions before a proposed plan is draft approved. The charts in this report do
not include the applications that have been previously submitted in prior years and are
awaiting revisions or working towards approvals.
In 2015 three new applications for proposed draft plan of subdivision were received as well as
one application for revision to a draft approved plan of subdivision.
New and Revised Subdivision Applications Received By Unit Type
Urban Area Single Detached Semi-detached Townhouse Apartment
or Linked
2015 2014 2013 2015 2014 2013 2015 2014 2013 2015 2014 2013
Courtice 0 0 123 0 0 8 86 0 0 0 0 0
Bowmanville 183 165 986 6 0 84 26 10 209 0 0 214
Newcastle 0 137 0 0 0 0 0 0 0 0 0 0
Hamlets /
Rural Area 0 0 0 0 0 0 0 0 0 0 0 0
Total 183 302 1109 6 0 92 112 10 209 0 0 214
Bowmanville continues to be the primary growth area within the Municipality of Clarington
which coincides with the provisions of the Official Plan.
Single detached dwellings continue to be the dominant form of housing being applied for in
subdivision applications. However, the number of townhouses in subdivision applications has
increased in 2015, to almost 40% of the proposed 301 units, which is consistent with Provincial
Policy as it requires multiple forms of housing and complete communities. It is expected that
townhouse and apartment units will continue to represent a larger percentage of units applied
for in the coming years, although many of these will be on existing lots and not necessarily
within plans of subdivision. This is expected as a result of both Provincial Policy, the cost of
housing and a shift in demographics leading to an increase in the demand for smaller units,
including townhouses and apartment units.
Municipality of Clarington
Report PSD-013-16 Page 4
Draft Approved and Issued Revisions to Draft Approval By Unit Type
Urban Area Single Detached Semi-detached or Townhouse Apartment
Linked
2015 2014 2013 2015 20141 2013 2015 20141 2013 2015 2014 2013
Courtice 74 101 41 0 0 8 0 0 0 80 0 0
Bowmanville 588 0 148 120 4 68 356 19 21 0 0 0
Newcastle 0 137 0 0 0 0 0 0 0 0 0 0
Hamlets /
Rural Areas 19 24 0 0 0 0 0 0 0 0 0 0
Total 681 1F 120 4 76 356 19 21 80 0 0
Additionally, there were three Draft Approved plans of subdivision and three extensions issued
to Draft Approved plans of subdivision. While the number of draft approved plans has
decreased since 2014, the number of homes resulting from the 2015 draft approvals is
significantly larger than the previous years. In 2015, draft approved subdivisions would provide
for 952 more homes compared to 2014. There has been a continuous increase in draft
approved homes over the previous three years. The draft approved plans continue to provide
diverse types of development, including: single detached, semi-detached or linked,
townhouses and apartments.
The Planning Act allows a Municipality to impose a date by which final approval must be
achieved, after which draft approval will expire. The Municipality of Clarington typically allows
for a three year period from the date of draft approval to allow the applicant sufficient time to
meet all conditions imposed by the Municipality. If the applicant is unable to fulfill all conditions
within this timeframe, extensions may be granted by the Municipality to extend the period of
draft approval.
Final Approval By Unit Type
Urban Area Single Detached Semi-detached Townhouse Apartment
or Linked
2015 2014 2013 2015 2014 2013 2015 2014 2013 2015 2014 2013
Courtice 131 131 47 0 8 74 0 66 10 0 0 0
Bowmanville 0 174 205 0 14 70 0 123 68 0 0 0
Newcastle 138 0 43 0 0 0 0 0 0 0 0 0
Hamlets /
Rural Area 0 0 0 0 0 0 0 0 0 0 0 0
Total1 269 1 0 22 144 0 189 78 0 0 0
In 2015 there were three registered plans of subdivision in the Municipality, totaling 269 new
single-detached residential units. It is expected that this number will increase in the coming
years as the number of draft approved subdivision units has increased dramatically compared
to the previous years.
Municipality of Clarington
Report PSD-013-16 Page 5
Part Lot Control applications are also processed by Planning Services Department staff and
approval of these applications has been delegated to the Director of Planning Services.
However, a By-law is adopted by Council to implement the decision. Applications for Part Lot
Control allow lots and/or blocks within a registered plan of subdivisions, constructed for semi-
detached or townhouses to be split and individually sold. The individual lot is created after
construction has commenced to ensure that the lot line is based on the location of footings
and/or common walls. In 2015, a total of 6 applications for Part Lot Control were received and
9 applications were approved.
3. Plans of Condominium
A condominium is the form of housing tenure that usually has individual ownership of a dwelling
unit and joint ownership of common elements and facilities. Condominiums are most commonly
used for townhouses and apartments.
Condominium Application Activity
Urban Area Applications Draft Approval Issued Final Plan Approval
Received
2015 2014 2013 2015 2014 2013 2015 2014 2013
Courtice 0 0 1 0 0 1 0 0 1
Bowmanville 0 0 0 0 0 2 1 1 1
Newcastle 0 0 1 0 0 1 1 0 1
Hamlets / Rural
Areas 0 0 0 0 0 0 0 0 0
Total 0 0 2 0 0 4 2 1 3
Final approval was issued in 2015 for a condominium plan by Kaitlin Homes (Lakebreeze
Towns) for 12 residential townhouse units. Additionally, final approval was issued for Phase 4
of a condominium plan by Kaitlin Homes (Aspen IV) for 16 residential townhouse units.
Condominium applications remained consistent in 2015 compared to 2014.
4. Official Plan Amendments
The Planning Services Department reviews and processes applications to amend the
Clarington Official Plan.
Clarington Official Plan Amendment Activity
2015 2014 2013
Applications Received 5 3 5
Applications Approved 3 6 8
In 2015, five Official Plan Amendments were received and three amendments were approved.
Among the amendments approved was an amendment to expand the Newcastle Village
Centre area to designate land in Newcastle for a five storey mixed-use building.
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Municipality of Clarington
Report PSD-013-16 Page 6
5. Zoning By-Law Amendments
Zoning By-law Amendments include by-laws for the removal of a Holding Symbol which is
often used as a technique to ensure that municipal requirements related to an approval are
implemented through development agreements.
Zoning By-Law Amendment Activity
Type of Zoning By-Law Amendment Applications Received Applications Approved
Year Year
2015 2014 2013 2015 2014 2013
Removal of Holding 3 3 8 9 17 6
Rezoning 15 18 19 17 21 10
Total 18 21 27 26. 38 16
A total of 26 applications were approved which represented a slight decrease from the
previous year. Among the approved were 9 applications to remove a Holding Symbol signifying
that pre-conditions placed to ensure the suitability of land for development had been met
allowing development to proceed according to municipal requirements.
The reduction in applications for removal of the Holding Symbol is in part attributed to
recommendations approved through individual rezoning applications. At the time of approval of
most rezoning's where an "H" symbol is applied, Council adopts a resolution authorizing a By-
law to remove the Holding, once the requirements of the Official Plan have been satisfied.
6. Site Plans
The Clarington Site Plan Control By-law requires site plan approval prior to issuance of a
building permit for the majority of Commercial, Industrial, Institutional and Multi-Residential
developments. In addition, site plan is required for buildings on the Oak Ridges Moraine.
Site Plan Application By Type
Land Use Type Applications Received Applications Approved
Year Year
2015 20141 2013 2015 2014 2013
Major Residential+ 4 0 3 3 3 0
Minor Residential++ 3 6 7 3 5 4
Commercial 6 15 8 7 14 10
Mixed Use 1 1 0 0 0 0
Industrial 5 3 5 1 4 4
Government/Institutional 1 6 11 2 8 8
Telecommunication Towers 1 2 2 2 3 4
Agricultural 1 2 1 2 1 1
Total 22 35 37 20 38 31
+ Major Residential uses are Residential units consisting of more than three units
++ Minor Residential uses are Residential units consisting of three or less units
Municipality of Clarington
Report PSD-013-16 Page 7
In 2015, fewer Site Plan applications were received and approved than in the previous two
years. Commercial and Industrial proposals were the predominant type of Site Plan activity in
Clarington.
The following chart summarizes the number of units or floor area for site plan applications
received and approved in 2015.
Site Plan Units and Floorspace By Type
Land Use Type Applications Received Applications Approved
Number of Floor Number of Floor
Units Space (m2) Units Space (m2)
Major Residential+ 643 342
Minor Residential++ 1 1
Mixed Use 14 825
Commercial 589.85 3444.85
Industrial 4533.1 5155.6
Govern ment/Institutiona1 151.17 4505.17
Agricultural 342 342
Total 6581 6441 1 343 10,347.62
+ Major Residential uses are Residential units consisting of more than three units
++ Minor Residential uses are Residential units consisting of three or less units
7. Minor Variances
The Committee of Adjustment is appointed by Council to make decisions on minor variances to
the Municipality's Zoning By-law.
Minor Variance Applications
Application Decision 2015 2014 2013
Total number of Applications Approved 63 42 50
Total number of Applications Denied 2 0 0
Total number of Applications Withdrawn 0 2 2
Total number of Applications Received 65 46 53
Total number of Applications Appealed 1 0 3
There was a significant increase in the number of applications received in 2015 from each of
the previous two years. A number of these were to deal with problems builders were
encountering with models that did not comply with existing zoning. In 2015, six applications
were tabled to a future meeting in order to allow the applicants to further refine their proposals.
Furthermore, the Committee applied conditions to 6 of the 65 approved applications to ensure
that each variance proceeds with diligence in respect of any distinctive site characteristics.
There were two applications that were denied by the Committee, as the applications were
determined to not be minor in nature and potentially detrimental to the neighborhoods. One of
Municipality of Clarington
Report PSD-013-16 Page 8
the Committee's decisions was appealed to the Ontario Municipal Board and will be heard by
the Ontario Municipality Board in the spring of 2016.
8. Land Divisions
The Planning Services Department provides coordinated comments for all Clarington
departments to the Durham Region Land Division Committee on consent applications.
Comments to Land Division Committee By Type
Land Use Type Proposed New Lots Boundary Easements
Adjustments
Year Year Year
2015 2014 2013 2015 2014 2013 2015 2014 2013
Urban
Residential 32 3 11 5 4 11 1 1 0
Rural
Residential 2 2 4 3 2 3 0 1 0
Commercial 1 1 0 0 0 0 0 1 0
Mixed Use 0 1 0 0 0 0 0 0 0
Agricultural 1 0 0 1 1 0 0 0
0-
Institutional 0 0 0 1 0 0 0 0 1
Industrial 0 0 0 0 0 0 0 2 0
Total 36 7 _ 15 10 __ 7 __14 1 _ _ _ 5 _ -- 1
In 2015, there was a significant increase in applications commented on for new residential lots
and boundary adjustments compared to the previous two years. 32 applications for consent to
create new lots were approved in the urban residential areas of the Municipality of Clarington.
9. Sign Permit Applications
Sign permit activity remains consistent with majority of the signs being located in Bowmanville
and Courtice.
Sign Permit Activity By Geographic Area
Urban Area Number of Applications
Permanent Temporary
2015 2014 2013 2015 2014 2013
Courtice 7 8 3 61 57 59
Bowmanville 25 22 22 72 80 80
Newcastle 0 5 5 14 8 14
Orono 1 2 2 2 2 2
Darlington 1 1 2 6 14 13
Clarke 0 0 3 0 1 1
Total 1 34 38 371 1551 1621 169
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Municipality of Clarington
Report PSD-013-16 Page 9
10. Apartment-In-House
An apartment-in-house application provides the Emergency Services Department and Building
Services Division with opportunity to ensure the unit complies with the Building Code and is on
Emergency Services data base, as well as ensuring apartment in-houses are zoned
appropriately and that sufficient parking is provided on the lot.
Apartment-In-House Activity By Geographic Area
Urban Area Apartment-In-House Apartment In-House
Applications Received Registered
2015 2014 2013 2015 2014 2013
Courtice 6 5 4 3 4 2
Bowmanville 12 14 13 5 7 7
Newcastle 0 0 0 0 0 1
Darlington 0 0 0 1 1 0
Total 18 19 17 8 12 10
The number of apartment-in-house applications received and the number of apartment-in-
house units registered has slightly decreased over a three year period. With the need for
affordable rental units, the cost of homes and an aging population it is expected that the
demand for apartment-in-house accommodation will grow in the coming years.
11 . Pre-Consultation Meetings
Pre-consultation meetings are required before most development applications are submitted
and assist in ensuring applications being submitted have all required supporting documents
and the proponent is aware of all required steps. The details of a pre-consultation meeting
remain confidential until a formal application is submitted. The number of pre-consultation
applications provides a good indication of future proposals within the Municipality of Clarington.
Pre-Consultation Meetings By Type
Land Use Year
2015 2014 2013
Major Residential+ 17 8 12
Minor Residential++ 4 9 3
Commercial 11 13 15
Mixed Use (Commercial and Residential) 1 1 3
Industrial 8 5 5
Government/Institutional 3 1 10
Agricultural 2 2 3
Recreational 0 0 0
Telecommunication Towers 0 2 0
Total 46 41 51
+ Major Residential uses are Residential units consisting of more than three units
++ Minor Residential uses are Residential units consisting of three or less units
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Municipality of Clarington
Report PSD-013-16 Page 10
In 2015, the number of pre-consultation meetings increased slightly from the levels of the
previous year. Major residential pre-consultations increased significantly from the number in
2014. The majority of the major residential pre-consultations were for proposals in
Bowmanville which is consistent with the Provincial policy direction to direct growth to this
urban area, as well as the policies of Clarington Official Plan to have Bowmanville as the
centre for growth. Commercial and Industrial pre-consultations remained relatively consistent.
12. Concurrence
Not Applicable
13. Conclusion
Planning application activity in 2015 has remained relatively consistent when compared with
the two previous years. The number of new and approved applications has generally
decreased in 2015 from those received in 2014, there has been a notable increase in
approvals granted in 2015 for certain applications. Specifically, the number of draft approved
new dwelling units in plans of subdivision, Land Divisions and Minor Variances have increased
substantially in 2015 over the past two years. Further, with an increase in pre-consultation
activity in 2015, with a specific focus on major residential development, it is expected that the
number of new and approved applications will increase in the coming years. These numbers
indicate a continued strong interest in growth and investment in Clarington.
Additionally, as infrastructure projects to increase sanitary treatment capacity in Bowmanville
and extend sewers in Courtice are completed it is expected that interest in major residential
development will continue to be high in the coming years. This expectation is supported by the
significant increase in the number of Draft Approved Plans of Subdivision that were newly
approved and granted extensions in 2015 which indicates that there will be continued major
residential building in Clarington.
Detailed charts for each of the application type identifying applications received and approved
can be obtained by contacting the Planning Services Department.
14. Strategic Plan Application
Not applicable
Municipality of Clarington
Report PSD-013-16 Page 11
Submitted by: .r --� Reviewed by:
David . Crome, MCI P, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
Staff Contact: Carlo Pellarin, Manager of Development Review, 905-623-3379 ext. 2408 or
cpellarin@clarington.net
There are no interested parties to be notified of Council's decision.
CP/AW/df/av