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HomeMy WebLinkAbout03/14/2016Planning and Development Committee Date: March 14, 2016 Time: 7:00 PM Place: Council Chambers, 2nd Floor Municipal Administrative Centre 40 Temperance Street Bowmanville, Ontario Inquiries & Accommodations: For inquiries about this agenda, or to make arrangements for accessibility accommodations for persons attending, please contact: Michelle Chambers, Committee Coordinator, at 905-623-3379, ext. 2106 or by email at mchambers(a-)_clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Audio Record: The Municipality of Clarington makes an audio record of Planning and Development Committee meetings. If you make a delegation or presentation at a Planning and Development Committee meeting, the Municipality will be audio recording you and will make the recording public by publishing the recording on the Municipality's website. Copies of Reports are available at www.clarington.net ClariU0011 Planning and Development Committee Agenda Date: March 14, 2016 Time: 7:00 PM Place: Council Chambers 1 Call to Order 2 New Business — Introduction 3 Adopt the Agenda 4 Disclosures of Pecuniary Interest 5 Announcements 6 Adoption of Minutes of Previous Meeting 6.1 Minutes of a Regular Meeting of February 22, 2016 7 Public Meetings 7.1 Application for a Proposed Zoning By-law Amendment Applicant: Tien Tao Shen Xiu Temple Report PSD -021-16 7.2 Application for a Proposed Zoning By-law & Draft Plan of Subdivision Amendment Applicant: Averton Group Report PSD -022-16 8 Delegations No Delegations 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications — Direction There are no Communications for Direction. 6-1 7-1 7-3 Page 1 Cklr*t011 Planning and Development Committee Agenda Date: March 14, 2016 Time: 7:00 PM Place: Council Chambers 11 Presentations 11.1 Amy Burke, Senior Planner — Special Projects, Municipality of Clarington, Regarding Report PSD -024-16, Priority Green Clarington Green Demonstration Project Outcomes 12 Planning Services Department Reports 12.1 PSD -021-16 An Application by Tien Tao Sheng Xiu Temple to Rezone a 12-1 Former Public Elementary School Property to a Place of Worship 12.2 PSD -022-16 Applications by Averton Group to Develop 207 Residential 12-11 Units in Apple Blossom Neighbourhood, Bowmanville 12.3 PSD -023-16 An Application by Dr. Linda Carter to Permit Commercial 12-47 Uses, Including a Veterinary Clinic 12.4 PSD -024-16 Priority Green Clarington 12-62 Green Demonstration Project Outcomes 12.5 PSD -025-16 Request by Kirk Kemp to Use "Douglas Kemp" and "Sandy 12-77 Rutherford" as Street Names in the Northglen East Subdivision 13 New Business — Consideration 14 Unfinished Business No Unfinished Business 15 Confidential Reports No Reports 16 Adjournment Page 2 CIN Planning and Development Committee W.tonMinutes February 22, 2016 Minutes of a meeting of the Planning and Development Committee held on Monday, February 22, 2016 at 7:00 PM in the Council Chambers. Present Were: Councillor S. Cooke, Councillor R. Hooper, Councillor J. Neal, Councillor W. Partner arrived at 7:43 PM, Councillor C. Traill, Councillor W. Woo Regrets: Mayor A. Foster Staff Present: L. Benson, D. Crome, C. Pellarin, J. Gallagher, M. Chambers 1 Call to Order Councillor Woo called the meeting to order at 7:00 PM. 2 New Business — Introduction There were no new business items added to the Agenda. 3 Adopt the Agenda Resolution #PD -033-16 Moved by Councillor Neal, seconded by Councillor Traill That the Agenda for the Planning and Development Committee meeting of February 22, 2016 be adopted as presented. Carried 4 Disclosures of Pecuniary Interest There were no disclosures of pecuniary interest stated at this meeting. 5 Announcements Members of Council announced upcoming community events and matters of community interest. 6 Adoption of Minutes of Previous Meeting Resolution #PD -034-16 Moved by Councillor Hooper, seconded by Councillor Cooke That the minutes of the regular meeting of the Planning and Development Committee, held on February 1, 2016, be approved. Carried -1- 6-1 Planning and Development Committee ClaringtonMinutes February 22, 2016 7 Public Meetings 7.1 Application for a Proposed Zoning By-law Amendment Applicant: Dr. Linda Carter Report: PSD -016-16 Paul Wirch, Planner, made a verbal and electronic presentation to the Committee regarding the application. John Shreve, local resident, spoke to the application. Mr. Shreve explained to the Committee that he is not opposed to the veterinary clinic however he is concerned with the proposed alternate uses for this property. Beverly Shreve, local resident, spoke to the application. Ms. Shreve advised the Committee that her main concern is the pathway from Ivory Court to Highway 2 on this property and requested that this be blocked off so vehicles are not able to drive though. She added that she supports the veterinary clinic. Richard Claxton -Oldfield, local resident, spoke in support of the application. Mr. Claxton - Oldfield _advised the Committee that he supports the veterinary clinic. He added that he would request pedestrian access from Ivory Court to Highway 2 and would not like any fencing to be built around the property. Robyn McKibbon, local resident, spoke in support of the application. Ms. McKibbon advised the Committee that she is pleased that a veterinary clinic will be in this area. She added that there are currently no veterinary clinics in this area and this will be a beneficial addition, with minimal impact to this area. Dr. Linda Carter, applicant, spoke to the application. Dr. Carter thanked the residents for their support. She noted that they will be relocating the one foot reserve to stop any vehicle traffic going through the property. Dr. Cater explained that they will try to . incorporate a walkway into the design. She addressed the alternate permitted uses and noted that she has worked with Staff to include uses that will not be detrimental to the area and the community. Dr. Carter added that, once a veterinary clinic is opened in a location it is rare for them to move to an alternate location. Dr. Carter concluded by explaining that she is a resident of Bowmanvill& and is looking forward to staying in the area and maintaining this business in the community.- -2- 6-2 Irillari Planning and Development Committee ngtonMinutes February 22, 2016 7.2 Application for a Proposed Zoning By-law Amendment Applicant: 1891211 Ontario Limited Report: PSD -017-16 Anne Taylor -Scott, Planner, made a verbal and electronic presentation to the Committee regarding the application. Bill Mortenbeck, local resident, spoke in opposition to the application. Mr. Mortenbeck explained that he is concerned with access to the development and the increased traffic. He added that this is a beautiful property with many large trees and feels the wildlife in the area will be affected by this development. Mr. Mortenbeck asked where the children would attend school. He concluded by stating that apartments and houses should be built in the same areas. Tanya Campbell, local resident, spoke in opposition to the application. Ms. Campbell stated that this property should not be developed. She advised the Committee that she was not prepared for this meeting as she has only been aware of this proposed application for two weeks. Councillor Partner arrived at the meeting at 7:43 PM Carolyn Neuman, local resident, spoke in opposition to the application. Ms. Neuman asked how many of the apartments would be two bedrooms units. She noted that she was concerned with the safety of the children who will live in this development and the proximity to the railway tracks and a busy highway. Ms. Neuman concluded by asking if there would be any park or playground facilities for the -children who will live in this development. Gloria Ireland, local resident, spoke in opposition to the application. Ms. Ireland advised the Committee that she is concerned with the children crossing the busy roadways and asked if any traffic lights would be added to assist with crossing the streets. Marianna de Cola, Kohn Partnership Architects Inc., spoke on behalf of the applicant. She made a verbal presentation to accompany an electronic presentation. Ms. de Cola reviewed a series of photos of the subject property including aerial photos, street view photos and photos of the grade of the property. She reviewed the location of the access point for the subject property. Ms. de Cola advised the Committee that the units will be a 50/50 mix of one and two bedrooms units. She highlighted some of the amenities of the buildings including the separate shared amenity building and the tot lot. Ms. de Cola advised the Committee there will be pedestrian access to the main roads and transit and added they are proposing a natural design. She explained that this development is within the parking, Official Plan and Urban Design Guidelines. Ms. de Cola highlighted some sample building designs and noted that this development is intended to encourage pedestrian traffic and the use of public transit. She explained to the Committee that they are intending for this development to be the gateway into Bowmanville and to complement the current downtown design. Ms. de Cola concluded by noting that the -3- 6-3 Planning and Development Committee Clarington *Minutes February 22, 2016 Canadian Pacific Railway has asked for a 30 metre setback and currently the Applicants are proposing a 20 metre setback; and they are looking at alternatives for a barrier wall. She advised the Committee that she is available to answer questions. Richard Pernicky, Nextrans Engineering, spoke on behalf of the applicant. Mr. Pernicky answered questions regarding the Transportation Study, site access, traffic signalization, height of the building, and the setback from the railway. Alan Savage, YYZed Project Management, spoke on behalf of the applicant. Mr. Savage explained to the Committee that the development is currently proposed to be condo units. He added that there is the possibility of the third building becoming a rental unit depending on what the market dictates. Mr. Savage noted these will be standard condo units with shared amenity buildings and the target market will be a mix of singles, couples, and families. He added that there has not been any discussion on affordable housing`and advised this could be addressed if needed. Mr. Savage continued by addressing the safety of the site and noted that the developers will comply with all safety regulations. He addressed the setback from the railway and explained that 20 metres is very common and added that the railway considers safety, noise and vibration. Mr. Savage stated that there will be a warning clause in the purchase agreement with respect to the railway. He concluded by addressing the impact of the construction noise, dust, safety and explained that the by-laws and Ministry of Labour's guidelines will be adhered to. Mr. Savage advised the Committee that he is available to answer any questions. 8 Delegations There are no Delegations scheduled for this meeting. 9 Communications -Receive for Information There were no Communications to be received for information. 10 Communications -- Direction There were no Communications to be received for direction. 11 . Planning Services Department Reports 11.1 PSD -016-16 An Application by Dr. Linda Carter to Permit Commercial Uses, Including a Veterinary Clinic Resolution #PD -035-16 Moved by Councillor Neal, seconded by Councillor Hooper That Report PSD -016-16 be received; M Planning and Development Committee Minutes ar-m9ton February 22, 2016 That the applications to amend the Clarington Official Plan and Zoning By-law 84-63, submitted by Dr. Linda Carter to permit commercial uses, including a veterinary clinic, continue to be processed and that a subsequent report be prepared; and That any delegations and all interested parties be notified of Council decision. Carried 11.2 PSD-017-16 A Rezoning Application by 1891211 Ontario Limited to Permit Three Six-Storey Apartment Buildings Containing 414 Dwelling Units Resolution #PD -036-16 Moved by Councillor Hooper, seconded by Councillor Cooke That Report PSD -017-16 be received; That the proposed application to amend Zoning By-law 84-63 submitted by 1891211 Ontario Limited continue to be processed including the preparation of a subsequent report; That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -017-16 and Council's decision; and That all interested parties listed in Report PSD -017-16 and any delegations be advised of Council's decision. Carried 11.3 PSD -018-16 Applications by Lanarose Properties Ltd. (The Kaitlin Group) to Permit 4 Single Detached Dwellings and 1 Block for 5 Townhouses in' Bowmanville Resolution #PD -037-16 Moved by Councillor Neal, seconded by Councillor Hooper That Report PSD -018-16 be received; That the application for Draft Plan of Subdivision S -C 2015-0003 submitted by Lanarose Properties Ltd. be supported, subject to conditions as contained in Attachment 2 of Report PSD -018-16; That the Zoning By-law Amendment application submitted by Lanarose Properties Ltd. be approved as contained in Attachment 3 of Report PSD -018-16; That once all Conditions' of Draft Approval and requirements of the Official Plan with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; -5.- 6-5 PlClaringtonanning and Development Committee Minutes February 22, 2016 That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -018-16 and Council's decision; and That all interested parties listed in Report PSD -018-16 and any delegations be advised of Council's decision. Carried 11.4 PSD -020-16 Renaming Port Darlington Road to Port Darlington Boulevard, Nautical Street Names in the Port Darlington Neighbourhood, and Revised Street Addresses for a Number of Properties Resolution #PD -038-16 Moved by Councillor Traill; seconded by Councillor Partner That Report PSD -020-16 be received; That staff be authorized to take all appropriate steps for the renaming of the existing portions of Port Darlington Road to Port Darlington Boulevard, as shown in Figure 1 of Report PSD -020-16; That staff be authorized to take all appropriate steps to re -address the properties noted in Section 2.3 of Report PSD -020-16; That property owners and tenants receive a goodwill payment recognizing the inconvenience and time associated with the street name or address change as identified in Section 2.1 of Report PSD -020-16; That Planning Services Staff be authorized to assign Nautical Theme Names for the Draft Approved Plans of Subdivision in the Port Darlington Neighbourhood (S -C-2002-002 & S -C-201.3-0002); and That all interested parties listed in Report PSD -020-16 and delegations be advised of Council's decision. Carried 12 New Business — Consideration There were no New Business Items to be considered under this section of the Agenda. 13 Unfinished Business There were no Unfinished Business Items to be considered under this section of the Agenda. WON Planning and Development Committee Minutes Offingtoin February 22, 2016 14 Confidential Reports 14.1 PSD -019-16 Donation of Lands - Rear Portion of 2365 and 2385 Energy Drive Closed Session Resolution #PD -039-16 Moved by Councillor Neal, seconded by Councillor Cooke That, in accordance with Section 239 (2) of the Municipal Act, 2001, as amended, the meeting be closed for the purpose of discussing a proposed or pending acquisition or disposition of land by the municipality or local board. Carried Rise and Report The meeting resumed in open session at 9:18 PM with Councillor Woo in the Chair. Councillor Woo advised that one item was discussed in "closed" session in accordance with Section 239(2) of the Municipal Act, 2001 and no resolutions were passed. Resolution #PD -040-16 Moved by Councillor Neal, seconded by Councillor Traill That the recommendations contained in Confidential Report PS6-019-16 be approved. Carried 15 Adjournment Resolution #PD -041-16 Moved by Councillor Partner, seconded by Councillor Traill That the meeting adjourn at 9:19 PM. Chair Carried -7- Deputy Clerk NF1 PUBLIC MEETING PSD -021-16 MUNICPALITY OF CLARINGTON Nonce of bilc eein A land use change has been proposed, have your say!. The Municipality is seeking public comments before making a decision on an application to amend the Zoning By-law. Tien Tao Sheng Xiu Temple has submitted a Complete Application to change the zoning of the former Lockhart Public Elementary School property to permit a place of worship. Address 3377 Lockhart Road, Newcastle. The property is on the east sidle between Concession Road 3 and Concession Road 4. How to be Informed The proposed amendment, additional information and background studies are available for review at the Planning Services Department. Questions? Please contact Bob Russell at 905-623-3379, extension 2421, or by email at brussell(a�-clarington.net • • Provide Comments Speak at the Public Meeting: Date: Monday, March 14, 2016 Time: 7:00 PM Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative' Centre Council Chambers Or write to the Planning Services Department to the attention of Bob Russell File Numbers: ZBA2016-0001 (SPA2016-0001) J e s Q SUBJECT PROPERTY f , A 1 �yqr , y�• y, � I y' l � s rypP• }�� ¢ r' F' _ y ESSION ROAD 3 LCONOES IOtq ROAD 3 Freedom of Information and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. Accessibility If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Clerk's Department at 905-623-3379, extension 2109. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do so. David J. Crome, MCIP, RPP Director of Planning Services N I r PUBLIC MEETING PSD -022-16 MUNICPALITY OF CLARINGTON 11FiJFi�( 1 w� Q Uand use change has been proposed, hada your say? The Municipality is seeking public comments before making a decision on an application to amend the Zoning By-law, for an amendment to draft approved Plan of Subdivision. Proposal Avert®n Groups proposes to rezone and amend a Draft Approved Ran of Subdivision as well as incilude additIonai lands and to develop 57 townhouse units ®n the north side Eiephant HIIIII Drove in IBowmruanviiie, identified as the Subject Site - Phase 2 on the map Ibei®w. West side of Mearns Avenue, 600 metres north ®f the intersects®n of Mearns Avenue and Concession Street, just south of the Canadian Pacific Railway, Bowmanviiie How to be -d i he proposed amendments, additional information and background studies are available for review.! at the Planning Services Department. Questions? Please contact Cynthia Strike, Principal Planner 905-623-3379, extension 2410, or by email at cstrikeQclarington.net. ° ®' • . - • Lm Speak at the Public Meeting: Date: Monday, March 14, 2016 ime: 7:00 PM Place: 40 Temperance Street, Bowmanville, ON L1 C 3A6 Municipal Administrative Centre Council Chambers Or write to the Planning Services Department to the attention of Cynthia Strike, Principal Planner File Number: 18T-95030 and ZBA 2014-0033 O d O Legend Subject Site - Phase 2 Phase 1 �g0 gG° w z 2 _ Z Z V rdGY ' i Q G,dOa \\`,\ �\\ ELEPHANT HILL DRIVE SPRUCEWOOD CRESCENT 17 DRIVE MADDEN PLACE ' t LYLE I Lands Added to. ? C Plan of su,6dfvision LYLE DRIVE �( MADDEN PLACE AMPLING j 1 CT HUTTON PLACE I` LYLE DRIVE Teo HUTTON PLACE IRELAND STREET J -_I. I ZOA 20144033 Freedom of Worrna ion and Protection of Privacy Act The personal information you submit will become part of the public record and may be released to the public. Questions about the information we collect can be directed to the Clerk's Department at 905- 623-3379, extension 2102. AcoessiMitty If you have accessibility needs and require alternate formats of this document or other accommodations please contact the Clerk's Department at 905-623-3379, extension 2109. Appeal Requirements If you do not speak at the public meeting or send your comments or concerns to the Municipality of Clarington before the by-law is passed, you will not be entitled to appeal the decision to the Ontario Municipal Board and you will not be able to participate at a hearing of an appeal before the Ontario Municipal Board unless, in the opinion of the Board, there are reasonable grounds to do to. David J. Crome, MCIP, IPP Director of Planning Services Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905=623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: March 14, 2016 Report Number: PSD -021-16 Resolution Number: File Number: ZBA2016-0001 By-law Number: Report Subject: An application by Tien Tao Sheng Xiu Temple to rezone a former public elementary school property to a place of worship Recommendations: That provided that there are no substantive concerns received at the Public Meeting: That Report PSD -021-16 be received; 2. That the application for rezoning ZBA 2016-0001, submitted by Tien Tao Sheng Xiu Temple be approved and that the Zoning By-law Amendment contained in Attachment 1 to Report PSD -021-16 be passed; 3. That the Region of Durham Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report -021-16 and council's decision; and 4. That all interested parties listed in Report PSD -021-16 and any delegations be advised of Council's decision. 12-1 Municipality of Clarington Report PSD -021-16 Page 2 Report Overview Tien Tao Sheng Xiu Temple is proposing to amend the Zoning By-law to change the zone of the former Lockhart Public Elementary School, from "Agricultural Exception (A-1)" Zone to permit a place of worship. Only internal changes are proposed to the building. However, required modifications to the property such as upgraded entrances and additional parking will be reviewed through a related Site Plan Approval Application. No comments have been received to date. Provided that there are no substantive issues raised by residents at the public meeting, it is recommended that the application be approved. 1. Application Details 1.1. Owner: Tien Tao Sheng Xiu Temple 1.2. Agent: Frontop Engineering Ltd. 1.3. Proposal: To change the zoning of a former public elementary school from Agricultural Exception (A-1) to permit a place of worship. 1.4. Area: 1.214 hectares (3.0 acres) 1.5. Location: 3377 Lockhart Road, former Clarke Township Roll No. 18-17-030-030-23501 1.6. Related Files: SPA 2016-0001 1.7. Within Built Boundary: No 2. Background 2.1. Lockhart Public Elementary School closed in the 1990s. The College of Renewable Energy, a private post -secondary institution, moved into the school around 2001. The operators of the private school had several discussions with municipal staff regarding legalizing the use but did not proceed. The private college closed in about 2014. When the property went on the market the current owner/applicant, the Tien Tao Sheng Xiu Temple, took an interest in it. A Pre -consultation Meeting with Planning staff and other officials was held in late September 2015. They purchased the property in December 2015. 2.2. On January 4, 2016, Planning Staff received the current rezoning application and the related site plan approval application. A Stormwater Management Technical Brief was included with the applications in support of the site plan approval application. 12-2 Municipality of Clarington Report PS® -021-16 Page 3 Figure 1: Location of the Property 12®3 ,s0 i .. w NOW I. > 0 R la r r� P w 7 .' E SUBJECT PROPERTY �E 3377 Lockhart Road L�. I AR ¢ L v Ask ~ s` £ lr. - s_ r VM I q Figure 1: Location of the Property 12®3 ,s0 i .. w NOW I. > 0 Figure 1: Location of the Property 12®3 E'��3 I � ' 1 �L! I _ .' ( �E L�. I AR Figure 1: Location of the Property 12®3 Municipality of Clarington Report PSD -021-16 3. Land Characteristics and Surrounding Uses 3.1. The subject property and the surrounding properties are in rural Clarke Township. The property is on the east side of Lockhart Road and is generally surrounded by agricultural lands. There are 18 rural residences along Lockhart Road in Concession 3. Figure 2: Vacant School Building and Public Notice Sign on February 23, 2016 4. Provincial Policy 4.1 Provincial Policy Statement Prime Agricultural Areas, according to the Provincial Policy Statement, are for agricultural, agricultural -related uses and on-farm diversified uses. Opportunities to support a.diversified rural economy should be promoted by protecting agricultural uses and directing non -related development to areas where it will minimize constraints on 12-4 E,I Municipality of Clarington Report PSD -021-16 Page 5 these uses. Non-agricultural uses in Prime Agricultural Areas are recognized, subject to specific policies and requirements in Provincial Policy Statement. This proposal will not remove land from agricultural production since the land was already excluded when elementary school was constructed. 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject property as within Prime Agricultural Areas. The property and building are not in a key natural heritage/hydrologic feature. With the establishment of the elementary school, the property has long been removed from agricultural use. 5.2 Clarington Official Plan The Clarington Official Plan recognizes a public elementary school site within a Prime Agricultural Area. The facility pre-existed an official plan covering this area. Community Uses, including places of worship, are encouraged to locate in urban areas and hamlets to enable easy accessibility by the majority of the population and, where possible to use municipal services. The proposal is to allow the conversion of a legally non -conforming_ use to a similar use, which is permitted. 6. Zoning By-law Zoning By-law 84-63 zones the subject property "Agricultural Exception (A-1)". The provisions of Zoning By-law 84-63 permit public uses such as public elementary schools to locate in any zone. A place of worship is only permitted in the above zone if it predates the Zoning By-law, hence, the need for a rezoning for this proposed place of worship. 7. Summary of Background Studies 7.1 Stormwater Manaqement — Technical Brief There are no stormwater management issues as a result of the change in land use or the expansion of the gravel parking lot. The brief stated the quantity of stormwater runoff would be the same as the existing situation. 12-5 Municipality of Clarington Report PSD -021-16 •//loll' � 1. � l � '� i � _ p`i � q i L.. ` tli� i F�a Q+t• �v. 1L�y� }I,. 4kd1 C:t I Figure 3: Proposed Site Plan 8. Public Notice and Submissions 8.1 Public notice was mailed to each landowner within 120 metres of the subject property and a public meeting sign was installed on the Lockhart Road frontage. 8.2 There have been no inquiries as a result of public notice. However, before the subject applications were received, the neighbouring owner contacted the Municipality to suggest that only agricultural uses should be permitted on the property. 9. Agency and Departmental Comments 9.1 Emergency & Fire Department had no fire safety concerns. 9.2 Operations Department provided comments related to the site plan approval application, but provided no comments on the proposed rezoning. 12-6 Municipality of Clarington Report PSD -021-16 Page 7 9.3 Engineering Services Department noted the applicant must demonstrate that there is adequate on-site parking to meet zoning requirements. On -street parking for the place of worship will not be permitted. Engineering Services had many other comments, all related to the site plan approval application. 9.4 Building Division noted a building permit will be required for the proposed interior renovations. Clarington development charges will not be applicable. 9.5 The Accessibility Committee offered guidance regarding the provision of: barrier -free parking spaces and related outdoor lighting, and barrier -free washrooms. 9.6 The Ganaraska Region Conservation Authority had no objection. 9.7 Canada Post had no objections to the proposal; and noted that since the existing buildings receives delivery to a rural mailbox, it will continue. 9.8 Comments have not been received from: Hydro One Networks Inc., Durham Regional Police Service, Durham Regional Planning & Economic Development Department, and Durham Regional Health Department. 10. Discussion 10.1 The Official Plan encourages community uses, including uses such as places of worship, to locate within urban areas. This would be preferred but it is not mandatory, provided that they would meet the other policies of the Official Plan. It is assumed that the temple would service a broad area and therefore its proximity within any one urban area is not essential for its worshippers. 10.2 Lockhart Public Elementary School closed in 1990's and since then, for much of the time, it has been operating as private post -secondary school. The proposal to repurpose the elementary school building provides for an adaptive reuse of an institutional structure. If it were not for the existing structure, a new community use in the agricultural area would not be permitted, 10.3 The site is just over a hectare and is therefore limited in size. There is lots of room on- site for parking. The current site plan proposes to convert the gym for up to 120 worshippers. As a place of worship, it would have the equivalent or likely even less of an impact on adjacent agricultural uses than an elementary school. It is staff's view that the proposal is appropriate for Council to recognize as a permitted use in the Zoning By-law. 10.4 There are a number of site plan items that remain outstanding at this time, such as improving the deficient entrances, lighting of the entrances, adequate on-site parking, fire routes, location of walkways and snow storage, and landscaping, which will be address through the site plan approval application process. 12-7 Municipality of Clarington Report PSD -021-16 11. Conclusion e8 Staff have received no resident comments to date on this application. Most agency comments relate to the pending site plan application and will be addressed through that process. It is staff's view that this proposal is an appropriate adaptive reuse of the Lockhart Elementary School site and will not increase any potential impacts on the surrounding agricultural lands. Provided that there are no substantive issues raised at the public meeting, it is recommended that the rezoning application be approved. 12. Strategic Plan Application Not applicable. Submitted by: d'` Davi J rome, MCIP, RPP Director of Planning Services Reviewed by: c; Franklin Wu, Chief Administrative Officer Staff Contact: Bob Russell, Planner II, 905-623-3379 ext. 2421 or brussell(a)-clarington.net Attachment: Attachment 1 —Zoning By -Law Amendment The following is a list of the interested parties to be notified of Council's decision: Lucy Lin CP/BR/df,tg 12-8 Attachment 1 to Municipality of Clarington Report PSD -021-16 Corporation of -the Municipality of Clarington By-law Number 2016 - being a By-law to amend Municipality of Clarington Zoning By-law.84-63 Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, for ZBA 2016-0001; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Schedule `2' to By-law 84-63, as amended, is further amended by changing the zone designation from "Agricultural Exception (A-1) Zone to Agricultural Exception (A-13) Zone" as illustrated on the attached Schedule W. 2. This By-law shall come into effect on the date of the passing, subject to the provisions of Section 34 of the Planning Act. By -Law passed in open session this day of 12016 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 12-9 Attachment 1 to Municipality of Clarington Report PSD -021-16 This is Schedule "A" to Sy -law 2016- , passed this day of , 2016 A.D. 3448 3376 0 Q 0 Q r v U O Lot 31 Concession 3 Lot 30 Concession 3 240 ® Zoning Change From "A-1" To "A-13" N Adrian Foster, Mayor Clarke ZBA 2016-0001 Schedule 2 C. Anne Greentree, Municipal Clerk 12'10 _ 23= If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102 Report To: Planning and Development Committee Date of Meeting: March 14, 2016 Report Number: PSD -022-16 Resolution: File Number: 18T-95030, ZBA 2014-0033 Bylaw .Number: Report Subject: Applications by Averton Group to develop 207 residential units in Apple Blossom Neighbourhood, Bowmanville Recommendations: That Report PSD -022-16 be received; 2. That the application for an amendment to a Draft Approved Plan of Subdivision and amendment to Zoning By-law 84-63, submitted by Averton Group to permit a total of 57 residential units on the north side of Elephant Hill Drive continue to be processed and that a subsequent report be prepared; 3. That the application for amendment to Draft Approved Plan of Subdivision submitted by Averton Group for 150 residential units on the south side of Elephant Hill Drive be supported subject to conditions as contained in Attachment 2 of Report PSD -022-16; 4. That the Zoning By-law Amendment application submitted by Averton Group be approved as contained in Attachment 3 of Report PSD -022-16; 5. That once all conditions contained in Zoning By-law with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 6. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -022-16 and Council's decision; and 7. , That all interested parties listed in Report PSD -022-16 and any delegations be advised of Council's decision. 12-11 Municipality of Dlarington Report PSD -022-16 Report Overview 0 This report is recommending approval of an application by Averton Group to amend Phase 1 of Draft Approved Plan of Subdivision and rezoning to permit 129 single detached dwelling and 21 street townhouse units on those lands located south of the future extension of Elephant Hill Drive in Bowmanville. The Municipality is seeking public comments on Phase '2 of a proposed amendment to Draft Approved Plan of Subdivision and rezoning to permit 2 single detached dwellings and 55 street townhouse units on those lands located north of the future extension of Elephant Hill Drive in Bowmanville. 1. Application Details 1.1 Owner: Averton Group 1.2 Proposal: This report addresses two site related proposals within the same draft approved plan of subdivision: Phase 1 — Revisions to Draft Approval, south of Elephant Hill Drive, recommended for approval. Amendment to Draft Approval i) Remove all semi/link units (total of 6); ii) Replace the 12 metres lots with 10.8, 12.2, 13.5 and 15 metres for single detached dwellings; iii) Add a walkway Total Number of 150 units consisting of 129 single detached units and 21 street townhouse units. Amendment to the Zoning Dy -law i) To reflect the proposed amendment to the draft approved plan; ii) To increase the lot coverage from 40% to 45% for single detached units; iii) To permit a bungaloft with 50% lot coverage; iv) To allow various changes in the setbacks: 6 metres to the garage, 4 metres to the dwelling and 2 metres to the porch for exterior and front yards and 0.6 metre on one side and 1.2 metres on the other for the interior side yard; v) To increase the height of the porch deck from 1 metres to 1.6 metres; and 12-12 Municipality of Dlarington Report PSD -022-16 e3 vi) To increase the height of the dwelling from 10. 5 metres to 11 metres. Area of Phase 1 = 9.34 hectares Phase 2 -- Public Meeting on a proposal for the development of lands in a Future Development block on the north side of Elephant bill Drive. Amendment to Draft Approval i) Revise boundary of the draft plan to include additional lands; and ii) Remove Future Development Block and replace with 2 single detached dwellings and 55 street townhouses for a total of 57 units. Amendment to the Zoning By-law i) To increase lot coverage from 50% to 55% for townhouses; ii) To allow various changes in the setbacks: 6 metres to the garage, 4 metres to the dwelling and 2 metres to the porch for exterior and front yards; iii) To increase the height of the porch deck from 1 metres to 1.6 metres; and iv) To increase the height of the dwelling from 10.5 metres to 11 metres. Area of Phase 2 = 2.7 hectares 1.3 Total Area: 12.04 hectares 1.4 Location: Westside of Mearns Avenue, 600 metres north of Concession Street and south of the Canadian Pacific Railway, being Part Lot 9, Concession 2, former Town of Bowmanville (See Figure 1). Roll No: 1817-020-060-10805 1.5 Within Built Boundary: Yes 12-13 Municipality of Clarington Report PSD -022-16 Paqe 4 Figure 1: Property Location of Entire Draft Plan 2. Background 2.1 In August 19, 1996 the Region of Durham issued approval for a draft plan subdivision for 192 units, consisting of 118 single detached dwellings, 42 semi/link units and 32 street townhouse units. The Region of Durham did not include expiry dates in conditions of draft approval (see Figure 2). 2.2 In 2000, the Region of Durham delegated authority to the Municipality of Clarington with respect to plans of subdivision. 12-14 Municipality of Clarington Report PSD -022-16 Paae 5 Figure 2: Original Draft Approved Plan -1996 2.3 In 2011, the conditions of draft approval were amended by only adding an expiry date of three years to October 2014. 2.4 Averton acquired the lands just prior to the October 2014 expiry date for the draft plan. Under delegated authority, the Director of Planning Services extended draft approval and amended the draft plan by including an alternate second access onto Mearns Avenue which changed some lots and placed.the lands north of Elephant Hill Drive in a Future Development Block. This reduced the number of units to 152. The conditions of draft approval were also amended to include current study requirements, notices and warnings (see Figure 3). 12-15 Municipality of Clarington Report PSD -022-16 Page 6 0 0 _ o ao m 4 Single Detached Dwellings, Legend 28 SemllLlnk.Units And 8 Townhouse.Units Replaced i Q Limits of Draft Plan (2014)Wlth Future DevefopmenfBlock: Areas With Changes�\0�� oJe�o��e U) U Oe - cn Jae < U1 i� ELEPHANT HILLDWE SPRUCEWOOD C I IT -1 MADDEN PLACE ,6 STREET'S' II 4 Townhouse Units:-: C- - ouse'.Urtifis ro c o n n " r' ` n n � n is d`� ¢ ".3 OLUCK 1+ 7n � � � � � _ ownh... — MADDEN PLAC STREET V ��Qi 3q W 7" ^ � I v 6 Townhouse:Units S 4 G 3 R' .�1 KIIzi I Replaced Bj3 �' Single Units- r AMPLING ze CT i HUTTON PLACE STREET A' New Intersection_At. Mearns Avenue:: n R Remove Future IRELAND STREET Window Street: 033 Figure 3: Amendment to Draft Approval 2014 2.5 On December 22, 2014 Averton submitted applications for further amendments to draft approval and rezoning for only those lands south of Elephant Hill Drive, Phase 1. The number of units has been reduced to 150; 129 single family dwellings and 21 townhouse units. The proposed rezoning requested increased lot coverage and reduced front and side yard setbacks consistent with current design standards. Through the review of the detailed engineering drawings further changes to the draft plan were required. Steep road grades required the removal of a portion of Street `A', between Street 'B' and Elephant Hill Drive and replaced it with a pedestrian walkway as well as adjustments to the lotting pattern. 12-16 Municipality of Clarington Resort PSD -022-16 7 2.6 The applicant was able to purchase triangular blocks of land abutting the west limits of the proposal on either side of Elephant Hill Drive, at the west limit of the plan and incorporate them in the draft plan limits. The blocks were created through the registration of plan 10M-830. These lands have always been intended to be developed in conjunction with the subject lands. 2.7 In August 2015, the applicant submitted a further amendment to draft approval for the Future Development Block, on the north side of Elephant Hill Drive, proposing 2 single detached dwellings and 55 street townhouses fronting onto Elephant Hill Drive as well as on a new internal street, (Goldsborough Crescent), being Phase 2. 2.8 Now that the major engineering issues have been resolved, Staff are recommending draft approval of Phase 1, while recommending that the Phase 2 lands be referred back to staff for continued processing and a subsequent report (See Figure 4). Y D I Legend m N ILI © New Limits of Draft Plan Phase 9 L� Phase Z ,�SQP t� w Uff VE Future Development Block o° `= w YF- n Replaced With 2 Single Detached �o5� i:: 'A0 a Dwellings and 55 Townhomes z m� I m G ;�.�\\ ELEPHANT HILL SPRUCEWOODC Qa i 60' G t\�•\\j\' �� II Ht MADDEN PLACE LYLE DRIVE Lands Added to Draft Plan Limits ITI I I I I 1 LYLE DRIVE J MADDEN PLAC W IIS I it Il,il t Portion of Lyle Drive w (Former Street "A") Replaced With LYLE DRIVE I HUTTON PLACE Pedestrian Connection II Six Linked Units Replaced With ar IRELAND STREET HUTTON PLA NACHI 5 Singles -111110:= I III I I I I� A Yang zar, zot! -cam Figure 4: Proposed Amendments to Draft Approved Plan 12-17 Municipality of Clarington Report PSD -022-16 Page 8 2.9 The changes in the lot types within the draft plan of subdivision over the years are shown on Figure 5. It should be noted that the 2014 amendment had the Future Development Block. Distribution of lots by frontage and type Canadian Pacific Railway and beyond Urban residential Single detached units Semi- Townhouse Total West - Urban residential detached/link units units 10.8m 12.0m 13.5m 15.0m 18.Om 20.0m 6.0m 7.0m 1996 Draft Approval 108 8 2 30 12 32 192 2014 Amendment to Draft 104 8 5 8 6 21 152 Approval 2016 Proposal 10 107 8 6 21 55 207 both phases Figure 5: Changes in lot distribution between 1996, 2014 and 2015 3. Land Characteristics and Surrounding Uses 3.1 The lands are at a significantly higher elevation at the north-west and abuttingthe railway then slope downward to the south-east corner. There are trees on the mid- section and along the southern property boundary Ireland Street. The Averton Sales office is situated on Mearns Avenue (see Figure 6). Figure 6: Sales Office under construction looking west from Mearns Avenue 3.2 The surrounding uses are as follows: North - Canadian Pacific Railway and beyond Urban residential South - Urban residential East - Urban residential West - Urban residential 12-18 Municipality of Clarington Report PS® -022-16 Page 9 4. Provincial Policy 4.1 Provincial Policy Statement The Provincial Policy Statement encourages planning authorities to create healthy livable and safe communities by accommodating an appropriate range and mix of residential, employment, recreational and open space uses to meet long term needs. Some relevant policies are: New housing is to be directed to locations where infrastructure and public services are or will be available. A full range and mix of housing types and densities shall be provided to meet projected requirements of current and future residents of the regional market area. Infrastructure and public service facilities shall be provided in a coordinated, efficient and cost effective manner. 4.2 Provincial Growth Plan The Provincial Growth Plan encourages municipalities to manage growth by directing population growth to settlement areas, such as the Bowmanville Urban Area. Municipalities are encouraged to create complete communities that offer a mix of land uses, employment and housing options, high quality open space, and access to stores and services. In particular: • Growth is to be accommodated in transit -supportive communities to reduce dependence on the automobile through the development of mixed use, pedestrian -friendly environments. • Growth shall also be directed to areas that offer municipal water and wastewater systems. • Municipalities should establish an urban open space system within the built up areas. • Municipalities must accommodate residential development within the built up area. 4.3 This plan of subdivision is on a vacant parcel in the urban area. It is surrounded by other residential development, schools, parks and commercial uses. Water, stormwater and sanitary services are constructed to the site's perimeter. The development allows for the efficient use of land, infrastructure and public services. The subject applications are consistent with the Provincial Policy Statement and the Growth Plan. 12-19 Municipality of Clarington Report PSD -022-16 Page 10 5. Official Plans 5.1 Durham Regional Official Plan The Durham Region Official Plan designates the subject lands as Living Area. Lands designated as Living Area permit the development of communities with defined boundaries, incorporating the widest possible variety of housing types, sizes and tenure to provide living accommodations that address various socio- economic factors. The proposed development is permitted within the Living Area designation. 5.2 Clarington Official Plan The Clarington Official Plan designates the subject lands as Urban Residential, with a Medium Density Symbol at the north east corner of Elephant Hill Drive and Mearns Avenue. The lands are within the Apple Blossom Neighbourhood, which has a population allocation of 4750 and a housing target of 1650, including 225 medium density units and 125 units for intensification. The Low Density designation allows a density of 10 to 30 units per net hectare and predominant form of housing are single and semi-detached units. The Medium Density designation allows for density of 31 to 60 units per hectare while the predominant form of housing are townhouses, quadraplexes and triplexes or low rise apartments. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands "Holding -Urban Residential Type One ((H) R1)", "Holding -Urban Residential Exception ((H)R1-20), "Holding -Urban Residential Type Two ((H) R2)", "Holding -Urban Residential Exception ((H)R2-9), "Holding Urban Residential Type One ((H) R3)", "Holding -Urban Residential Exception ((H)R3-8). Zoning By-law amendments are required to implement the proposed amendments to draft approval. 7. Summary of Background Studies The following reports were submitted by the applicant for Phase 1 & 2 and are summarized below: 7.1 Phase One Environmental Site Assessment, SPL Consultants Limited, November 7, 2014 Based on observations, information collection and present land use, the report determined the entire site has a low level of concern from an environmental contamination perspective. 12-20 Municipality of Clarington Report PSD -022-16 Page 11 7.2 Traffic Impact Study, JD Engineering Inc., September 16, 2014 and Mearns Avenue Access Review, October 20, 2014 The Traffic Impact Study assessed the impact of the traffic generated from the proposed subdivision on the surrounding road network specifically the intersections that were in the immediate vicinity of the subdivision. Based on the original road configuration of the draft plan and assumed traffic distribution at the existing intersections all operate at an acceptable level of service. The revision to the road network in 2014 provided an additional access to Mearns Avenue at the future Lyle Avenue. This change provides more options to disperse traffic from the new development and was determined to have minimal impact of the adjacent intersections. 7.3 Environmental Noise Assessment, Valcoutics Canada Limited, December 10, 2014 Phase 1 Noise for the Phase 1 development is generated from train traffic on the Canadian Pacific Railway and vehicular traffic on Mearns Avenue. Lots and the most easterly units in blocks adjacent to Mearns Avenue as well as those lots fronting Elephant Hill Drive west to the walkway will require mandatory air conditioning, since they will receive noise from the railway. Lots and units in close proximity to Mearns Avenue must be constructed with forced air system and ducting, sized to accommodate a central air conditioning. This will allow the homeowner the option of installing central air conditioning should they wish to mitigate noise from traffic. All lots fronting onto Elephant Hill Drive require brick veneer exterior wall construction or Sound Transmission Class (STC) masonry equivalent. A 1.8 metre high acoustic fence is required for all rear yards flanking Mearns Avenue. With respect to railway vibration analysis, the closest building fagade is beyond 75 metre from the railway right-of-way, therefore, ground borne vibration impact study due to rail activities is not required from Phase 1. The appropriate warning clauses will be required in the Agreements of Purchase and Sale advising homeowners of potential noise generated by traffic on Mearns Avenue and the CP Railway, including train whistles. 12-21 Municipality of Clarington Report PSD -022-16 Phase 2 Paae 12 The Environmental Noise Assessment and this Railway Vibration Analysis for Phase 2 is currently under review. 7.4 Functional Servicing Report, Condeland Engineering Ltd. 2014 The Functional Servicing Report concluded that the site can be serviced by municipal sanitary sewers; peak flows can be conveyed to the existing trunk sewer system on Mearns Avenue. The site can be serviced with municipal water by looping the water distribution system from Elephant Hill Drive to Mearns Avenue. Adequate storm drainage and stormwater management facilities for both quantity and quality can be provided within the development area to neutralize the impact of urbanized run off. 8. Public Notice and Submissions 8.1 Phase 1 The applicant hosted a Public Information Centre on Thursday February 26, 2015 at John M. James Public Elementary School located on Mearns Avenue in Bowmanville. The entire draft plan was the focus of the Public Information Centre. The applicant and their consultants attended the meeting as well as staff from the Planning Services Department and Engineering Services Department. A total of six area residents attended the meeting. 8.2 A Public Meeting for Phase 1 was held on March 9, 2015. The Public Notice was given by mail to each landowner within 120 metres of the subject site. Public Meeting signs were installed along the frontages of Mearns Avenue, Elephant Hill Drive and Ireland Street. 8.3 Through submissions, area residents expressed concerns as summarized below; • Do not remove the cul-de-sac on Ireland Street; • Do not remove trees on Ireland Street; • Use the parkland dedication funds collected from the subject site to update facilities in Elephant Hill Park; • Increased traffic and high speeds on the existing portions of Elephant Hill Drive; and • Potential grading and drainage impacts on residents living on Ireland Street. 12-22 Municipality of Clarington Report PSD -022-16 Page 13 8.4 Staff also received a written objection from the solicitor retained by Schickedanz Bros. Limited regarding two blocks (Blocks 95 and 97) in the adjacent subdivision, 10M-830. The concern is that proposed lotting would sterilize the future use of these blocks. The blocks have subsequently been purchased by the applicant and are incorporated into the draft plan. 8.5 Phase 2 A Notice of Public Meeting for the Phase 2 proposal was given to each land owner within 120 metres of Phase 2 lands and Public Meeting Notice signs were installed along the frontages of Mearns Avenue and Elephant Hill Drive. As of writing this report, staff have not received any inquiry regarding Phase 2. 9. Agency Comments 9.1 Region of Durham Planning and Economic Development Department states that the original conditions of draft approval of 1996 and as further amended in 2014 would generally satisfy requirements with respect to Provincial Interests and Delegated Review responsibilities, however recommend an amendment to the noise conditions to reflect the revised noise report by Valcoutics Canada Limited dated December 10, 2014. Water and sanitary sewer services are available to the site. Water supply is available from Elephant Hill Drive and Mearns Avenue. The proposed lots on Ireland Street can be serviced from the existing watermain on Ireland Street. Sanitary sewers are available from Mearns Avenue and Ireland Street. 9.2 Central Lake Ontario Conservation Authority does not have any objections to the principle of the development. They did note that matters related to overland flow routing is not completely resolved. However, the road and lotting pattern will not be impacted and on that basis the Conservation Authority issued Conditions of Draft Approval. 9.3 CP Rail provided conditions of draft approval to mitigate impacts from the CP Railway, including the requirement for a safety berm on the subject adjoining property parallel to the railway right-of-way, the installation of fencing or walls, a minimum setback for dwellings of 30 metres and various warning clauses regarding noise and vibration. The majority of CP's comments are related to Phase 2. 9.4 Kawartha Pine Ridge District School Board, Veridian, Rogers, Canada Post and Enbridge Gas have no objection to the applications. 12-23 Municipality of Clarington Report PSD -022-16 Page 14 10. Departmental Comments 10.1 Emergency and Fire Services The Emergency and Fire Services Department offers no objection. 10.2 Engineering Services The grading of these lands is particularly challenging. The applicant has shown retaining walls in various locations around the site. The use of retaining walls must be avoided particularly adjacent to existing development but due to the challenging topography of the site some retaining walls will be required. The applicant has made significant changes to the grading and housing types to minimize the number and height of retaining walls. The stormwater management plan must be consistent with the recommendations of the West Branch of Soper Creek Master Drainage Plan. Staff are currently working with the applicant with regard to the configuration of the storm sewer system and stormwater storage to minimize the Municipality's long term costs and maximize use of existing stormwater facilities. Extensive importing of fill is proposed for this site, roughly 30,000 cubic metres which has been reduced significantly with the grading revisions that staff have requested. Every effort should be made to minimize import or exporting material. Final solutions to all of these issues may result in lot line adjustments or reconfigurations. The applicant will be required to provide an appropriate cash contribution in lieu of normal parkland dedication. 11. Discussion on Phase 1 Lands 11.1 Proposed Revisions In 2015, Averton requested°an amendment to draft approval and rezoning for the lands south of Elephant Hill Drive. In an effort to expedite registration of Phase 1, the applicant submitted the detailed engineering submission for review by the Engineering Services Department. The site grades and stormwater management proved to be challenging which necessitated further changes to the draft plan. The most significant change is the removal of a northerly portion of Street `A", as shown in Figure 3. The steep grades in this area meant that the road would exceed the municipal design guidelines. This solution to the grading issue is not ideal for vehicular circulation, however a walkway with a 3.0 metre paved path was added to provide a pedestrian connection between existing residents on Elephant Hill Drive, the neighbourhood park to the north and the elementary school and commercial centre to the south. 12-24 Municipality of Clarington Report PSD -022-16 Page 15 11.2 Site Grades Given the grades on the site, a considerable amount of fill is required in the middle of the site. Despite this, there are still two locations where retaining walls are required in Phase 1. The applicant will be required to obtain written permission from existing and abutting landowners to install retaining walls on the subject draft plan. The long term maintenance of the retaining walls will be the responsibility of the homeowner. Warnings and Notices will be added to Agreements of Purchase and Sale for these units. In addressing the grade issue, the houses themselves act as retaining walls. Many of the units will be rear walkouts or front walkouts, where the garage and front entrance are at basement level. In addition, the basements of some units will be taller than the typical 2.4 metres height to help make up grades from front to back, reduces the need for retaining walls.. 11.3 Ireland Street A number of residents on Ireland Street were concerned with the interface of new development with the existing homes on Ireland Street. The turning circle on Ireland Street is built to full municipal standards and will not be removed. To meet existing grades on Ireland Street, the trees on Ireland Street will have to be removed however new street trees will be installed on the boulevard. Trees surrounding the existing dwelling on Mearns Avenue will be preserved. 11.4 Traffic on Elephant Hill Drive Some existing residents on Elephant Hill Drive were concerned with speed and increased traffic. Clarington staff completed a speed monitoring study on Elephant Hill Drive just south of Campling Court and the results showed that speeds were well below the posted limit with an average of 24 kilometres per hour for the period that was monitored. The extension of Elephant Hill Drive to Mearns Avenue will result in increased traffic volumes on Elephant Hill Drive west of the proposed development but these increases have been reduced with the reconfiguration of Lyle Drive by eliminating the road connection at the west limit of the proposed development. This change reduces the traffic volumes on Elephant Hill Drive and redirects the trips directly to Mearns Avenue. 11.5 Parkland The existing Elephant Hill Park has a full playground and baseball diamonds. No improvements to the park is contemplated -by the Operations or Engineering Services Department. At the Public Meeting, in response to. comments from the area residents, the applicant offered to contribute to improvements to the existing Elephant Hill Park. 12-25 Municipality of Clarington Report PSD -022-16 Page 16 This will be reviewed further with the applicant as part of Phase 2 Approvals. 11.6 Zoning By-law Amendment The applicant is seeking to amend the zoning which was originally approved in 1996 to reflect current design standards, with increased lot coverage and reduced setbacks to the interior side yard and to the street, specifically 2 metres to the porch, 4 metres to the dwelling and 6 metres to the garage as well as a 1.2 metre interior side on one side and 0.6 metres on the other. An increase in lot coverage is also being requested. These standards have been accepted in newer neighbourhoods. However, the existing homes on Ireland Street were built in 1991. The homes have greater setbacks in the front yard with garages projecting in front of the dwelling at 6 metres setback. The interior side yards are 1.2 metres on each side, with 40% lot coverage. For those 8 lots on Ireland Street, Staff are recommending the zoning remain as "Urban Residential Exception -(R2-9) Zone" which is more compatible with the existing homes. The lot coverage will remain 40% and the interior side yards will remain 1.2 metres on both sides, rather than 1.2 metres and 0.6 metres requested by the applicant. The front yard setback will be maintained as 4.5 metres to the dwelling and 6 metres to the garage. Given the site grades and the fact that a height of a structure is measured from the lowest finished grade, the applicant is requesting an increase for building height from 10.5 metres to 11 metres and an increase in porch height from 1 metre to 1.6 metres. Porches that can be 2.0 metres from the sidewalk that are 1.6 metres (5.3 ft) high can present an overbearing presence to passing pedestrians. In these cases, these homes should be set further back to allow for landscaped slope to meet a 1.0 metre porch height. Staff are not supportive of a blanket rezoning to increase porch heights. . 11.7 The applicant has provided concurrence with the attached amended Conditions of Draft Approval. 11.8 All taxes payable to the Municipality of Clarington have been paid in full. 12. Discussion on Phase 2 Lands 12.1 Phase 2 Lands Among the amendments made to the draft plan in 2014, was placing the lands north of Elephant Hill Drive in a Future Development Block. The original proposal showed townhouses and the semi/link units on a cul-de-sac as well as fronting onto Elephant Hill Drive. Development of the Phase 2 lands is constrained by the established alignment for Elephant Hill Drive, the railway, a large road widening to accommodate a future grade separation- at Mearns Avenue, the need for an 12-26 Municipality of Clarington Resort PSD -022-16 Pacie 17 acoustical berm and fencing adjacent to the railway and the grades. Averton agreed to place the lands in a Future Development Block to explore design alternatives. The townhouse units on the proposed Greensborough Crescent do not conform with the policies of the Official Plan which states that townhouses across from townhouses are generally not supported due to on -street parking issues. The configuration also leaves unusually large side yards against the railway lands, which will have significant grades due to the railway berm. This would be problematic for the homeowner to maintain. The applicant provided a Planning Justification Report in support of the proposal, which is under review by Staff. 13. Conclusion 13.1 Phase 1 Lands In consideration of the findings of all supporting studies, agency and resident comments and based on review of the proposal, staff recommend that for Phase 1 the revisions to draft approval, including amended Conditions of Draft Approval (Attachment 2) and Zoning By-law amendment (Attachment 3), be approved. 13.2 Phase 2 Lands Staff will continue processing the balance of the application, for the lands north of Elephant Hill Drive including the preparation of a subsequent report upon resolution of the various issues associated with Phase 2. 12-27 Municipality of Clarington Report PSD -022-16 page 18 Submitted by: .� Reviewed bye David . Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Cynthia Strike, Principal, Planner, 905-623-3379 ext. 2410 or cstrike6r)-clarington.net Attachments: Attachment 1: Draft Plan Attachment 2: Conditions of Draft Approval Attachment 3: Zoning By-law The following is a list of the interested parties to be notified of Council's decision: Brad and Lindsay Wright Vince Baffa Justin Malfara Anthony Biglieri Lawrence Wesson Garrett and Amber Dawn Duncan Carlene Robinson Shawn Mclean Craig Gulas HL+±PAU-11 Attachment 1 to Municipality of Clarington Report PSD -022-16 12-29 DRAFT PLAN OF SUBDIVISION OF BLOCKS 95 AND 97 A ta't` NA PLAN- IOM -830 AND PROPOSED LAND USE, O PART OF LOT 9, CONCESSION 2 PHASE I (GEOGRAPHIC T04YNSHIP OF DARLINGTON) for ntT.•em `Y (FORMERLY TOYN OF BO IANNLLE) MUNICIPALITY OF CLARINGTON 5411541E IT�01317 74 1;12) Ab in ito'ii�r�siolsSTox.s7»s+,sa7osa o REGIONAL MUNICIPALITY OF DURHAM -1266 aJ t4R/142 WR) Isslmu�ira++xs-aisT V41t—(t e.. sinTwi'", ois� ro a {#au �{f'1 3toisnxv ss. s;s{al Ago in os7xYccs M :0050YAM; SI0 I U7 =PVN PYoq'OtIRS , a4 ST Cfh1FFHMa iv BY vroTxi. mgm v 12-29 KEY PLAN (NOT TO SCALE) A ta't` NA PROPOSED LAND USE, .� •a "9S•�`. 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V2 tt nE SK°[M1Tf, t WR'f Wcvr¢m 1+� xr 1449 I'M VIM VMOL s dk Yt y„ _ f 2.10 Q` 'Irl IttEVJ;O StaCE1 7 ';}- 7Al YhF-0- ^ A KN wsx K mn 'C• �IOtS ID(27 �14T 231.1 I[TPFIt41 IiI4T IirTil l 5fID7110T 1)�TI2f1AT ilfWTi 7pi t� � 8� yn/.] MQffLLl9,Ij�itif�tT{41 'a-'lpe ^id(/a(. a55-%�O5TV /q YA 7H-iC99 Vd2ts.a+t- Trtt LaJ�,�4s o;<tr>F 4»l:>Ft-lu wnci:.iutF-Vas 12-29 Attachment 2 to Municipality of Clarington Report PSD -022-16 CONDITIONS OF DRAFT APPROVAL File Number: 18T-95030 Date: March 2, 2016 The Conditions of Draft Approval for 18T-95030 as issued on August 19,.1996 and amended on October 26, 2011 and October 27, 2014 are hereby repealed in their entirety and replaced with the following: Part 1.= PLAN IDENTIFICATION The Owner shall prepare the final plan on the basis of the approved revised draft plan of subdivision by Rady-Pentek &Edward Surveying Ltd. dated December 10, 2015 which illustrates in Phase 1 only, 129 singles detached units, 4 blocks for 21 townhouses, a block for a walkway, blocks for road widening and reserves and a block for future development, Phase 2. The redline revisions are: (1) Remove all references to Phase 2, being all lands north of Elephant Hill Drive, save and except Block 150; and (2) Remove all references to Block138 as a Park and rename as a Walkway. Part 2 — GENERAL 2.1 The Owner shall enter into a subdivision agreement with the Corporation of the Municipality of Clarington (the "Municipality") that contains all of the terms and conditions of the Municipality's standard subdivision agreement respecting the provision and installation of roads, services, drainage, other local services and all internal and external works and services related to this plan of subdivision. A copy of the Municipality's standard subdivision agreement can be found at http://clarington.net/documents/planning/su bdivision-agreement-feb2014.pdf 2.2 The Owner shall name all road allowances included in the draft plan to the satisfaction of the Municipality and the Regional Municipality of Durham (the "Region"). 2.3 All works and services must be designed and constructed in accordance with the Municipality's Design Guidelines and Standard Drawings. Architectural Control 2.4 (1) The Owner shall be 100% responsible for the cost of the "Control Architect" to review and approve all proposed models and building permits, to the satisfaction of the Director of Planning Services. (2) No residential units shall be offered for sale to the public on the draft plan until such time as architectural control guidelines and the exterior Page I1 12-30 architectural design of each building has been approved by the Director of Planning Services. (3) No building permit shall be issued for the construction of any building on any residential lot or block on the draft plan, until the architectural control guidelines for the development and the exterior architectural design of each building and the location of the building on the lot has been approved by the Director of Planning Services. Marketing and Sales 2.5 (1) The Owner shall prepare a Land Use Plan which shows the draft plan and surrounding land uses. The Land Use Plan shall be in a format approved by the Director of Planning Services. (2) The Owner shall erect and maintain a sign on the development site and/or in the sales office which shows the Land Use Plan as approved by the Director of Planning Services. (3) The Owner shall submit its standard Agreement of Purchase and Sale to the Director of Planning Services which includes all warning clauses/ notices .prior to any residential units being offered for sale to the public. Site Alteration 2.6 Draft plan approval does not give the Owner permission to place or dump fill or remove fill from, or alter the grade of any portion of the lands within the draft plan. The Owner shall be required to obtain a permit from the Municipality under Site Alteration By-law 2008-114, as amended, for any such work. If any portion of the lands are within an area regulated by a conservation authority, the Owner shall obtain a permit from the conservation authority in addition to obtaining approval from the Director of Engineering Services regarding the intended haulage routes, the time and duration of the site alteration work and security relating to mud clean up, dust control and road damage: After registration of a subdivision agreement, the provisions of the Municipality's standard subdivision agreement shall apply to any proposed site alteration on the lands covered by the subdivision agreement. Part 3 - FINAL PLAN REQUIREMENTS 3.1 The following road allowances shown on the draft plan shall be dedicated to the Municipality upon registration of the final plan: (a) Lyle Drive (b) Elephant Hill Drive 3.2 The Owner shall transfer to the Municipality (for nominal consideration free -and clear of encumbrances and restrictions) the following lands: (a) Road Widenings Page 12 12-31 A 3.048 metre road widening across the entire frontage of Mearns Avenue shown as Block 151 on the draft plan. A road widening at the south-west corner of Mearns Avenue and the Canadian Pacific Railway shown. as Block 150 on the draft plan for a future grade separation. (b) Reserves • A 0.3 metre reserve shown as Block 152 on the draft plan. (c) Landscaping and Walkways • A landscaping area and public walkway shown as Block 138 on the draft plan. Part 4 —PLANS AND REPORTS REQUIRED PRIOR TO SUBDIVISION AGREEMENT/FINAL PLAN REGISTRATION 4.1 The Owner shall submit the following plans and report or revisions thereof: Phasing Plan (1) The Owner shall submit plans showing the proposed phasing to the Municipality and the Region for review and approval if this subdivision is to be developed by more than one registration. The Phasing Plan must show how the roads and associated infrastructure within each phase are intended to connect to subsequent phases of development, including the provision of temporary or transitional works such as temporary turning circles, external easements for temporary turning circles, and associated fro2en lots. The Municipality shall require the preparation of a subdivision agreement for each phase of development. Noise Report (2) The Owner shall submit to the Director of Engineering Services, the Director of Planning Services and the Region, for review and approval, an updated noise report, based on the preliminary noise report entitled "Environmental Noise Report, prepared by Valcoustics Canada Limited, dated December 10, 2014. Functional Servicing (3) The Owner shall submit an updated Functional Servicing Report satisfactory to the Director of Engineering Services and Central Lake Ontario Conservation. The intended means of controlling and conveying stormwater flow from the site to an appropriate and acceptable location without impacting private property, including use of stormwater techniques which are appropriate and in accordance with the provincial guidelines. [The stormwater management facilities must be designed and implemented in accordance with the recommendations of the Soper Creek West Branch Master Plan]; Page 13 12-32 Environmental Sustainability Plan (4) The Owner shall submit an Environmental Sustainability Plan to the satisfaction of the Director of Planning Services. Such plan shall identify the measures that the Owner will undertake to conserve energy and water in excess of the standards of the Ontario Building Code, reduce waste, increase recycling of construction materials and utilize non-toxic, environmentally sustainable materials and finishes. The plan shall include the location of a shade tree, or provision for a voucher from a local nursery to allow the purchaser to acquire a shade tree to provide passive solar gain during the various seasons. Soils Management Plan (5) Prior to final registration, the Owner shall provide a Soils Management Plan for review and approval by the Director of Engineering Services. Such plan. shall provide information respecting any proposed import or export of fill to or from any portion of the Lands, intended haulage routes, the time and duration of any .pro.posed haulage, the source of any soil to be imported, quality 'assurance measures for any fill to be imported, and any proposed stockpiling on the Lands. The.Owner shall comply with all aspects of the approved Soils Management Plan. The Director may require the Owner to provide security. relating to mud clean up, dust control and road damage. Part 5 —SPECIAL TERMS AND CONDITIONS TO BE INCLUDED IN THE SUBDIVISION AGREEMENT Parkland 5.1 The Owner shall pay the Municipality an amount in lieu of conveying land for park or other public recreational purposes under section 5.1. of the Planning Act, R.S.O. 1990, c.P.13. The Owner acknowledges that this amount shall be based on the value of the Lands as of the day before the approval of draft Plan of Subdivision 18T-95030. Walkway/Overland Flow Route 5.2 (1) The Owner shall be 100% responsible for the costs, financial and otherwise associated with the installation of a walkway/overland flow. route in Block 138. (2) In this section, "Walkway Plan" means a plan prepared by a qualified landscape architect showing: (a) the walkway, landscaping and seating areas; and (b) the proposed grading and stormwater drainage system. (3) An Authorization to Commence shall not be issued for any Works until the Owner has submitted and the Director has approved the Walkway Plan. Page 14 12-33 (4) The Owner shall construct, and ensure the Engineering Drawings incorporate the final grades for the walkway including 200 mm minimum topsoil and seeding, sodding, fencing, all storm sewer servicing and hydro service to the property line along the frontage of Block 138. - (5) For purposes of the Subdivision Agreement, all works under the section 5.2(3) are considered a separate Works Component with a minimum maintenance period of 2 years. Noise Attenuation 5.3 (1) The Owner shall agree in the Municipality of Clarington subdivision agreement to implement the recommendation of the report, entitled. "Environmental Noise Assessment" prepared by Valcoustics Canada Limited, dated December 10, 2014, which specifies noise attenuation measures for the development. The measures shall be included in the Subdivision Agreement and must also contain a full and complete reference to the noise assessment (Le author, title, date and any revisions/addenda) and shall include any required warning clauses identified in the study. (2) The Owner shall not make an application for a building permit for any building on the Lands until an acoustic engineer has certified that the plans for the building are in accordance with the Noise Report. Elephant Hill Drive 5.4 (1) Where the proposed road connects to the existing temporary turning circle on Elephant Hill Drive, the Owner shall restore all areas to municipal standards. This includes curbs, sidewalks, asphalt, drainage, boulevard topsoil and sod, street trees and streetlighting relocations. The cost will be borne 100% by the applicant and the extent of works required shall be at the sole discretion of the Director of Engineering Services. (2) The Owner shall barricade Elephant Hill Drive until top asphalt works are complete or at the discretion of the Director of Engineering Services. Ireland Street 5.5 (1) The Owner acknowledges that the subdivision agreement must contain appropriate provisions for the installation of service connections, entrances, curbs and other related boulevard works on Ireland Street which shall serve as direct connection to Lots 1 to 8. The cost will be -borne 100% by the applicant and the extent of works required shall be at the sole discretion of the Director of Engineering Services. (2) The Owner agrees to minimize disruption to residents on Ireland Street. All lots and dwellings fronting onto Ireland Street shall be constructed from Lyle Drive. No construction equipment or construction traffic shall enter Ireland Street, save and except for the connection of municipal services. The front of Page 15 12-34 lots shall be fenced approximately 1 metre back from the curb on Ireland Street. Mearns Avenue 5.6 (1) The Owner shall be 100% responsible of all costs financial and otherwise associated with the installation of storm sewers on Mearns Avenue, including but not limited to the restoration of the pavement, curbs, sidewalks, sod and street trees. (2) - The Owner shall submit a Traffic Management Plan to address how traffic on Mearns Avenue will be managed for the duration of the service installation and restoration all to the satisfaction of the Director of Engineering Services. (3) The Owner agrees that excavation of Mearns Avenue or Elephant Hill Drive and Ireland Street is not permitted between December 1St and April 30tH Site Grading and Retaining Walls 5.7 (1) Prior to any grading on abutting lands, the Owner shall obtain written permission from the property owners, to the satisfaction of the Director of Engineering Services. (2) Prior to any grading abutting Lots 26-32, 127 and 128 and Part Lot 129, the Owner shall obtain written confirmation from the abutting property owners to remove, replace or reinstate the fences along the common property line to the satisfaction of the Director of Engineering Services. House Siting Plans 5.8 Prior to final registration the Owner shall provide house siting for Lots 126, 127, and Part Lot 129 to the satisfaction of the Director of Engineering Services and Director of Planning Services, Part 6 — AGENCY CONDITIONS 6.1 Region of Durham (1) The Owner shall provide for the extension of such sanitary sewer and water supply facilities which are external to, as well as within, the limits of this plan that are required to service this plan. In addition, the Owner shall provide for the extension of sanitary sewer and water supply facilities within the limits of the plan which are required to service other developments external to this subdivision. Such sanitary sewer and water supply facilities are to be designed and constructed according to the standards and requirements of the Region. All arrangements, financial and otherwise, for said extensions are to be made to the satisfaction of the Region, and are to be completed prior to final approval of this plan. Page 16 12-35 (2) Prior to entering into a subdivision agreement, the Region shall be satisfied that adequate water pollution control plant and water supply plant capacities are available to the proposed subdivision. (3) The Owner shall satisfy all requirements, financial and otherwise, of the Region. This shall include, among other matters, the execution of a subdivision agreement between the Owner and the Region concerning the provision and installation of sanitary sewers, water supply, roads and other regional services. (4) The Owner shall submit a signed Record of Site Condition (RSC) to the Region, the Municipality and the Ministry of Environment and Climate Change and Climate Change. This Record of Site Condition must be to the satisfaction of the Region, including an Acknowledgement of Receipt of the Record of Site Condition by the Ministry of Environment and Climate Change. 6.2 Conservation Authority (1) Prior to any on-site grading or construction or final registration of the Plan, the Owner shall submit and obtain approval from the Municipality of Clarington, and the Central Lake Ontario Conservation Authority for reports describing the following: (a) The intended means of controlling and conveying stormwater flow from the site to an appropriate and acceptable location, including use of stormwater techniques which are appropriate and in accordance with the provincial guidelines. [The stormwater management facilities must be designed and implemented in accordance with the recommendations of the.Soper Creek West Branch Master Plan]; (b) The intended means of providing water quality treatment for the site in accordance with provincial guidelines; (c) The means whereby erosion and sedimentation and their effects will be minimized on the site during and after construction in accordance with the provincial guidelines. The report must outline all actions to be taken to prevent an increase in the concentration of solids in any water body as a result of on-site or other related works; and (d) The Owner agrees to maintain all stormwater and erosion and sediment control structures and measures operating and in good repair during the construction period in a manner satisfactory to the Conservation Authority and the Municipality of Clarington. (2) The Owner shall satisfy all financial requirements of the Central Lake Ontario Conservation Authority. This shall include Application Processing Fees and Technical Review Fees as per the approved Authority Fee Schedule. Page 17 12-36 6.3 Canadian Pacific Railway (1) Dwellings must be constructed such that the interior noise levels meet the criteria of the appropriate Ministry. A noise study should be carried out by a professional noise consultant to determine what impact, if any, railway noise would have on residents of proposed subdivisions and to recommend mitigation measures, if required. The Railway may consider other measures recommended by the study. (2) The Owner shall insert a clause in all Offers of Purchase and Sale or Lease and in the title deed or lease of each dwelling within 300 m of the railway right-of-way warning prospective purchasers or tenants of the existence of the Railway's operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations, which expansion may affect the living environment of the residents notwithstanding the inclusion of noise and vibration attenuating measures in the design of the subdivision and individual units, and that the Railway will not be responsible for complaints or claims arising from the use of its facilities and/or operations. 6.4 Ministry of Culture, Tourism and Sport The Owner shall carry out a cultural heritage resource assessment of the subject property and mitigation and/or salvage excavation of any significant heritage resources to the satisfaction of the Ministry of Tourism, Culture and Sport. No grading or other soil disturbance shall take place on the subject property prior to a letter of clearance for the Ministry. 6.5 Canada Post Corporation The. Owner shall satisfy the following requirements of Canada Post Corporation and the Municipality with respect to the provision of mail delivery to the Subdivision Lands and the provision of community mailbox locations, as follows: (1) The Owner shall advise Canada Post as to the excavation date for the first foundation/first phase as well -as the date development work is scheduled to begin. (2) If applicable, the Owner shall ensure that any street facing installs have a pressed curb or curb cut. (3) The Owner shall advise Canada Post as to the expected first occupancy date and ensure the site is accessible to Canada Post 24 hours a day. (4) The Owner will consult with Canada Post and the Municipality to determine suitable permanent locations for the Community Mail Boxes. The Owner will then indicate these locations on the appropriate servicing plans. (5) The Owner agrees, prior to offering any units for sale, to display a map on the wall of the sales office in a place readily accessible to potential Page 18 12-37 homeowners that indicates the location of all Community Mail Boxes within the development, as approved by Canada Post. (6) - The Owner will provide a suitable and safe temporary site for a Community Mail Boxes upon approval of the Municipality (that is levelled with appropriate sized patio stones and free of tripping hazards), until curbs, sidewalks and final grading are completed at the permanent locations. Canada Post will provide mail delivery to new residents as soon as the homes or units are occupied. (7) Owner agrees to provide the following for each Community Mail Boxes and to include these requirements on the appropriate servicing plans (if applicable): i) Any required walkway across the boulevard, per municipal standards; and ii) Any required curb depressions for wheelchair access, with an opening of at least two meters (consult Canada Post for detailed specifications). 6.6 Utilities (1) The Owner shall coordinate the preparation of an overall utility distribution plan that allows for the safe installation of all utilities including the separation between utilities to the satisfaction of the Director of Engineering Services. (2) All utilities will be installed within the proposed road allowances. Where this is not possible, easements will be provided at no cost to the utility provider. Proposed easements are not permitted on lands owned by the Municipality unless it can be demonstrated that there is no other alternative. Such easements must not impede the long term use of the lands and will be at the discretion of the Director of Engineering Services. (3). The Owner shall cause all .utilities, including hydro, telephone, and cable television within the streets of this development to be installed underground for both primary and secondary services. Part 7 — STANDARD NOTICES AND WARNINGS 7.1 The Owner shall include a clause in Agreements of Purchase and Sale for all Lots informing the purchaser of all applicable development charges in accordance with subsection 58(4) of the Development Charges Act, 1997, S.O. 1997, C.27. 7.2 The Owner shall include the notices and warnings clauses set out in Schedule 3 of the Municipality's standard subdivision agreement in Agreements of Purchase and Sale for all Lots or Blocks. 7.3 The Owner shall include the following notices and warning clauses in Agreements of Purchase and Sale for the Lots or Blocks. to which they apply: Page 19 12-38 Noise Report (1) The Owner shall include the following notice in the Agreements of Purchase and Sale for All Lots: "Purchasers are advised that sound levels due to increasing road and rail traffic development may interfere with some activities of the dwelling occupants as the sound levels will exceed the Ministry of Environment and Climate Change's noise criteria." (2) The Owner shall include the following notice in the Agreements of Purchase and Sale for Lots 54, 104 to 118 and easterly units of Blocks 132 and 135: "The dwelling unit located on this lot has been equipped with a central air conditioning system which will allow windows and exterior doors to remain closed, thereby ensuring that the indoor sound levels are within the Ministry of the Environment and Climate Change's noise criteria." (3) The Owner shall include the following notice in the Agreements of Purchase and Sale for Lots 52, 53,119 to 126, Part Block 129, Blocks 133, 134, and remaining units in Blocks 132 and 135: "This dwelling unit was fitted with a forced air heating system and the ducting etc. sized to accommodate a central air conditioning unit. The installation of central air conditioning by the homeowner will allow windows and exterior doors to be kept closed, thereby achieving indoor sound levels within the limits recommended by the Ministry of the Environment. (Note: The location and installation of the outdoor air conditioning device should be done so as to comply with noise criteria of Ministry of Environment and Climate Change publication NPC - 216, Residential Air Conditioning Devices and thus minimize the noise impacts both on and in the immediate vicinity of the subject property)." (4) The Owner shall include the following notice in the Agreements of Purchase and Sale for All Lots: "Despite the inclusion of noise control features in the design of the subdivision and individual units, noise levels from road and rail traffic maybe of concern and may occasionally interfere with some activities of the dwelling occupants as the noise exposure level may exceed the noise criteria of the Ministry of the Environment and Climate Change." (5) The Owner shall include the following warning clause in agreements of purchase and sale for All Lots: "Canadian Pacific Railways or its affiliated railway companies has or have a railway right -of —way within 300. metres from this dwelling Page 110 12-39 unit. There may be alterations to or expansions of the railway facilities of such right-of-way in the future, including the possibility that Canadian Pacific Railways of its affiliated railway companies as aforesaid, or their assigns or successors may expand their business operations. Such expansion may affect the living and business environments of the residents, tenants and their visitors, employees, customers and patients in the vicinity, notwithstanding the inclusion of any noise and vibration attenuating features in the design of the development.. Canadian Pacific Railways of its affiliated railway companies as aforesaid, or their assigns will not be responsible for any complaints or claims arising from use of such facilities and/or operation on. Over or under the aforesaid right-of-way." Nearby Public Walkway The Owner shall include the following warning clause in agreements of purchase and sale for Lots 69, 125, 126, &127: "Public Walkway — This lot abuts Block 138 which has been designated for use as a public walkway which, when developed, may contain active lighted facilities for night-time services." Chain Link Fencing The Owner shall include the following notice in the agreements of purchase and sale for Lots 69, 125, 126, &127: "Chain Link Fencing — Chain link fencing is a required feature between this lot and walkway. This fencing must be located on the public portion of the abutting land and will be maintained by the Municipality after the developer has been released from any further responsibility for the fence. " Noise Attenuation Fencing The Owner shall include the following notice in the agreements of purchase and sale for Lots 54, 104, easterly units of Block 135 & Block 132: "Noise Attenuation Fencing - Noise attenuation fencing is a required feature for this lot to assist in reducing the noise levels to comply with Ministry of the Environment Climate Change standards. This fencing must be located on the private property portion of the lot and must be designed and constructed in compliance with the recommendations of the noise attenuation report prepared by Valcoustics Canada Limited dated December 10, 2014. The maintenance of this fencing is the responsibility of the owner of the lot after the developer has been released from any further responsibility for the fence." Page 111 12-40 Catchbasins The Owner shall include the following notice in agreements of purchase and sale for Lots 12,13,18,19, 23 and 24: "Catchbasin — A catchbasin and associated underground piping has been installed on this lot. The catchbasin is designed to accept drainage from this lot and adjacent lots. The property owner must not impede or alter the catchbasin or the drainage patterns in any way." Retaining Walls The Owner shall include the following notice in agreements of purchase and sale for Lots 28, 29, 30, 31, 32, 33, 38, 127, 28, Part Block 129 and Blocks 181, and 132: "Retaining Walls - The Purchaser acknowledges that the lots shall be graded by the purchaser's builder in accordance with the plans approved by the Municipality of Clarington and that issues regarding quality workmanship should be directed to the purchaser's builder. Such lot grading may be required to accommodate drainage from surrounding lands and may include swales, slopes, and retaining walls. In order to accommodate existing constraints such as topography, physical features on adjacent lands, the final grading design may vary from the Municipality's guidelines as determined by the Director of Engineering Services. The purchaser should be aware that these measures may limit the use of certain areas of their property and must satisfy themselves with respect to the final grading of their lot. The Purchaser acknowledges that any repair required to -the retaining walls is the sole responsibility of the homeowner after the developer has been released from any further responsibility.for the retaining wall." Canada Post Corporation The Owner shall include the following notice in the agreements of purchase and sale for all lots: "Mail Service - Purchasers are advised that Canada Post intends to service this property through the use of community mailboxes that may be located in several locations within this subdivision." Part 8 - CLEARANCE 8.1 . Prior to final approval of the plan for registration, the Municipality's Director of Planning Services shall be advised in writing by, (1) the Region how Conditions 1;2.1, 2.2, 4.1(1), 4.1(2), 5.1, 5.3. 6.1, 6.4 have been satisfied; Page 112 12-41 (2) Central Lake Ontario Conservation Authority, how Conditions 6.2 have been satisfied; (3) Canadian Pacific Railway, how Conditions 6.3 have been satisfied; (4) Ministry of Tourism, Culture and Sport how Conditions 6.4 have been satisfied; (5) Canada Post how Conditions 6.5 have been satisfied; Part 9 - NOTES TO DRAFT APPROVAL 9.1 Terms used in these conditions that are not otherwise defined have the meanings given to them in the Municipality's standard subdivision agreement. 9.2 As the Owner of the proposed subdivision, it is your responsibility to satisfy all conditions of draft approval in an expeditious manner. The conditions of draft approval will be reviewed periodically and. may be amended at any time prior to final approval. The Planning Act provides that draft approval, may be withdrawn at any time prior to final approval. 9.3 If final approval is -not given to this plan within three (3) years of the draft approval date, and no extensions have been granted, draft approval shall lapse and the file shall be closed. Extensions may be granted provided valid reason is given and is submitted to the Director of Planning Services for the Municipality of Clarington well in advance of the lapsing date. 9.4 Where an agency requirement is required to be included in the Municipal subdivision agreement, a copy of the agreement should be sent to the agency in order to facilitate their clearance of conditions for final approval of this plan. The addresses and telephone numbers of these agencies are: (1) Durham Regional Planning Department, 605 Rossland Road East, P.O. Box 623, Whitby, Ontario UN 6A3 (905) 668-7721. (2) Central Lake Ontario Conservation Authority, 100 Whiting Avenue, Oshawa, Ontario LIH 3T3 (905) 579-0411. (3) Canadian Pacific Railway, 1290 Central Parkway West, Suite 800, Mississauga, Ontario L5C 4R3. (4) Canada Post, Metro Toronto Region, 1860 Midland Ave. 2nd Floor Scarborough ON, M1 5A1 Page 113 12-42 Attachment 3 to Municipality of Clarington Report PSD -022-16 Corporation of The Municipality of Clarington By -Law Number: 2016 - 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 ZBA 2014-0033; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. By-law 84-63 is amended as set. out in Sections 2 through.4 of this By-law. 2. Section 13.4 "SPECIAL EXCEPTIONS — URBAN RESIDENTIAL TYPE (R2) ZONE" . is hereby amended by adding thereto new Special Exceptions as follows: "SECTION 13.4.84 URBAN RESIDENTIAL EXCEPTION (R2-84) ZONE Notwithstanding Sections 13g), i), iv)13.2 a); b); c) i), ii), iii), e), g) and h) those lands zoned R2-53 on the Schedules to this By-law shall be subject to the following regulations: a. Lot Area (minimum) i) Lots with minimum frontage of ii) Lots with minimum frontage of iii) Lots with minimum frontage of b. Lot Frontage Interior (minimum) i) Interior Lot ii) Exterior Lot C. Yard Requirements i) Front Yard ii) Exterior Side Yard 10.8 metres 340 square metres 12.2 metres 400 square metres 15 metres 450 square metres 10 metres 15.0 metres 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch 6.0 metres to private garage or carport; 4.0 metres to dwelling; 12-43 3. 12-44 2.0 metres to porch iii) Interior Side Yard With private garage or carport 1.2 m on one side; 0.6 metres on the other side; Without private garage or 3.0 metres on one side 0.6 metres on the other side d. Special Yard Regulation Bay windows with foundations may project into any required yard to a distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres, but in no instance shall the interior side yard be reduced below 0.6 metres. i) Steps may project into the required front -or exterior side yard, but in no instance shall the front or exterior side yard be reduced below 1.0 metres. e. Lot Coverage (maximum) i) Dwelling 45 percent ii) Total of all Buildings and Structures 50 percent f. Height of floor deck of unenclosed porch above 1.0 metres finished grade (maximum) g. Height (maximum) i) 1 Storey dwelling 8.5 metres ii) All other residential units 11.0 metres "SECTION .14.6.49 URBAN RESIDENTIAL EXCEPTION (R3-49) ZONE Notwithstanding Sections 13 g) and i), iv), 14.3 a), b), c) i), ii), iii), e.g.; and 14.4 shall only be used for street townhouse dwellings, subject to the following regulations: a. Lot Area (minimum) 190 square metres b. Lot Frontage (minimum) . i) Interior Lot 6.0 metres ii) Exterior Lot 10.5 metres C. Yard' Requirements i) Front Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch ii) Exterior Side Yard 6.0 metres to private garage or carport; 4.0 metres to dwelling; 2.0 metres to porch .iii) Interior Side Yard 1.2 metres; nil where a building has a common wall with any building on an adjacent located in a R3-49 zone d. Special Yard Regulation i) Bay windows with foundations may project into any required yard to a . distance of not more than 0.75 metres with the bay window having a maximum width of 2.4 metres, but in no instance shall the interior side yard be reduced below 0.6 metres. ii) Steps may project into the required front or exterior side yard, but in no instance shall the front or exterior side yard be reduced below 1.0 metres. e. Lot Coverage (maximum) i) Dwelling 55 percent f. Height of floor deck of unenclosed porch above finished 1.0 metres grade (maximum) g. Height (maximum) i) 1.Storey dwelling 8.5 metre ii) All other residential units 11.0 metres 4. Schedule "1" to By-law 84-63 as amended, is hereby further amended by changing the zone designation from: Holding - Urban Residential R1 ((H)R1) Zone" to "Holding -Urban Residential Exception ((H)R2-84) Zone"; "'Holding - Urban Residential R2 ((H)R2) Zone" to "Holding - Urban Residential Exception ((H)R2-84) Zone"; and "Holding - Urban Residential R3 ((H)R3) Zone" to "Holding - Urban Residential Exception ((H)R3-49) Zone". 5. Schedule "A" attached hereto shall form part of this By-law. 6. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Sections 34 and 36 of the Planning Act. By -Law passed in open session this day of 12016 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 12-45 Planning Services Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: March 14, 2016 Report Number: PSD -023-16 Resolution: File Number: COPA 2015-0006, ZBA 2015-0026 By-law Number: Report Subject: An Application by Dr. Linda Carter To Permit Commercial Uses, Including a Veterinary Clinic Recommendations: 1. That Report PSD -023-16 be received; 2. That Amendment 106 to the Claringtoh Official Plan be approved in response to an application submitted by Dr. Linda Carter, to permit commercial uses within an existing building, as contained in Attachment 1 to Report PSD -023-16; 3. That the Zoning By-law Amendment be approved in response to an application, submitted by Dr. Linda Carter, to permit commercial uses within an existing building, as contained in Attachment 2 to Report PSD -023-16; 4. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -023-16 and Council's decision; and 5. That all interested parties listed in Report PSD -023-16 and any delegations be advised of Council's decision. 12-47 Municipality of Clarington Report PSD -023-16 Report Overview Page 2 The existing building at 2323 Durham Highway 2 was constructed in 1996 and operated as a sales office and decor centre for the past 19 years. The Applicant is proposing to convert the existing building and parking area for a veterinary clinic and other commercial uses. Based on the existing asphalt parking area the site is able to provide up to 9 parking spaces, including 1 barrier -free parking space. It is recommended that the following uses be allowed for this property: Veterinary Clinic, Bakery, Day Nursery, Dry Cleaning Distribution Centre, Laundromat, Professional Office, Retail Store, Light Service Shop and Personal Service Shop. It is recommended that the following uses not be allowed for this property: Medical and Dental Clinic, Commercial School and Place of Worship. 1. Application Details 1.1 Owner/Applicant: 1.2 Agent: 1.3 Proposal: 1.4 Area: 1.5 Location 2. Background Dr. Linda Carter D.G. Biddle & Associates Ltd. To permit the following commercial uses within the existing building: Veterinary Clinic, Bakery, Day Nursery, Dry Cleaning Distribution Centre, Laundromat, Medical or Dental Clinic, Place of Worship, Professional Office, Retail Store, Commercial School, Light Service Shop and Personal Service Shop. 1,050 square metres (0.26 acres) 2323 Durham Highway 2, Bowmanville (formerly 62 Ivory Court) Roll No. 18-17-01-0020-17548 2.1 Over a number of years in the mid-1990s, Green Martin Holdings Ltd. (Kaitlin) acquired several parcels of land in west Bowmanville that they planned to develop for residential homes. 2.2 In July of 1996, a Building Permit was issued to the developer for the construction of a house on lands that are now a part of the subject property. The Municipality has no information that would indicate that the house was ever occupied. Shortly after its 12-48 Municipality of Clarington Report PSD -023-16 Page 3 construction the house was used as a sales office for the developer's residential subdivisions known as Clarington Corners and Aspen Springs. 2.3 No specific conditions or requirements were included in the subdivision agreements regarding when the sales office would cease operating. Today, the Municipality incorporates Temporary Use By-laws and Site Plan Control to ensure that sales office do not remain as permanent structures within subdivisions. 2.4 In September of 1998, another phase of the Clarington Corners subdivision was approved for development. This phase included the land on which the sales office was already located. The subdivision was designed with the expectation that the land on which the sales office was located would be redeveloped for residential use. Figure 1: The -Subject Property 2.5 After this phase of construction, the developer continued to use the sales office for marketing other residential developments in the area. 2.6 The developer eventually ceased using the existing building as a sales office and sold the property to Dr. Linda Carter (the Applicant) in 2015. 12-49 Municipality of Clarington Reaort PSO-023-16 2.7 In December, 2015, the Applicant submitted applications to amend the Clarington Official Plan and Zoning By-law in order to convert the existing building for use as a veterinary clinic and other commercial uses. 2.8 On February 22, 2016, a Public Meeting was held for these applications. A summary of the comments received is provided in Section 3 of Report PSD -023-16. 3. public Submissions 3.1 Four people provided comments on these applications at the Public Meeting on February 22, 2016. All four submissions were supportive of a veterinary clinic operating at this location. A summary of the four submissions is provided below. 3.2 The first person supported a veterinary clinic but was opposed to other commercial uses. 3.3 The second person supported a veterinary clinic and wanted to ensure that vehicles were prevented from illegally driving through the property between Durham Highway 2 and Ivory Court. 3.4 The third. person supported a veterinary clinic and asked that pedestrian access be maintained through the site between Durham Highway 2 and Ivory Court. (This person had previously contacted Staff prior to the Public Meeting. As a result, his comments were included in the Public Meeting Report, PSD -016-16). 3.5 The fourth person supported a veterinary clinic, with no comment on any of the other commercial uses proposed for this property. 4. Agency Comments Regional Municipality of Durham The Region of Durham (the Region) has no objections to these applications. The existing, temporary entrance will be allowed to become a permanent, commercial entrance with a right-in/right-out only access. The 0.3 metre (1 foot) reserve along the Durham Highway 2 frontage will need to be lifted. Further comments regarding the possible modification of the existing entrance will be provided by the Region during the review of the Site Plan. 5. Departmental Comments 5.1 Engineering Services Department In their review of these applications, the Engineering Services Department offers the following comments. The entrance to this property will continue to be provided from Durham Highway 2. A commercial entrance to this property will not be permitted from Ivory Court. 12-50 Municipality of Clarington Report PSD -023-16 5 This property is currently serviced with water and sanitary sewers but is not connected to the existing storm sewers in the area. Sufficient on-site parking for the size and use of the building is to be confirmed with the Planning Services Department. Prior to Site Plan approval for this property, the applicant will be required to satisfy the Engineering Services Department regarding grading,_ drainage and stormwater management. The area of impervious surface is not proposed to be changed. However, the applicant will be required to correct some minor ponding and install a catch basin on- site connected to the existing service stub, which leads to the Municipal storm sewer system. The Engineering Services Department does not object to the Official Plan Amendment and the Zoning By-law Amendment. 5.2 Building Division The Building Division noted that this building was constructed as a model home and a change of use permit would be required. Commercial development changes would be applicable; the applicant would receive a credit for the amount of a single detached home, at the current Development Charge rate. 5.3 Emergency and Fire Services Department The Emergency and Fire Services Department has no concerns with these applications. 5.4 Finance Department The Finance Department confirms that the taxes on this property have been paid up-to- date. 6. Discussion 6.1 The existing building was constructed in 1996 and operated as a sales office and decor centre for the past 19 years. The Applicant is proposing to convert the existing building and parking area for a veterinary clinic and other commercial uses. Based on the existing asphalt parking area the site is able to provide up to 9 parking spaces, including 1 barrier - free parking space. The following discussion will evaluate the proposed uses in relation to the existing property and the surrounding neighbourhood. 6.2 Site Layout and Access The subject property was designed to function as a residential lot within the surrounding neighbourhood. However, its driveway onto Durham Highway 2 and the northern orientation of the existing building have meant that this property has always been in the neighbourhood but not operated as a part of the neighbourhood. 12-51 Municipality of Clarington Report PSD -023-16 Page 6 The Region of Durham is satisfied that the right-in/right-out driveway to this site will continue to provide safe access to the property from Durham Highway 2. All commercial traffic, to and from this site, will use the existing driveway on Durham Highway 2. Site improvements to be made, as part of the Site Plan review process, would prevent vehicles from illegally accessing Ivory Court through this property. 6.3 Proposed Commercial Uses The Clarington Official Plan permits limited commercial uses within residential neighbourhoods where the nature of their activity, scale and design are supportive of, compatible with and serve residential uses. With the exception of convenience stores, commercial uses are limited to home occupations (businesses operated out of a limited portion of the owner's home). The variety of uses proposed by this application are not commonly found within a residential area unless they are located within a Neighbourhood Centre. Therefore, an amendment to the Clarington Official Plan is required. The Applicant has provided a list of commercial uses that she believes will be appropriate at this location. Below is the list of proposed, commercial uses along with an evaluation of their parking impacts and overall suitability. 6.3.1 Recommended Commercial Uses A veterinary clinic, permits the treatment of animals and their temporary sheltering during the treatment period. While the temporary sheltering of animals receiving treatment is a key component of the services provided by veterinary clinics, the independent kennelling or boarding or animals is not an extension of that use. The Applicant has confirmed that her clinic will not provide independent kennelling or boarding services. Unlike the out-patient services provided for human patients at a medical clinic, a veterinary clinic would also provide surgical procedures on-site: The level of preparation and supervision required to attend to veterinary patients will contribute to limiting the number of animals that can be cared for on a daily basis, thereby moderating the total amount of traffic generated to this site. A veterinary clinic would serve the residential needs of the both the neighbourhood and the broader community. Based on its operation as a professional service business and the limited size of the existing building, the proposed veterinary clinic will not detract from the character of the surrounding neighbourhood. Bakeries, dry cleaning distribution centres, laundromats, light service shops (i.e. household appliance repair) and retail stores are commonly permitted in neighbourhood plazas that are located in close proximity to residential homes. 12-52 Municipality of Clarington Report PS® -023-16 Page 7 A day nursery provides daytime care for children while parents are at work or otherwise unavailable to supervise their children. On a limited scale, day nurseries, professional offices (i.e. real estate, accountant, etc.) and personal service shops (i.e. hair salon) may be operated out of a residential home as a home occupation. At larger scales, these uses can be found operating in neighbourhood plazas. By the nature of their activity, these commercial uses would be compatible with and be well used by surrounding residents as well as the broader community. Within the Zoning By-law, the parking regulations for each of these uses requires a minimum of 10 parking spaces for a building of this size. Based on the modest floor area of the existing building (280 square metres or 3,000 square feet), together with the nature of the proposed commercial uses, it is not expected that the proposed uses would generate excessive traffic to the site.. The traffic and parking generated by a day nursery can be quite high during the peak drop-off and pick-up'times. However, these peak periods are brief. Professional offices and personal service shops typically involve one-on-one interactions between clients and professionals which has the potential to generate a higher volume of traffic. However, the ability of these businesses to spread client appointments over the course of the day assists in limiting the total amount of traffic that will be generated to the site at any one time. All of the above uses can meet the parking requirements of the Zoning By-law of one parking space per 30 square metres with some adjustment to the drive aisle provision discussed below. 6.3.2 Uses Not Recommended Medical or dental clinics serve all segments of the population with highly specialized and highly sought-after services that the general public is unable to provide for themselves. The professional nature of medical or dental clinics would be compatible with and serve the residential neighbourhood. Commercial schools (i.e. private career college and dance studio) provide specialized, private instruction and are often permitted in neighbourhood plazas. Places of worship are already permitted in most residential neighbourhoods where they provide religious and social services to the community. The high -demand services offered by medical or dental clinics means that they also generate a high volume of traffic. The parking requirements for medical or dental clinics is based on the number of practitioners (5 spaces for each doctor/dentist) and the amount of services offered (1 additional space for every exam room after the first 5 exam rooms). 12-53 Municipality of Clarington Report PSD -023-16 Page 8 The size of the existing building (280 square metres or 3,000 square feet) has the capacity to accommodate more practitioners than the parking on this site is capable of sustaining. In addition, the barrier -free parking requirements for these uses are double the number required for commercial businesses. Commercial schools and places of worship both generate a high volume of people in one place for a set period of time. This site is not large enough to accommodate the parking requirements for these uses. The limited amount of parking on this site lead Staff to the opinion that these uses would not be appropriate at this location. 6.4 Parking and Drive Aisle Width Requirements All of the uses that are recommended for approval can meet the parking requirements of the Zoning By-law based on one parking space per 30 square metres of floor space. The only difficulty is that the placement of the building does not allow for a full two-way access for the 3 parking spaces at the rear of the property. The standard requirement for two- way traffic is a drive aisle width of 6.0 metres. Due to the placement of the building, there is a pinch point of approximately 4.5 metres. The applicant has advised that the 3 spaces at the rear of the property would be used by employees. Given that the employee would be there for extended periods of time without the turnover of the front parking spaces, and that the pinch point is in the location of the accessible parking space, which is not utilized as much as the other spaces, staff are willing to accept this deficient aisle width to access the three spaces. 6.5 Residential Uses The property currently permits one home (a single detached dwelling). In the future, Staff would have no objection if the owner of the property wished to revert the existing building. for use as a single detached dwelling. However, at that time, the commercial entrance from Durham Highway 2 would need to close and a residential entrance from Ivory Court created. 6.6 Future Development in West Bowmanville As part of the Municipality's Official Plan Review, the residential lands to the east of the subject site are proposed to be added to the Bowmanville West Town Centre Secondary Plan. This will allow future development to take place on the south side of Durham Highway 2 between the subject property and Green Road. The possible height of these buildings will be between three and six storeys. The conversion of the existing building and property, to permit a veterinary clinic and other commercial uses, would offer a transition area between the residential neighbourhood and the proposed expansion of the Bowmanville West Town Centre. 12-54 Municipality of Clarington Report PSD -023-16 Page 9 The Region of Durham has advised that permitting a permanent commercial entrance at this location will not inhibit future access approvals for other properties along the south side of Durham Highway 2. 6.7 Pedestrian Access through the Site Over the years, the neighbours in the surrounding residential area have grown accustomed to using this property as a pedestrian shortcut between Durham Highway 2 and Ivory Court. The Applicant has indicated that it is her intention to maintain an informal pedestrian connection through the property, just as it has existed for the past 19 years. The modest size of the property together with the tight constraints of the parking area make it impractical to design and construct a fully accessible walkway. In addition, the challenges of maintenance, liability and the lack of a connection to an existing sidewalk on the north side of Ivory Court add to the challenge of creating a formal walkway through this property. The applicant is not willing to accept a formal easement and staff do not recommend this as a permanent walkway which cannot be properly constructed. Staff are satisfied that the neighbours and the Applicant can cooperate through a social contract for continued pedestrian access through this site. However, no formal access can be guaranteed and future owners may have a different point of view. 6.8 Ivory Court Landscape Treatment The homes on Ivory Court surround the bulb with a minimum 6 m setback from the road allowance. With the conversion of the property to a commercial use, it would be possible for the Applicant to construct a privacy fence or chain-link fence to demarcate the limits of the rear yard of the subject site. This would affect the character of the court, potentially obstructing views. It is proposed that the Zoning By-law amendment contain a provision that an unobstructed landscape strip be maintained for the first 6 metres of the lands abutting Ivory Court. 6.9 Site Plan Application With approvals from the rezoning application, the Applicant will be submitting a Site Plan application. Some of the issues which will be resolved during the Site Plan process include: • Grading and drainage; • Removal of asphalt areas from the Regional road allowance; and • Adding landscaping within and adjacent to the Regional road allowance. 12-55 Municipality of Clarington Report PSD -023-16 Page 10 7. Concurrence Not Applicable 8. Conclusion 8.1 The Applicant has requested permission for commercial land uses to operate within the existing building on the subject site. After review of each of the proposed commercial uses Staff are prepared to recommend the following uses as being appropriate for the existing building on the subject property: • Veterinary clinic, • Bakery, • Day Nursery, • Dry Cleaning Distribution Centre, • Laundromat, • Professional Office, • Retail Store, • Light Service Shop; and • Personal Service Shop. The other commercial uses proposed may have problems providing sufficient parking, particularly at peak times, when there is not overflow opportunities on adjacent commercial sites. 8.2 The proposed use of the subject site for commercial purposes will not inhibit future development of neighbouring properties along Durham Highway 2. A permanent walkway at this location cannot be accommodated but the Applicant intends to allow access across the property at the present time. 8.3 In consideration of all agency, departmental and public comments, it is respectfully recommended that the applications to permit commercial uses, including a veterinary clinic, be approved as amended by Staff. 9. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. 12-56 Municipality of Clarington Report PSD -023-16 Page 11 W Submitted by:4, �` Reviewed by: Da �"J. Crome, MCIP, RPP Franklin Wu, Director of Planning Services Chief Administrative Officer Staff Contact: Paul Wirch, Planner II, 905-623-3379 extension 2418 or pwirch(ajclarington.net Attachments: Attachment 1 — Official Plan Amendment Attachment 2 — Zoning By-law Amendment The following is a list of the interested parties to be notified of Council's decision: Dr. Linda Carter and James Philips Richard Claxton -Oldfield John and Bev Shreve Robyn McKibbon LB/PW/df 12-57 Attachment 1 to Municipality of Clarington Report PSD -023-16 Amendment Number 106 To The Municipality of Clarington Official Plan Purpose: This amendment to the Clarington Official Plan is to permit the conversion of an existing, 280 square metre house, for a veterinary clinic and other commercial uses. Basis: This amendment is based on the materials filed with Official Plan Amendment COPA 2015-0006 and staffs analysis. Actual Amendment: The Clarington Official Plan is hereby amended as follows: 1. By adding a new Section 23.17.18 as follows: "23.17.18 Notwithstanding Section 9.3.4 of the Clarington Official Plan, an existing 280 square metre building, located at 2323 Durham Highway 2, and identified by Assessment Roll Number 1817-010-020-17548, may be used for a limited range of commercial uses that are appropriate based on the site constraints and the abutting residential uses. No additions or expansions to the existing building may be permitted." Implementation: The provisions set forth in the Municipality of Clarington Official Plan, regarding the implementation of the Plan, shall apply in regard to this Amendment. Interpretation: The provisions set forth in the Municipality of Clarington Official Plan, regarding the interpretation of the Plan, shall apply in regard to this Amendment. 12-58 Attachment 2 to Municipality of Clarington Report PSD -023-16 Corporation of the Municipality of Clarington By-law Number 2016-. being a By-law to amend Municipality of Clarington Zoning By-law 84-63 Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, for ZBA 2015-0026; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. By-law 84-63 is amended as set out in Sections 2 through 4 of this By-law. 2. By adding Section 16.5.63 GENERAL COMMERCIAL EXCEPTION (C1-63) ZONE as follows: "16.5.63 GENERAL COMMERCIAL EXCEPTION (C1-63) ZONE Notwithstanding Section 3.12, 3.15 a., 3.15 d., 3.15 h., 3.15 i. ii), 3.15 i. iii), 3.26, 13.2 a., 16.1, 16.2, 16.3 a. i), 16.3 a. ii) and 16.3 d., those lands zoned C1-63 as shown on the Schedules to this By-law shall be subject to the following uses and regulations: a. RESIDENTIAL PERMITTED USES i) Single detached dwelling; ii) Dwelling units as part of a building containing a permitted non- residential use(s); and iii) A home occupation use in accordance with the provisions of Section 3.11 of this By-law. b. NON-RESIDENTIAL PERMITTED USES i) Bakery; ii) Business, professional, -or administrative office; iti) Day nursery; iv) Dry cleaning distribution centre; v) Laundry; vi) Retail/commercial establishment; vii) Service shop, light; viii) Service shop, personal; and ix) Veterinarian clinic. C. REGULATIONS FOR RESIDENTIAL USE i) Only one access to the property is permitted and it must be located on Ivory Court. 12-59. ii) Residential Uses -shall comply with all other zone requirements set out in Section 13.2. d. REGULATIONS FOR NON-RESIDENTIAL USE i)' All non-residential uses must be contained within the existing 280 square metre building. ii) Yard Requirements a) Front Yard (minimum) 2.0 metres b) Front Yard (maximum) 5.0 metres c) Interior Side Yard abutting a residential zone (minimum)1.5 metres iii) Building Height (maximum) 10.5 metres iv) Only one access to the property is permitted and it must be located on Regional Highway 2. v) Loading Space (minimum) N vi) Drive aisle width to three parking spaces (minimum) 4.5 metres vii) An unobstructed landscape strip shall be maintained which measures a minimum of 6.0 metres from the lot line at Ivory Court." 3. Schedule `3' to By-law 84-63, as amended, is further amended by changing the zone designation from "Urban Residential Type Two (R2) Zone" to "General Commercial Exception (C1-63)" as illustrated on the attached Schedule W. 4. This By-law shall come into effect on the date of the passing, subject to the provisions of Section 34 of the Planning Act. By -Law passed in open session this day of , 2016 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk 12-60 This is Schedule "A" to Sy -law 2016 , passed this day of , 2016 A.D. DURygM NIGNW AY2 coo,4T �Uny Location Map 2 U� � p ° a° W ry `n NATHON CRSS cy � C°NN�R C I I U ® Zoning Change From "R2" To "C1-63" N Adrian Foster, Mayor Buwmanv[lle ZBA 2015-0026 • Schedule 3 C. Anne Greentree, Municipal Clerk 4 9 Services Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: March 14, 2016 Report Number: PSD -024-16 File Number: PLN 39.5 Report Subject: Priority Green Clarington Green Demonstration Pro Recommendations: 1. That Report PSD -024-16 be received; Resolution Number: Gy -law Number: Outcomes 2. That Council thank Brookfield Residential, Halminen Homes and Jeffery Homes, and the six participating families for their participation and partnership throughout the Green Demonstration Project; and 3. That all interested parties listed in Report PSD -024-16 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -024-16 Report Overview Page 2 This report presents the results and outcomes of the water and energy efficiency demonstration project, carried out as a component of the Municipality's Priority Green Clarington initiative. Water, energy and cost savings, and greenhouse gas reductions that were realized through a demonstration project approach going beyond the minimum requirements of Ontario's Building Code support the Municipality's commitment to further integrating sustainability into the planning and residential development process. The project findings also have application for other municipalities and the building industry. 1. Background 1.1. To meet the needs of a quickly growing population in a.sustainable manner, Clarington Council passed a resolution and allocated funding in January 2012 to support the establishment of a framework to promote the development of environmentally responsible, compact and complete new neighbourhoods throughout the community. With additional funding support from Ontario's Showcasing Water Innovation Program and the Federation of Canadian Municipalities' Green Municipal Fund, Priority Green Clarington was initiated and officially launched in October 2013. 1.2. Priority Green Clarington aims to set a new standard for residential development that prioritizes sustainability, promotes innovation and continues to improve the community's quality of life. To achieve this vision, Priority Green Clarington set out to: • Identify policies, criteria, a process and incentives to encourage "green development" from the initial design of a neighbourhood through home construction (referred to as the Green Development Framework); and • Contribute to the growing knowledge regarding the opportunities and challenges associated with green building practices through the execution of a demonstration project, evaluating water and energy savings practices in new homes. 1.3. The purpose of this report is to present the results of the demonstration project component of Priority Green Clarington, referred to as the Green Demonstration Project. A proposed Green Development Framework for Clarington and a corresponding implementation plan was received by Council on December 14, 2015 (Staff Report PSD - 060 -15). Evaluation and learning through demonstration is an important element of advancing green development in Clarington and beyond. 2. Green Demonstration Project 2.1. The Green Demonstration Project aimed to contribute to: Enhancing the Municipality's commitment to integrating sustainability into the planning and residential development process; 12-63 Municipality of Clarington Renort PSD -024-16 Page 3 • The development of the 2017 Ontario Building Code; and • Industry and citizen's knowledge about the opportunities and challenges of green development, and in particular residential water and energy conservation. 2.2. In collaboration with the Region of Durham and three local builders, Brookfield Residential, Halminen Homes and Jeffery Homes, the Green Demonstration Project led to the construction of six homes with efficient water and energy conservation methods that surpass the standards of the 2012 Ontario Building Code ("Better Than Code"). Over a 12 -month monitoring period, the energy and water consumption of the occupied homes was monitored to determine energy, water and cost savings, greenhouse gas emission reduction and municipal water avoidance. 2.3. Examples of some of the water and energy efficiency measures, or `green practices' in the demonstration homes include: • Greywater recycling systems, reusing shower water to flush toilets; • Ultra-low flush toilets (3.8 litres per flush, maximum); • Drain water heat recovery from bath and shower water; • Ultra-low flow showerheads (6.6 litres per minute); • Upgraded basement wall insulation (R-20); • Thermal exterior insulated sheathing around the building envelope; • Energy recovery home ventilation system; • Advanced wall framing techniques using less wood and more insulation. 2.4. Performance monitoring included tracking of total water, electricity, and natural gas usage, and water and electricity sub -metering of specific appliances and water fixtures within the demonstration homes. Prior to the start of the monitoring period the homes were tested for air tightness and a home energy rating performed. 2.5. Simulations were carried out to compare the as -built Green Demonstration Project homes to an equivalent home designed to the current requirements of the Ontario Building Code 2012. The comparison used the actual sub -metered water and energy consumption data to quantify the difference in home performance in terms of water and energy consumption and cost, and greenhouse gas emissions. 2.6. The demonstration homes were sited in the Brookhill subdivision in west Bowmanville (Figure 1) and the Courtice North subdivision in Courtice (Figure 2). 12-64 Municipality of Clarington Report PSD -024-16 Figure 1: Key Map Brookhill Subdivision (Brookfield Residential and Jeffery Homes) Brookhill _ .y Subdivision O =777= , m O t $lour Street �� aY2 ��'� Stevens ttoad ,�.....--- nn Figure 2: Key Map Courtice North Subdivision (Halminen Homes) Courtice North Subdivision a - GaO) orge� Re y' ds`pr CO) Q . -�� 0�, ... Nash Road y VJ Wr CT- — 12-65 Page 4 Municipality of Clarington Report PSD -024-16 Page 5 3. Results 3.1. The detailed analysis and modelling that was completed based on the data collected during the 12 -month monitoring period revealed energy, water, natural gas, and cost savings, and greenhouse reductions for the six houses. In addition, the results provide insight for the Municipality and the Region in planning for future growth and neighbourhood development. Result highlights are summarized herein and the attached Showcasing Water Innovation Case Study (Attachment 1). The complete "Final Report for Priority Green Clarington — Water and Energy Demonstration Project" (Sustainable Edge, February 2016), including detailed findings and analysis, is available at www.prioritygreenclarington.com. 3.2. Priority Green homes were, on average, 14% more water efficient Comparing the performance of the demonstration homes to the models of equivalent homes designed to the minimum Ontario Building Code (2012) requirements reveals that the demonstration homes were, on average, 14% more water efficient. Average daily water consumption for the demonstration homes was approximately 149 litres per capita. In comparison, the average water consumption rate observed in the same neighbourhoods where the demonstration homes were constructed was 176 litres per capita per day'. The Region -wide water consumption average in 2015, which takes into account all residential customers irrespective of the date that their home was constructed, was approximately 230 litres per capita per day. Three of the demonstration homes were outfitted with a greywater recycling system that treated and recycled shower water for toilet flushing. Where installed, the greywater recycling systems contributed to significant additional water savings. The demonstration homes with greywater recycling systems were, on average, 19% more water efficient as compared to the models of equivalent homes designed to the minimum 2012 Ontario Building Code requirements. The greywater recycling systems saved an average of 13 litres of water per person per day. This is approximately 10% of a person's daily water use. 3.3. Priority Green homes were, on average, 10% more energy efficient Energy use intensity (electricity + natural gas) allows for the comparison of the energy use of buildings relative to size. A lower energy use intensity value represents more efficient energy performance. Comparing the energy intensity of the demonstration homes to models of equivalent homes built to the minimum 2012 Ontario Building Code requirements revealed a 10% reduction in energy intensity for the demonstration homes. This reduction is inferred to be primarily related to the improvements made to the house's building envelope, such as improved insulation, improved air tightness, and duct sealing. Based on a comparative sample of 113 homes that were subject to the same minimum Ontario Building Code (2012) requirements as the six demonstration homes. Municipality of Clarington Report PSD -024-16 Page 6 Further comparison of the demonstration homes average energy use intensity to the 2012 Ontario average for new construction reported by Natural Resources Canada indicates a 5% improvement in energy performance for the demonstration homes. 3.4. Priority Green homes showed an average annual cost savings of $386 The average projected annual cost savings for the demonstration homes was $386 based on 2015 utility costs, and ranged from $182 to $745 per year (2015 dollars with no expression of escalation rate). A financial assessment evaluating the value of the investment in many of the green practices yielded positive overall net present value, with a payback period of approximately 23 years. Three quarters of the average cost savings realized by the demonstration homes resulted from improved energy efficiency. While the net present value for energy efficiency related upgrades was generally positive, the payback in years was typically found to be longer than that of the Better Than Code shower faucets, kitchen faucets and toilets. These water savings measures are also more easily implemented by existing home owners looking to retrofit their current homes. While making a significant contribution to water savings, the greywater recycling system, an emerging technology, did not achieve a positive net present value over the span of the 20 year analysis. As this technology matures, it is expected to achieve greater market penetration leading to economies of scale and improved economic viability for the homeowner. 3.5. Priority Green homes reduced greenhouse gas emissions by an average of 954 kilograms (CO2 equivalent) Ontario's climate change target is to reduce greenhouse gas pollution to 37% below 1990 levels by 2030 and 80% below 1990 levels by 2050. As reported in the Clarington Community Greenhouse Gas Emissions Inventory (Durham Sustainability, 2010), the residential sector is the largest emitter of greenhouse gas pollution in Clarington contributing 35% of community emissions, followed closely by vehicle transportation (34% of community emissions). In addition to energy, water and cost savings, the Better Than Code approach used for the demonstration homes makes a contribution to residential sector climate change mitigation efforts. In comparison to equivalent homes built to the minimum 2012 Ontario Building Code requirements, the demonstration homes reduced electricity consumption based greenhouse gas emissions by 6%, natural gas consumption based emissions by 13% and water consumption based emissions by 16%. With respect to water consumption, greenhouse gas emissions are primarily related to the energy that it takes to pump and treat municipal water. The average total annual emissions reduction found for the demonstration homes (954 kilograms of carbon dioxide equivalent) is nearly equivalent to the greenhouse gas emissions from car travelling from Bowmanville to Kenora, Ontario and back (approximately 3,800 km round trip). 12-67 Municipality of Clarington Report PSD -024-16 3.6. Water Supply Treatment Savings Paae 7 The results also provide insight into the potential water supply and treatment savings that may be realized if the reduced water consumption observed for the demonstration homes is applied to Clarington's forecasted residential growth. A high level evaluation carried out based on the results of the Green Demonstration Project estimated water supply and treatment savings from approximately $35,000 to $72,000 in the first year, and a reduction in greenhouse gases (carbon dioxide equivalents) of an estimated 6 — 12 metric tonnes, dependent upon the uptake of greywater recycling in,new homes. 4. Outcomes 4.1. Collaboration was essential to the success of the Green Demonstration Project. In addition to the partnership with Brookfield Residential, Halminen Homes, Jeffery Homes, six participating families and the Region, the Green Demonstration Project received support the Durham Region Home Builders Association, the Sustainable Housing Foundation, numerous construction trades and product manufacturers, and utility companies. Shared learning over the course of the project has made a contribution to growing capacity for green building practices. This will continue as the Municipality shares the results and lessons learned from the Green Demonstration Project with other municipalities, the building industry and the broader community. 4.2. The Green Development Framework and Implementation Plan received by Council in December 2015 reflected a number of learnings that emerged from the demonstration project. The framework included recommended criteria and strategies that may be used for evaluating the environmental sustainability of proposed. new development. The water and energy savings that were realized by the Green Demonstration Project homes, informed the establishment of reasonably achievable targets for building energy efficiency, water efficient fixtures and faucets, and greywater recycling. 4.3. The Green Demonstration Project also demonstrated the achievement of targeted energy and water savings through a flexible approach. Each partner builder worked collaboratively with the Municipality and committed to a customized Better Than Code strategy that reflected constraints or differences in their construction, builder preferences and experiences, and the needs of the occupants. The importance of providing for flexibility in how green development is achieved was similarly recommended in the green development framework and will be taken into consideration in the implementation of a future green development program for Clarington. 4.4. While not all of the green practices included in the project demonstrated value based strictly on a financial evaluation, the environmental value of a Better Than Code approach to home building, including resource savings and greenhouse gas emission reductions should not be overlooked.. Further, while utility cost escalation rates have been considered, these can be difficult to predict. These factors, as well as other market drivers that may positively contribute to economies of scale, can greatly influence a value. 12-68 Municipality of Clarington Report PSD -024-16 Page 8 4.5. At the Regional scale, the Green Demonstration Project can inform future Water Supply Master Plan updates and the work currently underway to prepare a Durham Community Climate Change Adaptation Plan. Placing the data in the context of Clarington's projected population growth provides insight into the potential implications water consumption patterns will have on municipal infrastructure development and greenhouse gas reductions. 4.6. To support the achievement of Ontario's energy, water and climate change goals, resource conservation requirements for the construction of new homes are established in the Ontario Building Code. These requirements have been routinely strengthened, coinciding with building code amendment cycles. The next amendment to the Ontario Building Code will occur in 2017. Green Demonstration Project findings, such as the demonstration that indoor water reuse presents the next opportunity to further reduce water consumption in homes, are significant in terms of informing the development of future Ontario Building Code requirements. 4.7. The findings of the Green Demonstration Project are largely positive, and effectively - demonstrate the proof of concept with relation to water and energy saving features and design characteristics. It is, however, important to note that the Green Demonstration Project was limited to a sample size of six homes. On-going demonstration, study, assessment and evaluation by the building industry, companies and government will continue to contribute to the growing knowledge base that informs both the opportunities and challenges of green development. 5. Concurrence Not applicable. 6. Conclusion 6.1. Collaboration between the local building industry, community members, green manufacturers, Municipal and Region Staff and a number of other agencies and organizations has affirmed, based on actual living conditions, the potential environmental and economic value of a Better Than Code approach to home building. In the context of Clarington's forecasted residential growth, the Green Demonstration Project results illustrate the potential benefits that be realized by encouraging "green" home design as a component of long-term community planning. 6.2. Sharing and promoting the results of the Green Demonstration Project will contribute to increasing understanding of the potential opportunities and challenges of green home building. In addition, Staff are optimistic that results will help to build capacity and inspire change amongst the local building industry and to drive market demand for a "greener" approach to home building.' Early signs of the potential for change have already been seen. In October 2014, a commitment was made by one local builder to construct 20 new energy and water efficient homes within Clarington using similar Better Than Code principles. A promotion and education plan is currently under development, with implementation to occur throughout the spring. 12-69 Municipality of Clarington Report PSD -024-16 Page 9 The recommendations contained in this report conform to the Strategic Plan. �rCY �J Submitted by: a �� D7AF& `Crome, MCIP, RPP Director of Planning Services Reviewed b Franklin Wu, Chief Administrative Officer Staff Contact: Amy Burke, Senior Planner, 905-623-3379 ext. 2423 or aburke@clarington.net Attachments: Attachment 1 — Showcasing Water Innovation Case Study: Priority Green Clarington Residential Water and Energy Efficiency Demonstration Project List of interested parties to be notified of Council's decision is on file in the Planning Services Department. ACB/FL/jp/df 12-70 Attachment I to Municipality of Clarington PSD -024-'16 Clam �. n building liveable neig[ibcurhocds Friority Green C.AaNngton ReMdent W Watery and Energy Ef fisc ency DernonstraHon Project Horth Leve[l Results • Collaboration with the Region of Durham and three local home builders • Assessed the potential value of residential energy and water efficiency measures under actual operating conditions ® Identified water and energy efficiency potential for new neighbourhoods • Reused greywater to reduce municipal water demand . • Reduced greenhouse gas emissions Evaluated potential cost savings for both home owners and utility service providers • Assessed the cost effectiveness of water and energy saving measures • Confirmed tangible conservation targets for the establishment of sustainability criteria for new residential development • Identified potential opportunities to strengthen resource efficiency requirements in the Ontario Building Code Improved industry knowledge of and capacity for new and emerging green home building practices 12-71 "The green home demonstration project has helped us to gather valuable data that informs the establishment of a Green Development Program for future residential growth in Clarington. We are challenging local builders to be environmental leaders, and welcome more opportunities to learn and collaborate." Adrian Foster Mayor, Municipality of Clarington Residential Water and Energy Efficiency Demonstration Project 02/2016 Ch,.�fi����•F_ As the eastern -most municipality in -Durham Region and part of the Greater Golden Horseshoe, Clarington is located within one of the fastest growing regions in North America and a rapidly urbanizing part of the province. Clarington's population increased from about 63,000 in 1996 to an estimated 95,220 in 2015 — an increase of 51% in 20 years. Strong population growth is expected to continue and may require an estimated 19,400 new housing units be built in Clarington over the next 15 years to accommodate forecasted growth. New development is putting strains on infrastructure and the natural environment. Solution To meet the needs of a quickly growing population in a sustainable manner, the Municipality established the Priority Green Clarington initiative. Priority Green Clarington aims to set a new standard for residential development that prioritizes sustainability, promotes innovation and continues to improve the community's quality of life. With Provincial and Federal funding support, Priority Green Clarington set out to: • Contribute to the growing collection of knowledge about the opportunities and challenges associated with green building practices through the execution of a demonstration project, evaluating water and energy savings practices in new homes; and • Identify policies, criteria, a process, and incentives to encourage "green development" from the initial design of a neighbourhood through home construction. Priority Green Clarington was initiated in April 2013. Showcasing Water Innovation funding from the Government of Ontario provided the necessary support to carry out the demonstration project component of Priority Green Clarington, referred as the Green Demonstration Project. In collaboration with the Region and three local builders, the Green Demonstration Project led to the construction of six homes with efficient water fixtures and energy conservation methods that surpass the standards of the Ontario Building Code (OBC 2012). Over a 12 -month monitoring period, the energy and water consumption of these occupied homes was monitored to determine energy, water and cost savings, greenhouse gas emissions reduction, and municipal water avoidance. 2of ,g� y °-°" t1 priority 12-72 Residential Wafter and Energy Efficiency Demonstration Project 02/2016 Priority Green Clarington Project Coordinator (far left), Mayor Adrian Foster (centre) and Green Demonstration Project partner builders (left to right), Halminen Homes, Jeffery Homes and Brookfield Residential. "Having not one, but three members of the local building sector step forward to contribute to advancing green home building practices in Ontario expands the reach of this initiative and the lessons that we'll learn further into the community." . David Crome Director of Planning Services, Municipality of Clarington Examples of some of the water and energy efficiency measures, or'green practices', in the demonstration homes include: • Greywater recycling systems, reusing shower water to flush toilets • Ultra-low flush toilets (3.8 litres per flush, maximum) • Drain water heat recovery from bath and shower water • Ultra-low flow showerheads (6.6 litres per minute) • Upgraded basement wall insulation • Thermal exterior sheathing • Energy recovery ventilation • Advanced wall framing techniques using less wood and more insulation Examples of 'green practices' (left to right): drain water heat recovery unit, greywater recycling system, exterior insulated sheathing, ultra-low flow toilet (dual flush 3.6/1.9 litres/flush). Performance monitoring included tracking of total water, electricity, and natural gas usage, and water and electricity sub -metering of specific appliances and water fixtures within the demonstration homes. Prior to the start of the monitoring period the homes were tested for air tightness and a home energy rating performed. 12-71Yarn�ll 3 of 6 Residential Water and Energy Efficiency Demonstration Project 02/2016 Electricity and water sub -metering equipment was installed in each demonstration home, tracking consumption with a web -based interface. Air tightness testing was undertaken prior to occupancy. The Green Demonstration Project set water and energy conservation targets based on OBC 2012 and future legislated efficiency increases. To determine its water efficiency goals, the Green Demonstration Project looked at past improvements to the OBC, as well as current technological advances, choosing a target of 15% increase in water efficiency over OBC 2012 requirements. This translates to a goal of 130 L/person/day consumed in a residential setting. For energy efficiency, the Green Demonstration Project aimed to achieve 15% improvement over OBC 2012 in advance of the pending January 1, 2017 code update. Simulations were carried out to compare the as -built Green Demonstration Project homes to an equivalent -home designed to the current requirements of OBC 2012. The comparison used the actual sub -metered water and energy consumption data to quantify the difference in home performance in terms of water and energy consumption and cost, and greenhouse gas emissions. Results Results of Priority Green Clarington's residential water and energy efficiency demonstration project include: • Water efficiency improvements of 8 — 12% in the absence of a greywater recycling system and 19 — 20% where a greywater recycling system was installed over models of comparable homes built to the minimum Ontario Building Code specifications. • Water consumption avoidance of 13 litres per person per day (on average), or 10% of a person's indoor daily water use, as a direct result of installing greywater recycling systems. • Energy efficiency improvements of 9 — 12% over models of comparable homes built to the minimum Ontario Building Code specifications. • Average daily water consumption of 149 litres per capita per day, which is less than the average consumption rate observed in the neighbourhood where the demonstration homes were constructed (176 litres per capita per day) and well below the -2015 Region -wide average of 230 litres per capita day. aaL11' ion 4 of 6 priority 12-74 Residential Water and Energy Efficiency Demonstration Project 02/2016 • Average estimated annual avoidance of 955 kg of greenhouse gas emissions per home (in CO2 equivalents). • Average annual total cost savings (including electricity, natural gas and water cost savings) for the home owner of $386 based on 2015 utility costs. • Financial assessment yielding positive results for all of the improved water efficiency measures incorporated into the demonstration project (i.e. ultra-low flow showerheads — 6.6 litres/minute, kitchen faucets- 5.7 litres/minute and toilets- <3.8 litres/flush), with the exception of greywater recycling. • A positive net present value for the overall package of water and energy green practices demonstrated, with a payback period of approximately 23 years. • Pre -occupancy energy rating meeting or exceeding the energy efficiency requirements anticipated to be mandated by the 2017 Ontario Building Code. • High level demonstration of potential water supply and treatment savings based on Clarington's growth forecasts ranging from approximately $35,000 to $72,000 in the first year and a reduction of an estimated 6 — 12 metric tonnes of greenhouse gases (in CO2 equivalents), dependent upon the uptake of greywater recycling in new homes. Next Steps The Municipality recognizes the potential benefits of "green" home and neighbourhood design as a component of long-term community planning. In December 2015, Municipality of Clarington Council approved a plan to promote more sustainable neighbourhood development in Clarington. The "Priority Green Clarington Green Development Framework and Implementation Plan" is a foundation for the implementation of a green development program that will encourage local land developers and builders to adopt a greener approach to development in Clarington. The plan includes criteria that the Municipality may use when evaluating the environmental sustainability of new development. The establishment of these criteria was informed by the findings of the Green Demonstration Project. The Green Demonstration Project has also begun to inspire change amongst local builders. Based on experience gained and lessons learned as a participating builder in the Green Demonstration Project, a local builder committed to constructing 20 new energy and water efficient homes within Clarington using similar "beyond code" principles. "The homes will be built with the same beyond code principles: reducing their energy, water, and sewer footprint and lessening the pressure on both infrastructure and the environment." Scott Jeffery Jeffery Homes For the Region, which is responsible for the provision of water and sewer services in Clarington and other area municipalities, the Green Demonstration Project will inform 1c�LTLtgon 5 of 6 Z-7 pPIOrIIjI Residential Water and Energy Efficiency Demonstration Project 02/2016 future Water Supply Master Plan updates. Placing the data in the context of Clarington's projected population growth provides insight into the potential implications water consumption patterns will have municipal infrastructure development. "The water these and other home owners save not only reduces their water bill, it also frees up water for some of our growth. This enables the Region to potentially grow water and sewer infrastructure at a rate slower than population growth. The capital not required to expand the infrastructure in lock -step with growth, allows those resources to be re -distributed elsewhere within the community where they are needed." Glen Pleasance Water Efficiency Coordinator, Region of Durham Application for Ontario communities The results of the Green Demonstration Project help to inform the home building industry and home buyers of water and energy efficient equipment, materials and technologies. In addition, the findings can be used to inform the development of future OBC requirements by identifying successful and cost effective green practices. More specifically, the Green Demonstration Project showed that indoor water reuse presents the next opportunity in reducing indoor water use further. Not only does this have important implications for future versions of the OBC, but also for other water scarce regions of Canada as impacts of climate change are realized. Collaborative learning with local builders and building inspectors, and sharing results with the community were important objectives of the demonstration project. Contact Information Amy Burke Senior Planner Planning Services Department Municipality of Clarington 905-623-3379 aburke@clarington.net 40 Temperance Street Bowmanville, Ontario L1C 3A6 www.priorilygreenclarington.com Glen Pleasance Water Efficiency Coordinator Works Department Regional Municipality of Durham 905-668-7711 Glen. pleasance@durham.ca 605 Rossland Road East Whitby, Ontario L1N 6A3 The views expressed are the views of the authors, and not those of the Province of Ontario. /� 6of6 7-1 lt+ 0I1 priority 12-76 Planning .Services Report If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. Report To: Planning and Development Committee Date of Meeting: March 14, 2016 Report Number: PSD -025-16 Resolution: File Number: PLN 7.9 By-law Number: Report Subject: Request by Kirk Kemp to Use "Douglas Kemp" and "Sandy Rutherford" as Street Names in the Northqlen East Subdivision Recommendations: 1. 2. 3. 4. That Report PSD -025-16 be received; That Resolution PD -074-15 be rescinded; That Communication Item 1-10 from Kirk Kemp on the December 9, 2015 Planning and Development Committee agenda be received; and That the name Douglas Kemp be added to the Reserved Street Names to be used in plan of subdivision S -C-2007-0005. 12-77 Municipality of Clarington Report PSD -025-16 Report Overview Paae 2 On November 30, 2016, Mayor and Members of Council received a Letter from Kirk Kemp requesting that the names Douglas Kemp and Sandy Rutherford be used for street names in the Northglen East Subdivision (S -C-2007-0005). The letter identified that the farmland this subdivision is located on belonged to the Kemp family, and described the local family roots and local public service endeavours. The request was referred to staff for inclusion in the municipal street name log. Staff have now had the opportunity to review the names for conformity with policies and acceptance by the Reqion. 1. Background 1.1 On November 30, 2015, Mayor and Members of Council received a letter from Kirk Kemp (Attachment 1) requesting that the names Douglas G. Kemp and Sandy Rutherford be used for street names in the Northglen East Subdivision (S -C-2007- 0005) given the farmland this subdivision is located on belonged to Mr. Kemp's family. 1.2 On December 7, 2015; the Planning and Development Committee passed the following resolution: Resolution #PD -074-15 That Communication Item 10.1 from Kirk Kemp regarding a request for a street naming, be referred to Staff and the two names be added to the municipal street log. 2. Discussion 2.1 Douglas Kemp From time to time Council authorizes the use of a name of a community leader for use within a plan of subdivision. The Region of Durham is the overall authority for the approval of street names to ensure that there is no duplication across the Region, including names that are similar or like -sounding. Douglas Kemp has been approved by the Region and the name has been assigned to Plan of Subdivision S -C-2007-0005. 2.2 Sandy Rutherford Bruce Alexander "Sandy" Rutherford's name was reviewed in accordance with the Municipal policy for war dead and war veterans. Staff also investigated whether there was a relation to Rutherford Drive in Newcastle Village and whether the name would ,be approved by the Region. Sandy Rutherford is the brother of Mr. Kemp's mother. He was born and grew up in Colborne, Ontario until his military service. He joined the Royal Canadian Air Force during World War 2 and died 12-78 Municipality of Clarington Report PSD -025-16 Page 3 after his plane was shot down on June 22, 1944. Mr. Sandy Rutherford never lived in Clarington. Mr. Kemp was advised about the municipal policy and that Mr. Rutherford's name would not qualify. Furthermore, if we proceeded in accordance with the Committee's resolution, it would displace a Clarington veteran. Mr. Kemp understood this situation and advised that this was not his intent. He has no objection to the removal of Sandy Rutherford's name from the Reserved Street Names list. 3. Concurrence Not Applicable 4. Conclusion It is recommended that Planning and Development Committee Resolution #PD - 074 -15 be rescinded and that the following resolution be adopted: That Communication Item 1-10 from Kirk Kemp on the December 9, 2015 Planning and Development Committee agenda be received and that name Douglas Kemp be added to the Reserved Street Names to be used in plan of subdivision S -C- 2007-0005. 5. Strategic Plan Application Not Applicable Submitted : bY David J. Crome, MCIP, RPP Director of Plannina Services Reviewed: Franklin Wu, Chief Administrative Officer Staff Contact: Bob Russell, Planner It 905-623-3379 extension 2421 or brussell(a-),clarington. net Attachment: Attachment 1 - Kirk Kemp's Request Letter PJ D/tg List of interested parties to be advised of Council's decision: Kirk Kemp 12-79 Attachment 1 to munic' alit ington PSD -025-16 ?SS: Tel: 905-987-4961 ,', ss z rte. Fax: 905-987-1472 •201 Regional Road #42, Newcastle, ON L1 B 1 L9 vI}ww.alcicmaorchards.com Packers V Qualify Apples T Dear Mayor and Members of Council Our family has been farming the land on Middle Roads( course since early 1900's, My parents have farmed this land si through the last 6 decades have been dedicated community 91 8oth'mom and dad have spent countless hours working PMED BY i IGlNA1_ T0; IL 0 COUNCIL 0 FILE OMEGTILN INFORMATION COPT TO: ❑ MAYOR n HEM&ERS u CAQ :iF i1GLINGIL QyGQhil'igr; a Ct7 "'111LAE 0 Ef�EBGERY Nfia WE le g4 gE> tiICcS me Er,r 1,;:p�a.n�i"ICIFA? :r GFcRailf�JJS $Ctt.'1,�J LLF-T.3 Q pefris. t-1 c+,r.ptTnn j'.ecniI1R7 'FR1'IGrc tions Club 1 OTHER over the last 50 years. My dad and mom also spent many year and mom still does) helping those less fprtunate through their -work at St. Pa�` . Dad served on the board of the Children's Aid Society*as well as the Minor Hockey Association and the 136wmanville Hospital i=nundation. Both mom and dad have been quiet community leaders -trying to help make Bowmanville a better place for all., I think it would be a nice tribute to them in appreciation of all the volunteer work they both have done over their life time to name a street after them, on, our family -farm. I would request a street be named Douglas G. Kemp. I also would request another street be named after my mom's brother who was shot -down in a Canadian bomber plane in World War 2, when he was only 21 years old. My brother's name is Sandy as well named after our uncle Sandy.I think it would be fitting and very nice. for my mother to have his name be on a street on her families farm. Thls farm was originally owned by my mom's family. I would ask that a street be named either Alexander (his proper name) Rutherford or Sandy (name everyone called him) Rutherford I thank you for your consideration on this matter. Yours Truly Kirk Kemp 12-80 RPCEIVREE OV 0 2M MUtOI CIPA !in' Cil~ GLARING t ON MAY, 0"A'S OFFICE Clerk's Department If this information is required in an alternate accessible format, please contact the Municipal Clerk at 905-623-3379 ext. 2102. To: Mayor Foster and Members of Council From: Anne Greentree, Municipal Clerk Date: March 11, 2016 Subject: Planning & Development Committee Meeting — March 14, 2016 — Update File: C05.Planninq & Development Committee Please be advised of the following amendments to the Planning & Development Committee agenda for the meeting to be held on Monday, March 14, 2016: 8. Delegations See attached Final List (Attachment #1) 6. Adoption of Minutes of Previous Meeting (Distributed Under Separate Cover) Closed Session Planning and Development Committee Minutes of February 22, 2016 - Correction to the Members Present. 12. Planning Services Department Reports (Attachment #2) 12.4 PSD -024-16 Priority Green Clarington Green Demonstration Project Outcomes Correction to Page 5 of Report PSD -024-16 (Page 12-66 of Agenda) Please be advised of the following correction to the title of section 3.3: The word "water" be replaced with the word "energy". ,; X�l e rent ee, Mu icipal Clerk CAG/mc Encl. C. F. Wu, Chief Administrative Officer Department Heads ATTACHMENT # `1 TO UPDATE MEMO r Planning and Development Committee Agenda Date: March 14, 2016 Time: 7:00 PM Place: Council Chambers, 2nd Floor Municipal Administrative Centre 40 Temperance Street Bowmanville, Ontario Nil% Inquiries & Accommodations: For inquiries about this agenda, or to make arrangements for accessibility accommodations for persons attending, please contact: Michelle Chambers, Committee Coordinator, at 905-623-3379, ext. 2106 or by email at mchambers@clarington.net. Alternate Format: If this information is required in an alternate format, please contact the Accessibility Coordinator, at 905-623-3379 ext. 2131. Audio Record: The Municipality of Clarington makes an audio record of Planning and Development Committee meetings. If you make a delegation or presentation at a Planning and Development Committee meeting, the Municipality will be audio recording you and will make the recording public by publishing the recording on the Municipality's website. Copies of Reports are available at www.clarington.net ClarjU0011 Planning and Development Committee Agenda Date: March 14, 2016 Time: 7:00 PM Place: Council Chambers 1 Call to Order 2 New Business — Introduction 3 Adopt the Agenda 4 Disclosures of Pecuniary Interest 5 Announcements 6 Adoption of Minutes of Previous Meeting 6.1 Minutes of a Regular Meeting of February 22, 2016 7 Public Meetings 7.1 Application for a Proposed Zoning By-law Amendment Applicant: Tien Tao Shen Xiu Temple Report PSD -021-16 7.2 Application for a Proposed Zoning By-law & Draft Plan of Subdivision Amendment Applicant: Averton Group Report PSD -022-16 8 Delegations W W ral 8.1 Delegation of Dr. Linda Carter Regarding Report PSD -023-16, An Application by Dr. Linda Carter to Permit Commercial Uses, Including a Veterinary Clinic 8.2 Delegation of James Phillips Regarding Report PSD -023-16, An Application by Dr. Linda Carter to Permit Commercial Uses, Including a Veterinary Clinic 9 Communications - Receive for Information There are no Communications to be received for information. 10 Communications — Direction There are no Communications for Direction. Page 1 11 Presentations 11.1 Amy Burke, Senior Planner — Special Projects, Municipality of Clarington, Regarding Report PSD -024-16, Priority Green Clarington Green Demonstration Project Outcomes 12 Planning Services Department Reports 12.1 PSD -021-16 An Application by Tien Tao Sheng Xiu Temple to Rezone a 12-1 Former Public Elementary School Property to a Place of Worship 12.2 PSD -022-16 Applications by Averton Group to Develop 207 Residential 12-11 Units in Apple Blossom Neighbourhood, Bowmanville 12.3 PSD -023-16 An Application by Dr. Linda Carter to Permit Commercial 12-47 Uses, Including a Veterinary Clinic 12.4 PSD -024-16 Priority Green Clarington 12-62 Green Demonstration Project Outcomes 12.5 PSD -025-16 Request by Kirk Kemp to Use "Douglas Kemp" and "Sandy 12-77 Rutherford" as Street Names in the Northglen East Subdivision 13 New Business — Consideration 14 Unfinished Business No Unfinished Business 15 Confidential Reports No Reports 16 Adjournment Page 2 Municipality of Clarington Report PSD -024-16 3. Results ATTACHMENT # TO UPDATE MEMO Paae 5 3.1. The detailed analysis and modelling that was completed based on the data collected during the 12 -month monitoring period revealed energy, water, natural gas, and cost savings, and greenhouse reductions for the six houses. In addition, the results provide insight for the Municipality and the Region in planning for future growth and neighbourhood development. Result highlights are summarized herein and the attached Showcasing Water Innovation Case Study (Attachment 1). The complete "Final Report for Priority Green Clarington — Water and Energy Demonstration Project" (Sustainable Edge, February 2016), including detailed findings and analysis, is available at www.prioritygreenclarington.com. 3.2. Priority Green homes were, on average, 14% more water efficient Comparing the performance of the demonstration homes to the models of equivalent homes designed to the minimum Ontario Building Code (2012) requirements reveals that the demonstration homes were, on average, 14% more water efficient. Average daily water consumption for the demonstration homes was approximately 149 litres per capita. In comparison, the average water consumption rate observed in the same neighbourhoods where the demonstration homes were constructed was 176 litres per capita per day'. The Region -wide water consumption average in 2015, which takes into account all residential customers irrespective of the date that their home was constructed, was approximately 230 litres per capita per day. Three of the demonstration homes were outfitted with a greywater recycling system that treated and recycled shower water for toilet flushing. Where installed, the greywater recycling systems contributed to significant additional water savings. The demonstration homes with greywater recycling systems were, on average, 19% more water efficient as compared to the models of equivalent homes designed to the minimum 2012 Ontario Building Code requirements. The greywater recycling systems saved an average of 13 litres of water per person per day. This is approximately 10% of a person's daily water use. 3.3. Priority Green homes were, on average, 10% more energy efficient Energy use intensity (electricity + natural gas) allows for the comparison of the energy use of buildings relative to size. A lower energy use intensity value represents more efficient energy performance. Comparing the energy intensity of the demonstration homes to models of equivalent homes built to the minimum 2012 Ontario Building Code requirements revealed a 10% reduction in energy intensity for the demonstration homes. This reduction is inferred to be primarily related to the improvements made to the house's building envelope, such as improved insulation, improved airtightness, and duct sealing. ' Based on a comparative sample of 113 homes that were subject to the same minimum Ontario Building Code (2012) requirements as the six demonstration homes. Handouts/Circulations Planning & Development Committee Meeting Application By: Tien Tao Sheng Xiu Temple An application by Tien Tao Sheng Xiu Temple to rezone a former public elementary school property to a place of worship Public Meeting: March 14, 2016 Location of the Proberty Concession Road 4 s a� r Or Q _ v a SUBJECT PROPERTY 3377 Lockhart Road ; , �-tF f '`r C.©ncess of n :Roadr3 sR Background • Lockhart Public Elementary School closed in the 90s • College of Renewable Energy from approximately 2001 to 2014 • The College did not legalize their land use • Temple purchased the property in December 2015 and submitted applications for rezoning and site plan approval in January 2016 Comments • Prior to the application, one resident said the property should go back to agricultural use • An e-mail was received following the report being finalized with the following concerns: • Traffic, impacts to the road and parking requirements; • Noise and frequency of use, and size of congregation; and • Not receiving notice by mail, but only by the sign on the property Discussion • In the Official Plan, Places of Worship are encouraged to be in urban areas but can be in rural areas provided other Official Plan policies are met. • The temple is an opportunity for adaptive reuse of an existing building. • The property size (1 hectare+ ) fits the use and it likely impacts adjacent agricultural uses less than the elementary school did. • Staff recommends approval of the proposed change of use. a.'�1 mw�-r SUBJECT PROPERTY 3377 Lockhart Road j LL t. a € R. ,�!' �_ ► � ' tri k F-1 oncessron Road:3 ILU LO - O M. r, r ti..X , SUBJECT PROPERTY 3377 Lockhart Road j LL t. a € R. ,�!' �_ ► � ' tri k F-1 oncessron Road:3 ILU Application By: Averton Group PROPOSED AMENDMENT TO DRAFT APPROVED PLAN OF SUBDIVISION AND ZONING BY-LAW AMENDMENT TO PERMIT 57 RESIDENTIAL UNITS FILE NO.: 18T-95030 & ZBA 2014-0033 Public Meeting: Monday March 14, 2016 Property Location � z Y ft) a CRESCENT WILLIAM Background — ©IAmendment to Draft ftp — - Legend -� Subject Site F I Areas Subject To Changes G, i AMPLING` �e CT z" ' - ELEPHANT HILL ERNE 41 E��p �STREET'B' p rvir a l 2014 Q w STREET'g' - � I STREET'A' IRELAND STREE-T 4 Single Detached Dwellings, 28 Semi/Link Units And 8 Townhouse Units Replaced with Future Development Block u� Lu Cn Q -I IILu I SPRUCEWOOD CF TT I MADDEN PLACE 4 Townhouse Units Replaced By 6 Townhouse Units I - I MADDEN PLACI I I I I 6 Townhouse Units Replaced By 3 Single Units HUTTON PLACE New Intersection At Mearns Avenue Remove Future r Window Street Proposed Amendments `L O Legend C rn Q New Limits of Draft Plan 0 Phase 1 0 Phase 2 VE Future Development Block Replaced With 2 Single Detached Dwellings and 55 Townhomes Lands Added to Draft Plan Limits Portion of Lyle Drive (Former Street "A") Replaced With Pedestrian Connection Six Linked Units Replaced With I 5 Singles J_ 2 /Ir w LU mom-` z LLI ELEPHANT HILL DRIVE LYLE DRIVE -- w E 0 — — w -- J J LYLE DRIVE I I L I LYLE DRIVE IRELAND STREET 14 SPRUCEWOOD CFS MADDEN PLACE MADDEN P HUTTON PLACE HUTTON Public Input and Agency Comments Agency comments U *Public comments LU 2 Comments � m Road Widening Wide Side Yards J�,Z — z Z �0 n ' — � G`s��G co LLI ELEPHANT H DRIVE \ \ \\ Towns Across From Towns ivE Lands Added to p� Plan of Subdivision LYLE DRIVE • Rear and Side Yard s *On street parking Thank you O a m m E21ff ite -Phase 2 Oof�G zG� a �a� vvvv ' '� �� d \ a Ga\a \\ \ \\ ELEPHANT HILL DRIVE SPRUCEWOODCRESCENT \ \ LVLE DRIVE 1 1 1 1 1 1 MADDEN PLACE I Lands Added to =_ Plan of Subdivision o ! LYLE DRIVE y MADDEN PLACE l Ilk. o II I wII AMPLING } CT J HUTTON PLACE LYLE DRIVE `I[PLLL N I_I HUTTON PLACE IRELAND STREET J J I B 2D14D033 priority ireen building liveable neighbourhoods Green Demonstration Project Outcomes Planning & Development Committee March 14, 2016 Vision Set a new standard for residential development that prioritizes sustainability, promotes innovation, and improves quality of life. FCMFEDERATION FEDERATION OF CANADIAN CANADIENNE DES MUNICIPALITIES MUNICIPALITES GREEN MUNICIPAL FUND FONDS MUNICIPAL VERT Government of Ontario Challenge • Identify partner builders • Build `better than code' homes that conserve water and energy • Find interested home buyers • Measure real life savings and value • Share results and lessons learned A Brookf ieIdi !SUSTAINABLEI ambboResidentia, HALMINET J FOUNDATION n•0 r4r 5 Potential Benefits • Reduce the environmental impacts of housing • Climate change mitigation • Cost savings in light of rising utility costs • Reduced demand on public infrastructure (e.g. water and sewage) Approach • 3 partner builders • 6 `better than code' homes • >10 green practices • 54 water meters and 36 electrical meters (total combined) • 12 months of monitoring Green Practices Advanced framing techniques Greywater Recycling Energy recovery vent system Jltra-low lush toilets Insulated sheathing Drain water heat recovery Results Water • 14% better than code • Water intensity Demonstration - ( 149 itres /person /day Neighbourhood - 176 litres /person /day Regional (2015) — 230 litres /person /day Results Energy • 10% better than code • Energy intensit Demonstration 179§ kWhe /M2/year Ontario New Home (2012) - 188 kWhe/M2/year 2012 Code Built—200 kWhe /M2/year Results Cost: • Average annual cost savings o $386 (2015 utility costs) - $294 energy (natural gas and electricity) - $92 water • Positive overall value — estimated payback of 23 years Results Other: • Reduced greenhouse gas emissions by an average of 954 kilograms (CO2 equivalent) • Water supply treatment savings potential in the context of forecasted growth Collaboration fir t.. F" 1 Outcomes • Collaboration • Increased awareness and understanding • Support of proposed Green Development Framework for Clarington • Identification of potential opportunities (savings, technology improvements) Application • Verification of models based on actual data • Inform building code changes • Inform Regional climate change adaptation and water supply master planning processes • Inspire change (market and industry) Thank You to our many project supporters! prioritygreen building liveable neighbourhoods AR�Cngton' UNIVERSITY OF ONTARIO clkI MwAqWrKw VERIDIAN _ INSTITUTE flFTECHNOLOGY ENBRIDGE r„eu� _,I,„ . .. ..... ..P�M A at Central D U R H A 1M1� SUSTAINABLE Ganar�ska Lake Ontario SUCCESS SB M��TE RS COLLEGESMOUSING Conservation ,{w/+ ene J FOUNDATION CON5ERYATION A BILI B roo kf i e i d FC FF Ra10°N EDERHiiON NA IAN CANAOIENNE6E5 i. mEs nuNieivnures Government Of HALMINEN L GREEN MUNICIPALFUN6 FONDS MUNICIPAL VERT Ontario Case study and full report available at www_nrinritvnrPPnc:larinntnn_rnm